HomeMy WebLinkAbout2000-02-07 City Council (15)TO:
FROM:
City of Palo Alto
City Manager’s Report
HONORABLE CITY COUNCIL ~
CITY MANAGER DEPARTMENT: PLANNING AND
COMMUNITY ENVIRONMENT/PUBLIC WORKS
DATE:
SUBJECT:
1)
FEBRUARY 7, 2000 CMR:133:00
445 BRYANT STREET (LOTS S/L)~ [FILE NOS. 98-ZC-11, 98-
ARB-159, 98-EIA-23, AND 98-SUB-5]: SECOND READING
OF AN ORDINANCE TO AMEND SECTION 18.08.040 OF
THE PALO ALTO MUNICIPAL CODE (THE ZONING MAP)
TO CHANGE THE CLASSIFICATION OF PROPERTY
KNOWN AS 445 BRYANT STREET (PARKING LOTS S/L)
FROM PF AND CD-C(P) TO PLANNED COMMUNITY (PC).
528 HIGH STREET (LOT R), [FILE NOS. 98-ZC-12, 98-ARB -
180, 98-EIA-25 AND 98-SUB-6]: SECOND READING OF AN
ORDINANCE TO AMEND SECTION 18.08.040 OF THE
PALO ALTO MUNICPAL CODE (THE ZONING MAP) TO
CHANGE THE CLASSIFICATION OF PROPERTY KNOWN
AS 528 HIGH STREET (PARKING LOT R) FROM PF TO
PLANNED COMMUNITY (PC).
REPORT IN BRIEF
On January 18, 2000, the Council continued a second reading of the PC Ordinance for the
proposed project. The Council directed a study session to be held prior to the second
reading so that additional information related to design, cost and scheduling issues could
be presented. Detailed information on these topics was presented on December 20, 1999,
in CMR:456:99. The additional information now being provided supplements the
December 20, 1999 report.
CMR:133:00 Page 1 of 6
RECOMMENDATION
Staff recommends that the City Council take the following actions:
Adopt the attached Planned Community (PC) Ordinance, including findings and
conditions, rezoning the property from (PF) Public Facilities and CD-C (P)
Commercial District with Pedestrian Shopping Corribining District to PC Planned
Community District to allow the construction of a multi-level parking structure on
existing City of Palo Alto parking lots S/L; and the request for a waiver of
required parking for the new square footage of the proposed teen center (see
Attachment A).
Adopt the attached Planned Community (PC) Ordinance, including findings and
conditions, rezoning the property from PF (Public Facilities) to Planned
Community (PC) Zone to allow the construction of a multi-level parking structure
on existing City of Palo Alto parking lot R (see Attachment B).
BACKGROUND
The first reading of the proposed Planned Community Ordinances was held on December
20, 1999. Actions taken by Council at that meeting are listed in Attachment C.
On January 18, 2000, the Council reviewed the proposed project in a second reading of
the PC Ordinances. The Council voted 7-0 (Beecham, Fazzino absent) to continue the
item to a date uncertain, with a study session to be held prior to that meeting so that
additional information regarding visual impacts and costs could be presented.
Several issues or questions were raised by Council at the January 18, 2000 meeting. The
Council was interested in knowing the visual/aesthetic and cost impacts of removing the
fifth floor from Lot S and going one more level underground at that location. This report
summarizes the responses to each identified issue.
DISCUSSION
Visual and Aesthetic Impacts
The proposed parking garage at Lots S/L (five above ground levels and two underground
parking levels) has been designed to reduce the visual and aesthetic impacts to. the
surrounding neighborhood. The building elevations incorporate three major design
components that include a base, middle and upper "cap" element. The upper "cap" has
been designed to have an open and airy feeling. In addition, these building components
have been delineated by the use of different building materials and colors. These
elements effectively reduce the mass, scale, height of the parking structure.
The parking structure with 5 levels above ground has reduced potential visual impacts on
the Victorian at 420 Florence Street. The historic portion of the Victorian is located near
the comer of Florence and Lytton. The portion of the building located closest to the
parking structure is an addition to the original building that was built in 1983. The
CMR:133:00 Page 2 of 6
attached photographs illustrate the relationship of the Victorian to Florence Street and to
the proposed parking structure (Attachment E). The parking garage incorporates a notch
in the footprint to allow an expanded view of the historic portion of the Victorian from
the Florence Street sidewalk. Removing the fifth level of parking will not reduce or
increase the visibility of the Victorian’s fagade from a pedestrian perspective.
