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HomeMy WebLinkAboutStaff Report 2896 City of Palo Alto (ID # 2896) City Council Staff Report Report Type: Consent Calendar Meeting Date: 6/4/2012 June 04, 2012 Page 1 of 3 (ID # 2896) Summary Title: Second Reading for Lytton Gateway PC Zone Request Title: 2nd Reading: Adoption of an Ordinance of the Council of the City of Palo Alto Amending Section 18.08.040 of the Palo Alto Municipal Code (The Zoning Map) to Change the Classification of Property Located at 335 and 355 Alma Street from CD-C(P) and CN-N(P) to PC Planned Community Zone (PC________) for a Mixed Office and Retail, Four-Story, 50 Foot Tall Building (and a 70 Foot Tall Corner Tower Feature) on the Former Shell Station Site. The Project Includes Exceptions to the Daylight Plane and 35 Foot Height Limit Within 150 Feet of Residential Property. (First Reading May 14, 2012 - Passed 7-2) From: City Manager Lead Department: Planning and Community Environment Attached is the Planned Community Ordinance for the Lytton Gateway project, reflecting the changes made by Council on May 14, 2012. The Council also approved the Initial Study and Mitigated Negative Declaration for the development and adopted a Resolution amending the Comprehensive Plan designation for a portion of the site (335 Alma) from Neighborhood Commercial to Regional/Community Commercial on March 12, 2012. The Council action on May 14, 2012, included the following changes to the PC Ordinance (PC Ordinance 5150): 1. Under Section 4 (f) Public Benefits (1) Financial contribution of $625,000 to the City of Palo Alto’s Affordable Housing Program (in addition to the required $850,000 commercial housing in-lieu fee). 2. Under Section 4 (f) Public Benefits (2) Financial contribution of $625,000 to the City’s Parking Fund and payment of $1,476,200 to cover the cost of 22 in-lieu parking spaces (at $67,100 per space). June 04, 2012 Page 2 of 3 (ID # 2896) 3. Under Section 4(f) Public Benefits (3) Inclusion of 3,807 square feet of ground floor retail and eating and drinking service area proximate to the train station (deleting allowances for “personal services” and “financial services). 4. Under Section 4(f) Public Benefits (5) Provision of two Electrical Vehicle Charging Stations available to the public, installed by the Applicant on Alma Street adjacent to the Project subject to standards, to be developed by the City to the satisfaction of the Director of Planning and Community Environment. There will be no charge to members of the public making use of the Alma Street EV Charging Stations. At least one of the EV Charging Stations on Alma Street shall be a Level 3 Charger and the remaining charging stations will be Level 2 Chargers. 5. Under Section 4(f) Public Benefits (14) Provision of CalTrain Go-Passes, Eco Passes or the equivalent, as part of the Transportation Demand Management Program, for all employees of the commercial spaces for the life of the project. The Council action on May 14, 2012, added the following changes to the PC Ordinance and the Conditions of Approval: Under Section 4(d) Parking and Loading Requirements and under Transportation Division Condition of Approval #3 include the additional language: Additionally, an agreement for compliance with targeted reductions (minimum 20% parking reduction) shall be developed between the owners and the City specifying a penalty schedule for non-compliance, graduated over the initial five years of the project and then for every five years thereafter, and tied to equivalent fees for in- lieu parking. The agreement shall be in effect prior to building occupancy and shall be recorded to apply to subsequent owners as well. The approval conditions have been incorporated into Exhibit B (Conditions of Approval), attached to the PC Ordinance. Staff has assured that all other provisions of the PC ordinance and the conditions have been revised where necessary to be consistent with the Council’s changes. The PC Ordinance, Exhibit B (Conditions of Approval), and Exhibit A (Location Map) are attached to this June 04, 2012 Page 3 of 3 (ID # 2896) report. Language revised since the ordinance introduction is shown in a redlined format. Staff requests that the Council approve the PC Ordinance, as amended, on second reading. Attachments: Attachment A: Revised Ordinance (PDF) Prepared By: Jason Nortz, Planner Department Head: Curtis Williams, Director City Manager Approval: ____________________________________ James Keene, City Manager 120529 dm 0120537 Ordinance No. 5150 Ordinance of the Council of the City of Palo Alto Amending Section 18.08.040 of the Palo Alto Municipal Code (The Zoning Map) to Change the Classification of Property Located at 335 Alma Street from CD-N(P) Downtown Neighborhood Commercial and 355 Alma Street from CD-C(P) Downtown Community Commercial to PC Planned Community Zone No. XXXX for a Four Story, 50 Foot Tall (and an 70 Foot Tall Corner Tower Feature) Mixed Office and Retail Project Containing 52,163 Square Feet of Floor Area The Council of the City of Palo Alto does ORDAIN as follows: SECTION 1. (a) Lytton Gateway LLC, ("the Applicant") applied on January 21, 2011 to the City for approval of a rezoning application (the "Project") for a new Planned Community (PC) district for a property located at 335 and 355 Alma Street (the "Subject Property") to accommodate the uses set forth below. (b) The Planning and Transportation Commission, at its meeting of March 16, 2011, advanced the Project with an initiation to consider a Planned Community Zone process for the establishment of Planned Community Zone District (c) The Architectural Review Board, at its meeting of November 3, 2011, reviewed the Project design and recommended the City Council approve the project with associated draft conditions of approval `Exhibit B.' (d) The Planning and Transportation Commission, after a duly noticed public hearing held February 22, 2012, reviewed, considered, and recommended approval of the draft Mitigated Negative Declaration and an earlier draft ordinance, and recommended that Section 18.08.040 (the Zoning Map) of the Palo Alto Municipal Code be amended to rezone the Subject Property to a new Planned Community zone to permit construction of a five-story, mixed use project, consistent with conditions included in the Planned Community zone related to allowable land uses and required development standards, and subject to provision of the public benefits outlined in the draft ordinance to be considered by Council on March 12, 2012. The Commission also recommended approval of a Comprehensive Plan resolution to designate a portion of the site to Regional Commercial. (e) The Palo Alto City Council, after a duly noticed public hearing held on March 12, 2012, adopted the Mitigated Negative Declaration and approved the resolution revising the Comprehensive Plan land use designation. The Council 120529 dm 0120537 continued its review of the project to allow for revisions by the applicant pursuant to Council direction. (f) The Palo Alto City Council, after due consideration of the revised project, depicted on `Exhibit A' (the Project), the analysis of the City Staff, and the conditions recommended by the Planning and Transportation Commission and the Architectural Review Board, finds that the proposed Ordinance is in the public interest and will promote the public, health, safety and welfare, as hereinafter set forth. (g) The Council finds that (1) the Subject Property is so situated, and the use or uses proposed for the site are of such characteristics that the application of general districts or combining districts will not provide sufficient flexibility to allow for the Project; (2) development of the Subject Property under the provisions of the PC Planned Community District will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts, as set forth in Section (4)(c) hereof; and (3) the use or uses permitted, and the site development regulations applicable within the proposed district are consistent with the Palo Alto Comprehensive Plan (Goals, Policies, and proposed designation of Mixed Use for the Subject Property) and are compatible with existing and potential uses on adjoining sites or within the general vicinity. (h) The Council further approves exceptions to Section 18.38.150 allowing height in excess of 35 feet within 150 feet of a residential zone and allowing encroachment into the daylight plane. The Council finds that these exceptions do not result in incompatibility with the adjacent residential uses and do not allow for floor area increases above 50 feet. These determinations are made consistent with the findings of (g) above. SECTION 2. Section 18.08.040 of the Palo Alto Municipal Code, the "Zoning Map," is hereby amended by changing the zoning of Subject