HomeMy WebLinkAbout2002-10-21 City Council (13)City of Palo Alto
CRy Manager’s Report
TO:HONORABLE CITY COUNCIL
FROM:CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:
SUBJECT:
OCTOBER 21, 2002 CMR 428:02
REPORT OF THE DIRECTOR OF PLANNING AND COMMUNITY
ENVIRONMENT TO THE CITY COUNCIL TO REQUEST A
MASSING STUDY-FOR SOFA 2
RECOMMENDATIONS
Staff recommends pursuing a computer simulation of specific parcels in the South of
Forest Avenue (SOFA) area because it is more flexible than a traditional model, can
compare and contrast different development scenarios better and can be updated in the
future more easily. Staff further recommends that the City Council allocate the $31,000
needed to complete the simulation. Staff will prepare a budget amendment ordinance
(BAO) for the costs and will then amend the Freedman, Tung and Bottomley (FTB)
contract to include preparation of the computer simulation.
DISCUSSION
City Council requested a model of the SOFA 2 area at the October 7, 2002 meeting
regarding the South of Forest Avenue (SOFA) Coordinated Area Plan (CAP). The
consulting firm, FTB, will be able to have a computerized simulation available for th~
November 7, 2002 Architectural Review Board (ARB) meeting. The Board’s comments
would then be forwarded to the City Council on November 18,. 2002. The computer
simulation will Cost approximately $31,000 and will include the Planning and
Transportation Commission recommendation of a maximum 2.0 floor area ratio (FAR)
with public benefits and the Working Group maximum FAR of 1.15 on a variety of
potentially developable sites.
A traditional massing model would not be available for ARB review until early January,
2003 and would require that the City Council’s review of the SOFA 2 plan be postponed
until late January 2003.
CMR:428:02 Page 1 of 2
RESOURCE IMPACT
Thirty-one thousand dollars would need to be allocated from the General Fund to pay for
¯ the model.
TIMELINE
The Architectural Review Board is scheduled to review this item on November 7, 2002.
The City Council is scheduled to review this item on November 18, 2002.
ENVIRONMENTAL REVIEW
This model is not a project under California Environmental Quality Act.
ATTACHMENTS
Attachment A: Scope of Work from Freedman, Tung and Bottomley
PREPARED BY:
Lisa Grote, Chief Planning Official
DEPARTMENT HEAD REVIEW:
Director of Planning and Community Environment
CITY MANAGER APPROVAL:
City Manager
CMR:428:02 Page 2 of 2
FBEEI]MAN
BOITOIVILEY
Urban Design ~ Plannin~c
District R~vita]ization
Street & Plaza Desi!]n
October 16, 2002
Steve Emslie, Director of Planning & Community Environment
City of Palo Alto
250 Hamilton Avenue
Palo Alto, CA 94301
Dear Steve,
Attached please find an estimated scope of services for computer simulation of potential
redevelopment of the SOFA 2 Redevelopment A.rea under the Working Group and
Planning Commission development standards. This modeling was requested by
Councilmember Lytle at the October 7 Council meeting, and you requested we prepare an
estimate of the time and money required to respond to the request.
Councilmember Lytle requested three dimensional modeling.of the general scale and
extent of new development likely within the study area. She mentioned the possibility
that this could be a cardboard model. We contacted several architectural modelmakers,
none of which could even begin to produce such a model within the time frame requested
(by the next Council meeting on November 18). In addition to the time consuming nature
of cardboard models, they are hard to modify. For example, it woutd be difficult and
costly to modify such a model to reflect changes, in the proposed development standards.
It is also very difficult to produce eye-level views of such a model which are realistic
enough to evaluate. By contrast, a computer model is easily modified, and can be used to
produce realistic eye level views through digital photo simulation. For this reason, we
strongly recommend a computer model be used instead.
By working closely with computer modeling expert Bill Kanemoto of WKA, we have
developed the attached scope of work.. We are currently working with Bill on other FTB
projects, and can coordinate cl’osely with him. He also worked on computer simulations
of the Sand Hill Road projects and a housingproject along E!.Camino in Palo Alto.
The computer massing model .would be designed to show the height and possible massing
within the FAR-limitations of potential new redevelopment throughout the area based on
our prototype studies. It would show existing buildings with flat roof in one color based
on estimated building heights, and likely redevelopment in another. Redevelopment .
would be considered likely on sites with FAR less than .5 or with current applications
pending. Surface parking lots required to serve existing uses would be considered
developed and unlikely to redevelop.
In addition tothe Computer massing mode!, we would strongly recommend that we
produce a detailed Development Scenario for a specific site based on FTB’ s prototypes,
and use Bill"s photo simulation capabilities to show it in the context of the SOFA area
existing buildings. Because of the high level of concern and interest in the character and
apparent height of buildings along Homer and High Streets, we would recommend using
a prototype development scenario at 800 High to evaluate these issues. We could
produce a scenario under the Planning Commission "PC" permit development standards
for evaluation by the ARC and Council if desired. This can then be rendered in a realistic
way to help the Council to evaluate the appropriate development standards for this
location. As noted, the Cost provided is per viewpoint per site, and additional still
simulations can be provided as needed once the computer-model has been created.