Solar Access
The solar access impact on the Victorian resulting from a reduction in height of the
parking garage is negligible. The majority of interior offices in the Victorian building will
get their direct sunlight blocked from the south direction regardless of the parking
structure height. It is possible that a four-story parking garage would allow the top of the
building eaves to get some direct sun for a short time in the early afternoon, but would
not increase the amount of sunlight that would come through the windows on the south
side of the building (see Attachments G and H). However, the proposed parking structure
maintains an adequate distance from the Victorian for light and ventilation. This distance
varies from 38’-9" to 5’-0", with the greater distance being between the parking structure
and the original portion of the Victorian and the shorter distance being between the
parking structure and the newer addition (see Attachment D).
Palo Alto Medical Foundation (PAMF) Parking
Additional parking has recently been made available by the relocation of PAMF to its
new E1 Camino Real site. While this parking will help mitigate lost parking impacts
during construction, it is not considered a long-term solution. Ultimately, this area will
be redeveloped, and the parking will likely be used by occupants of the new
development.
Additional Level of Underground Parkin~
Council had several questions about the costs of reducing the parking structure to four
stories with an additional level of parking underground. A third basement level would be
located within the groundwater table and needs to be thick enough to withstand the lateral
and uplifting water pressure. In addition, during excavation more shoring support would
be required and groundwater would need to be continually pumped from the site into the
existing stormwater drainage system. Permanent pumping of groundwater into the
stormwater, system is prohibited by the Municipal Code (Section 18.49.100(e)), and can
only be used as a temporary measure during construction.
A preliminary estimate of an additional $1,000,000 was reported to Council by staff at
the January 18, 2000 Council meeting. In preparation for the study session, staff has
asked our consultants to confirm the estimate and provide additional details on the
components that account for the additional cost. Revised estimates by our consultants are
now coming in significantly higher. Public Works staff is completing a more thorough
review of the estimate. Additional information will be provided to Council at the study
session.
CMR:133:00 Page 3 of 6
Timeline
If the 5-level garage design is approved in February 2000, the project could proceed to
the assessment district election in Summer 2000. If an assessment district is formed,
construction could begin by late Summer 2001. The construction period is anticipated to
be one year for the structure at Lot R, and 1.5 years for the Lot S/L garage. A
recommendation on whether to construct the garages concurrently or sequentially will be
presented to Council for approval prior to construction.
If Council determines that redesign of one or both parking structures is necessary, final
action on the second reading of the Planned Community (PC) Ordinance must be
deferred. The final design is a component of the "development plan" of a Planned
Community (PC) Ordinance. The process for a redesign would require an amended
Planned Community (PC) ordinance that requires a first and second reading of the
ordinance by Council. The redesign of the structure would need to be reflected in revised
plans prior to returning to Council for first reading. Depending upon the extent of the
redesign, the first reading could be delayed by one month if one floor is removed or
longer if an additional level underground is included. A delay in returning to Council
would result in a commensurate delay in the start of construction.
