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Home My WebLink About2001-02-05 City Council (9)TO: City of Palo Alto City Manager’s Report HONORABLE CITY COUNCIL FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE: SUBJECT: FEBRUARY 5, 2001 CMR:130:01 325 CHANNING AVENUE: REVIEW OF AN APPLICATION FOR A TENTATIVE MAP TO SUBDIVIDE A 1.18-ACRE PARCEL INTO 36 AIR SPACE CONDOMINIUMS RECOMMENDATIONS Staff recommends that the City Council approve the attached tentative map based on the attached findings (Attachment A) and conditions (Attachment B). PROJECT DESCRIPTION On August 11, 2000, the applicant submitted an application for a tentative, map to subdivide an existing 1.18-acre parcel at 325 Channing Avenue into 36 air space condominiums. The condominiums would be accessed from the primary entry on Channing Avenue into the courtyard, with entries to individual units on both Channmg Avenue and Bryant Street as well as through the .central courtyard and mews.. The condominium project that is proposed for the site previously relied on a 20-foot by 30- foot emergency vehicle access (EVA) on the proposed public park site owned by the City immediately to the north of the project site. This EVA was required to meet Fire Department standards for accessing all buildings within 1.50 feet of all weather surfaces accessible to City fire trucks. The Fire .Department subsequently has analyzed several options for meeting this standard without the EVA and has proposed a solution that relies on fire prevention technology installed on the site. This solution includes the following: an improved building sprinkler system, an improved supervised smoke/alarm system, and a horizontal standpipe located in the rear of the property to provide fire protection water and served by a Fire Department connection at an approved location. This solution removes the need for the EVA on the City park site and has been agreed to by the applicant. The original plans called for a 40 foot wide public right-of-way along the eastern side of the property (the Mews)to serve as a pedestrian connection between the proposed public park, to the north of the site, and Scott Park, to the south. The condominium complex includes porches that intrude no more than six feet into this right-of-way. This intrusion is allowed in CMR:I30:01 Page 1 of 3 the SOFA CAP and is consistent with the purpose and function of the Mews. No building setback from the Mews is required because the property line is located 40 feet east of the building wall. The condominium owners association will be responsible for maintaining the Mews in perpetuity. The design and maintenance of the Mews to City standards is a condition of project approval. BOARD/COMMISSION REVIEW AND RECOMMENDATIONS At the Planning Commission meeting on January 10, 2001, the Planning Commission unanimously recommended approval of the tentative map. All conditions of the Architectural Review Board/Historic Resources Board approval of the project are still required of the applicant, and are contained in the attached conditions of project approval (see Attachment C). See attached Planning Commission staffreport (Attachment D) and minutes (Attachment E) for more detailed discussion of these issues. RESOURCE IMPACT There is no fiscal impact to the City resulting from this application. ENVIRONMENTAL REVIEW The project is subject toenvironmental 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 Department on the fifth floor of City Hall. ATTACHMENTS Attachment A: Findings For Approval of Subdivision Attachment B: Conditions For Approval of Subdivision Attachment C: Conditions For Project Approval Attachment D Planning Commission staff report dated November 29, 2000 (without attachments) Attachment E: Planning Commission Minutes of January 10, 2001 Plans (Council Members only) PREPARED BY: Chandler Lee, Contract Planner CMR: 130:01 Page 2 of 3 G. EDWARD GAWF ~ Director of Planning and Community Environmem CITY MANAGER APPROV~HARRI~ON Assistant City Manager cc:Rick Wurzelbacher, SummerHill Homes, 777 Califomia Avenue, Palo Alto, CA 94304 Dan Schaefer, BKF Engineer~, 540 Price Avenue, Redwood City, CA 94063 Jim Baer, Premier Properties, 172 University Avenue, Palo Alto, CA 94301 CMR: 130:01 Page 3 of 3 ATTACHMENT A FINDINGS FOR APPROVAL OF SUBDIVISION 325 CHANNING AVENUE Recommended Findings for Approval 1.The proposed subdivision is consistent with applicable Comprehensive Plan policies and programs and the design requirements of the Subdivision Ordinance, in that the project would be consistent with the Subdivision Ordinance (PAMC Section 21.20) and that the proposed subdivision would be consistent with the following Comprehensive Plan policies: Policy L-9: "Enhance desirable characteristics in mixed use areas. Use the planning and zoningprocess to create opportunities for new mixed use development" in that the project proposes a multiple family residential use which contributes to the mix of existing residential, office and commercial uses in the area and the project contributes to a desirable neighborhood character by including street trees and pedestrian amenities (improved sidewalk and landscaping) at ground level; Policy H-2: "Consider a variety of strategies to increase housing density and diversity in appropriate locations" in that the project includes 36 residential units that will increase opportunities for scarce housing in the area; Policy B-21: "Maintain uses in the South of Forest Area (SOFA) that complement the Downtown business district, allow for the continued operation of automotive service uses, and serve the needs of nearby neighborhoods" in that the project provides 36 housing units close to Downtown services, transit, and local serving retail uses.; The site is physically suitable for the type of development proposed in that the proposed 36 condominium units are within the density range allowed by existing zoning and compatible with the scale of neighboring multiple family buildings; o The design of the condominium complex will not cause significant environmental impacts in that an EIR was prepared for the project and 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; °The design of the condominium complex will not result in serious public health problems, would not be detrimental to the existing pattern of the neighborhood and would result in development of multiple-family homes that would be consistent with Findings for Approval of Subdivision 325 Channing Avenue the adjacent buildings in the neighborhood in that the project completes the land use pattern established by South of Forest Area Coordinated Area Plan (SOFA CAP) and the size and scale of the building is consistent with the regulations established in the SOFA CAP; and The design of the condominium complex will not conflict with public easements for access through the use of the property in that the resulting lots would have frontage on a public street-for vehicular access and utility service. Conditions for Approval of Subdivision 325 Channing Avenue -- Block B 36 Condominium 2 ATTACHMENT B CONDITIONS FOR APPROVAL OF SUBDIVISION 325 CHANNING AVENUE - BLOCK B 36 CONDOMINIUM CONDITIONS FOR SUBDIVISION PRIOR TO SUBMITTAL OF FINAL MAP Public Works Engineering The subdivider shall arrange a meeting with.Public Works Engineering, Utilities Engineering, Planning, Planning Arborist, 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 final map. All construction within the City right-of-way, easements or other property under City’s jurisdiction shall conform to standard specifications of the Public Works and Utility Department. Utilities The subdivider shall coordinate with the Utilities Department to determine al! 