Property from CD-N(P) and CDC(P) to "PC Planned Community 5150". SECTION 3. The City Council hereby finds with respect to the Subject Property that the Project comprises the following uses included in this ordinance for a mixed office and retail development, depicted on the Development Plans dated April 18, 2012, incorporated by reference, including the following components: (a) A four-story Mixed Office and Retail Building at a height of 50 feet for the enclosed floor area and 70 feet for the unenclosed corner tower feature, with a total of approximately 52,163 total square feet of floor area. 120529 dm 0120537 (b) Floors 2-4 of approximately 43,341 square feet consisting of three floors of office use. Floor 2 will be approximately 13,511 square feet and floors 3 and 4 will be approximately14,915 each. The height to the top of the fourth floor will be 50'. (c) A Ground Floor of approximately 8,822 square feet consisting of 3,807 square feet of retail use and 3,375 square feet of lobby area and elevator and stairwells to upper floors. The Lytton Avenue side commercial use includes approximately 1,640 square feet of space for lease to a Palo Alto based non-profit organization at below market rent. The Alma Street fronting commercial use includes retail services and eating and drinking services only. (d) Common Open Space area on the roof of the Building of approximately 4,500 square feet for the exclusive use of the office tenants of the building. (e) A two and-one-half level underground garage with a minimum of 126 parking stalls, with an entrance from the surface parking area of the Subject Property. SECTION 4. Development Plan for the Subject Property dated December 8, 2011, and any approved supplemental materials for the Subject Property, as submitted by the applicant pursuant to Palo Alto Municipal Code Section (PAMC) 18.38.090, shall be subject to the following permitted and conditional land uses and special limitations on land uses, development standards, parking and loading requirements, modifications to the development plans and provisions of public benefits outlined below, and conditions of project approval attached and incorporated as "Exhibit B". (a) Permitted, Conditionally Permitted land uses shall be allowed and limited as follows: Permitted Uses (subject to the limitations below under Section 4(b)): (1) Professional and General Business Offices (excluding medical offices and administrative office uses) (2) Retail Services (excluding liquor stores) (3) Eating and Drinking Services (excluding drive-in and take-out services) Conditionally Permitted Uses: (1) Private Educational Facility (2) Commercial Recreation (3) Convalescent Facilities (4) Private Clubs, Lodges, and Fraternal Organizations. (b) Special limitations on land uses include the following: (1) The office uses within the project on floors 2-4 shall not exceed a total floor area of 43,341 square feet; 120529 dm 0120537 (2) Approximately 1,640 square feet of floor area on the ground floor shall be leased to a Palo Alto-based non-profit for rents not to exceed 25% of market rates for the life of the project. (3) No medical office use shall be permitted within the development; (4) No administrative office use shall be permitted within the development; (5) The "Retail" space along Alma Street as identified on the Development Plan shall be occupied by retail uses and eating and drinking services only. (c) Development Standards: Development Standards for the site shall comply with the standards prescribed for the Planned Community (PC) zone district (PAMC Chapter 18.38) and as described in Section Three and Section Four herein and in the Approved Development Plans. The Council further approves exceptions to Section 18.38.150 allowing height in excess of 35 feet within 150 feet of a residential zone and allowing encroachment into the daylight plane. These determinations are made consistent with the findings of Section (1)(g) above. (d) Parking and Loading Requirements: In addition to the parking and loading requirements specified in PAMC 18.52 and 18.54, a Transportation Demand Management Plan (TDM) Program shall be developed for the Project in accordance with PAMC 18.52.050(d) for employees of the Project. The TDM plan shall, at a minimum, include bicycle, pedestrian and public transportation functions and an attendant parking program. The TDM plan shall be approved by the Director of Planning and Community Environment prior to issuance of building permits for the site and shall include, at a minimum, transit passes or subsidies for all employees and tenants of the building, car sharing, bike facilities, transportation information kiosks, and the designation of a transportation demand coordinator for the building. The TDM program shall include monitoring reports, which shall be submitted to the Director not later than two years after building occupancy and again not later than five years after building occupancy, noting the effectiveness of the proposed measures as compared to the initial performance targets, and suggestions for modifications if necessary to enhance parking and/or trip reductions. Where the monitoring reports indicate that performance measures are not met, the director may require further program modifications. Additionally, an agreement for compliance with targeted reductions (minimum 20% parking reduction) shall be developed between the owners and the City specifying a penalty schedule for non-compliance graduated over the initial five years of the project and then for every five years thereafter and tied to equivalent fees for in-lieu parking. The agreement shall be in effect prior to building occupancy and shall be recorded to apply to subsequent owners as well. // // 120529 dm 0120537 (e) Modifications to the Development Plan and Site Development Regulations: Subsequent to construction of the Project consistent with the approved Development Plan, any modifications to the exterior design of the Development Plan or any new construction not specifically permitted by the Development Plan or the site development regulations contained in Section 4 (a) (c) above shall require an amendment to this Planned Community zone, unless the modification is a minor change as described in PAMC 18.76.050 (b) (3) (e), in which case the modification may be approved through the Minor Architectural Review process. Any use not specifically permitted by this ordinance shall require an amendment to the PC ordinance. (f) Public Benefits: Development of the site under the provisions of the PC Planned Community District will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts. The Project includes the following public benefits that are proposed for the Project and in excess of those required by City zoning districts. (1) Financial contribution of $625,000 to the City of Palo Alto’s Affordable Housing Program (in additional to the required $850,000 commercial in-lieu housing fee). (2) Financial contribution of $625,000 to the City’s In-Lieu Parking Fund and payment of $1,476,200 to cover the cost of 22 in-lieu fee parking spaces (at $67,100 per space). (3) Inclusion of 3,807 square feet of ground floor retail uses and eating and drinking service area proximate to the train station. (4) Inclusion of 1,640 square feet of subsidized non-profit office space to be leased to a Palo Alto-based non-profit at rent not to exceed 25% of market rates for the life of the project. (5) Provision of two (2) electric vehicle (EV) charging stations at off-site parking spaces directly adjacent to the site along Alma Street (one level 3 and one level 2 charging station), with the applicant responsible for all costs of installing the EV stations. There will be no charge to the members of the public for using the EV charging stations on Alma Street. (6) Provision of two additional level 2 EV charging stations in the below-grade parking garage. (7) Provision of one Zip Car rental unit to be located in a designated space within the surface parking lot behind the building that is open to the public (8) Contribution of $250,000 to the City for Neighborhood Parking Preservation Projects or Programs. (9) Contribution of $60,000 in funding to support City efforts to initiate a parking analysis for Downtown parking improvements. 