ATTACHMENTS
Attachment A: Planned Community (PC) Ordinance including Conditions of Approval
for PC zone change at 445 Bryant Street (Lots S/L)
Attachment B: Planned Community (PC) Ordinance including Conditions of Approval
for PC zone change at 528 High Street (Lot R)
Attachment C: Actions Taken by City Council on December 20, 1999
Attachment D: Reduced and Enlarged Site Plans that illustrate the set backs from the S/L
Parking Garage to the Victorian
Attachment E: Pictorial Survey of the Victorian located at 418-420 Florence Avenue
Attachment F: Cost Comparisons of Alternative Designs
Attachment G: Florence Street Elevation Shadow Study For a 5-Story Building
Attachment H: Florence Street Elevation Shadow Study For a 4-Story Building
PREPARED BY:Phillip Woods, Senior Planner
Karen Bengard, Senior Engineer
DEPARTMENT HEAD:
Community Environment
CMR:133:00 Page 4 of 6
DEPARTMENT HEAD:
GLENN S. ROBI~RTS
Director of Public Works
CITY MANAGER
Manager
COURTESY COPIES:
The Watry Design Group, 815 Hamilton Street, Redwood City, CA 94063
Greg Smith, Consulting Engineer, 353 Sacramento Street, San Francisco, CA 94111
City of Menlo Park, Director of Community Development, 701 Laurel Street, Menlo
Park, CA 94025
Downtown Marketing Committee, c/o Palo Alto Chamber of Commerce, 325A Forest
Avenue, Palo Alto, CA 94301
Crescent Park Neighborhood Association, Attn: Catherine Lehrberg, 1085 University
Avenue, Palo Alto, CA 94301
Roxy Rapp, P.O. Box 1762, Palo Alto, CA 94302
Chop Keenan, Keenan Land Company, 700 Emerson Street, Palo Alto, CA 94301
Georgie Gleim, Gleim Jewelers, 322 University Avenue, Palo Alto, CA 94301
Rick Tipton, P.O. Box 1281, Palo Alto, CA 94301
Lot R Tenant Representative: Joseph Bellomo, 102 University Avenue, Palo Alto, CA
94301
Architectural Review Board Representative: Bob Peterson, 57 E1 Camino Real, Menlo
Park, CA 94025
Public Arts Commission Representative: Judith Wasserman, 751 Southampton, Palo
Alto, CA 94303
University South Representative: Yoriko Kishimoto, 251 Embarcadero Road, Palo Alto,
CA 94301
Downtown North Representative: Mark Nanewicz, 228 Waverley Street, Palo Alto, CA
94303
Downtown North Alternate: Michael Griffin, 344 Poe Street, Palo Alto, CA 94303
Downtown North Alternate: Sally Ann Rudd, 204 Cowper Street, Palo Alto, CA 94301
John S. Ervin, 420 Palm Street, Palo Alto, CA 94301
Earl Nicholas Selby, Attorney at Law, 418 Florence Street, Palo Alto, CA 94301
Mr. Michael Weed, Aufmuth, Fox, Weed & LeBlanc, 314 Lytton, Suite 200, Palo Alto,
CA, 94301
CMR: 133:00 Page 5 of 6
M.Wagner and R. Ferguson, Attn: Rich Ferguson (Lot S/L), 301 University Avenue,
#480, Palo Alto, CA 94301
Herb McLaughlin (property at 124 University Avenue), c/o Kaplan McLaughlin Diaz,
222 Vallejo Street, San Francisco, CA 94111
Chamber of Commerce, 325 Forest Avenue, Palo Alto, CA 94301
Lisa Hendrickson, Avendias, 450 Bryant, Palo Alto CA 94301
Shulamith Rubinfien, 501 Kingsley Avenue, Palo Alto, CA 94301
Elaine Meyer, 609 Kingsley Avenue, Palo Alto, CA 94301
Jeff Brown, 660 Lincoln Avenue, Palo Alto, CA 94301
Dorothy Bender, 591 Military Way, Palo Alto, CA 94306
Pria Graves, 2130 Yale Avenue, Palo Alto CA 94306
Lorilee Houston, 520 Cowper Avenue, Palo Alto, CA 94301
Karen Holman, 725 Homer Avenue, Palo Alto, CA 94301
Katherine Pering, 388 Everett Avenue, Palo Alto, CA 94301
Phyllis Munsey, 2361 Santa Ana, Palo Alto, CA 94303
John Hackmann, 235 Embarcadero Road, Palo Alto, CA 94301
Kathy Jordan, 685 High Street, #5C, Palo Alto, CA 94301
Bill McCann, President Palo Alto Plaza Homeowners Association, 685 High Street, #2F,
Palo Alto, CA 94301
Sylvia Star-Lack, VTA Congestion Management Program, 3331 N. First Street, Bldg. B,
San Jose, CA 95134
CMR:133:00 Page 6 of 6
Attachment A
ORDINANCE NO..
ORDINANCE OF THE COUNCIL OF THE CITY OF PALO ALTO
AMENDING ’ SECTION 18.08. 040 OF. THE PALO ALTO
MUNICIPAL CoDE (THE ZbNING MAP) TO CHANGE. THE
CLASSIFICATION OF PROPERTY KNOWN A.’S 445 BRYANT
STREET (PARKING LOTS S/L) FROM PF AND CD-C (P)TO PC
The Council of the ~City’ of Palo Alto does ORDAIN as
follows:
SECTION 1
(a) The Planning Commission, after duly noticed public
hearing, and the Architectural Review Board, after duly noticed
public hearing, have recommended that Section 18.08.040 (the Zoning
Map) of the PaloAlto Municipal Code be amended as hereinafter set
forth.