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, water and gas. Each parcel shall have separate electrical service. 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. 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. Conditions for Approval of Subdivision 325 Channing Avenue -- Block B 36 Condominium 3_ PRIOR TO THE RECORDATION OF THE FINAL MAP Planning o The subdivider shall enter into a subdivision agreement with the City of Palo Alto. The agreement shall be recorded with the approved fmal 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. 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. d)The subdivider shall agree to maintain the proposed number of condominiums units at 36 and not to consolidate or subdivide units without prior approval by the City. e)All exterior building .and landscape improvements shall be maintained as shown on the approved plans unless approved for revision by the City’s Architectural Review Board. o The applicant shall enter into a maintenance agreement with the City to maintain the 40 foot wide Mews along the eastern edge of the site. 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. The final subdivision map shall be filed with the Planning Division within two years of the approval of the tentative subdivision map. Conditions for Approval of Subdivision 325 Channing Avenue -- Block B 36 Condominium 2 Public Works Engineering Jo 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 a forty (40) foot wide strip (the Mews) along the entire easterly side of the property, exclusive of the privately occupied porch areas, to be used for public pedestrian circulation as well as a 20 foot wide by 110 foot long emergency vehicle access easement (EVAE) within the Mews, as shown on the Tentative Map plans. 10.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 right-of-way, the Mews as well as the bulbouts on both sides of Channing Avenue adjacent to the Mews. The amount of the bond shall be determined by the Planning and Public Works Departments. 11.The subdivider shall submit to Public Works Engineering one (1) permanent mylar with reproducible set of "as built" drawings in digital format for the work in the City right-of-way. Utilities 12. 13. 14. 15. 16. 17. All utility installations shall be in accordance with the City of Palo Alto Standard Specifications and the Utility Department Standard Conditions. 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. The subdivider shall pay all costs associated with therequired improvements to off- site gas mains. All improvements to the gas system shall be installed by the City of Palo Alto. 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. .- 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. The subdivider shall submit a storm water pollution protection plan to be included in the improvement plan submittal. Conditions for Approval of Subdivision 325 Channing Avenue -- Block B 36 Condominium 18.The subdivider shall construct public curb, gutter, and sidewalk improvements along tiie entire frontage of Channing Avenue and Bryant Street. The improvements shall meet the City’s standard requirements and shall be to the City’s satisfaction. 19~The subdivider shall comply with all the conditions of the major project approved by the ARB/HRB on October 19, 2000 and contained in the staff report dated September 20, 2000. PRIOR TO FINAL OF THE BUILDING PERMIT 20.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. ONGOING (Throughout Processing and Construction) 21.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. 22.All of the above conditions that are applicable shall be included in the CC&Rs for the condominium project. The City shall approve the CC&Rs and budget for maintenance of the Mews prior to occupancy of the building. Conditions for Approval of Subdivision 325 Channing Avenue -- Block B 36 Condominium 4 ATTACHMENT C FINAL CONDITIONS OF PROJECT APPROVAL General 325 CHANNING AVENUE The project shall be in substantial conformance with plans dated September 29, 2000 (including building material and details), except as modified to incorporate these conditions of approval. These conditions of approval shall be printed on the cover sheet of the plan set submitted with the building permit application. The revised plans shall reflect the following conditionS: The arbor area shall be removed and replaced with planters, seating and more trees. The patios facing the public park shall be reconfigured such that a portion of the patio hardscape is replaced with landscaped area to create green pockets that recede into the building envelope. A five foot hedge shall be added between the patios and the park to enhance privacy. Three additional trees (#92, 93 and 95) along the Channing Avenue frontage shall be preserved. The projection of a majority of the balconies on the third story shall be reduced in order to better integrate the balconies into the building mass. The balconies shall be reduced from about six feet of projection to about 3.5 feet. Front entries shall be added that directly connect the three units facing Channing .Avenue with the sidewalk. c) d) e) The selected species of street tree for the right-of-way shall be three new Red Maple street trees (Acer Capillipes) to replace three overgrown Sweet Gum trees along Channing Avenue within the public right-of-way. The courtyard planters shall be designed in provide adequate soil volume. The landscaped area at the southwest comer of the building shall be accessible to the public at all times. The Oak Tree in this landscaped~ area shall be preserved with tree protection measures suitable to the Planning Arborist. Tree protection notes shall beindicated on the final plans including the pruning and fertilizing specifications indicated in the report prepared by Walt Bemis Associates. Protection shall consist of fencing and trunk wrap per Palo Alto Standard Tree protection measures. Monthly arborist inspections of the Oak Tree are required. A status memo shall be faxed to the Planning Arborist during the first week of every month. Final Conditions of Project Approval 325 Channing Avenue The specific mechanical units and their acoustical rating shall be selected tO minimize the protrusion of these units and require that they meet the City’s noise standards for residential