120529 dm 0120537 (10) Provision of 8 surface parking spaces as available to the public at all hours daily (retail spaces), and 16 underground spaces available to the public on nights and weekends. (11) Development of an extensive Alma Street tree canopy with the addition of 13 new street trees on the west side (Cal Train parking lot side) of Alma Street between Lytton and Everett. (12) Installation of pedestrian and urban design features, including widened sidewalks and crosswalks, to enhance pedestrian safety and connectivity. (13) Installation of street and vehicular improvements, including: a. upgraded traffic signals at the intersection of Lytton and Alma, and high visibility crosswalk striping; b. southbound left turn lane and associated striping and improvements at the Alma and University ramp (north ramp) to facilitate southbound left turns from Alma to westbound University; c. striped median and improvements on Alma between University and Lytton; d. upgraded bike lanes and markings: northbound bike lane on Alma between University and Lytton; westbound bike lane and "bike box" on Lytton at the Alma intersection, and southbound bike lane on Alma approaching Lytton; e. pedestrian bulb-out along project frontage at the Lytton and Alma corner, to shorten pedestrian crossing distances and walk times while improving safety; f. new left turn lane from southbound Alma onto eastbound Everett (no change to hours of permitted turns proposed); g. expanded sidewalk and curb (four feet wider) along Lytton project frontage to enhance pedestrian environment; h. relocated street trees along Alma from existing sidewalk planting strips to new planters (with new trees) located within parking lane, to increase the usable sidewalk width from 8'3" to approximately 10'3"; i. ten new post-top streetlights along Alma and Lytton at approximately 28-foot spacing, to provide safe and attractive lighting (replacing two existing streetlights); j. street furnishings, including a bench for pedestrian seating on Alma and trash and recycling receptacles along entire project frontage. 120529 dm 0120537 (14) Provision of CalTrain Go-Passes, Eco Passes or the equivalent, as part of the Transportation Demand Management program, for all employees of the commercial spaces for the life of the project. (g) Development Schedule: The project is required to include a Development Schedule pursuant to PAMC 18.38.100. The approved Development Schedule is set forth below: Construction of the Project shall commence on or before January 2013, unless a change in the development schedule is approved by the Director of Planning and Community Environment, not to exceed a one year extension in time, with only one such extension permitted without a hearing, pursuant to PAMC Section 18.38.130. The total time for the project construction and occupancy of tenant spaces is expected to be 16 months, or by April 2014, unless extended by the Director for up to one additional year. SECTION 5. Indemnification. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. SECTION 6. Monitoring of Conditions and Public Benefits. Not later than three (3) years following the approval of building occupancy by the City and every three (3) years thereafter (except where a shorter timeframe is required in the conditions of approval), the applicant or successor owner shall request that the City review the project to assure that conditions of approval and public benefits remain in effect as provided in the original approval. The applicant shall provide adequate funding to reimburse the City for these costs. If conditions or benefits are found deficient by staff, the applicant shall correct such conditions in not more than 90 days from notice by the City. If correction is not made within the prescribed timeframe, the Director of Planning and Community Environment will schedule review of the project before the Planning and Transportation Commission and Council to determine appropriate remedies, fines or other actions. // // 120529 dm 0120537 SECTION 7. A mitigated negative declaration (MND) for this project was prepared in accordance with the California Environmental Quality Act and circulated for public review for a 20-day period beginning October 17, 2011. The City Council approved the MND and Mitigation Monitoring Program at its meeting of March 12, 2012. SECTION 8. This ordinance shall be effective on the thirty-first day after the date of its adoption (second reading). INTRODUCED: PASSED: AYES: NOES: ABSTENTIONS: ABSENT: ATTEST: APPROVED: __________________________ City Clerk APPROVED AS TO FORM: __________________________ Assistant City Attorney __________________________ Director of Planning and Community Environment _________________________ Mayor _________________________ City Manager University Avenue Train StationAmerican Red Cross Lytton Station FireStation # 1 werl LyttonSquare Senior Center Everett Manor EverettHouse Lytton Gardens Senior Residence Casa Olga Diddams The North Face Gym Lot R Parking Garage City of Palo Alto Private Bank of the Peninsula Comerica Bank Cornish & Carey Pizza My Heart Peninsula Creamery Mac's Smokeshop Wasson Building PALO AL HAWTHORNE AVENUESON STREET RAMONA STREET EMERSON STREET ORNE AVENUE HIGH STREET EVERETT AVENUE EVERETT AVENUE HIGH STREET ALMA STREET ALMA STREET LYTTON AVENUE EL CAMINO REAL ALMA STREET EMERSON STREET RAMONA STREETLYTTON AVENUE UNIVERSITY AVENUE RAMONA STR HIGH STREET EMERSON STREET EMERSON STREET HIGH STREET HAM BRYANT STREET FLORENCE STRE WAVERLEY STREET EVERETT AVENUEBRYANT STREET HAWTHO RAMONA STREET BRYANT STREET LYTTON AVENUE LANE 5 EAST LA LANE 20 WEST MITCHELL LANE LANE 15 EAST BRYANT COURT PAULSEN LANE LANE 12 WE ST EL CAMINO R PENINSULA CORRIDOR JOINT POWERS BOARD PC- PF CD CPC-4612 0 PF RM-30 PC-4063 PC-3872 PF CD-C (P) PF PF CD-N (P) PF PC-3111 PF PC-4262 PC-4243 PC-4238 RM-15 RMD(N P ) PC-3429 CD-N (P) CD-C (P) CD-C (P)PF PC-4611 PC-4053 RMD(NP) PF PC-2049 PC-3102 RM-30 PC-4339 RM-30 RM-30 PC-4436 CD-C(GF)(P) This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Project Site Parking District 0'232' 335-355 Alma Street CITY OF PALO ALTOINCORPORATED CALI FORNIA P a l o A l t oT h e C i t y o f APRIL 1 6 1894 The City of Palo Alto assumes no responsibility for any errors ©1989 to 2010 City of Palo Alto jarmer, 2011-03-09 12:39:14 (\\cc-maps\gis$\gis\admin\Personal\Planning.mdb) 1 EXHIBIT B DRAFT CONDITIONS OF APPROVAL 355 Alma St. 11PLN-00000-00045 ________________________________________________________________________ PLANNING DIVISION 1. The plans submitted for Building Permit shall be in substantial conformance with plans received and date stamped March 12, 2012, except as modified to incorporate these conditions of approval. 2. The ARB approval letter including all Department conditions of approval for the project shall be printed on the plans submitted for building permit. 3. Any exterior changes to the building such as size, location and exterior materials are subject to ARB review. 4. Any new signs associated with the project shall be required to receive architectural review board approval prior to installation. 5. All mitigation measures identified in the Mitigated Negative Declaration shall be incorporated into the project implementation. 6. The project is subject to meeting all the requirements of Palo Alto Municipal Code Chapter 18.44, the City’s Green Building Ordinance. 7. The financial contribution of $ $625,000 to the City of Palo Alto’s Affordable Housing Program (in addition to the $850,000 commercial in-lieu housing fee) shall be made paid prior to building permit issuance. 8. The financial contribution of $625,000 to the City’s In-Lieu Parking Fund and payment $1,476,200 to cover the in-lieu parking fee for 22 parking spaces shall be paid prior to building permit issuance. 9. Prior to Building Permit issuance the applicant shall return to ARB with final design details for the revised four-story building including final resolution of the 70-foot tower design, landscape screening at the northeast corner, signage, lighting details, and bike rack selection. 10. Prior to building occupancy, the lease agreement or a letter summarizing the terms of the lease agreement for the 1,640 square foot subsidized non-profit office space shall be provided to Director of Planning and Community Environment. 2 11. The planting of 13 new street trees along the western side of Alma Street shall be installed to the satisfaction of the Directors of Public Works and Planning and Community Environment. Approval of the installation shall be required prior to building occupancy. 12. The installation of all street and vehicular improvements provided as Public Benefit #13 in the approved PC Ordinance (Ordinance # XXXX) shall be installed to the satisfaction of the Directors of Public Works and Planning and Community Environment. Approval of the installation shall be required prior to building occupancy. 13. Development Impact fees with an estimated total of $1,288,700 must be paid prior to building permit issuance. This is an estimate and the final total may change based on date of building permit submittal PLANNING ARBORIST PRIOR TO DEMOLITION, BUILDING OR GRADING PERMIT ISSUANCE 1. SITE PLAN REQUIREMENTS. The Site Plans must show Type I or Type II fencing around the Street Trees a bold dashed line enclosing the Tree Protection Zone as shown on Detail #605, Sheet T-1, and the City Tree Technical Manual, Section 6.35-Site Plans. (Public Works may require: Extend the Type II street tree fencing to enclose the entire planter strip and from sidewalk to the outer branch dripline.) 