(b) The City. Council, after duly noticed public hearing,
and upon due consideration of the recommendations and of all
testimony offered upon the~ matter, finds that the proposed
amendment °’¯is in the public interest and will promote the public
health, safety and welfare~ as.hereinafter set forth;
SECTION 2.. Section 18.08.040 of the Palo~ Alto Municipal
Code,. the "zoning Map.," is hereby amended by changing the zoning of
certain property known as 445¯ Bryant Street (the "subject
property") from "PF Public Facility" and¯ ~CD-C(P)Commercial
District~ (community), Pedestrian Combining" to "PC" Planned
Community~"--The--subj-ec~--propert-y~i-s--shown--on--t-he ~ma-p:l-abeled
Exhibit "A," attached hereto and incorporated herein by reference.
SECTION 3. The City Council hereby.finds with respect to
thesubject property that:
(a) ’The site is so situated, and the use proposed for
the site is of such a characteristic that’ the
application of general districts or combining
districts will not provide sufficient flexibility
to allow the-.proposed-development. The. proposed
use is a multistory parking garage, which has been
identified as a major public need in the downtown
area, and such a Use cannot be feasibly constructed
within the available space under any other existing
zoning classification.
990708 sdl 0032195
(b)Development of the site under the provisions’of the
PC Planned CQmmuinity district will result in public
benefits not otherwise attainable by app~icatign of
the regulations of .general districts or combining
’districts. The primary purpose and the major
public benefit of the development is to provide
much needed public Parking, which will reduce the
current parking deficit in the downtown area.
Other public benefits of the project include a
landscape plaza, on Bryant Street, electrical
connections for electric vehicles and incorporation
of public art.
The use permitted and the. site development
regulations applicable within the district are
consis£ent with the Palo Alto Comprehensive Plan,
as detailed in the staff Report to the Planning
Commission for the Agenda of July 14, 1999. The
permitted uses and site development regulations are
compatible: with existing and potential uses on
adjoining sites or in the ’general vicinity, as
follows: i) the. parking structure will provide
’public parking to support commercial uses in the
area; 2) the leased.space will be one or more of
the following: (i) a ground floor retailor other
.pedestrian-oriented use; (ii) a teen center; and
(iii) Office use.. Either a retail Or Other
pedestrian-orienteduse would be similar~ to other
ground floor uses in the vicinity, and a teen
center wQuld merely replace an existing teen center
use, which has operated compatibly with surrounding
uses. Office use. above the ground floor is also
.similar to many su~r6unding uses.
~ECTION’4. Those certain plans.entitled "445 Bryant Street
(parKing lots S/L)" prepared by The Watry Design .Grgup and
Komorous’-Towey Architects, dated March’5, IS99, a copyof which is
on file in the Planning Division office, and to which, c~py
reference is hereby made, are hereby .approved as the’Development .
Plan for the subject property, pursuant to Palo Alto Municipal Code
section 18.68.120. Said Development Plan is approved for the
following uses, and subject to the following conditions:
(a) Permitted Use~. The permitted uses shall be limited
to a multistory parking facility, with auto .and pedestrian
.circulation, auto and bicycle parking, landscaping, lighting and
990708 sdl 0032.195
2
accessory uses, including bathrooms and sto~age. ~Other uses that
may be made from space deemed unusable for parking, include oneor
more of the following uses in addition to parking: (.a) retail or
other pedestrianToriented ground, floor use; a teen center; and
office use above the ground f.loor.
(b)conditional Uses.No conditional uses ~hall be
permitted. .~
.(c)Site Development Regulations. All improvements, and
development shall be substantially’in accordance with the apprpved
Development Plan} which shall be amended as required to comply’with
the Specia!Requirements. set forth in subparagraph (e), and with
all applicable codes and ordinances, and with the requirements of
the Director of Public Works, the Director of Utilities, and the
Fire Chief.
(d) Parking- a~d....~..L0ading Requirements. The parking
governing the subject .proPertY shall’ be in accordance with the
Development Plan, which shall be amended as required to comply with
the Special Requirementsset forth in subparagraph (e).