areas. The Mews shall be dedicated as a public access easement in perpetuity to the City of Palo Alto for public use and to be maintained by the property owner. The Mews shall be accessible to the public 24 hours per day. The applicant shall enter into a maintenance agreement w.ith the City to maintain the 40 foot wide Mews along the eastern edge of the site. h) i) The applicant shall adhere to the requirements established in the Construction Management Program developed for the PAMF properties. The applicant shall reimburse the City for a contract to retain BAR Architects (David Israel, Principal) to review the construction drawings for consistency with the building materials, design details and intent of the ARB/HRB approval. The applicant shall make any revisions as directed by the Director of Planning and Community Environment, to the construction drawings. J)The applicant shall make modifications to the design of the building and landscaping as directed by the Director of Planning and Community Environment, in consultation with The Steinberg Group Architects (Robert Steinberg, Principal), in order to make the building as compatible as possible with the proposed architectural style envisioned by the ARB/HRB for the site. These modifications may include, but are not limited to, details such as porches, roofs, downspouts and trim. The applicant shall submit detailed landscape drawings of the building/park interface for review and approval by Planning Division staff prior to submittal of a building permit application. Prior to Issuance of Demolition Permit Utilities Electric The Permit-tee 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 @ (800) 642-2444, at least 48 hours prior to beginning work. 3.The new electrical service for the project shall be underground. Final Conditions of Project Approval 325 Channing Avenue The applicant shall provide electrical load sheet, a full set of plans showing main and. meter location, switch board drawings and load breakdown for review and approval by the Utilities Engineering Electrical Division. Depending on the load, a new padmount transformer may be required and, if so, the applicant shall dedicate a location and easements to accommodate the transformer. Public Works Operations 5.PAMC Sec. 8-04-070 shall apply to all public trees to be retained. All trees to be retained, as shown on the approved tree inventory or landscape plan shall be protected during construction. The following tree protection measures shall be approved by the City Arborist and included in construction/demolition plans and contracts. Any modifications to theserequirements must be approved, in writing, by the Planning Arborist. The Planning Arborist shall be in receipt of a statement from the developer or project arborist verifying that the tree fencing is in place before demolition and construction permit issuance unless otherwise approved. The. following tree preservation measures apply to all trees to be retained: All trees to be preserved shall be protected with six-foot-high chain link fences. Fences are to be mounted on two-inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The fences shall enclose the entire areaunder the dripline of the trees. If the sidewalk will be blocked by the above, the entire planting strip may be fenced offto allow pedestrian traffic to use the sidewalk. The fences shall be erected before construction begins and remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. (See Public Works Department’s standard specification detail #505). No storage of material, topsoil, vehicles or equipment-shall be permitted within the tree enclosure area. The ground around the tree canopy area shall not be altered. d.Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. Final Conditions of Project Approval 325 Channing Avenue Utilities/Water-Gas-Wastewater The applicant shall submit a request to disconnect all utility services and/or meters including .a signed affidavit of vacancy. The form is available at the Building Department. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and removed. Prior to Submittal of a Building Permit Fire Department 8.The applicant shall submit final plans for review and approval by the Fire Department that include the following: a)Section 902 of the CFC requires 20 foot wide access roads to reach within 150 feet of the building. An alternative method would include all of the following: 1)Increase sprinkler design to full NFPA 13 rather than 13D or 13R 2)Smoke detection supervised, monitored for trouble note1: spacing within residental units per the Building code. note2: Common areas per NFPA 72 (smoke to alarm with building alarm activation, strobe lights etc..) 3)Horizontal wet standpipe (with valve, 2:2 1/2" outlets with 1 1/2" reducers, and caps) note3: FDC for standpipe at same location for FDC for sprinkler (separate systems) note4: Outlet located on park side of property with SummerHill property line near the intersection of the interior courtyard and rear (park side) property line. (Fire to approve location) b) c) Additional contamination discovered during the closure of the PAMF facilities shall be mitigated prior to covering with new construction and shall be a condition of the demolition permit; Four story buildings require roof access from stairwells pursuant to the UBC and CFC. The roofline shall be revised to accommodate this requirement;. d)The building type shall be revised to provide one hour fire construction and adequate sprinkler systems to meet Code requirements; Final Conditions of Project Approval 325 Channing Avenue 4 e)An approved standpipe system shall be provided for the underground parking structure and the building above to the satisfaction of the Fire Department. Standpipe systems require separate submittal to the Fire Prevention Bureau; A fire sprinkler system shall be required which meets the requirements of NFPA- 13, as modified. Fire sprinkler system installation requires a separate submittal to the Fire Prevention Bureau; g) Additional fire hydrants may be required in the vicinity of the building in accordance with Appendix III-B of the 1998 California Fire Code; and h) elevator car shall be sized for Fire Department gurney access based on gurney dimensions of 24" by 82" plus a minimum of two emergency response personnel.. Planning/Zoning I0. The approved building materials and color scheme shall be shown on building permit drawings for all buildings, patios, fences, utilitarian enclosures and other landscape features. Final landscape and irrigation plans encompassing on- and off-site plan table areas out to the curb must be submitted to and approved by the Plannin~ Division and Utility Marketing Services Division. A Landscape Water Use statement, water use calculations, a grading plan, and a statement of design intent shall be submitted for each project. These plans should be prepared by a licensed landscape architect and qualified irrigation consultant. Landscape and irrigation plans shall include: