HomeMy WebLinkAboutStaff Report 3051
City of Palo Alto (ID # 3051)
City Council Staff Report
Report Type: Action ItemsMeeting Date: 9/24/2012
Summary Title: 27 University Avenue - Authorize Preparation of Ballot
Language
Title: Request for Council to Review Site Plan and Massing Concepts for 27
University Avenue, to Direct Staff to Execute Letter of Intent with
TheatreWorks, and to Authorize Staff to Prepare Advisory Ballot Measure
Language for Council Consideration
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
Staff recommends that the City Council:
1. Review and comment on the proposed master plan;
2. Authorize staff to execute the attached Letter of Intent with TheatreWorks to
collaborate on a Theater Arts Performance Center at 27 University Avenue; and
3. Direct the City Attorney to draft an advisory measure for the March election to ask
voters whether (1) the City Council should initiate a change in the Comprehensive
Plan and Zoning Code to facilitate the Project, and (2) the City Council should
exchange the unused “panhandle” portion of El Camino Park for more usable portion
of adjacent land to facilitate better site planning for the Project.
Executive Summary
This project represents an unprecedented opportunity to transform the centrally located,
transitional area between Downtown Palo Alto and Stanford University, a prominent part of
town where decades of plans have engendered little change. The project is propelled by an
extraordinary public-private partnership involving several parties, which would allow goals that
have been pursued for many years to be realized. These goals include:
The improvement of the critical pedestrian, bicycle, and vehicular linkages between
Stanford University, Stanford Shopping Center, Stanford Hospital and the downtown
business and residential areas of Palo Alto;
The building of a performing arts theater; and
The improvement of the Intermodal Transit Center.
To realize these goals and pursue other opportunities, such as establishing a centrally located
public plaza and a center for innovation, the City has embarked on a comprehensive master
plan effort, with weekly meetings of staff, consultants and key players. City staff and
consultants have been collaborating extensively with staff of the major public transit agencies,
and with Stanford’s Marguerite planners, to create long-term, sustainable transit solutions
serving Palo Alto, Stanford and the region. Representatives from TheatreWorks and the
patron/developer have been involved to contribute to a full and accurate understanding of
needs and opportunities for various uses.
This initial effort with early coordination identified desired site improvements for multiple
users. This report describes the various planning strategies and urban design objectives
discussed over the past several months. Council and the community are now presented with
these to provide comments on the resulting concepts embodied in the draft master plan. It is
intended that this plan will help City staff evaluate the future applications for uses in this area,
to ensure the realization of multiple city and regional goals.
The urban design plan is designed to advance the following objectives:
Create a new Arts and Innovation District, between the Downtown Palo Alto Caltrain
Station and El Camino Real incorporating El Camino Park – situated at the highly visible
and accessible transitional area where Stanford University and Downtown Palo Alto
meet;
Brings “town and gown” together, to advance a common purpose of supporting their
shared creative, entrepreneurial leadership in the arts and technological innovation;
Creates a new permanent home for TheatreWorks in Palo Alto – the acclaimed, award-
winning premier theater of Silicon Valley, nationally recognized for its artistic quality,
education programs and New Works Initiative, all inspired by and engaging the diverse
Silicon Valley community;
Offers prominent, excellently designed, contemporary office space to house premier
Silicon Valley technology companies in Palo Alto, advancing Palo Alto’s reputation as a
global center of technology and innovation;
Create new vibrant, urban destinations, that add to and complement the appeal, scale
and character of downtown, including a redesign of the University Avenue entrance to
downtown; and
Re-design and enhance transit accessibility and capacity for the long-term sustainability
of Palo Alto and Stanford, as well as enhance pedestrian and bicycle connectivity to
downtown and Stanford and between them.
Staff is seeking Council comments and public input on the master plan and future advisory
measure to help further define this master plan concept. Staff is also asking Council to direct
staff to execute an agreement with TheatreWorks to partner on the new theater facility. Finally,
staff requests that Council direct the preparation of a ballot measure to determine public
support for the use of a portion of the City’s parkland for the theater and for the zoning
concept of the Arts and Innovation District.
Background
Master Plan
In August of 2011, John Arrillaga approached the City to discuss the possibility of developing an
office building at 27 University Avenue. In March of 2012, the City Council of Palo Alto
authorized the use of Intermodal Transit Funds set aside in the Stanford University Medical
Center Development Agreement to initiate the study of a master plan concept for the areas
around 27 University Avenue to understand how this area and opportunity can better serve the
City.
The Council recognized that a project of the size being discussed provided the potential for
implementation of two efforts that the City had been pursuing for many years:
The improvement of the critical pedestrian, bicycle, and vehicular linkages between
Stanford University, Stanford Shopping Center, Stanford Hospital and the downtown
business and residential areas of Palo Alto; and
The building of a performing arts theater.
The Council directed staff to pursue this opportunity using a comprehensive master plan
approach as a means to coordinate these improvements early on in the process rather than
after receipt of an application. This allows the master plan’s planning and design objectives to
be part of the design strategy and to evaluate the future applications for uses in this area.
The City used the Intermodal Transit Funds to hire design consultants to work on the master
plan. Within the first several weeks of the start of this master planning effort, the City’s team
recognized that a third planning effort that the City had been pursuing for many years could
also be realized:
The improvement of the Intermodal Transit Center.
As the impacts of a proposed development and the existing deficiencies were identified, the
scope of the master plan increased to include a larger geographic area, a longer planning time
horizon, more meetings and interaction with critical transit agencies, property owners and the
potential applicant so that additional concept solutions could be explored and tested for
synergy and incorporation into the plan. As a result, the additional concept solutions that have
been incorporated into the master plan include:
Increasing the capacity time horizon of the Intermodal Transit Center to 2030, by
moving it from its current location to the ring road around University Avenue and Urban
Lane;
Improving the usability, safety, and functionality of University Avenue / El Camino Real
vehicular intersections by removing the two lane road ringing University Avenue and
replacing it with a 4 lane horse shoe shaped “Transit Ring Road”;
Lessening the intensity of the proposed office and theater use; and
Exchange the unused “panhandle” portion of the El Camino Park for land that makes the
park more usable and improves the integration of the park with the Project.
Previous Planning Efforts
The 27 University Avenue area has been the focus of planning efforts nearly continuously since
1880 (Attachment E –Time Line). Three recent efforts are particularly important to the
development of this master plan: (1) Multi-Modal Transit Station (PAITC Study), (2) Performing
Arts Initiative, and (3) Stanford Medical Center Development Agreement.
The University Avenue Multi-Modal Transit Station
In 1993 Stanford University and the City of Palo Alto began a series of meetings and community
workshops to discuss ways to improve pedestrian, bicycle, and open space connections to the
Palo Alto Station and facilitate transit usage. Proposed rail and bus service expansion planned
by the Peninsula Joint Powers Board (JPB), the San Mateo County Transit District (SamTrans),
and the Valley Transportation Authority (VTA) pointed to an additional need to develop the
Palo Alto Station as an intermodal transit facility. In June of 2002 the Palo Alto Intermodal
Transit Center Study (“PAITC Study”) was completed. The Study investigated alternative
solutions that satisfied the issues that were identified in the workshops.
In 2007, the Study was followed by a Project Implementation Plan for the Palo Alto Intermodal
Transit Center that was published and presented to the Palo Alto City Council, can be viewed at
the following link http://www.cityofpaloalto.org/civicax/filebank/documents/31194.
These efforts support the City’s objective to pursue the development of a multi-modal transit
station to reduce the reliance on single occupant vehicles, and provide a viable transit
alternative to driving. In particular, the proposal addresses the following goals, policies, and
programs of the City of Palo Alto’s Comprehensive Plan: Goals T-1 and T-2, Policy T-5, Program
T-14 and Program T-15.