(e) Special Requi~ements. The conditions of Approval
adopted by the City Council in approving this ordinance, attached
hereto as Exhibit "B" and inco.rporated herein by reference, are
hereby approved as the special requirements of the PC zone
established by this’ ordinance, as are the. Mitigation Measures
described in the Summary of Environmental Impacts and Mitigations,
Draft Environmental ImPact Report (98-EIA-23), prepared by Jerry
Haag, dated November, 1998. To the extent of a conflidt between
the Deve!opment’Plan and these special requirements, these special
requirements shall apply.
(f) Development Schedule~ Construction Shall commence on
or before January i, 2001 a~d shall be completed and ready for
occupancy on or before January i, 2008.
HECTION 5. The city council adopts. this ordinance in
accordance with the California Environmental Quality Act~ ("CEQA")
findings adopted by Resolution No. __.
/!
!/
990708 s~ 0032195
3
,SECTION 6.
thirty-first, day after the date~of its adoption.
INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:i
ABSENT:
ATTEST:APPRovED:
This ordiDance shall be effective upon the
City Clerk
APPROVED AS’TO FORM:
Senior Asst. City Attorney
Mayor
City Manager
Director of Planning and.
Community Environment
990708 s~ 0032195
4
EXHIBIT "A"
Project: 445 Bryant Street (lot S/L)
File #: 98-ZC-II;98-ARB-159;98-EIA-23;98-SUB-5 Scale: i" = .300’
EXHIBIT "B"
DRAFT CONDITIONS OF APPROVAL FOR PC ZONE Ct~GE ’
445 Bryant Street (Lots._S/L) .,
File Nos. 98-ZC-11, 98-ARB-159, 98-EIA-23’and 98-SUB-5
,Prior to Demolition
1. Construction plans shall
materials through:
include specific steps in recovering recyclable -
Recovery of cor~crete, asphalt, and other inert solids;:
Recovery of scrap metals;
Sifi’ng container at the construction .site for cardboard, beverage
container, wood, and other recy.lable miterials.
Recovery of concrete, asphalt, and other inert solids; "
2...Tree Protection Statemenk 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 Planning Arborist.,
3.Protectix)e Tree Fencing.: All trees to be retained, as shown on tl~e approved
plans shall be protected during construction to the satisfaction of the City
Planning Arborist.. The following tree preservation measures, apply to all
trees to be retained.
All existing trees to be retained shall be protectedwith five-fo’ot high
chain link fences enclosing the entire dripline under the trees.* Each
tree 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
plac.e until final inspection, except during work specifically required in
the approved plans to be done under the trees to be protected. (As
shown on Public Work~ Standard Specification Detail #505, which
Shall appear on the plans.).
For trees situated wi~hin’a narrow planting strip, only the planti~zg
strip should be enclosed with the required protective.fencing in
order to keep the sidewalk and street open for public use.
Trees situated in a small Bee well or sidewalkplanter pit, shall be
wrapped with 2-inches of orange plastic fencing from the ground
to the.first branch with 2-inch thick 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 fencin.g as direc.ted by the
City Planning Arborist..
~: A "Warning" sign shall be prorn!nently displayed on each tree"
protection fence. The sign shall be a minimum of 18-inches square and
shallstate: "PROTECTIVE TREE FENCING - This fence shall not be
removed Without approval. Violators will be prosecuted and are subject
tb fine pursuant Section 8.10.1.10 of the PAMC." ’
Prior t’o Ass.essmen,t.District Preceeding_s.
4. Preliminary review andcomments by the Public Arts Commission on the
proposed.public art.. ,
Final de’sign plans for Axchitecttiral Review.Board review and approval
including: .... ~
Exterior lighting plan designed to. eliminate glare and sl~illover beyond the
Perimeter of the development. Lighting Shall be in ’conformance With
recommendations of the Illuminating Engineering. Society. All street
lighting must be aspreviously approved by ARB for street light poles and
fixtures;
Longitudinal and cross sections for the site and structures including sections
through the ramps indicating that the ramp slope does not exceed 7 percent;
Final design details including exterior walls, awnings, rai!’.mgs; rain leaders,
trellises, etc.;
Initial p~oposal for the public art pr+posed within the project;
¯ Final building.materials and colors including a’color and materials board;
Detailed landscape and irrigation plans encompassing on- and off-site
plantable’are’as out to the curb. A Landscape Water Use statement, water
use calculations and a statement of design intent. These plans should be
prepared by a licensed landscape architect and qualified irrigation
consultant..Landscape and irrigation plans shall take into. consideration all
elements included on: 1) the City. of.Palo Alto Landscape Plan Checklist;
and 2) the Water-Cons.e..rvation Guidelines. The plan shall includei
a.All existing .trees identified both to be retained and removed
b.Complete plant list.indicating tree and plant species, quantity, size, and
locations’
c,Irr.igation schedule and plan inclgding locations and.screen.ing of
backflow preventers.
