HomeMy WebLinkAbout2002-05-20 City CouncilCity of Palo Alto
City Manager’s Report
TO:
FROM:
HONORABLE CITY COUNCIL
CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:
SUBJECT:
MAY 20, 2002 CMR:103:02
351 CHANNING AVENUE: FINAL SUBDIVISION MAP TO
SUBDIVIDE A 1.00-ACRE PARCEL INTO TEN SINGLE FAMILY
LOTS WITH DETACHED ACCESSORY STRUCTURES, 00-SUB-08
RRCOM-MENDATION
Staff recommends that the City Council approve the attached final subdivision map.
B A CKGROI
SummerHill Homes has submitted an application for a final map to subdivide an existing
1.00-acre parcel at 351 Channing Avenue into ten lots for single family homes with
detached accessory units. The lots would be accessed from Waverley Street and the Mews
on the front, and from a shared driveway in the rear.
On July 9, 2001, the City Council approved the application for a tentative map for the
project. On August 16, 2001, the current final map application was submitted by the
applicant to subdivide the existing 1.00-acre parcel at 35 lChanning Avenue into ten single
family lots. The final map has been reviewed and determined to be complete by City staff.
The tentative map was approved with 45 conditions, including preparation of a final map,
design and installation of public improvements, and dedication of public utility easements.
The applicant was also required to enter into a subdivision agreement with the City of Palo
Alto, guaranteeing that all improvements for the subdivision will be installed through
posting of a bond by the subdivider. This agreement has been prepared by the City
Attorney’s Office and signed by the subdivider.
CMR: 103:02 Page 1 of 3
The subdivision agreement addresses conditions numbered 1-8 and 12-25. The subdivider
shall comply with all conditions 26-45 with submittals for building and public works
permits. Also, the subdivider shall comply with all conditions of the ARB permit (00-ARB-
113) as approved by the Council.
At the meeting of July 9, 2001, the City Council approved three conditions recommended
by the Planning and Transportation Commission, including two to encourage the studio
accessory units to be used as rental apartments. The three conditions include:
That the full range of studio apartment fixtures and amenities (including kitchen,
bathroom, closets, and living/bedroom areas) be installed and maintained in each
accessory unit.
2.That separate utilities be provided to each dwelling unit on the site, including the
studios.
3.That a Homeowners Association be formed for the ten lots to maintain the cross-
easement areas on the driveway.
These recommendations have been included as conditions #1 lc, 1 ld and 42 in Attachment
A and included as requirements of the project CC&Rs.
All of the conditions imposed by the tentative map .have been met. Both the State
Subdivision Map Act and the Palo Alto Subdivision Ordinance require that a final
subdivision map be approved prior to recordation of the subdivision. Staff recommends that
the City Council approve the applicant’s request for a final subdivision map.
RESOURCE IMPACT
There is no fiscal impact to the City resulting from this application.
ENVIRONMENTAl, REVIEW
The project is subject to environmental review under provisions of the California
Environmental Quality Act (CEQA). An environmental impact report (EIR) was prepared
for the South of Forest Area Coordinated Area Plan, including the project. The EIR was
reviewed and certified by the City Council on March 27, 2000. The project, as currently
proposed, has been reviewed in comparison with the project that was evaluated in the EIR.
Staff has determined that the current project is consistent with that evaluated in the EIR and
therefore, no subsequent environmental analysis is required. Copies of the EIR and the
findings made by the City Council pursuant to CEQA (Resolution No. 7950) are available
for public review in the Planning and Community Environment Department on the fifth
floor of City Hall.