a.All existing trees identified both to be retained and removed including private and public street trees. b.Complete plant list indicating tree and plant species, quantity, size, and locations. c.Irrigation schedule and plan. d.Fence locations. Lighting p!an with photometric data. All lighting must be shielded in a manner to prevent visibility of the light source, eliminate glare and light spillover beyond the perimeter of the development. The lighting plan, photometric and specification sheets should be revised to meet these guidelines and submitted to Planning staff for review and approval. Final Conditions of Project Approval 325 Channing Avenue 5 Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. All new trees planted within the public right-of-way, as shown on the approved plans, shall be installed per Public Works Standard Tree Well Diagram #504, shall have a tree pit dug at least twice tl~e diameter of the root ball. The Public Works Detail #504 shall be shown on Landscape Plans. Landscape plan shall include planting preparation details for trees specifying digging the soil to at least 30-inches deep, backfilled with a quality topsoil and dressing with 2-inches of wood or.bark mulch on top of the root ball keeping clear of the trunk by 1-inch. Automatic irrigation shall be provided to all trees. For trees, details on the irrigation plans shall show two bubbler heads mounted on flexible tubing placed at the edge of the root ball for each tree. Bubblers shall not be mounted inside the aeration tube. The tree irrigation system shall be connected to a separate valve from other shrubbery and ground cover, pursuant to the City’s Landscape Water Efficiency Standards. Irrigation in the right-of-way requires a street work permit per CPA Public Works standards. Landscape Plan shall ensure the backflow preventer is adequately obscured by planting the appropriate size.and type shrubbery, fitted with green wire cage, or painted dark green to minimize visibility. The Landscape Plan shall also include the following comments and changes: bo The landscape strip in the right-of-way shall be planted and irrigated per direction by Public Works Operations. The following street trees shall be removed and replaced with 24 inch box trees planted according to Public Works Detail #503. Liquidambar B91 with Red Maple Liquidambar B97 with Red Maple Liquidambar B99 with Red Maple Street entry to the Mews. Another species should be selected to replace the Redwoods tree at the sidewalk entry--as they will get too large for the space provided. d.Pedestrian crossing surface material must be identified with details such as manufacturer, color, vehicle rating, base course material, etc. Final Conditions of Project Approval 325 Channing Avenue eo go The plant palette lists Sophora and Albizia genus. Both of these are extremely messy and should be avoided for the constraints of this project. The size of all trees planted on site must be a 24 inch box minimum. Special feature areas, such as the open areas in the Mews, may warrant larger specimens to enhance the landscape. Approved Planting Soil Mix. The planting soil in the planter areas shall show a uniform soil mix to a 24-inch depth. Prior to planting, the contractor shall provide soils lab report to the City Arborist verifying that the following soil mix has been delivered to the site. Palo Alto Soil Mix by volume (pre-mix off site) *65% sandy loam (mostly medium to coarse grade) *15% clay *10% 1/4-inch fir bark *10% volcanic rock *Fertilizer. Combine Osmocote 18-6-12 or equivalent at label rates per yard in the 12-inch area surrounding each root ball. Tree Protection and Preservation Plan. A Tree Protection and Preservation Plan for trees to be retained shall be prepared by an ISA Certified Arborist and submitted for review and approval by the Planning Arborist. A Tree Protection Zone (TPZ) for each tree to be retained in which no soil disturbance is permitted shall be established and be clearly designated on all improvement plans, including grading, utility and irrigation, and show that no conflict occurs with the trees. The plan shall specify, but not be limited to, monthly arborist inspections, pruning, protective .fencing, grading limitations and any other measures necessary to insure survival of the trees. Key elements of this plan shall be printed on the Tree Protection Instructions sheet with the Project Arborist contact number. 11. 12. A separate TREE PROTECTION AND PRESERVATION INSTRUCTIONS sheet shall accompany the plans submitted for building permit and referenced on all Civil drawings (Utility, Storm, Grading, Erosion, etc.); Demolition; Staging; Building; Landscape, Planting and Irrigation Plans. The .Tree Protection and Preservation sheet shall contain the following notes: Conditions of Approval listed below and a Tree Protection Report to be prepared by Walt Bemus, Project Arborist. This sheet shall clearly show the tree protection zone, indicating where the fencing will be placed and denote all trees to be retained and those to be removed. All utilities, both public and private, requiring trenching or boring shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the Final Conditions of Project Approval 325 Channing Avenue 7 13. 14. utilities and any landscape or trees to be retained. This shall include publicly owned trees within the right-of-way. Arborist Progress Report. The project arborist shall perform a site inspection to monitor tree condition on a minimum of four-week intervals. The Planning Arborist shall be in receipt of the progress report during the first week of each month until completion at fax # (650) 329-2154. Tree Protection Statement: A written statement shall be provided to the Building Department verifying that protective fencing for the trees is in place before demolition or grading or building permit will be issued, unless otherwise approved by the City Arborist. 115.Protective Tree Fencing: All street trees and on site trees to be retained, as shown on the approved plans shall be protected during construction to the satisfaction of the City Arborist. The following tree preservation measures apply. ao Type ! Tree Protection. All existing trees to be retained shall be protected with five- foot high chain link fences enclosing the entire canopy dripline under the trees. Each fence shall be mounted on two-inch diameter galvanized iron posts, driven into the ground every 10 feet to a depth of.at least 2-feet. The fences shall be erected before construction begins and shall remain in place until final inspection, except during work specifically required in the approved plans to be done under the trees. to be protected. bo Type II Tree Protection. For trees situated within a narrow planting strip, only the planting strip shall be enclosed with the required chain link protective fencing in order to keep the sidewalk and street open for public use. C°Type III Tree Protection. Trees situated in a small tree well or sidewalk planter pit, shall be