d.. ’ Adedicated irriga~i6nw~ter rri&er is required, and a Maximum Water
Allowance will be applied., ’ :
Minimum sight distance triangles must be provided at each vehicular exit
from each garage, in accordance with PAMC 18.83,110, Figure 6. Proposed
plans must provide a detail for eac.h exit to show that this requ!rement is
met; ..:
¯Minimum sight distance triangles must be provided at each end of the alley
on the south east side of the parking structure;
Final plans must show the interface between the public alley and the
structure, especially where the alley meets Florence. and Bryant;
Provide pedestrian entrances on Bryant and Florence to. serve people
heading to/from the north (Lytton Avenue area);.
The bicycle parking location, shall be relocated or redesigned to elim:mate
the exposure to vehicular movements and’ direct pedestrian access provided
without using the vehicular entry; and
o Details must be. provided for the curb extensions (bulbouts) for Bryant
.Street midblock.crosswalk.
6. All sidewalks bordering the project shall be replaced in accordance with Public
¯ works approved standards,
7.Complete and submit an electric 10ad sheet along with a single.line diagram
and a site plan to Utilities Engineering for determinati6n of service needs and
if required, the size of transformers needed to provide the service.
8.The site plan must indicate adequate.space to accommodate the recyclables
generated by the proposed retail and/or office space or Teen Center uses.
Revised plans, should ~how enclosure with space for: 2-cubic yard conta.iner
for cardboard;...two, 95-gallonbins for newspaper and white paper; four, 64-
gallon c0nia{~?~;, for glass,.plastic bottles, aluminum cans, mixed paper; and
a trash container. A Solid Waste ¯Management and Recycling Plan must also
be submitted, which shows l~lans to recover demolition and construction
materials.
Prior to Issuance gf Building Permit
9. As part of the approval of detailed construction plans, plans shall have to be "
prepared for the modification of the parking T,’s and parking signage along
the full block face on both frontages.
10.
11.
A st0iZrn water pollution prevention plan (SWPPP) shall be incorporated into
the project .pla.ns. The SWPPP shall include both temporary. Best
Management Practices (BMP’s) to be implemented during construction and
permanent BMP’S to be incorporated into the pr.oject to protect storm water
quality. ..
A construction logistics plan shall,b.e provided, addressing at’a minimum
parking, truck routes and staging, materials delivery and storage, and the
9rovision for pedestrian, and vehicular traffic adjacent to the construction.
site. All truck routes shall conform with the City ofPalo Alt0’s Truck Route
Ordinance, and the route map which outlines truck routes available
throughout the .City of Palo Alto.
12.Automatic fire sprinklers shall be provided in accordance with NFPA 13
(1996 Ed,) and Chapter 9 of the California Building Code. ¯Fire Department.
adcess, water supply and hydrants shall be accordance with Article 9 of the
California Fire Code. Class I stand pipes shall be provided with connections..
within 300 feet of any interior porti.on of the structure. The elevators shall
be gumey-accessible, Fire hydrant(s) shall be placed in accordance with
Chapter 15 of the PANIC.
13.Finalization of the proposed public art feature(s) as approved by,the Public
Arts Commission and the ARB.
During Const’ru,,ction
14. 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.
15.The following tree preservation measures apply.to all trees to be retained
(See Public Works Tree Protection Drawing #505):
No storage of material, ~opsoil, vehicles or equipment shallbe permitted
within the tree enclosure area.
The ground under and around the tree canopy area shall not be altered,
Trees to be retained shall be irrigated, aerated, and maintained as
necessary to ensure survival.
16.All new trees shall be planted as per Public Works Standard Tree Well
Diagram #504 and have the tree pit dug at least twice the diameter of the
root ball. This diagram shall be shown on the landscape plan.
Attachment B
NO..