The Palo Alto / Stanford University Performing Arts Initiative
In 2000 the City and Stanford University published a Programming and Financial Feasibility
Study “…to determine the feasibility of a project, cooperative in nature, and specific in purpose
to enrich the cultural opportunities for the immediate Palo Alto and Stanford University
communities as well as the region” , the link to this study is https://fgy-
arch.box.com/shared/rqkjpefe3o9omko4698h.
The Management Committee for this study included, in addition to the City, Stanford University
and the professional consultants, TheatreWorks. TheatreWorks was invited to participate
because they are the largest theater company on the Peninsula (3rd largest in the Bay Area),
have the proven capability of operating a professional theater of the size that can support a
major new professional theater space supporting the cultural needs of Palo Alto’s community
and because they were in need of a dedicated home.
The findings of this study included the conclusion that three performing arts concepts should be
pursued:
Stanford Performing Arts Center on campus organized primarily around a 1,800 seat
multipurpose Music Theater with first class concert acoustics;
A Drama – Dance center on Stanford’s campus to be created from the renovation of the
Roble Gym on Stanford’s campus; and
Palo Alto Theatre Center organized around an 800-seat proscenium theater equipped
with a high level of technical support and located on one of the playing fields of El
Camino Park (where the reservoir is being built, now).
TheatreWorks was identified as the prime potential occupant of the Palo Alto Theatre Center.
The Stanford University Medical Center Development Agreement
In 2011, the City of Palo Alto entered into a development agreement between the City of Palo
Alto and the Stanford University Medical Center Parties (SUMC). Within the development
agreement there is a provision to encourage use of Caltrain, bus and other transit services, and
to enhance and encourage use of pedestrian and bicycle connections between the SUMC and
downtown Palo Alto. The Agreement contains a one-time $2,250,000 payment to the City to go
towards development of an attractive, landscaped passive park/green space with a clearly
marked and lighted pedestrian pathway, benches and flower borders.
Existing Conditions
The information below includes existing conditions related to the following topics: Transit,
Street System, Infrastructure, Existing Structures, Ownership, Leases and Subleases, Current
Planning and Project Efforts.
Transit
The master plan area is at the terminus of the several major transit systems including the VTA,
SamTrans, and Stanford’s Marguerite Shuttle bus system. The University Avenue Caltrain
station has the highest volume of any stop on the Caltrain line, with the exception of the
terminus in San Francisco. It is a critical link in the transit system for many transit providers.
The physical size and location of the Intermodal Transit Station presents the most significant
existing condition to the planning of this area. The deficiencies of the existing Intermodal
Transit Station, including capacity constraints and operational issues, are well documented in
the 2007 Project Implementation Plan for the Palo Alto Intermodal Transit Center.
Street System
The master plan area is bounded by El Camino Real on the West and the Caltrain tracks and
Alma Street on the East. Palo Alto’s primary shopping street, University Avenue, passes through
the area. Although not named, the ring road surrounding University Avenue that allows access
to the Intermodal Transit Center, the train station, train depot and Urban Lane is included in
this study. Other streets include the ramp from northbound El Camino Real into this area that
passes in front of the Sheraton Hotel to University Avenue and the ramp that enters
northbound El Camino Real from University Avenue. Although referred to as ramps, they do not
change their elevation; rather El Camino Real lowers to pass under University Avenue.
Infrastructure
The master plan area includes significant utility infrastructure including high-tension power
lines, an underground gas main, sewer, storm water, and a spur of the Hetch Hetchy water line.
Existing Structures
Existing structures within the master plan area include:
Southern Pacific Railroad Depot* and related ancillary passenger waiting structures;
Lytton Avenue pedestrian underpass;
“Hostess House,” aka Veteran's Memorial Building, currently used by MacArthur Park
restaurant, designed by Julia Morgan Architect*;
A small single story building behind the Hostess House that is currently occupied by the
Red Cross;
The train overcrossing (bridge) that spans University Avenue; and
The vehicular and pedestrian University Avenue Bridge that goes over El Camino Real.
*Both the Southern Pacific Railroad Depot and the Hostess House are historic structures.
Although considered for historic status at one time, the train overpassing does not have historic
status.
Ownership, Leases and Sub-Leases
The train tracks and the train overcrossing are owned by the JPB. The majority of the master
plan area is owned by the Board of Trustees of the Leland Stanford Junior University.
Attachment B includes an Ownership Exhibit to clarify existing ownership conditions. The
Stanford lands are leased to the following:
Stanford leases dedicated parkland to the City for El Camino Park; the term of the lease
for the Parkland parcel was extended to June 30, 2042
Stanford leases Depot portion of the site to the City and the City subleases the Depot to
the VTA for the Inter-Modal Transit Station; the sublease with VTA will expire on June
30, 2013
Stanford leases land to the American Red Cross; lease expires 2013
Stanford leases land to MacArthur Park; lease expires 2013
Sheraton Hotel; Assignment and assumption of the sublease to Stanford on October 12,
1999
Current Planning and Project Efforts
Several current planning efforts are currently in motion and may influence or be impacted by
the planning of this area including the following:
High Speed Rail
City of Palo Alto Water Reservoir Project
El Camino Park Improvements
Downtown Development Cap Analysis
Project Description
Master Plan Boundaries
The Master Plan area is bounded by the Caltrain right-of-way on the east, El Camino Real on the
west, El Camino Park to the north and along Urban Lane south to the Palo Alto Medical
Foundation (PAMF). Attachment B includes a diagram showing the Master Plan boundaries.
Urban Design
The urban design for the area is informed by the City of Palo Alto’s Comprehensive Plan, the
Intermodal Transit and other past planning efforts mentioned above, best practices for 21st
century sustainable, transit-oriented design, Olmstead’s 19th century plans for the area and the
collaborative urban design process with the city, project patron, agencies and consultants.
Architectural Design is further discussed later in this report.
City staff and the project consultants worked extensively during this initial phase with the VTA,
SamTrans, Stanford and Caltrain agencies to identify near and long-term design solutions to
accommodate future transit needs and increased year 2030 capacity requirements.
Transit Ring Road
The master plan relocates the Intermodal Transit Center to a new Transit Ring Road
surrounding University Avenue. This improves the layout and efficiently of transit operations,
and avoids a potential unintended consequence of precluding future expansion of bus capacity
with the development of the site. The design of the Transit Ring Road increases the capacity for
buses and provides redundancy in transit access via Quarry Road. The three main transit
agencies currently utilizing the existing transit mall (Stanford Marguerite, VTA, and Samtrans)
have been actively involved in the design of the new Transit Ring Road and are supportive of
the Transit-Oriented Development (TOD) opportunities and excited about the expansion
opportunities the project provides.
The Transit Ring Road will replace the existing University Avenue loop road. The initial design of
the Transit Ring Road, subject to future refinements, is a two lane, two-way street with
continuous curbside bus stops. The existing loop road connects at University Avenue are
expanded and the connection to El Camino Real ramps widened for two-way circulation.
Redundancy into and out of the site for transit is provided through a proposed extension of
Quarry Road. The Quarry Road expansion provides for bicycle and pedestrian connectivity
improvements that are lacking today, by bridging the connectivity gap between the Stanford
Shopping Center and Downtown.
The existing transit mall and University Loop provide a total of 18 transit stops. The proposed
Transit Ring Road provides for up to 35 transit stops, nearly doubling the capacity of the transit
mall to meet the future transit needs of the Stanford Marguerite, VTA, and Samtrans fleets.