CMR:103:02 Page 2 of 3
ATTA CtIM-ENT,~
Attachment A: Final Conditions of Approval of Subdivision
Attachment B: Final Subdivision Map (Council Members only)
PREPARED BY:
DEPARTMENT HEAD REVIEW:
~hn~usardi, Current Planning Manager
D’S~ecVtoErEofM~la~’ng and Community Environment
EMILY HARRISON
Assistant City Manager
cc:Elaine Breeze, SummerHill Homes, 777 California Avenue, Palo Alto, CA 94304
Dan Schaefer, BKF Engineers, 540 Price Avenue, Redwood City, CA 94063
CMR: 103:02 Page 3 of 3
ATTACHMENT A
FINAL CONDITIONS FOR APPROVAL OF SUBDIVISION -
(Approved by the City Council on July 9, 2001)
351, CHANNING A .VENIIE
CONDITIONS FOR ST IRDTVTSTON
PRIOR TO SUBMITTAL OF FINAL MAP
Public Works Engineering.
Subdivision Agreement is required to secure compliance with condition of approval
and security of improvements onsite and offsite. No grading or building permits will
be issued until Final or Parcel Map is recorded with County Recorder.
The applicant shall arrange a meeting with Public Works Engineering, Utilities
Engineering, Planning, Fire, and Transportation Departments after approval of this
map and prior to submitting the improvement plans: These improvement plans must
be completed and approved by the City prior to submittal of a parcel or final map.
The project subdivision includes significant complexity involving, final map and
coordination of infrastructure design and construction. Developer shall appoint a
Project Manager to coordinate with City, Public Works and Utility, engineering
staff. Public Works will conduct daily and longer term communication with
appointed project manager in order to facilitate timely review and approval of design
and construction matters.
All construction within the City right-of-way, easements or other property under
City’s jurisdiction shall conform to standard specifications of the Public Work~ and
Utility Department.
Utilities
The subdivider shall coordinate with the Utilities Department to determine all utility
design and capacity requirements including water, sewer, gas, electric, telephone and
cable facilities. All new construction shall have underground utility, telephone and
cable service. The project shall be limited to single service laterals for each lot for
sewer. Each dwelling unit shall have separate metered service for water, gas and
351 Channing Avenue -Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 1 of 7
electricity. All utility plans shall be approved by the Utilities Department before the
Parcel map is recorded.
The subdivider shall submit improvement plans and specifications for all utility
construction. The plans must show the proposed alignment of water, gas, and sewer
mains and services within the development and in the public right-of-way.
0 The subdivider shall submit flow calculations which will show the off-site and on-
site water and sewer mains will provide the domestic water, fire flows and sewer
capacity needed to service the development and adjacent properties during
anticipated peak flows.
PRIOR TO THE RECORDATION OF THE FINAL MAP
Planning
The subdivider shall enter into a subdivision agreement with the City of Palo Alto.
The agreement shall be recorded with the approved final map at the office of the
Santa Clara County Recorder and shall include the following agreements:
a)The subdivider shall be responsible for installing any required off-site
imProvements; including utilities, to the satisfaction of the Utilities, Public
Works, and Planning Departments. These improvements shall be
guaranteed by bond or other form of guarantee acceptable to the City
Attorney.
b)The subdivider shall grant the necessary public utility easements to the City
for the location and maintenance of required utilities. The required
easements shall be ’shown on the face of the subdivision map.
c)The subdivider shall preserve all existing trees shown for preservation on
the site plan and shall include all trees in the final landscape plans.
In compliance with Program 13 of the Housing Element of the Comprehensive Plan,
the Development Agreement that was approved by the City Council in conjunction
with the project stipulates that the dedication by PAMF of an option on .60 acres of
land for affordable housing satisfies the project’s BMR obligations.
10.The final subdivision map shall be filed with the Planning Division within two years
of the approval of the tentative subdivision map. The subdivider shall comply with
all of the conditions of approval for 00-ARB-113 as finally approved by the City.
351 Channing Avenue - Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 2 of 7
11.The subdivider shall establish a Homeowner’s Association (HOA) and record CC&
Rs for the development. The CC&Rs shall provide that:
a)No structure shall be constructed within the driveway and parking areas on-
site to ensure adequate automobile access, parking and turning movements.
b)All exterior building and landscape improvements shall be maintained as
shown on the approved plans unless approved for revision by the City’s
South of Forest Area Review Board.
c)The HOA shall maintain the cross-easement areas on the driveway.
d)The full range of studio apartment fixtures and amenities (including.
kitchen, bathroom, closets, and living/bedroom areas) shall be installed and
maintained in each accessory unit.
e)The CC&Rs shall provide an adequate funding mechanism for maintenance
and insurance of the cross-easement area.