2. SHEET T-1. The building permit plan set must include the city-provided, Sheet T-1 (Tree Protection-it's Part of the Plan!) Applicant shall complete and sign the sheet Tree Disclosure Statement. Inspection #1 applies to this project. DURING CONSTRUCTION 3. TREE PROTECTION VERIFICATION. Prior to demolition, grading or building permit issuance, a written verification from the contractor that the required protective fencing is in place shall be submitted to the Building Inspections Division. The fencing shall contain required warning sign and remain in place until final inspection of the project. Tree fencing shall be adjusted after demolition if necessary to increase the tree protection zone as required by the project arborist. 4. TREE DAMAGE. The applicant shall be responsible for the repair or replacement of any publicly owned or protected trees that are damaged during the course of construction, pursuant to Title 8 of the Palo Alto Municipal Code, and city Tree Technical Manual, Section 2.25. 3 GENERAL. The following general tree preservation measures apply to all trees to be retained: No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground under and around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival TRANSPORTATION DIVISION 1. Bike Parking: a) If placed on public right of way, short term bike parking shall be city standard (or to be determined decorative) inverted-U type racks, powder coated black i. One inverted rack = 2 short term spaces. Consider placing parallel or 45 degrees to curb. ii. If placed on public R.O.W., bike racks should be city standard. To be discussed further. b) Long Term bike parking lockers should be located a maximum of one level down from street level. i. Relocate lower level bike parking to street levels or one level down. ii. Consider a secure bike room for office use long term bike parking (12 spaces), and 14 lockers for residential 2. Include note on plans for off-street improvement of signal modification at Alma/Lytton. 3. The TDM plan shall be approved by the Director of Planning and Community Environment prior to the issuance of building permits for the site and shall include, at a minimum, transit passes or subsidies for all employees of the commercial spaces for the life of the project, car sharing, bike facilities, transportation information kiosks, and the designation of a transportation demand coordinator for the building. The TDM program shall include monitoring reports, which shall be submitted to the Director of Planning and Community Environment not later than two years after building occupancy and again not later than five years after building occupancy, noting the effectiveness of the proposed measures as compared to the initial performance targets and suggestions for modifications if necessary to enhance parking and/or trip reductions. Where the monitoring reports indicate that performance measures are not met, the Director may require further program modifications. Additionally, an agreement for compliance with targeted reductions (minimum 20% parking reduction) shall be developed between the owners and the City specifying a penalty schedule for non-compliance, graduated over the initial five years of the project and then for every five years thereafter and tied to equivalent fees for in-lieu parking. The agreement shall be in effect prior to building occupancy and shall be recorded to apply to subsequent owners as well. 4 4. The installation of all EV charging stations shall be approved by the Director of Planning and Community Environment prior to building occupancy. 5. The financial contribution of $250,000 to the City for Neighborhood Parking Preservation Projects or Programs shall be paid prior to building permit issuance. 6. The financial contribution of $60,000 to support the City’s efforts to initiate a parking analysis for Downtown parking improvements shall be paid prior to building permit issuance. 7. The applicant shall work with Transportation staff to develop and install signage that clearly indicates the location for all public parking spaces that are located on the subject property. PUBLIC WORKS ENGINEERING DIVISION 1. SIDEWALK, CURB & GUTTER: The applicant must install all new sidewalk, curb, gutter, driveway approach and planter strip in the public right-of-way along the property frontage per Public Works standards and/or as instructed by the Public Works Inspector. Any unused driveway approach shall be removed and replaced with curb and gutter. The applicant shall resurface the entire frontage of each street adjacent to the property per Public Works’ direction out to the centerline of the street. 2. STREET TREES: The applicant may be required to replace existing and/or add new street trees in the public right-of-way along the property’s frontages. Call the Public Works’ arborist at 650-496-6905 to arrange a site visit so he can determine what street tree work, if any, will be required for this project. The site plan submitted with the building permit plan set must show the street tree work that the arborist has determined, including the tree species, size, location, staking and irrigation requirements, or include a note that Public Works’ arborist has determined no street tree work is required. 3. SUBDIVISION APPLICATION: The applicant needs to file a Minor Subdivision application with the Planning Department concerning the merger of existing parcels within the project site. 4. GRADING & EXCAVATION PERMIT: An application for a grading & excavation permit must be submitted to Public Works when applying for a building permit. The plans must include a table providing the cubic yardage of dirt being cut and filled. The application and guidelines are available at the Development Center and on our website. 5. EXCAVATION SHORING: Shoring for the excavation, including tiebacks, must not extend onto adjacent private property or into the City right-of-way without 5 having first obtained written permission from the private property owners and/or an Encroachment Permit from Public Works. Public Works will not allow any of the shoring system to remain in the public right-of-way after construction is complete except tiebacks. 6. DEWATERING: Basement excavations may require dewatering during construction. Public Works only allows groundwater drawdown well dewatering. Open pit groundwater dewatering is disallowed. Dewatering is only allowed from April through October due to inadequate capacity in our storm drain system. The geotechnical report for this site must list the highest anticipated groundwater level. We recommend a piezometer to be installed in the soil boring. The contractor must determine the depth to groundwater immediately prior to excavation by using the piezometer or by drilling an exploratory hole if the deepest excavation will be within 3 feet of the highest anticipated groundwater level. If groundwater is within 3 feet of the deepest excavation, a drawdown well dewatering system must be used, or alternatively, the contractor can excavate for the basement and hope not to hit groundwater, but if he does, he must immediately stop all work and install a drawdown well system before he continues to excavate. Public Works may require the water to be tested for contaminants prior to initial discharge and at intervals during dewatering. If testing is required, the contractor must retain an independent testing firm to test the discharge water for the contaminants Public Works specifies and submit the results to Public Works. 