The Transit Ring Road takes advantage of transit capacity opportunities at Lot X adjacent to the
Sheridan Hotel and preserves future transit capacity growth along Urban Lane. Each of the
three major transit agencies has been actively helping to design the proposed Transit Ring
Road, to ensure that transit operations are feasible, the project meets current and future
needs, and that transfer opportunities between transit fleets remains convenient for users. The
City will continue to work with the agencies on the design details.
The Transit Ring Road around University Avenue supports the following site design elements:
Ramps to underground parking ramps along Quarry Road Extension and the existing
northbound El Camino Real on-ramp;.
Extension of Quarry Road between El Camino Real and Mitchell Lane around the backside of
the theater building to improve vehicular access and egress to and from the development
parcel. Surface parking spaces are envisioned between El Camino Real opposite the new
plaza. The below grade garage would also be accessible from Mitchell Lane; and
Segregating the resulting streets that ring the development parcel to be primarily used by
automobiles. Buses only use these streets on a contingency basis. Depending on how the
operations of the various transit agencies is developed it is likely the area adjacent to the
existing train depot may be available for both kiss-n-ride operations and short-term transit
stops.
Future transit capacity opportunities exist along Urban Lane, but Samtrans has requested that
in the near-term, Urban Lane remain available for the support of vehicle parking for Caltrain
users. Samtrans is currently partnering with the City to explore future structured parking
facilities along Urban Lane that introduce opportunities for expanded transit operations in the
future. The proposed Transit Ring Road design supports the existing and future demands of
transit already, but preserving Urban Lane for future transit expansion ensures that increased
transit growth needs can be met. A new bus turn around loop at the southern end of Urban
Lane, behind the Palo Alto Medical Foundation (PAMF), is recommended immediately as part of
the Transit Ring Road design to support efficient transit movements.
Street and Block Pattern
The Master Plan’s street and block pattern is designed to be appropriate in size, orientation and
accessibility for the proposed uses and surrounding area. The District is divided into two city
blocks: an urban block at University Avenue and a park block adjacent to El Camino Park. The
urban block faces the new Transit Ring Road. The theater is located on the east and public plaza
on the west. A mid-block crossing extends from University Avenue to El Camino Park. This
block pattern is similar to Olmstead’s 19th century vision for this transitional area between El
Camino Real and the Caltrain tracks.
Site Access and Parking
Unlike the current condition, site access and parking is designed to be intuitively obvious, safe,
convenient and attractive. Theater access is from Quarry Road and the El Camino Real
northbound ramp. The extension of Quarry Road is designed as a slow street, with pavers and
bollards and perpendicular surface parking. For theater performances the surface parking
adjacent to the theater on Quarry Road can be reconfigured for drop-offs plus a double row of
parallel parking spaces. Cars can circulate around the theater to access below grade parking by
the depot. An elevator and stair located on the west side of the theater brings people from
below grade parking to the theater plaza.
Access to the mixed-use office buildings is from the El Camino Real ramp and the street in front
of the depot. The El Camino Real ramp is reconfigured to two lanes with curbside drop-off for
the mixed-use buildings and the theater.
Parking access from the El Camino Real ramp is two lanes in and two lanes out. Parking access
from the depot side of the block is one lane in and two lanes out. Sidewalks on either side of
the access ramps connect street level pedestrian movements with the parking levels. Three
levels of underground parking accommodate approximately 850 to 900 automobiles.
Building Height, Massing and Orientation
Building height, orientation and massing designed for the proposed uses is appropriate for the
character and harmoniously transition in scale to the surrounding area.
The massing of the mixed-use office buildings is separated into paired towers facing University
Avenue and the Theater Park Plaza. Each tower pair is linked together by multi-story bridges.
The western tower of the University Avenue pair is 10 stories high and the eastern tower steps
down to 9 stories. A 7- story bridge connects these two towers. The western tower of the
Theater Park Plaza pair is 6 stories and the eastern tower steps up to 7 stories, connected by a
four-story bridge.
The tallest element of the theater is the 100-foot tall fly tower that is oriented east/west to
minimize the profile when viewed from downtown and downtown north Palo Alto. With the
Theater Park Plaza between it and El Camino Real, views of the theater from El Camino Real will
be maximized. The fly tower anchors the northern end of the project. The theater massing then
steps down to the Theater Park Plaza to the west where the main pedestrian connection from
downtown to the theater occurs.
Architectural Design
The applicant is responsible for the design of the site, buildings and structures. Pending the
City’s review of the Master Plan Concepts, they will be developed further and submitted for
review at a later time. Much like it did with the Stanford Hospital project, the City is actively
engaging the applicant in the goals the City has for this area as included in the Proposed Master
Plan. Additionally, the City is participating in the iterations of the design concepts for the site
and buildings in frequent meetings with the applicant to ensure compatibility with future
architectural plans with the City’s circulation and urban planning goals.
The Existing Architectural Context
The site for these buildings is at the intersection of Stanford and Palo Alto – both of which have
strong architectural heritages. Both have embraced many different styles of architecture but it
is the darker Richardsonian Romanesque stones that seem to crowd out other memories of
Stanford. And it is the lighter stucco surfaces of Birge Clark’s various investigations into the
Spanish styles, or California Colonial as he sometimes used to call his style, that are often what
is remembered first about Palo Alto.
The styles of both the office and the theater buildings are planned to be contemporary. The
City’s intent is to encourage the applicant to find ways to integrate aspects of each of these
worlds into the architecture of the offices and theater. Sometimes the recall is very direct; the
planned use of the Canary Island Palms around the new Transit Ring Road anchors Stanford’s
Palm Drive at the train tracks as Olmstead had drawn 140 years ago.
The Mixed Use Office Buildings
The goal of the mixed use office buildings is for them to be designed as prominent, carefully
constructed, contemporary office space to house premier Silicon Valley technology companies
in Palo Alto, advancing Palo Alto’s reputation as a global center of technology and innovation.
The amount of office area is key to attracting a world-class office headquarters tenant. The
total amount of space, size of floor plate and other building and mass characteristics of the
office buildings were refined in conversations that included two dominant local employers,
Google and Facebook, as proxies for the larger market place.
The elevations in the current design iteration have a contemporary steel and glass expression
and a strong base/shaft/top that ties them compositionally to the more traditional buildings
found in Palo Alto’s University Avenue business district. In plan the buildings are expressed as
four volumes to allow movement through the site and scale down the mass of the office use.
Like other buildings along University Avenue, the primary experience of the pedestrian is from
the side walk and street scape up to the second floor. The mixed used office buildings step in at
their base to increase the width of the street sidewalks and the visual appeal of the street and
the office court.
Additional City design goals for the mixed use office buildings include:
• Organizing the mass of the office use vertically versus a horizontally to realize a smaller
footprint at the ground level and increase the opportunity for more pedestrian uses and
experiences at the street level.
• Breaking up the volume of office use into smaller mass and different heights, to reduce
the overall scale of the development.
• Creating central shared space that is identified with the office use by organizing the
office masses around an open court. This is a more urban approach that focuses on the
pedestrian experience of the street and ground plane versus utilizing a more suburban
strategy of creating a single larger tower surrounded by parking.
The proposed mixed use office gross floor area is 263,000 square feet.
The Theater Building
Unlike the mixed use office buildings, the theater’s location and placement will nearly always
give it a foreground; the primary views will be from the El Camino – Quarry intersection across
the Theater Park Plaza and looking North, down Mitchell Lane from the Transit Ring Road and
the Caltrain Station.
It is the nexus of the pedestrian paths from University Avenue, El Camino Park, the future
improved Lytton underpass and the Stanford Shopping Center that drove the placement of the
theater and the Theater Park Plaza. Defining / anchoring this area with the theater and public
plaza is critical to the success of these linkages.
In contrast to the glassy and transparent expression of the mixed use office buildings, the
theater needs to necessarily be more opaque. The current design iteration is a sculptural
organization of gently curved buff colored masonry walls that hint at the layers of curtains that
are often utilized on the stage within and recall the broad walls of buff stucco that are on some
of Palo Alto’s historic urban buildings.