Maintenance. The applicant shall include in the CC & Rs for the project
that, for the life of the project, each property owner shall ensure that all
landscaping be well-maintained, watered, fertilized, and pruned according
to Nursery and American national Standards for Tree, Shrub and Other
Woody Plant Maintenance- Standard Practices (ANSI A300-1995). Any
vegetation that dies shall be replaced or failed automatic irrigation repaired
by the current property owner within 30 days of discovery. The applicant
shall include in the CC&Rs a requirement that no structure shall be
constructed within the driveway and parking areas to ensure adequate auto
access, parking and turning movements. The City shall approve the CC &
Rs prior to occupancy of the buildings.
12.The rear alley between the two rows of homes.shall be reserved for automobile and
pedestrian circulation only and shall not be obstructed within a minimum 20 foot
wide driveway area required for ingress, egress and on-site turning movements.
No parking shall be allowed in this area.
13.The applicant shall provide use easements that allow for use of sideyards by
neighboring owners and that effectively increase the amount of usable open space
within the sideyards. The applicant shall include in these easements provisions for
maintenance of shared areas and any retaining walls or other structures that cross
property lines.
351 Channing Avenue - Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 3 of 7
Public Works Engineering
14.An easement dedication as offered by the applicant as part of the ARB/HRB
approval of the property is required as follows: Subdivider shall dedicate cross
easements on the driveway portion of each lot to provide adequate automobile
access for all ten lots to Channing Avenue.
15.The subdivider shall post a bond prior to the recording of the final subdivision map
to guarantee the completion of the work within the adjacent public rights-of-way
along Waverley Street and Channing Avenue and the cross-easement areas. The
amount of the bond shall be determined by the Planning and Public Works
Departments.
16.The subdivider shall submit to Public Works Engineering one (1) permanent mylar
with reproducible set of "as built" drawings for the work in the City right-of-way.
17.The subdivider shall take all steps necessary to ensure that the impact of rainwater
on the sunken patios of the proposed single family homes is minimized. These steps
may include, but are not limited to, features such as permeable pavers, extension of
the homes’ roofs, and depressed patio surface.
Utilities
18.All utility installations shall be in accordance with the City of Palo Alto Standard
Specifications and the Utility department Standard Conditions.
19.The subdivider shall be responsible for installing and upgrading on-site and off-site
water and sewer utilities as necessary to handle anticipated peak loads. This
responsibility includes the cost of all associated utility installations/upgrades.
20.The subdivider shall pay all costs associated with the required improvements to off-
site gas mains. All improvements to the gas system shall be installed by the City of
Palo Alto.
21.The subdivider shall be responsible for identification and location of all utilities,
both public and private, within the work area. Prior to any excavation work at the
site, the Permittee shall contact Underground Service Alert at (800) 642-2444, at
least 48 hours prior to beginning work.
22.All on-site and off-site improvements, including the relocation of any existing
utilities to accommodate the project shall be done at the subdivider’s expense. The
City will provide one electric service to the new merged parcel.
351 Channing Avenue - Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 4 of 7
23..The subdivider shall submit a storm water pollution protection plan to be included in
the improvement plan submittal.
24.
25.
The subdivider shall construct public curb, gutter, and sidewalk improvements along
the entire frontage of Waverely Street and Channing Avenue. The improvements
shall meet the City’s standard requirements and shall be to the City’s satisfaction.
The subdivider shall comply with all the conditions of approval for 00-ARB- 113
as finally approved by the City.