7. GRADING & DRAINAGE PLAN: The plan set must include a grading & drainage plan prepared by a licensed professional that includes existing and proposed spot elevations and drainage flow arrows to demonstrate proper drainage of the site. Adjacent grades must slope away from the buildings a minimum of 2%. Downspouts and splashblocks should be shown on this plan, as well as any site drainage features such as swales. Grading will not be allowed that increases drainage onto, or blocks existing drainage from, neighboring properties. Public Works generally does not allow rainwater to be collected and discharged into the street gutter, but encourages the developer to keep rainwater onsite as much as feasible by directing runoff to landscaped and other pervious areas of the site. 8. STORM WATER TREATMENT: This project shall comply with the storm water regulations contained in provision C.3 of the NPDES municipal storm water discharge permit issued by the San Francisco Bay Regional Water Quality Control Board (and incorporated into Palo Alto Municipal Code Chapter 16.11). These regulations apply to land development projects that create or replace 10,000 square feet or more of impervious surface. In order to address the potential permanent impacts of the project on storm water quality, the applicant shall incorporate into the project a set of permanent site design measures, source controls, and treatment controls that serve to protect storm water quality, subject to the approval of the Public Works Department. The applicant shall identify, size, design and incorporate permanent storm water pollution prevention measures 6 (preferably landscape-based treatment controls such as bioswales, filter strips, and permeable pavement rather than mechanical devices that require long-term maintenance) to treat the runoff from a “water quality storm” specified in PAMC Chapter 16.11 prior to discharge to the municipal storm drain system. In addition, the applicant shall designate a party to maintain the control measures for the life of the improvements and must enter into a maintenance agreement with the City. The City will inspect the treatment measures yearly and charge an inspection fee. 9. UPDATE: New regulations regarding third-party certifications of storm water treatment designs and installations went into effect 2/10/11. Prior to the issuance of the building permit, the project applicant shall submit a certification by a qualified third-party reviewer that the design of the project complies with the requirements of PAMC Chapter 16.11. Prior to issuance of an occupancy permit, the project applicant shall submit a certification by a qualified third-party reviewer that the project’s permanent storm water pollution prevention measures were constructed or installed in accordance with the approved plans. A list of qualified third-party reviewers is available at: http://www.scvurppp- w2k.com/consultants.htm Also, as of December 1, 2011, additional new storm water use and treatment requirements will go into effect that may apply to this project. 10. STORMWATER POLLUTION PREVENTION: The developer shall require its contractor to incorporate best management practices (BMP's) for stormwater pollution prevention in all construction operations, in conformance with the Storm Water Pollution Prevention Plan prepared for the project. It is unlawful to discharge any construction debris (soil, asphalt, sawcut slurry, paint, chemicals, etc.) or other waste materials into gutters or storm drains. (PAMC Chapter 16.09). 11. STREET TREES: Show all existing street trees in the public right-of-way. Any removal, relocation or planting of street trees; or excavation, trenching or pavement within 10 feet of street trees must be approved by Public Works' arborist (phone: 650-496-5953). This approval shall appear on the plans. Show construction protection of the trees per City requirements. 12. WORK IN THE RIGHT-OF-WAY: The plans must clearly indicate any work that is proposed in the public right-of-way, such as sidewalk replacement, driveway approach, or utility laterals. The plans must include notes that the work must be done per City standards and that the contractor performing this work must first obtain a Permit for Construction in the Public Street (“street work permit”) from Public Works at the Development Center. If a new driveway is in a different location than the existing driveway, then the sidewalk associated with the new driveway must be replaced with a thickened (6” thick instead of the standard 4” thick) section. Additionally, curb cuts for abandoned driveways must be replaced with new curb and gutter. 13. SIDEWALK ENCROACHMENT: Add a note to the site plan that says, “The 7 contractor using the City sidewalk to work on an adjacent private building must do so in a manner that is safe for pedestrians using the sidewalk. Pedestrian protection must be provided per the 2010 California Building Code Chapter 33 requirements. If the height of construction is 8 feet or less, the contractor must place construction railings sufficient to direct pedestrians around construction areas. If the height of construction is more than 8 feet, the contractor must obtain an Encroachment Permit from Public Works at the Development Center in order to provide a barrier and covered walkway or to close the sidewalk.” No storage of construction materials is permitted in the street or on the sidewalk. 14. LOGISTICS PLAN: Add a note to the site plan that says, “The contractor must submit a logistics plan to the Public Works Department prior to commencing work that addresses all impacts to the City’s right-of-way, including, but not limited to: pedestrian control, traffic control, truck routes, material deliveries, contractor’s parking, concrete pours, crane lifts, work hours, noise control, dust control, storm water pollution prevention, contractor’s contact, noticing of affected businesses, and schedule of work. The plan will be attached to a street work permit. 15. “NO DUMPING” LOGO: The applicant is required to paint the “No Dumping/Flows to San Francisquito Creek” logo in blue color on a white background, adjacent to all storm drain inlets. Stencils of the logo are available from the Public Works Environmental Compliance Division, which may be contacted at (650) 329-2598. A deposit may be required to secure the return of the stencil. Include the instruction to paint the logos on the construction grading and drainage plan. 16. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square feet or more of impervious surface. Accordingly, the applicant shall provide calculations of the existing and proposed impervious surface areas with the building permit application. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. UTILITIES-ELECTRICAL ENGINEERING GENERAL 1. The applicant shall comply with all the Electric Utility Engineering Department service requirements noted during plan review. 2. The applicant shall be responsible for identification and location of all utilities, both public and private, within the work area. Prior to any excavation work at the site, the applicant shallcontact Underground Service Alert (USA) at 1-800-227- 2600, at least 48 hours prior to beginning work. 8 3. The applicant shall submit a request to disconnect all existing utility services and/or meters including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and removed. THE FOLLOWING SHALL BE INCORPORATED IN SUBMITTALS FOR ELECTRIC SERVICE 1. A completed Electric Load Sheet and a full set of plans must be included with all applications involving electrical work. The load sheet must be included with the preliminary submittal. 2. Industrial and large commercial customers must allow sufficient lead-time for Electric Utility Engineering and Operations (typically 8-12 weeks after advance engineering fees have been paid) to design and construct the electric service requested. 3. Only one electric service lateral is permitted per parcel. Utilities Rule & Regulation #18. 4. The location of the transformers shall be shown on the site plan and approved by the Utilities Department and the Architectural Review Board. Utilities Rule & Regulations #3 & #16 (see detail comments below). See sketch at the end of this document of location of transformer. 5. The developer/owner shall provide space for installing padmount equipment (i.e. transformers,switches, and interrupters) and associated substructure as required by the City. 6. The customer shall install all electrical substructures (conduits, boxes and pads) required from the service point to the customer’s switchgear. The design and installation shall be according to the City standards and shown on plans. Utilities Rule & Regulations #16 & #18. 7. Location of the electric panel/switchboard shall be shown on the site plan and approved by the Architectural Review Board and Utilities Department. 8. All utility meters, lines, transformers, backflow preventers, and any other required equipment shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials. In addition, all aboveground equipment shall be screened in a manner that is consistent with the building design and setback requirements. 9 9. For services larger than 1600 amps, the customer will be required to provide a transition cabinet as the interconnection point between the utility’s padmount transformer and the customer’s main switchgear. The cabinet design drawings must be submitted to the Electric Utility Engineering Department for review and approval. 10. For underground services, no more than four (4) 750 MCM conductors per phase can be connected to the transformer secondary terminals; otherwise, bus duct must be used for connections to padmount transformers. If customer installs a bus duct directly between the transformer secondary terminals and the main switchgear, the installation of a transition cabinet will not be required. 