As the interstitial spaces between these masonry curtains touch the exterior of the buildings
they are utilized to bring light and air into the interior spaces that can allow it, and for the large
egress requirements of the theater to exit. Smoother materials; glass, metal panels and metal
louvers are the primary materials being considered in these areas and contrast the rougher
masonry walls.
These masonry walls are being used for both their expressive qualities in addition to the
functional ones. Masonry is important because it helps protect the interior of the theater from
exterior noise. The walls are used to break up the noise of passing trains help reduce the
reflected acoustic impacts of the building’s mass.
The theater’s program was based on the 2000 Programming and Financial Feasibility Study.
The proposed theater gross floor area is 80,000 square feet. Because the new theater creates a
permanent home for TheatreWorks, TheatreWorks was engaged to help refine this program
and develop space strategies that support the larger community in addition to the theater’s
requirements.
The plan of the theater is organized to address its community role in significant ways. The City
and TheatreWorks are not intending that the building is simply open for performances of plays
each evening. The space is being conceived and designed for programming throughout the day
and into evening.
Upon entering the multi-story lobby, a broad range of programming is on view: the main stage
(to be home to approximately 250 performances each year), the black box theater on the
ground floor (to serve as a home for TheatreWorks’ nationally lauded New Works Festival,
among other programs), and the classrooms for TheatreWorks award winning educational
programs. Further up, the building includes a costume shop on the mezzanine level and the
administrative and rehearsal areas on the floors above.
Special attention has been placed on layout of the ground floor lobby and public spaces. The
lobby is big enough for non-theatrical gatherings of several hundred. The rehearsal areas have a
generous balcony overlooking the main lobby because from time to time the public will be
invited up to those spaces as well. The rehearsal lobby is also connected to a large roof terrace
that overlooks Theater Park Plaza.
The public spaces flow naturally into the Plaza in front. Many services, such as a café counter,
can be accessed either through the lobby or from the Plaza. The mingling of many
constituencies - artists creating work, audiences enjoying productions, pedestrians visiting the
café, patrons engaging in lunchtime lectures, students attending classes – come together to
create an energized, dynamic environment.
Sustainable Strategies
The applicant is committed to designing and building sustainably. These strategies will be
developed for presentation when the buildings are submitted.
Pedestrian and Bicycle Connectivity
The site plan is designed to create a pedestrian-oriented, bicycle accessible district that is
accessible and well connected to downtown University Avenue, the Downtown North
Neighborhood and Stanford. For pedestrians, the scale, pedestrian permi-ability and street
frontages on all four sides of each new city block is designed to be attractive and convenient for
walking.
Each building on the University block provides a two-story ground floor breezeway
between the building towers, forming the main entrance to the buildings and interior
courtyard. The breezeway is aligned along a central axis mid-block, creating a
pedestrian route through the interior courtyard from University Avenue to the Theater
Park Plaza beyond.
The Theater block presents the Theater Building in a park setting to extend the identity
of El Camino Park into the project. Pedestrians coming from the South, including the
Train Depot, the Transit Center or University Avenue will walk along Mitchell Lane and
at the Train Depot cross the street the Theater Park Plaza. Pedestrians coming from the
Stanford Mall or from Quarry Road will cross EL Camino Real and enter the Theater Park
Plaza.
Between these blocks, the existing Caltrain pedestrian tunnel at Lytton Avenue will be
widened for pedestrians and bicycles – similar to the Homer Avenue underpass – and
forms the Eastern entrance into the Project area. The area to the North of the Train
Depot will be developed into a large pedestrian plaza to facilitate the entry into this
underpass. This entry area and the underpass form a very important link between the
Downtown University Avenue and the Downtown North Neighborhood areas, the
Project and the Stanford Hospital and Shopping Center beyond.
The University Avenue underpass will be cleaned up and new lighting added.
Pedestrians can walk up new steps from University Avenue leading directly to 27
University Avenue, and the new Intermodal Transit Station including BRT stops and
Caltrain.
A new Class 1 bike path extends from the Caltrain station North along Mitchell Lane to
the intersection of El Camino Real and Quarry Road, where it will connect to the existing
El Camino Park bicycle path. The Lytton tunnel improvement will include bicycle paths.
The ADA access ramps will connect to the new Class 1 bike path to El Camino Park.
Public Spaces
The urban design of the District creates new, vibrant urban places to add to and complement
the appeal, scale and character of downtown.
The Transit Ring Road shapes a pair of symmetrical landscaped parks forming the
terminus of Palm Drive and entrance to Downtown. Steps climb up from University
Avenue to street level through an Oak savannah landscape. Pedestrian lighting curves
around the inside of the loop to frame a public entrance to the downtown. Canary
Palms are located in the median at University Avenue, as well as in front of the Caltrain
platforms at the top of the loop.
El Camino Real ramp is designed as a tree-lined, shady street, supportive of the “grand
boulevard” design concept for the El Camino Real. The ramp is reconfigured as two
lanes with street trees planted along the median and building street frontage.
Building setbacks curve wide at intersections and narrow at mid-block, creating a large
pedestrian sidewalk space at the corners, along El Camino Real and Urban Lane. This
avoids long, straight building walls and permits a continuous building wall with a large
mid-block opening to an interior courtyard. Building towers are setback at University
Avenue and the Theater Plaza to form public plazas with street trees.
The redesign of Mitchell Lane (parallel to El Camino Real, west of the Depot leading to
the existing Transit Center, north of University) is inspired by the “Winkelerf” street
concept, a Dutch term for “shopping yard” a street designed for slow traffic, safety,
livability and accessibility. Winkelerf streets eliminate the traditional design separation
between pedestrians, bicycles and vehicle movements. Mitchell Lane is designed
without curbs; rather the ground surface varies from a narrow paving pattern in the
street and a wider, pedestrian paving pattern along the sidewalk, separated by a slight
raised curb, bollards, street trees and pedestrian lights.
The Theater Park Plaza is designed as a vibrant public place, raised planting areas
protect it from El Camino Real street traffic, create sense of enclosure, paths for direct
access, focus on the buildings, seating to best view the elevations of the buildings,
forecourt to the theater, through movement between the shopping center, El Camino
Park, the offices and the Lytton Tunnel underpass, destination for visitors, community,
new downtown civic destination, brought to life with outdoor seating, vending and
eating.
Discussion
The project is anticipated to result in public benefits and advantages, such as better urban
design, connections, and cultural and economic opportunities. In order to achieve the project
and its advantages, several issues must be addressed as discussed below.
Zoning, Land Use Designation and Height
The existing zoning of the site is both Public Facilities and Planned Community PC 3266 (the
MacArthur Park restaurant site). The Land Use Designation is 'major institutions/special
facilities', defined as: "Institutional, academic, governmental, and community service uses and
lands that are either publicly owned or operated as non-profit organizations.” The proposed
project’s floor area ratio (FAR) would be no higher than the FAR limit specified in the City’s
“Mixed Use” land use definition.
The project, particularly the theater tower (“fly” area above the main stage for set storage) and
the office buildings would exceed the 50-foot height limit of the existing zone districts. Public
Facilities zoning allows for a 50-foot height maximum. Likewise, Planned Community zoning
also allows a 50-foot height maximum.
The height limit statement in the City’s Comprehensive Plan says, "The Citywide fifty foot height
limit has been respected in all new development since it was adopted in the 1970's. Only a few
exceptions have been granted for architectural enhancements or seismic safety retrofits to
non-complying buildings. In addition, the City has allowed taller buildings within the Hospital
District at the Stanford University Medical Center that reflect the Medical Center’s unique
needs." These statements are found under Program L-3 on page L-7 in the Land Use and
Community Design Element. Comprehensive Plan Program L-3 states: "Maintain and
periodically review height and density limits to discourage single uses that are inappropriate in
size and scale to the surrounding uses."