wrapped with 2-inches of orange plastic fencing from the ground to the first branch with 2-inch thi~k wooden slats bound securely with additional orange plastic fencing (which shall not be allowed to dig into the bark). During installation of the¯ plastic fencing, caution shall be used to avoid damaging any branches. Major scaffold limbs may also require plastic fencing as directed by the City Planning Arborist. do Si~s: A ’Waming’ sign shall be prominently displayed on each tree protection fence. The sign shall be a minimum of 18-inches square and shall state: ’PROTECTIVE TREE FENCING - This fence shall not be removed without Final Conditions of Project Approval 325 Channing Avenue approval. Violators will be prosecuted and are subject to fine pursuant Section 8.10.110 of the PAMC.’ 16.Prior to the installation of the required protective.fencing, any necessary pruning work on trees to remain shall be performed in accordance with the following: at bo All work on Protected Trees shall be done in a manner that preserves the tree structure and health, pursuant to the Western Chapter of the International Society ofArboriculture (WC-ISA) Guidelines; Standard Practices for Tree Care Operations outlined in the ANSI A300,1995; ANSI Z133-1994 and Chapter 8.10 of the Palo Alto Municipal Code. Any work on trees within the right-of-way must first be approved by Public Works at (650) 496-6974. 17. Signs (not included in this proposal) require a separate ARB application. 18.The project shall provide for trash and recycling to the satisfaction of the City of Palo Alto Recycling Division and Department of Public Works prior to issuance of a building permit. The applicant shall submit and implement s solid waste management and recycling plan, waste management report for contractors and adherence to permit conditions, as’ stipulated in City guidelines. Trash/recycling enclosures should accommodate a two cubic yard cardboard bin, five 64 gallon wheeled cans for newspapers and a trash bin meeting PASCO specifications. The applicant shall provide PASCO with unrestricted access to recycling and trash areas. The applicant shall consult with PASCO on service requirements for the underground location. The trash/recycling enclosure should open full width from the center of the enclosure so that bins can be easily serviced. The applicant shall recycle construction materials to the maximum extent feasible per City of Palo Alto guidelines. 19.In compliance with Program 13 of the Housing Element of the Comprehensive plan, the project has been determined to meet the City’s Below Market Rate, (BMR) requirement by dedicating an option on .60 acres of land for affordable housing per the Development Agreement for the project. Public Works Engineering 20.The applicant shall submit a final grading and drainage plan to Public Works Engineering, including drainage patterns on site and from adjacent properties. The plan shall demonstrate that pre-existing drainage patterns to and from adjacent properties are not altered. Final Conditions of~Project Approval 325 Channing Avenue 9 21.The proposed development will result in a change in the impervious area of the property. The applicant shall provide calculations showing the adjusted impervious area with the building permit application. A storm drainage fee adjustment will take place in the month following the final approval of the construction by the Building Inspection Division. 22. 23. 24. 25. 26. Permit-tee must obtain a grading permit from the City of Palo Alto Building inspection Division if excavation exceeds 100 cubic yards. The applicant shall submit a construction logistics plan to Public Works Engineering. This plan shall address, 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 attached route map which outlines truck routes available throughout the City of Palo Alto. The applicant shall obtain a Permit for Construction in a Public Street from Public Works Engineering for construction proposed in the City right-of-way. The applicant shall obtain an encroachment permit from Public Works Engineering for pedestrian protection on the public sidewalk during construction. A detailed site specific soil report must be submitted which includes information on water table and basement construction issues. 27. 28. 29. 30. 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, oil/water separators, and other items proposed and required for this project. Deleted. Handicap ramps shall be installed at the comers of Channing and Bryant, Channing and Waverley, Homer and Waverley, and Homer and Bryant, and shall conform to Public Works Engineering standards. All unused driveways shall be removed and replaced with curb and gutter according to Public Works Engineering standards. Final Conditions of Project Approval 325 Channing Avenue 10 31. The applicant shall slurry seal Channing Avenue as part of this development. 32.Theapplicantshall show how the West side condominiums will receive utility services and associated easements. 33.The developer/applicant is required to apply for and receive approval of a Tentative Map for subdivision into 36 condominium units prior to submittal of a building permit. 34.The applicant shall submit improvement plans and construct the two landscape bulbouts on Channing Avenue adjacent to the Mews. The applicant shall consult with the Public Works Department to identify an appropriate arrangement for maintaining the bulbouts within the public right-of-way. Transportation 35.Signage and landscaping shall meet the sight distance requirements ofPAMC 18.83.080, applicable to project frontages where driveways are present, and in parking lots. All landscaping in the middle of the garage ramp and to each side must be planted with groundcover or shrubs with a maximum untrimmed growth height not exceeding 2.5 feet above the level of the driveway (trees excepted). A statement to this effect must be included on the plans and landscaping shall be specifically identified in the landscape plan as meeting these height requirements. No berming or signs will be permitted in this area. On-street parking will need to be removed for at least 40 feet on either side of the ramp driveway, All of the above is for the purpose of maintaining optimal sight distance for exiting drivers when they cross the sidewalk and enter Bryant Street. 36.Bicycle parking facilities (make and model) must be specified on the plans and be chosen from the City’s list of acceptable facilities. Utilities Electric 37. 