11. The customer is responsible for sizing the service conductors and other required equipment according to the National Electric Code requirements and the City standards. Utilities Rule & Regulation #18. 12. If the customer’s total load exceeds 2500 kVA, service shall be provided at the primary voltage of 12,470 volts and the customer shall provide the high voltage switchgear and transformers. 13. Any additional facilities and services requested by the Applicant that are beyond what the utility deems standard facilities will be subject to Special Facilities charges. The Special Facilities charges include the cost of installing the additional facilities as well as the cost of ownership. Utilities Rule & Regulation #20. DURING CONSTRUCTION 1. Contractors and developers shall obtain permit from the Department of Public Works before digging in the street right-of-way. This includes sidewalks, driveways and planter strips. 2. At least 48 hours prior to starting any excavation, the customer must call Underground Service Alert (USA) at 1-800-227-2600 to have existing underground utilities located and marked. The areas to be check by USA shall be delineated with white paint. All USA markings shall be removed by the customer or contractor when construction is complete. 3. The customer is responsible for installing all on-site substructures (conduits, boxes and pads) required for the electric service. No more than 270 degrees of bends are allowed in a secondary conduit run. All conduits must be sized according to National Electric Code requirements and no 1/2 – inch size conduits are permitted. All off-site substructure work will be constructed by the City at the customer’s expense. 10 Where mutually agreed upon by the City and the Applicant, all or part of the off- site substructure work may be constructed by the Applicant. 4. All primary electric conduits shall be concrete encased with the top of the encasement at the depth of 30 inches. No more than 180 degrees of bends are allowed in a primary conduit run. Conduit runs over 500 feet in length require additional pull boxes. 5. All new underground conduits and substructures shall be installed per City standards and shall be inspected by the Electrical Underground Inspector before backfilling. 6. The customer is responsible for installing all underground electric service conductors, bus duct, transition cabinets, and other required equipment. The installation shall meet the National Electric Code and the City Standards. 7. Meter and switchboard requirements shall be in accordance with Electric Utility Service Equipment Requirements Committee (EUSERC) drawings accepted by Utility and CPA standards for meter installations. 8. Shop/factory drawings for switchboards (400A and greater) and associated hardware must be submitted for review and approval prior to installing the switchgear to: Gopal Jagannath, P.E. Supervising Electric Project Engineer Utilities Engineering (Electrical) 1007 Elwell Court Palo Alto, CA 94303 9. Catalog cut sheets may not be substituted for factory drawing submittal. 10. All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. AFTER CONSTRUCTION & PRIOR TO FINALIZATION 1. The customer shall provide as-built drawings showing the location of all switchboards, conduits (number and size), conductors (number and size), splice boxes, vaults and switch/transformer pads. PRIOR TO ISSUANCE OF BUILDING OCCUPANCY PERMIT 1. The applicant shall secure a Public Utilities Easement for facilities installed on private property for City use. 2. All required inspections have been completed and approved by both the Building Inspection Division and the Electrical Underground Inspector. 11 3. All fees must be paid. 4. All Special Facilities contracts or other agreements need to be signed by the City and applicant. ADDITIONAL COMMENTS • Roland.Ekstrand (Utilities Water Gas wastewater) has confirmed that the front left corner is the only logical location for the water RPA. Therefore we are approving the far left corner for the transformer and primary/secondary trench location. • The customer will sign an agreement stating that they will be financially and schedule-wise responsible for hiring a contractor to fork lift the transformer to its location in the back corner of the property (for the initial installation as well as emergency situation). The customer is responsible for any damage to the transformer/vaults caused by the customer/contractor during the installation process. The customer will also be responsible for fixing the conduit duct bank should it be damaged for any reason (ie, earth quake). Should the conduit duck bank be beyond repairable, the customer will be financially responsible to provide an alternate path. • With the new transformer location, CPAU suggests that the conduit duct bank will be installed near the property line between 355 Alma and 127 Lytton to save money on the 2 extra vaults that otherwise would have required with the original suggestion (trenching along Alma). • The red concrete covering the primary conduits shall be separated from the foundation concrete with a structural barrier material • At this time the customer is not sure of what size of panel, load or voltage will be used for this building. CPAU preferred option would be 277/480. However, we are open to other voltage request. • Attached are two sketches for the two different duct bank locations. Option 1 is for trenching along Alma then Lytton. Option 2 is for trenching across Lytton. UTILITILES-WATER,GAS,WASTEWATER PRIOR TO ISSUANCE OF DEMOLITION PERMIT 1. Prior to demolition, the applicant shall submit the existing water/wastewater fixture unit loads (and building as-built plans to verify the existing loads) to determine the capacity fee credit for the existing load. If the applicant does not 12 submit loads and plans they may not receive credit for the existing water/wastewater fixtures. 2. The applicant shall submit a request to disconnect all utility services and/or meters including a signed affidavit of vacancy. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued by the building inspection division after all utility services and/or meters have been disconnected and removed. FOR BUILDING PERMIT 3. The applicant shall submit completed water-gas-wastewater service connection application - load sheets for each residential unit or business unit for City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.p.h, and sewer in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads, and the combined/total loads (the new loads plus any existing loads to remain). 4. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. Trees can not be planted within 10 feet of existing water, gas or sewer lines or meters. Utility vaults, transformers, utility cabinets, concrete bases, or other structures can not be placed over existing water, gas or wastewater mains/services. Maintain 1’ horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated from the plan location as needed to meet field conditions. 5. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e. water well, gray water, recycled water, rain catchment, water storage tank, etc). 6. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services. 7. Sewer drainage piping serving fixtures located less than one foot above the next upstream sewer main manhole cover shall be protected by an approved backwater valve per California Plumbing Code 710.0. The upstream sewer main manhole rim elevation shall be shown on the plans. 8. Flushing of the fire system to sanitary sewer shall not exceed 30 GPM. Higher 13 flushing rates shall be diverted to a detention tank to achieve the 30 GPM flow to sewer. 9. Sewage ejector pumps shall meet the following conditions: 1. The pump(s) be limited to a total 100 GPM capacity or less. 2. The sewage line changes to a 4” gravity flow line at least 20’ from the City clean out. 3. The tank and float is set up such that the pump run time not exceed 20 seconds each cycle PRIOR TO ISSUANCE OF BUILDING PERMIT 10. The applicant's engineer shall submit flow calculations and system capacity study showing that the on-site and off-site water and sanitary sewer mains and services will provide the domestic, irrigation, fire flows, and wastewater capacity needed to service the development and adjacent properties during anticipated peak flow demands. Field testing may be required to determined current flows and water pressures on existing water main. Calculations must be signed and stamped by a registered civil engineer. The applicant is required to perform, at his/her expense, a flow monitoring study of the existing sewer main to determine the remaining capacity. The report must include existing peak flows or depth of flow based on a minimum monitoring period of seven continuous days or as determined by the senior wastewater engineer. The study shall meet the requirements and the approval of the WGW engineering section. No downstream overloading of existing sewer main will be permitted. 