PRIOR TO SUBMITTAL FOR THE BUILDING PERMIT
Public Works Engineering
26.A Grading and Excavation Permit issued by the CPA Building Inspection Division is
required for the proposed project. Any grading permit issued in conjunction with a
phased project implementation plan will only authorize grading and storm drain
improvements. Other site utilities may be shown on the grading plan for reference
only, and should be so noted. No utility infrastructure should be shown inside the
building footprint. Installation of these other utilities will be approved as part of a
subsequent Building Permit application.
27.The applicant shall submit a final grading and drainage plan to Public Works
Engineering. This plan shall show spot elevations or contours of the site and
demonstrate the proper conveyance of storm water to the nearest adequate municipal
storm drainage system. Existing drainage patterns, including accommodation of
runoff from adjacent properties, shall be maintained.
28.A construction logistics plan shall be provided, addressing at minimum parking,
truck routes and staging, materials storage, and the provision of pedestrian and
vehicular traffic adjacent to the construction site. All truck routes shall conform
with the City of Palo Alto’s Trucks and Truck Route Ordinance, Chapter 10.48, and
the route map which outlines truck routes available throughout the City of Palo Alto.
A handout describing these and other requirements for a construction logistics plan
is available from Public Works Engineering.
29.In addition to the standard preliminary grading, drainage, and storm water pollution
plan (SWPPP) condition, the applicant shall meet with Public Works Engineering
and Operations to discuss the use of materials such as permeable pavers, special
sidewalk and street treatments, and other items proposed and required for this
project.
351 Channing Avenue - Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 5 of 7
30. The applicant shall provide utility service to the proposed parcels as required.
PRIOR TO ISSUANCE OF TI-IE BUILDING PERMIT
Public Works Engineering
31.The applicant shall obtain a Street Work Permit from Public Works Engineering for
pedestrian protection on the public sidewalk and or construction proposed in the City
right-of-way. Sec. 12.08.010.
32.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. Include maintenance of these logos in the
Hazardous Materials Management Plan, if such a plan is part of this project.
Utilities
33.The subdivider shall install all electric utilities in accordance with Palo Alto
Standards, including underground utilities and street lights, to the satisfaction of the
Utilities Department. Each residence shall have individual electrical service. A new
padmount transformer is required to serve the subdivision. All electrical plans shall
be approved by the Light and Power Division before the final map is approved.
DURING CONSTRUCTION
Public Works Engineering
34.All unused driveways shall be removed and replaced with curb and gutter according
to Public Works Engineering standards.
35.The applicant shall slurry seal the full width of Channing Avenue, from Bryant to
Waverley, as part of this development.
36.The contractor must contact the CPA Public Works Inspector at (650) 496-6929
prior to any work performed in the public fight-of-way.
37.No storage of construction materials is permitted in the street or on the sidewalk
without prior approval of Public Works Engineering.
351 Channing Avenue - Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 6 of 7
38.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).
39.All construction within the City right-of-way, easements or other property under
City jurisdiction shall conform to Standard Specifications of the Public Works and
Utility Departments.
ONGOING (Throughout Processing and Construction)
40.City staff required time for implementing and monitoring a Mitigation Monitoring
and Reporting Program (MMRP) shall be subject to cost recovery fees charged to
the project applicant.
41.All of the above conditions that are applicable shall be included in the CC & Rs
for the project. The City shall approve the CC & Rs prior to occupancy of the
building.
42.Separate utilities shall be provided to each dwelling unit on the site, including the
studios.
PRIOR TO FINALIZATION
43.
44.
45.
All sidewalks and curb and gutters bordering the project shall be repaired and/or
removed and replaced in compliance with Public Works approved standards.
The Public Works Inspector shall sign off the building permit prior to the
finalization of this permit. All off-site improvements shall be finished prior to this
sign-off. Similarly, all as-builts, on-site grading, drainage and post-developments
BMP’s shall be completed prior to sign-off.
A curb ramp for the disabled will be required at the comer of Channing and
Waverley.
S:plan\pladiv\john\pamfsofa~summerhill\tmap BlockB final conditions)
351 Channing Avenue- Final Conditions for Subdivision
Approved by City Council on 7/9/01 Page 7 of 7