38. All utility meters, lines, transformers, backflow preventers, and any other required utilities, shall be shown on the landscape and irrigation plans and shall show that no conflict will occur between the utilities and landscape materials and shall be screened in a manner which respects the building design and setback requirements. The applicant shall meet. all the standard conditions listed in the memo from Michael Blodgett dated August 7, 2000 (attached). Final Conditions of Project Approval 325 Channing Avenue 11 Utilities/Water-Gas-Wastewater 39.The applicant shall meet all the standard conditions listed in the memo from Roland Ekstrand dated September 1, 2000 (attached). Building Inspection 40.The applicant shall submit to the Building Inspection Division: 1) calculations showing allowable floor area, type of construction and occupancy pursuant to the UBC, 2) detailed design of the residential units pursuant to the UBC, 3) clarification of property line location on east side (Mews), 4) revision to cross corridor doors on third floor corridors to meet City/UBC standards, 5) revision to third floor corridor that leads directly to stair enclosure and not elevator lobby, 6) calculations showing fourth floor living area, 7) fireplaces shall not be wood burning, 8) address UBC section 503.3 for building with courts (fire protection of court walls and include court areas in allowable building area). During Construction Utilities Electric 41.All new underground electric services shall be inspected and approved by both the Building Inspection Division and the Electrical Underground Inspector before energizing. 42.All new underground service conduits and substructures shall be inspected before backfilling. 43.Contractors and developers shall obtain a street opening permit from the Department of Public Works before digging in the street right-of-way. Planning/Zoning 44.All street trees shall receive monthly watering, a written log of each application shall be kept updated at the site construction office. The log shall be forwarded to the Planning Arborist before final sign off is approved. 45.Any existing trees on adjacent property, including the public right-of way, that overhang the site shall be protected from impacts during construction, to the satisfaction of the City Planning Arborist. Final Conditions of Project Approval 325 Channing Avenue 12 46.The applicant shall be responsible for the repair or replacement of any publicly owned trees that are damaged during the course of construction, pursuant to Section 8.04.070 of the Palo Alto Municipal Code. 47.The following tree preservation measures apply to all existing trees that are to be retained: a.No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. b. ’ The ground under and around the tree canopy area shall not be altered. Trees to be retained shall be irrigated, aerated and maintained as necessary to ensure survival. do All trees to be retained shall receive monthly watering during all phases of construction. A written log of each application of water shall be kept at the site. The City Planning Arborist shall be in receipt of this log before final inspection is requested. Police 48.All non-residential construction activities shall be subject to the requirements of the City’s Noise Ordinance, Chapter 9.10 PAMC, which requires, among other things, that a sign be posted and that construction times be limited as follows: 8:00 AM to 8:00 PM Monday thru Friday 9:00 AM to 8:00 PM Saturday 10:00 AM to 6:00 PM Sunday. Public Works Engineering 49. 50. To reduce dust .levels, it shall be required that exposed earth surfaces be watered as necessary. Spillage resulting from hauling operations along or across any public or private property shall be removed immediately and paid for by the contractor. Dust nuisances originating from the contractor’s operations, either inside or outside of the right-of-way shall be controlled at the contractor’s expense. The contractor must contact the CPA Public Works Inspector at (415) 496-6929 prior to any work performed in the public right-of-way. Final Conditions of Project Approval 325 Channing Avenue 13 51.No storage of construction materials is permitted in the street or on the sidewalk without prior approva! of Public Works Engineering. 52.The developer shall require its contractor to incorporate best management practices (BMP’s) for storm water pollution prevention in all construction operations,, in conformance with the Santa Clara Valley Nonpoint Source Pollution Control Program. The Inspection Services Division shall monitor BMP’s with respect to the developer’s construction activities on private property; and the Public Works Department shall monitor BMP’s with respect to the developer’s construction activities on public property. It is unlawful to discharge any construction debris (soil, asphalt, sawcutslurry, paint, chemicals, etc.) or other waste materials into gutters or storm drains. The applicant also will be required to paint a "No Dumping/Flows into the Bay" logo near all drainage inlets. 53.All construction within the City right-of-way, easements or other property under City jurisdiction shall conformto Standard Specifications of the Public Works and Utility Departments. Utilities/Water-Gas-Wastewater 54.The applicant shall meet all the standard conditions listed in the memo from Roland Ekstrand dated September 1, 2000 (attached). Prior to Finalization Planning/Zoning 55.The landscape architect shall certify in writing and submit to Planning Division, and call for inspection, that the landscaping has been installed in accordance with all aspects of the approved landscape plans, that the irrigation has been installed and that irrigation has been tested for timing and function, and all plants including street trees are healthy. 56.The Planning Department shall be in receipt of written verification that the Landscape Architect has inspected all trees, shrubs, planting and irrigation and that they are installed and functioning as specified in the approved plans. Public Works Engineering 57.All sidewalks bordering the project shall be repaired and/or removed and replaced in compliance with Public Works approved standards. Final Conditions of Project Approval 325 Channing Avenue 14 58.The Public Works Inspector shall sign offthe building permit prior to the finalization of this permit. All off-site improvements shall be finished prior to this sign-off. After Construction Public Works Water Quality Control 59.No wastewater (including equipment cleaning wash water, vehicle wash water, cooling water, air conditioner condensate, and floor cleaning washwater) shall be discharged to the storm drain system, the street or gutter. Utilities/Water-Gas-Wastewater 60.The customer shall give the City written notice of any material changes in size, character, or extent of the equipment or operations for which the City is supplying utility service before making any such change. ¯ 61.Project construction shall include installation of irrigation supply to all street trees. Details shall specify an in line loop of drip tubing placed around the top of the rootball at a point one-third of football diameter. All tree irrigation shall be connected to a separate vaive from other shrubbery and ground cover as required in Landscape Water Efficiency Standards for the City of Palo Alto (V-C)(o). Planning/Zoning 62.Maintenance. For the life of the project, all landscape shall 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. ., Final