There are many existing buildings in the adjacent downtown area, and elsewhere within the
site’s vicinity, exceeding a height of 50 feet. The Council may wish to discuss the context for
existing buildings exceeding the 50-foot limit.
The Downtown has at least four buildings over 10 stories tall, including the following:
The condominium tower at 101 Alma, approved in 1958 as a PC (PC 1802), is 140 feet
tall.
The office building at 525 University, built in 1966, is 15 stories.
Channing House, circa 1962, is 11 stories in a 142-foot tall building.
Forest Towers at 501 Forest, circa 1965 (aka "The Mark") is 13 stories tall.
Other downtown structures over 50 feet tall include the following:
Casa Olga/Hotel at 180 Hamilton, 76 feet tall in 8 stories, built in the mid 1970’s.
The new 101 Lytton (Lytton Gateway PC), to be 50 feet tall with a 70-foot corner tower.
The President Hotel at 480 University Avenue, a seven-story building (6 stories plus a
mezzanine), built 1929-30.
Laning Chateau on Forest Avenue, a 6-story building, circa 1927.
Apartment building at 360 Forest, a 7-story building, circa 1930.
City Hall, a 9-story building (8 stories plus a mezzanine)
Beyond the immediate area are the following structures:
Hoover Pavilion is a six-story building (circa 1931).
Hoover Tower, on the Stanford Campus, is 285 feet tall.
New Stanford Hospital tower will be 153 feet tall (180 feet at top of the elevator tower).
Palo Alto Square, a PC at 3000 El Camino Real, 10 stories tall, built in 1972.
On-site Parking
The master plan includes a significant underground parking garage (three levels below grade)
for the office use. The theater’s use of the underground parking garage is primarily, although
not exclusively, anticipated at times when the parking demand by the office use is low. Some
surface parking spaces are included to serve the existing El Camino Park and the new Theater
Park Plaza and can be used for quick trips to the theater such as picking up tickets from the box
office. With approximately 850-900 parking spaces, it is anticipated that the site will have more
than enough parking to serve the site.
Building Program and Massing Concepts
The patron/applicant’s objective is to provide enough office area to attract world-class office
headquarters tenant. The total amount of space, size of floor plate and other building and mass
characteristics of the office buildings were refined in conversations that included two dominant
local employers, Google and Facebook, as proxies for the larger market place.
The theater program was based on the 2000 Programming and Financial Feasibility Study.
TheatreWorks was engaged to refine this program and help develop space strategies that can
synergistically also support the larger community in addition to the theater’s requirements.
The strategy that was arrived at includes the following:
Pursing a vertical strategy for the massing of the office use versus a horizontal layout to
realize a smaller footprint at the ground level and increase the opportunity for more
pedestrian uses and experiences at the street level.
Breaking up the office mass into smaller pieces and different heights, to reduce the
overall scale of the development.
Create several office masses organized around a central shared space, versus a single
office surrounded by plaza or parking. This is a more urban approach that focuses on the
pedestrian experience of the street.
Associating the theater use with the large public plaza and both of those uses with El
Camino Park and the Stanford Shopping Center.
Organizing the theater functions such that the rehearsal spaces in addition to the main
theater spaces can be accessed and utilized by the public as well (versus only being
accessible as part of the “back of house” areas as is more typically done).
Organizing the theater massing to break down its surface that faces the train tracks to
help reduce noise reflection, and stepping up to the taller mass of the fly space (versus
having the fly tower rise directly from the street level).
Julia Morgan Building
The MacArthur Park restaurant is located within the master plan area, in the location where the
office buildings are shown in the master plan. The site is a Planned Community zone (PC 3266)
that includes the restaurant, previously called the ‘Hostess House’ (also known as Veteran’s
Memorial Building), which can be viewed in the following link,
http://www.cityofpaloalto.org/civicax/filebank/documents/31191. The building is a historical
resource on the City’s Inventory and listed on the National Register of Historic Places. The
Hostess House was constructed 1918 in Menlo Park (Camp Fremont) then moved 1919 to Palo
Alto and deeded to the City. The adjacent Caltrain Depot (aka SP Depot) was constructed in
1940, and is also listed on the City’s Historic Inventory. The University Avenue underpass (aka
bridge over University Ave) was constructed in 1941 but is not listed on the City’s Historic
Inventory. This bridge was outside the Depot site boundary; therefore, the bridge is not
included in the SP Depot historic studies.
In 1932, the community center and theater uses in the Hostess House were relocated to the
Lucie Stern Center on Middlefield Road. This was well before formal planning was initiated for
the new train depot and associated University Avenue underpass in the late 1930s. The reason
the overpass-underpass project was initiated in the late 1930s was that the existing at-grade
crossings at University and at El Camino (especially) were becoming significant traffic flow
problems by the late '30s as local and mid-Peninsula populations expanded and private
automobile use became more common for everyone.
In order to realize the plan as proposed, the Hostess House would need to be relocated. While
this is still subject to Council consideration, one of several possibilities might be to relocate the
structure within El Camino Park. This would have significant impacts to the Council-adopted
design of the Park and to the usability of the park for sports and recreational activities, but is a
possible alternative. The City’s Park and Recreation Committee has formed an ad-hoc
committee to review several possible locations in Palo Alto. They will be considering these at
their meeting scheduled for October 2. The analysis and recommendation for the relocation of
the Hostess House will be presented to Council in a future meeting.
El Camino Park
The land of El Camino Park is dedicated parkland owned by Stanford. A portion of the proposed
theater and office buildings will encroach into these lands. The master plan proposes Stanford
swap the unused “panhandle” portion of El Camino Park for adjacent land that makes the park
more usable and accessible and improves the integration of the park and the Project. The total
amount of dedicated parkland remains unchanged.
Relationship to Downtown Parking Study and Development Cap
The City is conducting a Downtown Parking Study to assess general parking needs in the
downtown, as well as a study of the Downtown (Commercial Downtown district) Nonresidential
Development Cap. The development cap requires that nonresidential development be limited
to a net increase of 350,000 square feet in the Commercial Downtown (CD) district since 1986,
and that a study be initiated upon approval of 235,000 square feet of new development. This
threshold has recently been achieved and staff is soliciting consultant services to prepare a
study assessing the impacts of future downtown development on parking needs. The 27
University Avenue site is not located within the CD district or the prescribed development
limitation, but will be considered as context for other development in the downtown. Given
the project’s proximity to downtown and the CD zone, staff anticipates that a modest portion of
the downtown parking need (particularly weekday evenings and weekend days) may be
addressed by the additional parking provided by the project.
The project’s parking and traffic impacts will be fully analyzed in an EIR for the project. The EIR
will take into account Comprehensive Plan Policy L-8 which includes a maximum city wide
development limit of 3,257,900 square feet of new non-residential. Comprehensive Plan Policy
L-8 reads: “Maintain a limit of 3,257,900 square feet of new non-residential development for
the nine planning areas evaluated in the 1989 Citywide Land Use and Transportation Study,
with the understanding that the City Council may make modifications for specific properties
that allow modest additional growth. Such additional growth will count towards the 3,257,900
maximum.”