11. For contractor installed water and wastewater mains or services, the applicant shall submit to the WGW engineering section of the Utilities Department four copies of the installation of water and wastewater utilities off-site improvement plans in accordance with the utilities department design criteria. All utility work within the public right-of-way shall be clearly shown on the plans that are prepared, signed and stamped by a registered civil engineer. The contractor shall also submit a complete schedule of work, method of construction and the manufacture's literature on the materials to be used for approval by the utilities engineering section. The applicant's contractor will not be allowed to begin work until the improvement plan and other submittals have been approved by the water, gas and wastewater engineering section. After the work is complete but prior to sign off, the applicant shall provide record drawings (as-builts) of the contractor installed water and wastewater mains and services per City of Palo Alto Utilities record drawing procedures. 12. Existing wastewater laterals that are not plastic (ABS, PVC, or PE) can not be re- used. 13. The applicant shall pay the capacity fees and connection fees associated with increased loads or the installation of the new utility service/s by the City of Palo 14 Alto Utilities. The approved relocation of services, meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the relocation. 14. Each unit or place of business shall have its own water and gas meter shown on the plans. 15. A separate water meter and backflow preventer is required to irrigate the approved landscape plan. Show the location of the irrigation meter on the plans. This meter shall be designated as an irrigation account an no other water service will be billed on the account. The irrigation and landscape plans submitted with the application for a grading or building permit shall conform to the City of Palo Alto water efficiency standards. 16. An approved reduce pressure principle assembly (RPPA backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter, within 5’ of the property line. Show the location of the RPPA on the plans. Inspection by the utilities cross connection inspector is required for the supply pipe between the meter and the assembly. The applicant shall provide the City with current test certificates for all backflows. 17. An approved reduced pressure detector assembly is required for the new water connection for the fire system to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. reduced pressure detector assemblies shall be installed on the owner's property adjacent to the property line, within 5’ of the property line. Show the location of the reduced pressure detector assembly on the plans. Inspection by the utilities cross connection inspector is required for the supply pipe between the City connection and the assembly. 18. A new gas service line installation is required. Show the new gas meter(s) location on the plans. The gas meter(s) location must conform with utilities standard details. The gas meters shall be ganged in one area on the outside of the building (on private property) as close to the point of connection as possible. 19. The applicant shall secure a public utilities easement for facilities installed in private property. The applicant's engineer shall obtain, prepare, record with the county of Santa Clara, and provide the utilities engineering section with copies of the public utilities easement across the adjacent parcels as is necessary to serve the development. 20. All existing water and wastewater services that will not be reused shall be abandoned at the main per WGW utilties procedures before the final acceptance for the project. 15 21. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas & wastewater. 22. For contractor installed water and wastewater mains or services, the applicant shall prepare and submit to the WGW engineering section of the Utilities Department as-built drawings at the completion of construction of the installation of water and wastewater utilities to be owned and maintained by the City in accordance with: 1. Two sets of as-built drawings (hard copies). 2. As-built drawings in 2008 or 2010 AutoCAD format. 3. As-built drawings in .tiff format. 4. Survey points in .csv format for all new utility features. Note: All survey data shall be collected by a California Licensed Land Surveyor. The surveyor is responsible to setup all control points needed to perform the survey work. The accuracy for all survey data shall be +/- 1cm. Survey data to be collected (what's applicable): I. Collect horizontal and vertical data for: 1. Sanitary sewer manholes (rim and invert elevations and depth) 2. Storm drain manholes and catch basins (rim and invert elevations and depth) 3. Water valves (cover and stem elevations) II. Collect horizontal data only for: 1. Service or lateral connection points at the main 2. Fire hydrants 3. Water meters 4. Sanitary sewer cleanout boxes Use CPAU WGW Engineering’s "feature codes" for naming convention available from CPAU WGW Engineering 1007 Elwell Ct, Palo Alto, CA 94303 (650) 566- 4501. All drawings and survey data shall be on the California State Plane Coordinate System - Zone 3 in units of feet. The horizontal datum shall be the North American Datum of 1983 (NAD83) and the vertical datum shall be based on Bestor 93. PUBLIC WORKS-OPERATIONS 1. All trash and recycling receptacles should be easily accessible for service with no obstacles. Applicant shall work with staff prior to building permit issuance to ensure proper size and number of receptacles. PUBLIC WORKS-TREES 16 1. Applicant shall work with staff to ensure all new street tree plantings are of the appropriate size and species prior to building permit issuance. PUBLIC WORKS WATER QUALITY PAMC 16.09.180(b)(9) Covered Parking Drain plumbing for parking garage floor drains must be connected to an oil/water separator with a minimum capacity of 100 gallons, and to the sanitary sewer system PAMC 16.09.180(b)(10) Dumpsters for New and Remodeled Facilities New buildings and residential developments providing centralized solid waste collection, except for single-family and duplex residences, shall provide a covered area for a dumpster. The area shall be adequately sized for all waste streams and designed with grading or a berm system to prevent water runon and runoff from the area. PAMC 16.09.180(b)(14) Architectural Copper On and after January 1, 2003, copper metal roofing, copper metal gutters, copper metal down spouts, and copper granule containing asphalt shingles shall not be permitted for use on any residential, commercial or industrial building for which a building permit is required. Copper flashing for use under tiles or slates and small copper ornaments are exempt from this prohibition. Replacement roofing, gutters and downspouts on historic structures are exempt, provided that the roofing material used shall be prepatinated at the factory. For the purposes of this exemption, the definition of "historic" shall be limited to structures designated as Category 1 or Category 2 buildings in the current edition of the Palo Alto Historical and Architectural Resources Report and Inventory. PAMC 16.09.180(b)(5) Condensate from HVAC Condensate lines shall not be connected or allowed to drain to the storm drain system. PAMC 16.09.180(b)(b) Copper Piping Copper, copper alloys, lead and lead alloys, including brass, shall not be used in sewer lines, connectors, or seals coming in contact with sewage except for domestic waste sink traps and short lengths of associated connecting pipes where alternate materials are not practical. The plans must specify that copper piping will not be used for wastewater plumbing. 