Conditions of Project Approval 325 Channing Avenue 15 Attachment D PLANNING DIVISION STAFF REPORT TO: FROM: PLANNING & TRANSPORTATION COMMISSION Chandler Lee DEPARTMENT:Planning AGENDA DATE: January 10, 2001 SUBJECT:Planning Commission recommendation to the City Council on a Tentative Map to subdivide a 51,300 square feet (1.18 acre) parcel into 36 air space condominiums at 325 Channing Avenue, 00-SUB- 07; Environmental Assessment: An Environmental Impact Report has been prepared. RECOMMENDATION Staff recommends that the Planning Commission recommend that the City Council: 1. Approve the attached tentative map based on the attached findings (Attachment A) and conditions (Attachment B). PROJECT DESCRIPTION The applicant has submitted an application for a tentative map to subdivide.the existing 1.18- acre parcel into 36 air space condominiums. The condominiums would be accessed from the primary pedestrian entry on Channing Avenue into the courtyard with entries to individual units on both Channing Avenue and Bryant Street as well as through the central courtyard and mews. The automobile access will be located on Bryant Street. On August 11, 2000, the current tentative map application was submitted by the applicant ¯ for subdivision of the subject site into 36 air space condominiums. Site Information Information regarding the applicant, owner, assessor’s parcel number, Comprehensive Plan designation, zoning district, existing land use, and parcel size is shown below in Table 1. City of Palo Alto Page I TABLE 1: PROJECT INFORMATION Applicant: Owner: Assessor’s Parcel Number: Comprehensive Plan Designation: Zoning District: Surrounding Land Use: SummerHill Homes SummerHill Channing LLC 120-17-X1 Multiple Family. Residentia! AMF (Attached Multiple Family Residential) North: Roth Building/Proposed Public Park South: Parking. Lot/Proposed Single Family Residential East: Parking Lot/Proposed Single Family Residential West: Single Family Residential and PAMF Research Building Parcel Size:51,300 s.f. or 1.18 acres Project History The site was recently occupied by one building and a portion of another that were left vacant when the Palo Alto Medical Foundation (PAMF) relocated to its new facility on E1 Camino Real. The site comprises approximately 30 percent of the entire block that was designated for detached houses on small lots (DHS), attached multiple: family (AMF) and public facilities (PF) in the South of Forest Area Coordinated Area Plan (SOFA) (CAP). The City Council approved these zoning designations for this site as well as for the remainder of Phase I of the SOFA area in March-2000. The City Council also approved a development agreement with SummerHill Homes for this site that allows construction of multiple family uses up to the maximum limits aliowed under the AMF designation (1.5 FAR, 45 foot height at the peak of the roof, 35 foot height at the roof eave and no fourth floor units). Since Council’s approval, SummerHill Homes has received City approval of a certificate of compliance to reconfigurethis block (Block B) as well as Parcel Maps and certificates of compliance for the other blocks formerly owned by PAMF. The applicant, received recommendation for approval from the Architectural Review BoardA-Iistoric Resources Board on October 19, 2000 to allow demolition of an existing 9,000 square foot medical office building and construction of a 36 unit three story condominium complex, subterranean parking garage and related site improvements on this site. The approval included draft subdivision findings and conditions. City of Palo Alto Page 2 The current application for a tentative map is accompanied by the final findings and conditions attached to this staff report subject to Planning Commission review and approval. POLICY IMPLICATIONS The proposed Tentative Map is consistent with the Comprehensive Plan and the SOFA CAP. SUMMARY OF SIGNIFICANT ISSUES The major issues involved in this application are the reservation of a 20-foot by 30-foot Emergency Vehicle Access (EVA) on the proposed public park site owned by the City immediately adjacent to the site and the preservation of trees on.and adjacent to the parcel. These issues were resolved during the ARB/HRB review process. The EVA reservation and tree preservation are included as conditions of project approval and shown on the tentative map. The second issue is the granting of a public right of way for pedestrians and EVA access. This right of way, or mews, will ultimately connect the public park to Channing Avenue and Scott Park. The mews will be constructed by SummerHill Homes owned and monitored by the future Condominium Association, and require that public accessibility be provided. Zoning Ordinance Compliance The following table compares the project to the existing AMF. Residential District regulations established in the SOFA CAP. Project Comparison With SOFA CAP Development Standards - AMF District Dwelling Units Density Floor Area (sq.ft.) Floor Area Ratio Setbacks - Bryant St. (front) - Public Mews (rear) - Interior Side: Park Street Side: Channing Proposed 36 31 units/acre 76,950 s.f. 1.5:1 18 feet 40 feet 10 feet 15 feet AMF Zoning 35 - 59 units 30- 50 units/acre 76,950 s.f. 1.5:1 15 feet 10 feet 10 fee/ 15 feet City of PaSo Alto Page 3 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 SOFA CAP 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 EIRand the findings made by the City i2ouncil pursuant to CEQA (Resolution No. 7950) are available for public review in the Planning Department on the Fifth Floor of City Hall. NEXT STEPS Following P1 .anning Commission review, the application will be heard by the City Council for decision at a meeting tentatively scheduled for February 5, 2000. If Council approves the project, the applicant may apply for a final subdivision map. Prior to subdividing the property, the applicant will be required to submit improvement plans for the design of the adjacent sidewalks, utilities and the Mews (the pedestrian walkway proposed along the eastern edge of the site), a subdivision.agreement and an application for approval of a Final Subdivision Map. The Final Subdivision Map will be reviewed for compliance by the Public Works Department and must be approved by the Director of Planning and Community Environment. ATTACHMENTS/EXHIBITS: Attachment A - Findings Attachment B - Conditions Attachment C - Location Map Attachment D - Subdivider’s Statement Tentative Map [Commissioners only] COURTESY COPIES: Rick Wurzelbacher, SummerHill Homes, 777 California Avenue, Palo Alto, CA 94304 Dan Schaefer, BKF Engineers, 540 Price Avenue, Redwood City, CA 94063 Jim Baer, Premier Properties, 172 University Avenuel Palo Alto, CA 94301 Prepared by: Reviewed by: Chandler Lee, Contract Planner John Lusardi, Current Planning Manager Department!Division Head Approval: Lisa Grote, Chief Planning Official City of Palo Alto Page 4 Attachment E 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 MEETINGS ARE CABLECAST LWE ON GOVERNMENT ACCESS CHANNEL 16 ,January 10, 2001 REGULAR MEETING - 7:00 City Council Chambers Room Civic Center, Ist Floor 250 Hamilton Avenue Palo Alto, California 94301 ROLL CALL: Commissioners: Annette Bials0n, Chairman Patrick Burr, Vice-Chair Owen Byrd Jon Schink - absent Kathy Schmidt Phyllis Cassel Bonnie Packer Staffi" Lisa Grote, Acting, Chief Planning Official Wynne Furth, Senior Assist. City Attorney John Lusardi, Current, Planning Manager Chandler Lee, Consultant Planner Zaxiah Betten, Executive Secretary 22 Chm~f~Bialson: I’d like to call this meeting to order. Will the Secretary please call 23 the roll? ~"¯ 24 25 Chairman Bialson.:~ase note that Commissioner Byrd has just entered. I am reminded 26 that Commiss’~c_~_.