In addition, Comprehensive Plan Program L-7 reads: “Establish a system to monitor the rate of
non-residential development and traffic conditions related to both residential and non-
residential development at key intersections including those identified in the 1989 Citywide
Study and additional intersections identified in the Comprehensive Plan EIR. If the rate of
growth reaches the point where the citywide development maximum might be reached, the
City will reevaluate development policies and regulations.” These two provisions of the
Comprehensive Plan coupled with the legislative history surrounding adoption of the Plan,
appear to support a 3-pronged approach to finding that development complies with the growth
limit in the Comp Plan. If any one of the three below conditions applies, the proposed
development would comply with Policy L-8:
1. The proposed development falls within the applicable sub-area allowance specified in
the 1989 Citywide Land Use and Transportation Study (1989 Study) and the total
citywide cap of 3.2 Million square feet is not exceeded; or
2. The proposed development would cause the sub-area allowance to exceed the levels
specified in the 1989 Study but the total citywide cap of 3.2 Million square feet would
not be exceeded and the City Council approves the project with a finding that it
represents “modest additional growth.” This finding can only be made by the Council
and thus would only apply to projects that are approved by Council. This would thus
primarily apply to projects that require a zone change; or
3. The proposed development would cause the sub-area allowance to exceed the levels
specified in the 1989 Study but the total citywide cap of 3.2 Million would not be
exceeded, the project can comply with the growth limits if a traffic study shows that the
project will not cause any of the 11 key intersections identified in the 1989 Study to
exceed the Levels of Service identified in the Comp Plan build-out levels identified in the
1989 Study.
The project review and EIR will include an assessment of these criteria for the 27 University
Avenue site and will be timely with the ongoing revisions to the Comprehensive Plan and the
updated citywide traffic model.
Ballot initiative
A small portion of the theater structure, as well as the public plaza, will encroach into El Camino
Park and thus require a Park Improvement Ordinance. In addition, given the scope of this
project and the broad range of community stakeholders, staff suggests that an advisory
measure be placed on the ballot to gauge the community’s interest before significant resources
are dedicated to the Project. Specifically, staff recommends that the Advisory Measure ask the
voters whether (1) the City Council should initiate a change in the Comprehensive Plan and
Zoning code to facilitate the Project and (2) the City Council should exchange the unused
“panhandle” portion of El Camino Park for a more usable portion of adjacent land to facilitate
better site planning for the Project.
Staff recommends this election take place as soon as possible in order to minimize unnecessary
expense. The next election date is March 5, 2013 and the last Council meeting date for placing
an advisory measure on the ballot is December 3, 2012.
Support from TheatreWorks
Since the late 1990’s the City has been in discussions with TheatreWorks regarding
TheatreWorks’ search for a permanent home. When the opportunity for this project presented
itself, the City approached TheatreWorks to partner in the development of the master planning
concepts of this project, and TheatreWorks accepted this offer.
In 2000 the City, Stanford and TheatreWorks published the Palo Alto / Stanford University
Performing Arts Initiative Programming and Financial Feasibility Study. This study provided the
basis of the area program for the theater concept included in this master plan. The area
program was refined and focused using current data and requirements provided by
TheatreWorks. In addition to the space area program, specific space characteristics (such as the
height, depth, width, occupancy and proportion of the spaces) and their adjacencies have also
been defined by TheatreWorks. TheatreWorks has supported the City’s ongoing work and
discussions with the applicant by reviewing test-fits and concept plans.
The applicant has expressed willingness to fund only the core and shell of the theater building
ultimately it will fall to TheatreWorks to raise the funds needed to assemble a design team to
address the large number of technical issues the applicant will need to complete the design of
the shell and core and to address the completion of the interior design of the theater.
Because TheatreWorks will become the resident theater company of this project’s theater
building, TheatreWorks board has been kept up to date with the development of the project
and, at a time to be defined, will need to approve the company’s intent to move into the
theater that the applicant/patron has designed. A Letter Of Intent outlining the nature of the
relationship between TheatreWorks and the City has been drafted for the Council’s review and
comment (see Attachment A).
Timeline
If directed by Council, the City Attorney will preprare ballot measure language for the March
2013 ballot that will be brought back for Council consideration in November. The Council will
also need to authorize a new zoning district, the Arts and Innovation District, initiation of the
environmental review, and staff may initiate a Comprehensive Plan Amendment. The existing
Red Cross building is currently subject to the Williamson Act. Cancellation of the Williamson Act
contract may also be a future action.
Resource Impact
The staff report prepared for consultant contracts provides information on costs related to the
preliminary work on the master plan ($536,000). The other costs for the project would include
the following:
Cost to prepare an Environmental Impact Report.
Ballot cost.
Cost of staff time to initiate rezoning, attend hearings and prepare staff reports.
Cost to move the Hostess House to an off-site location.
Cost of applications for development, development processing and impact fees to be
paid by property owner and applicants.
The allocation of costs is yet to be determined.
Policy Implications
As noted earlier, the planning effort and subsequent projects are likely to effectively implement
City goals and objectives related to: a) improved transit, bicycle, pedestrian, and vehicular
circulation through this area; b) provision of cultural amenities and a public/community plaza at
this central location; and c) enhanced economic development and innovation technologies for
downtown. Revisions to the City’s Comprehensive Plan and other policy documents will be
required to implement this vision.
Environmental Review
Council’s comments on the master plan and direction to prepare ballot measure language are
not considered “projects” per the California Environmental Quality Act. A complete
environmental analysis (Environmental Impact Report) would be prepared upon submittal of
the project application.
Attachments:
Attachment A: Letters of Support (PDF)
Attachment B: Urban Design Exhibits (PDF)
Attachment C: Building Concepts (PDF)
Attachment D: Parkland Swap Exhibit (PDF)
Attachment E: Timeline (PDF)
Prepared By: Amy French, Current Planning Manager
Department Head: Curtis Williams, Director
City Manager Approval: ____________________________________
James Keene, City Manager
STANFORD
UNIVERSITY
September18,2012
Vice Mayor Greg Scharff
Members of the Palo Alto City Council
250 Hamilton Avenue
Palo Alto, CA 94301
Re: 27 University Avenue
Dear Vice Mayor Scharff and Council Members:
John Arrillaga has proposed an intriguing project for property adjacent to the
University Avenue CalTrain station in Palo Alto. It would include new office
buildings and a performing arts theater to be utilized by the TheatreWorks
Company. The property is owned by Stanford University. Although Stanford
has not been involved in the development of the proposal, it supports the
exploration of this concept among Mr. Arrillaga, TheatreWorks and the City of
Palo Alto.
The University Avenue CalTrain station is a critical hub for local area transit
services. Santa Clara County Valley Transportation Authority, SamTrans and
Stanford's Marguerite shuttle buses all use and depend on the area around the
station. Stanford believes the project area's transit needs --both current and
future --must be creatively and effectively addressed in the site plan and project
implementation, including planning for the future use of the Urban Lane area to
support expected expansion for additional bus parking. Stanford, including its
Parking and Transportation Services office, looks forward to participating in
planning for those needs.
John Arrillaga is an extraordinary, generous philanthropist who has provided
great benefits to the University, as well as other local community projects.
Stanford is pleased that the City of Palo Alto will be giving this proposal its
thoughtful and constructive consideration.
Very truly yours,
~cCown ~~~r of Community Relations
Office of Public Affairs
Government and Community Relations
Building 170, First Floor, Stanford, CA 94305-2040 T 650.725.3320 F 650.725.3577
qty: of Palo Alto
Office of the City Manager
September 18, 2012
Phil Santora, Managing Director
TheatreWorks, Inc.