Although it is difficult with certaintY what is possible on such a short time frame, we feel
that with immediate authorization to proceed, we can complete the computer massing
model (Task 1) requested by Councilmember Lytle with a preliminary presentation of the
model to the Architectural Review Committee on November 7 and a final presentation to
the Council on November 18.
In addition, we recommend at least one eye level simulation of a development site.
Because we will not have authorization to proceed until after the October 21 Council
meeting, we will likely not have that simulation by the November 7 ARC meeting. We
probably would be able to produce .one ot possibly two viewpoints of a single scenario
for a single site for the Council meeting if it were to occur no sooner than November 18.
This schedule assumes City approval tO begin work under an extension of our current
contract by October 21 and all materials including pending application materials on the
selected site provided immedi.a.tely by City staff to FTB on that date.
We are happy to assist you in the preparation of these additional tasks, .but in order to
provide them on the extremely tight time frame required, we would need immediate
authorizatmn to begin work. Please let us know in writing by early Tuesday October 22
whether you wish us to provide the following services, wtiich we shall take as your
authorization to proceed; pending a change order to our existing contract to provide
sufficient additional funds in the amount of $30,800 for these tasks. For the purposes of
these services, William Kanemoto Associates would be a subconsultant to Freedman
Tung & Bottomley Urban Design under the terms of our existing contract. As very
limited funds remain in that contract, we wouldneed to increase the amount to cover this
work.
Sincere!y,
Alison Kendall
Princip!l
COST ESTIMATE FOR COMPUTER MODELING BY FTB AND WKA
October 15, 2002
Task 1 3D Massing Modeling of Study Area
FTB staff will provide AutoCAD base map to WKA, as well as additional information on
existing building height in stories provided by the City to establish an existing base map
for the approximately 9 square block SOFA 2 area, plus a half block adjacent to the
area’s boundaries. FTB will provide FAR, height and building footprint information for
the likely redevelopment sites within the area under two development scenarios, the
Working Group and the Planning Commission maximum density scenario. FFB will
review the computer model and will present it to the ARB and Council, explaining the
methodology used.
FTB Principal 30 hrs @ $150
FTB Urban Designer 40 hrs @ $80
WKA 40 hrs @105
Total Fees / Task
$4500
$4OOO
~4200
$12,700
Task 2Detailed 3D Computer Modeling
FTB staff would create a development.prototype for the 800 High Street site, based on
the Planning Commission recommendations for a Planned Community site, assuming a
set of two public benefits chosen from the Planning Commission list of eligible benefits
(likely to be public parking and public open space unless staff directs other benefits be
modeled.) The prototype will include FAR, height, building footprint, suggested roof
forms and massing, and general design character as expressed in elevation and
axonometric drawings. Tables similar to those provided for other prototypes would be
provided. The City will provide current publicly reviewed plans for 800 High for use in
developing realistic parking plan and other building features within 2 days to facilitate
prototype development within the tight time frame.
WKA ~ould create realistic 3D computer models of 2 scenarios for one of the
development sites, based upon detailed conceptual architectural plans and elevations
provided by FTB to represent each of the density alternatives. The models would include
fenestration and material texturing, etc. suitable for creating realistic ground-level
simulations. We currently assume that the preferred site would be of the west side of
High Street between Homer and Channing Avenues.
FTB Principal 30 hrs @ $150 $ 4500
FIB Urban Designer 60 hrs @ 80 $ 4800
WKA 80 hrs @ 80 $ 6400
Total $15,700
COST ESTIMATE FOR COMPUTER MODELING BY FTB and WKA
October 15, 2002
Task 3 Conventional Still Simulation of Development Scenario
FTB staff will assist WKA as needed to produce conventional still simulation from a
single view point of one to two scenarios (Planning Commission recommendations for
PC development) FTB will confirm appropriate viewpoint, and provide informati.on on
materials, street trees and other features needed to render the simulation.
WKA will produce a series of still view simulations (of normal aspect ratio) from various
key viewpoints selected by FTB and the City. These could be used to represent a range
of viewpoints from more distant to directly adjacent.)
Image rendering, compositing and touch-up (1 viewpoints, 2 scenarios each, 2
simulations)
Cost per viewpoint WKA $1,680 (to be confirmed with WKA)
FTB Urban Designer ~__ 800
Note: Additional still or moving simulations of the same area and project can be prepared
for relatively small amounts. This additional modeling could be authorized as requested
by Ci~ty staff.
COMPUTER MODEl JNG FOR PALO ALTO OF SOFA 2 AREA
TOTAL ESTIMATED FEES
Task 1 $12,700
Task 2 $15,700
Task 3 $ 2,400
Total $30, 800