~k~conflicted out. Does anybody else have some information Uo tCommi sione s. 28 29 The firstitem on the agenda is Oral Co~tions.- 30 31 ~ONS. Members of t~p~blic may speak to any item not on 32 ~ee _(3) m.,in.u.tes, per .,~e~er. Those who desire to speak~v _all, able ~o.m the s ,’e~ary of the Commission.33 ;the P.lanr~ing Con~ission reserves the right to limit the oral c~. unlcat!ons period to34 35 15 minutes.’"" 36 ~eak. 37 38 Now we will go trough our Agenda Changes, Additions and Deletions.~ City of Palo Alto Page I 1 2 3 4 5 6 7 8 9. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 ehmidt: I think Chandler answered the first question I was going to ask. in the Staffreport that the vehicle access was shown on the map but since it it is not shown there. But it also mentions in that sentence that there was some on.issues that would shown on the tentative map. Is that there or is that changed with the EVA change? Mr. Lee:the way the conditions are structured for the tentative map it cites by reference and HRB conditions that were attached to the actual building approval. So the plans with all the elevations and the landscaping will have those tree protection included on that plan. This refers to it by reference. Commissioner Schmidt:yOU, MOTION Commissioner Byrd.: I’ll try a that the Council approve the tentative conditions in Attachment B. like to move that the Commission recommend based on the findings in Attachment A and the Chairman Bialson: Second? SECOND Commissioner Schmidt: Second. Chairman Bialson: We have a motion by Commissioner B Commissioner Schmidt. Any comment on that? Commissioner Byrd: Only that it has been exciting t6 watch the old medical foundation site. I wish Summerhill all the best in getting as they can. MOTION PASSED seconded by at the built as quickly Chairman Biatson: Thank you. Any other comments? If not let’s go for a vote. those in favor plebe say aye. (ayes) All those against say nay. That passes unanimously with Commissioner Schink not in attendance. Chairman Bialson: Next is item number two. Do we have a Staff report on that. 325 Channing Avenue*: Tentative Map to subdivide a 51,300 square feet (1.18 acre) parcel into 36 air space condominiums. File No. 00-SUB-07. Environmental Assessment: An Environmental Impact Report has been prepared. This item has beententatively scheduled for a public hearing with the City Council on February 5, 2001. City of Palo Alto Page 4 I 2 4 5 6 7 9. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 Mr. Lusardi: Madam Chair, member of the Commission, this is also a tentative subdivision map for 36 air space condominiums on a site known as Block B which is the main block of the former PAMF Medical Center site. It will provide for a condominium project to be built on that site. This project has also been reviewed by the Architectural Review Board. The Architectural Review Board has recommended to the Director of Planning and Community Environment approval of that project with conditions. The Director is Currently reviewing the project and those conditions for his action. Thank yOU. Chairman Bialson: Mr. Lee, do you have anything? Mr. Lee: No other clarifications other than Staff is recommending approval subject to the findings and conditions in Attachment A and B. Chairman Bialson: Does the applicant have anything to say or just available for questions? Fine. Commission? Bonnie. Commissioner Packer: I have the same comment wi.th respect to the zoning as is reflected on the face of the first page of the map. Mr. Lee: And you are consistently correct. Commissioner Packer: Just for the record, it is a typographical error and it will show it as AMF zoning. Mr. Lee: That’s correct. ¯ Chairman Bialson: Thank you very much, Bonnie. Anyone else? the same Commissioner make another motion please. MOTION Why don’t we have Commissioner B~d: For this item two, I will move that the Commission recommend that the Council approve the tentative map based on the findings in Attachment A and the conditions in Attachment B. SECOND Commissioner Packer: Second. Chairman Bialson: We have a motion by Commissioner Byrd, seconded by Commissioner Packer. Any comments? Let’s take a vote then. MOTION PAssED City of Palo Alto Page 5 1 2 ,4 7 8 9. 10 11 12 13 14 15 17 18 2O 21 22 24 25 26 27 28 29 3O 34 37 39 4O 41 Chairman Bialson: All those in favor please say aye. (ayes) All against, nay, passes unanimously with Commissioner Schinknot in attendance. So those two items are taken care of. Thank you very much Staff. That ~orts from Committees, I know of none. FROM COMMITTEES REPORTS ialson:Reports From Officials, I know of none. OFFICIALS ¯ Chairman ’,ommissioner Questions, Comments or Announcements? COMMISSIONER COMMENTS AND/OR ANNOUNCEMENTS Commissioner Byrd: I had to ask Ed Gawftonight to brief us on the status of the proposals for development former Peninsula Creamery site which has been in the news lately. According to is unable to be here tonight and promised to call me about it. I’d feel more c the whole Commission briefed about this at our next hearing because it is a sub !considerable public discussionat the moment. Ms. Lisa Grote, Chief Planning Official: We c~k~ertainly do that and we will put it on the agenda to brief you. ~ ’ " Commissioner Butt: On a related subject, it might be h~pful.for the Commission to hear a brief update from John on the SOFA II process since Jo’b4~ Lusardi is here. John, doyou feel comfortable giving a short synopsis ol 7he,,re we .a .flK~e SOFA II Plan? Mr. Lusardi: Yes. Madam Chair, members of the Commfssion,’t~e timing being fight ~pared a land use workbook packet for.the W_,orking ,G, r~, tobe reviewing. They are scheduled to review that tomorrow evening. The workboo ,k~ntains alternative land use diagrams for the Working Group to look atas well as three alt~ative developmentstantlardstolookat. _ _ ,_.. ~ Currently, the direction that the Working Gro~~aff.i.,s .tha! w.e’~ foctlsing our attentions within the SOFA II ar~~.thin ~a, t .are .~Tl~,e reason for that being that the CDS zone in th~,f th~a,,tp ,a~t. l~l.ar zone district. It also provides for a mixed use ~ o,tf .,he dir, ec ,’.~that the SOFA group is going and trying to maintain the mixture of uses and the eclectic~ nature of that area. City of Palo Alto Page 6