P.O. Box 50458
Palo Alto, California 94303-0458
RE:. Letter of Intent Regarding Community Theater at 27 University
Avenue. Palo Alto
Dear Mr. Santora:
The City of Palo Alto (the "City") and TheatreWorks ("TheatreWorks") (each a
"Party" and, collectively, the "Parties") desire to collaborate on a venture intended to
result in the design, development and operation of a Palo Alto-based performing arts
theater, in the general vicinity of 27 University Avenue, Palo Alto (the "Theater"), to serve
the Palo Alto community, its residents, its children, the owners and employees of its
businesses and its visitors. The Theater will be developed in conjunction with four multi
storied office buildings on land owned by Stanford University; with an upgraded multi
modal transit center that will service VTA buses and Stanford's Marguerite shuttles; amI
with an outdoor plaza area that will be open to the public (collectively, the
"Development"). The Development is sponsored by John Arrillaga, in part as a
philanthropic gift to the Palo Alto community, TheatreWorks and Stanford University.
Located next to EI Camino Park, portions of the Theater, including tlie public
outdoor plaza adjacent to which It will be situated, will encroach into a portion of the
existing southern boundary of EI Camino Park. The City understands that TheatreWorks
desires to enter into an agreement with the ·City, on mutually acceptable terms and
conditions, to enable such encroachment and to facilitate the development of a
performing arts center that will be a critical element of a new City zone knownas the Arts
and Innovation District.
The Parties contemplate the following:
1. The Parties desire to form a public-private partnership pursuant to City of
Palo Alto Policy and Procedure 1-25.
2. The Development will be located in the vicinity of 27 University Avenue,
Palo Alto.· The Theater will be approximately 91,000 net usable square feet.
3. TheatreWorks shall use the Theater, consistent with its 43 year history, as
follows: .
(a)·· . Provide award winning, nationally recognized theater:
--------------Page 1
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p.o. Box 10250
PaloAito,CA 94303
650.329.2563
650.325.5025 fax
a Winner of 70 Bay Area Critics' Circle Awards since 2002
a Named #1 Performing Arts Organization by the Silicon Va/ley
Business Journal
o Named Best Place for Live Entertainment by the Palo Alto Weekly
a Recognized nationally as a leading regional theatre
a Produce world premieres (62 to date)
a Draw audiences from the entire Bay Area
a Produce more than 200 performances each season (use of stage
at least 40 weeks per year; use of rehearsal halls at least 30 weeks
per year; use of offices and costume shop 52 weeks per year)
(b) Develop innovative new plays and musicals through its nationally
recognized New Works Initiative:
a Produce new works (120 to date)
a Launched the Tony Award winning musical Memphis
(c) Provide educational inspiration and pedagogy for the community's
teachers, children and young adults:
o Continue as a Kennedy Center Partner in Education.
o Continue to serve no fewer than 23,000 students annually
through programs such as Concepts at Play (which has increased
vocabulary retention for science and poetry by more than 100%),
-Theatre for English Language Learners, The Young Playwrights'
Project, and a touring production performed at local schools
featuring current topics recommended by the Palo Alto Unified
School District.
a Continue to serve teachers with programs embedded in the
school day (Theatre Works for Schools) and to provide training to
young artists outside of school (The Drama School).
4. The term of the agreement between the Parties, which shall be in the form
of a long-term sublease (the" Agreement"), shall be for that certain period
commencing after the City has certified the Environmental Impact Report
for the Development and expiring, subject to prior termination pursuant to
Section 7 below, at the end of the current (and potentially extended) term
ofthe ground lease between the City and Stanford University for HI Camino
Park.
--------------Page2
5. TheatreWorks will not pay rent to the City but, in lieu thereof,
TheatreWorks will make portions of the Theater available to the City on
terms and conditions to be decided (including, on a space available basis, to
community non-profit organizations), which terms and conditions shall not
impede TheatreWorks' customary production schedule or the New Works
Festival. In addition, to the extent John Arrillaga's financial contribution is
not sufficient to finance the same, TheatreWorks shall be responsible for
raising all necessary funds to develop, entitle, design, and construct the
Theater. During the term of the Agreement, TheatreWorks shall pay for all
ongoing maintenance and repair costs of the Theater.
6. Upon TheatreWorks' execution of this Letter of Intent, the Parties
understand that TheatreWorks will begin the process of designing a capital
campaign and engaging consultants (architects, engineers, etc.) to design
the interior of the Theater.
7. In the event that, for two (2) or more consecutive years, (a) TheatreWorks
fails to produce at least seventy-five percent (75%) of the number of
annual productions that shall be established by the Agreement, or (b) is
unable to pay the costs of maintaining the Theater in a first-class condition,
the City shall have the right, upon six (6) months' prior written notice, to
terminate the leasehold estate on terms and conditions to be set forth in
the Agreement.
8. TheatreWorks will furnish a copy of its articles of incorporation and the
last three years of annual operating budgets to the City following execution
of this Letter of Intent.
9. The City, subject to the approval of the City Council, will contribute not
more than $260,000 to be applied to entitlement-related costs and
expenses for the Development, including the Theatre. The City will not
absorb any other costs or expenses relating to the design and construction
ofthe Theater in excess of the sum stipulated above.
10. FoIlowing the issuance by the City of a Certificate of Occupancy for the
Theater, all operational costs, including utilities rates and charges and
maintenance costs shall be borne by TheatreWorks.
11. Following execution of the Agreement, during the construction of the
Development, TheatreWorks will pay all utilities fees and charges that are
due and payable to the City's Enterprise Fund in connection with the
Development to the extent such costs and expenses are separately billed to
TheatreWorks and are not paid by John Arrillaga. Such fees and charges
will be listed, to the extent practicable, in an exhibit to the Agreement.
12. The Agreement will be subject to the approval of the Board of Directors of
TheatreWorks and the City Council and the approval as to form by the City
--------------Page 3
Attorney. The Council will be required to adopt a Park Improvement
Ordinance in connection with the Development.
12. This Letter of Intent is not intended to be a contract between the Parties
with respect to the Theater or the Development. It is intended to faciIi ta te
discussion of the Theater and is only an expression of the basis on which
the Parties would enter into an Agreement regarding the Theater and the
rights and obligations of the Parties thereunder. The City requests
TheatreWorks' execution below of this Letter of Intent in order that the
City may proceed to develop a draft Agreement concerning the
Development for TheatreWorks' consideration. Neither the City nor
TheatreWorks has any obligation with respect to the Development, unless
and until (a) the Development is approved by the Board of Directors of
TheatreWorks, (b) the Development is approved by the City,
(c) TheatreWorks concludes based upon its fund raising efforts that it will
be able to raise the funds necessary to construct the interior of the Theater,
and (d) a mutually acceptable Agreement is approved by Stanford
University, and subsequently executed and delivered by the Parties.
Sincerely,
James Keene
City Manager
TheatreWorks hereby acknowledges the foregoing proposed general terms of this Letter
of Intent between the Parties pertaining to the Theater.