16.09.180(12) Mercury Switches Mercury switches shall not be installed in sewer or storm drain sumps. PAMC 16.09.165(h) Storm Drain Labeling Storm drain inlets shall be clearly marked with the words "No dumping - Flows to Bay," or equivalent. Undesignated Retail Space: PAMC 16.09 Newly constructed or improved buildings with all or a portion of the space with undesignated tenants or future use will need to meet all requirements that would have 17 been applicable during design and construction. If such undesignated retail space becomes a food service facility the following requirements must be met: Designated Food Service Establishment (FSE) Project: A. Grease Control Device (GCD) Requirements, PAMC Section 16.09.075 & cited Bldg/Plumbing Codes a. The plans shall specify the manufacturer details and installation details of all proposed GCDs. (CBC 1009.2) b. GCD(s) shall be sized in accordance with the 2007 California Plumbing Code. c. GCD(s) shall be installed with a minimum capacity of 500 gallons. d. GCD sizing calculations shall be included on the plans. See a sizing calculation example below. e. The size of all GCDs installed shall be equal to or larger than what is specified on the plans. f. GCDs larger than 50 gallons (100 pounds) shall not be installed in food preparation and storage areas. Santa Clara County Department of Environmental Health prefers GCDs to be installed outside. GCDs shall be installed such that all access points or manholes are readily accessible for inspection, cleaning and removal of all contents. GCDs located outdoors shall be installed in such a manner so as to exclude the entrance of surface and stormwater. (CPC 1009.5) g. All large, in-ground interceptors shall have a minimum of three manholes to allow visibility of each inlet piping, baffle (divider) wall, baffle piping and outlet piping. The plans shall clearly indicate the number of proposed manholes on the GCD. The Environmental Compliance Division of Public Works Department may authorize variances which allow GCDs with less than three manholes due to manufacture available options or adequate visibility. h. Sample boxes shall be installed downstream of all GCDs. i. All GCDs shall be fitted with relief vent(s). (CPC 1002.2 & 1004) j. GCD(s) installed in vehicle traffic areas shall be rated and indicated on plans. B. Drainage Fixture Requirements, PAMC Section 16.09.075 & cited Bldg/Plumbing Codes k. To ensure all FSE drainage fixtures are connected to the correct drain lines, each drainage fixture shall be clearly labeled on the plans. A list of all fixtures and their discharge connection, i.e. sanitary sewer or grease waste line, shall be included on the plans. l. A list indicating all connections to each proposed GCD shall be included on the plans. This can be incorporated into the sizing calculation. m. All grease generating drainage fixtures shall connect to a GCD. These include but are not limited to: a. Pre-rinse (scullery) sinks b. Three compartment sinks (pot sinks) c. Drainage fixtures in dishwashing room except for dishwashers shall connect to a GCD d. Examples: trough drains (small drains prior to entering a dishwasher), small drains on busing counters adjacent to pre-rinse sinks or silverware soaking sinks e. Floor drains in dishwashing area and kitchens 18 f. Prep sinks g. Mop (janitor) sinks h. Outside areas designated for equipment washing shall be covered and any drains contained therein shall connect to a GCD. i. Drains in trash/recycling enclosures j. Wok stoves, rotisserie ovens/broilers or other grease generating cooking equipment with drip lines k. Kettles and tilt/braising pans and associated floor drains/sinks n. The connection of any high temperature discharge lines and non-grease generating drainage fixtures to a GCD is prohibited. The following shall not be connected to a GCD: a. Dishwashers b. Steamers c. Pasta cookers d. Hot lines from buffet counters and kitchens e. Hand sinks f. Ice machine drip lines g. Soda machine drip lines h. Drainage lines in bar areas o. No garbage disposers (grinders) shall be installed in a FSE. (PAMC 16.09.075(d)). p. Plumbing lines shall not be installed above any cooking, food preparation and storage areas. q. Each drainage fixture discharging into a GCD shall be individually trapped and vented. (CPC 1014.5) C. Covered Dumpsters, Recycling and Tallow Bin Areas PAMC, 16.09.075(q)(2) r. New buildings constructed to house FSEs shall include a covered area for all dumpsters, bins, carts or container used for the collection of trash, recycling, food scraps and waste cooking fats, oils and grease (FOG) or tallow. s. The area shall be designed and shown on plans to prevent water run-on to the area and runoff from the area. t. Drains that are installed within the enclosure for recycle and waste bins, dumpsters and tallow bins serving FSEs are optional. Any such drain installed shall be connected to a GCD. u. If tallow is to be stored outside then an adequately sized, segregated space for a tallow bin shall be included in the covered area. D. Large Item Cleaning Sink, PAMC 16.09.075(m)(2)(B) v. FSEs shall have a sink or other area drain which is connected to a GCD and large enough for cleaning the largest kitchen equipment such as floor mats, containers, carts, etc. Recommendation: Generally, sinks or cleaning areas larger than a typical mop/janitor sink are more useful. E. GCD sizing criteria and an example of a GCD sizing calculation (2007 CPC) Sizing Criteria: GCD Sizing: Drain Fixtures DFUs Total DFUs GCD Volume 19 (gallons) Pre-rinse sink 4 8 500 3 compartment sink 3 21 750 2 compartment sink 3 35 1,000 Prep sink 3 90 1,250 Mop/Janitorial sink 3 172 1,500 Floor drain 2 216 2,000 Floor sink 2 Example GCD Sizing Calculation: Note: w. All resubmitted plans to Building Department which include FSE projects shall be resubmitted to Water Quality. x. It is frequently to the FSE’s advantage to install the next size larger GCD to allow for more efficient grease discharge prevention and may allow for longer times between cleaning. There are many manufacturers of GCDs which are available in different shapes, sizes and materials (plastic, reinforced fiberglass, reinforced concrete and metal) y. The requirements will assist FSEs with FOG discharge prevention to the sanitary sewer and storm drain pollution prevention. The FSE at all times shall comply with the Sewer Use Ordinance of the Palo Alto Municipal Code. The ordinances include requirements for GCDs, GCD maintenance, drainage fixtures, record keeping and construction projects. BUILDING DIVISION Quantity Drainage Fixture & Item Number DFUs Total 1 Pre-rinse sink, Item 1 4 4 1 3 compartment sink, Item 2 3 3 2 Prep sinks, Item 3 & Floor sink, Item 4 3 6 1 Mop sink, Item 5 3 3 1 Floor trough, Item 6 & tilt skillet, Item 7 2 2 1 Floor trough, Item 6 & steam kettle, Item 8 2 2 1 Floor sink, Item 4 & wok stove, Item 9 2 2 4 Floor drains 2 8 1,000 gallon GCD minimum sized Total: 30 20 1. Since this building is more than two stories above grade, provide Mixed Use area calculations using Equation 5-1 in CBC Section 506.1 so that we can verify the area of each floor is less than the allowable area for the Occupancy Use and Type of Construction. In addition, provide the allowable area calculations of the entire building based on CBC Section 506.5 2. Where the aggregate sum of the ratios of the actual story divided by the allowable for each floor does not exceed 3. Note that occupied roofs are considered an additional story. CBC 503, 504, 506, 508 and 509. 2. The S-1 Garage Occupancy or other S occupancy cannot have more than 29 occupants where only one exit is provided. CBC Table 1004.1.1 and CBC Table 1015.1. Provide an exiting plan for each story so that we may verify the proposed means of egress. CBC 1003. 3. Relocate the accessible parking spaces so that persons with disabilities are not compelled to walk or wheel behind parked cars other than their own. CBC 1129B.4.3, CBC 1129B.1 4. In addition to the required accessible parking spaces on Parking Level 1, redistribute accessible parking spaces so that there are spaces on the other parking levels P-2, P25 and First Floor. 5. All dwelling units on the 5th floor shall be adaptable and accessible. The story of the unit that is served by the building elevator is considered a ground floor and compliance is required with the requirements of CBC 1102A.3.2. 6. Exterior walls and openings located less than 5 ft from the property line are required to be rated and exterior wall openings located less than 3 ft from the property lines are not permitted. The maximum allowable area of protected openings permitted in an exterior wall located less than 5 ft is 15%. Provide wall area and window opening percentage calculations to verify the allowable area of openings in the exterior wall. Construction of exterior walls shall comply with CBC Section 601, 602 and 705. 7. Provide an exit diagram to verify the exit doors are arranged on each floor level to be separated in accordance with the minimum dimensions in CBC 1015.2.1. 8. Due to the construction type of this building, 3rd party outside plan check review will be required. FIRE 1. Any redevelopment shall be conducted with safeguarding of any monitoring wells on site. 2. Redevelopment shall not be conducted in such a way that future investigation or cleanup activities are impinged. 21 3. Install a monitored NFPA 13 fire sprinkler system 4. A valid Use & Occupancy Permit is required.