Date: By:
Title:
----------------------------Page4 ----------------------------
FUKUJI PLANNING & DESIGN--FGY ARCHITECTS--SANDIS ENGINEERS
SEPTEMBER 24, 2012
A R T S & I N N O V A T I O N D I S T R I C T
U R B A N D E S I G N M A S T E R P L A N
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
A R T S & I N N O V A T I O N D I S T R I C T
U R B A N D E S I G N M A S T E R P L A N
1. Existing Site Context & Project Area
2. Illustrative Plan
3. Illustrative Plan Detail
4. Existing Ownership & Leases
5. Existing Comprehensive Plan
6. Proposed Comprehensive Plan
7. Proposed Zoning Plan
8. Proposed Transit Circulation
9. Proposed Pedestrian Network
10. Proposed Bicycle Routes
11. Proposed Automobile Site Access
12. Proposed Public Spaces
13. Perspective--New Transit Center at University Avenue
14. Perspective--Entrance to the Arts & Innovation District
15. Perspective--Urban Lane at the Caltrain Depot
16. Perspective--Theater in the Park
17. Perspective--El Camino Real as Grand Boulevard
INDEX OF SUPPORTING EXHIBITS
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
EXISTING SITE CONTEXT & PROJECT AREA
El Camino Real
Un
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Av
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Pal
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Palo
A
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El Camino Park
Transit Center
StanfordShoppingCenter
Sheration
MacArthurPark Westin
Arboreteum
Lyt
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Av
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Ha
m
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Av
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El Palo Alto
Urban Lane
Un
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s
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Av
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e
RedCross
CaltrainDepot
OlympicGrove
Palo Alto Medical Foundation
PROJECT AREA
0 100’ 500’
N
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
ILLUSTRATIVE PLAN
•••••••
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fJI~CITY OF ~i PALO ALTO
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Illustrative Plan Detail
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ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Park Parcels leased to the City of Palo Alto by Stanford
Peninsula CorridorJoint Powers Board
State Highway
City Streets
Leased to Sheraton Hotel by Stanford
Palo Alto Medical Foundationof Health
EXISTING PROPERTY OWNERSHIP & LEASES
Pacific Hotel DevelopmentVenture LLC
Leased to the American Red Cross by Stanford
Leased to Macarthur Parkby Stanford
Depot Parcel sublease by City of Palo Alto to “VTA”, (owned by Stanford)
Owned by Stanford
Parking Lease Agreement from the City of Palo Alto to the Pacific Hotel Development Venture
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Public Park
Regional/CommunityCommercial
Major Institution/Special Facilities
Service Commercial
Major Institution/UniversityLands/Academic Reserve &Open Space
EXISTING COMPREHENSIVE PLAN LAND USE DESIGNATION
Multiple Family Residential
Streamside Open Space
Streets & Highways
Railroad Tracks
Creeks
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Public Park
Regional/CommunityCommercial
Major Institution/Special Facilities
Service Commercial
Major Institution/UniversityLands/Academic Reserve &Open Space
PROPOSED COMPREHENSIVE PLAN LAND USE DESIGNATION
Multiple Family Residential
Streamside Open Space
Streets & Highways
Railroad Tracks
Creeks
EXISTING DESIGNATIONS
Arts & Innovation District
NEW DISTRICT DESIGNATION
A&I
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
District Boundaries
Stanford Lands
Public Facilities
BOUNDARY OF PROPOSED ARTS & INNOVATION DISTRICT OVER EXISTING ZONING
Major Arterial
Special Setback
Multi-modal Transit Center
Arts & Innovation District
NEW DISTRICT DESIGNATION EXISTING DESIGNATIONS
A&I
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
PROPOSED TRANSIT ROUTES
VTA
Marguerite
Samtrans
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
PROPOSED PEDESTRIAN NETWORK
Street Level Pedestrian Network
Below Grade Pedestrian Connections
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
PROPOSED BICYCLE ROUTES
Bike Lanes
Bike Paths
Underground Bicycle Connection
Existing Bike Lanes
Existing Bike Lanes
Existing Bike Path
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
PROPOSED AUTOMOBILE SITE ACCESS
Drop off/Pick up
Parking Access
*
*
**
*
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
1. Transit Plaza
2. Theater Plaza
3. Pedestrian Priority Street
4. Grand Boulevard Street Frontage
PROPOSED PUBLIC SPACES
4
3
12
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
New Transit Center at University Avenue -- View from Palm Drive
f~'C'TY OF ~~ PALO ALTO
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Entrance to the Arts and Innovation District -- VIew from Caltrain Depot
f~'C'TY OF ~~ PALO ALTO
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Urban Lane at the Caltrain Depot -- View to Theater
f~'C'TY OF ~~ PALO ALTO
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
Theater in the Park -- View from El Camino Park
f~'C'TY OF ~~ PALO ALTO
ARTS & INNOVATION DISTRICT
FUKUJI PLANNING & DESIGN & FGY ARCHITECTS
SEPTEMBER 18, 2012
El Camino Real as Grand Boulevard -- View along Local Accessway
f~'C 'TY OF ~~ PALO ALTO
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 1
Massing Concept
View from the Southeast
Image is of massing concepts only and does not represent color or material
9 & 10 Story
Office Building Theater
Improved Lytton
Pedestrian
underpass
6 & 7 Story
Office Building
Historic Depot
Theater Plaza
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 2
Massing Concept
View from the Northwest
Image is of massing concepts only and does not represent color or material
9 & 10 Story
Office Building
Theater
Theater
Plaza
6 & 7 Story
Office Building
3 Floors of
Underground Pkg
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 3
Massing Concept
View from the Northwest
Image is of massing concepts only and does not represent color or material
9 & 10 Story
Office Building
Theater
Improved Lytton
Pedestrian
underpass
6 & 7 Story
Office Building
Historic Depot
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 4
Office Building
Ground Floor -Concept Plan
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El Camino side
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 5
Office Building
Typical Upper Floor -Concept Plan
Un
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A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 6
Office Building
University Avenue Building –Concept Section
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A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 7
Office Building
Theater Plaza Building –Concept Section
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A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 8
Theater Building
Ground Floor -Concept Plan
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El Camino side
Mitchell Lane side
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 9
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El Camino side
Mitchell Lane side
Theater Building
2nd Floor -Concept Plan
A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 10
Theater Building
Concept Section
~~CITY OF ~f· PAl.O ALTO
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A R T S & I N N O VAT I O N D I S T R I C T
Fukuji Design & Planning FGY Architects Sandis Engineering
September 18, 2012 11
Concept Sections from all Buildings
Theater Plaza
Office Building
University Avenue
Office Building
Theater Building
PARK LAND TO BE REMOVED
SQFT = 818
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SUNNYVALE ROSEVILLE OAKLAND 211188 I<EI",IETH 1\. OLCO,
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TOTAL PARK LAND TO BE REMOVED
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TOTAL PARK LAND TO BE ADDED
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PARK LAND SITE EXHIBIT
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Partial Time Line
Year Planning & Related Events Transit Structures
1864 Railroad was
completed over
the future
University Avenue
1880 Olmstead completes Stanford’s
Property Master Plan
1882 Stanford University Founded
1894 City of Palo Alto Incorporated
1918 The Hostess House is
built at Camp
Fremont in Menlo
Park
19?? The Hostess House is
moved to Palo Alto
1927 Laning Chateau is
completed – 6 stories
1929 The President Hotel
is completed – 6
stories
1930 360 Forest
Completed – 7
stories
1930 Palo Alto Medical Foundation
established
1932 The Community Center function
is relocated from the Hostess
House to the recently completed
Lucie Stern Community Center on
Middlefield Avenue
The Hostess House
remains in its current
location and starts a
slow period of
neglect &
deterioration
1940 Train Overpass
(bridge) over el
Camino built
1942 HP completes its first HQ
1955 Stanford Shopping Center
Opened
1962 Channing House
Completed – 142’ &
11 stories
1965 Forest Towers (The
Mark) completed –
13 stories
1966 535 university
completed – 15
stories
1968 Stanford Hospital Incorporated
Year Planning & Related Events Transit Structures
1972 3000 El Camino, Palo
Alto Square is
Completed – 10
stories
1974~ University Avenue
changes from a 4
lane street to 2
lanes and street
trees are added
1975 180 Casa Olga Hotel
complelted – 76’ & 8
stories
1995 The Hostess House (aka Veteran’s
Memorial Building, Historic
Building Inventory ID: 399) is
added to the City of Palo Alto’s
Historic Resources Inventory
Detail
1981 City approves the rezoning of 27
University from PF (Public
Facility) to PC (Planned
Community (PC 3266)) to allow
the MacArthur Park Restaurant
to occupy the Hostess House and
the improvement of the
property.
1983 Southern Pacific
Railroad Depot
rehabilitated
1998 VMware is founded
2007 Project Implementation Plan –
Palo Alto Intermodal Transit
Center presented to the Palo Alto
City Council