ORDINANCE OF THE~COUNCI.L OF THE CITY OF PALOALTO
AMENDING SECTION 18.08.040 OF THE PALO ALTO
MUNICIPAL CODE (THE ZONING MAP) TO CHANGE THE
CLASSIFICATION OF PROPERTY KNOWN AS 528 HIGH
STREET (PARKING LOT’R) FROM PF. TO PC
The Council of the City of Palo Alto does ORDAIN as
foiiows:
SECTI.0N..........I.
(a) The Planning Commission, after duly noticed public
hearing, .and .the Architectural Review Board, after dulynoticed’
public hearing, have rehommended that Section 18.08.040 (the Zoning
Map) of the Palo Alto Municipal Code be amended as hereinafter set
forth.
(b) The City Council, after duly noticed public hearing,
and upon due consideration of the recommendations and of all
testimony offered upon the~.matter, finds that the proposed
amendment is in the public interest andwill’promote the public
health,, safety and welfare, as hereinafter set forth;
~EcTIoN...2.~ Section 18.08.040.0f the Palo Alto Municipal
Code, the "Zoning Map," is.hereby amended by changing the zoning of
certain property known as 528 High Street (.the "subject property)
from "PF. Public Facility" to "PC Planned Community." The subject
property is shown on the map labeled. Exhibit "A," attached hereto
and incorporated herein by reference..
’,SECTION,,,,3. The City~Counc~l hereby finds With respect to
the subject property that:
(a)°The site is so situated, and the use proposed for
the site is of such a characteristic that the
application of’ general, districts or combining
districts will not provide sufficient flexibility
to allow the proposed development. The proposed
use is a multistorY parking garage, which has been
identified as a major public need in.the downtown
area, and such a use cannot be feasibly constructed
within the available space under any other existing
zoning classification.
(b)Development of the site under the provisions of, the
PC Planned Community district will result an public
benefits’not otherwise attainable .by application of
the regulations of general districts or combining
990708 s4d 0032194
1
distric£s. The .primary purpose and the major
public benefit of the development is~to provide
much needed’public parking, which will reduce the
current parking deficit in th@ downtown area.
Other public benefits of the projec~ include a
landscape plaza and pedestrian access through tke
block; electrica~ connections for electric
vehicles; and incorporationof public art.~
The use permitted and the site development
regulations applicable within the district are
consistent with the Palo Alto Comprehensive Plan,
as detailed in the Staff Report to the Plann~ng
Commission for the Agenda of July 14, 1999. The
~ermitted use and site development regulations are
compatible with existing and potential uses on
adjoining sites or in the general vicinity, because
it will p~ovide public parking to support the
commercial uses in the area.
SECTIbN 4.. Those certain plans- f0r Scheme ~B".~ entitled.
~528 High Street (Lot. R)" prepared by The Watry Design Group and
Komorous-Towey Architects, dated March 5, 1999 a copy of which is
on file in the Planning Division office, and to which copy
reference is hereby made,.are hereby approved as the Development
Plan for the subject property, pursuant to Palo Alto Municipal Code
section 18.68.120. Safd Development Plan is approved for the
.following uses, and subject to. the following conditions:
(a) ~ermitted Uses. ~The permitted uses shall be limited
to a multistory public, parking facility that includes auto and
bicycle parking; auto and pedestrianl circulation; landscaping and
lighting; and accessory uses, such as.bathrooms and storage.
¯ (b)
permitted.
Conditional UseS.No conditional uses shall be
(c) Site Development Regulati~ons. All improvements and
develoPment shall be substantially in accordance w~th the approved
Development Plan,.which shall be amended ~s required to comply with
the Special. Requirements set forth in subparagraph (e~, and with
all applicable codes and ordinances, and wi~hthe requirements of
the Director of Public Works, the Director of Utilities and the
Fire Chief.
(d) Parking and Loading Requirements. The’ .parking
governing the subject ?roperty shall be in accordance¯ with the
DevelopmentPlan, which ’shall be amended aslrequired to comply with
the Special Requirements set forth in subparagrap~ (e).
2
(e) Special Requirements. The. Conditions of Approval
adopted by the City Council. in approving this ordinance, attached
hereto as Exhibit"B" and incorporated herein by reference, are
hereby approved as the special requirements ,of ’the PC zone
established by this ordinance .as are the Mitigation Measures
identified in the Summary of Environmental Impacts and Mitigations,
Draft Environmental Impact Report (98LEIAr23), prepared by Jerry
Haag,~dated’November, 1998. These requirements shall be reflected
.in amendments made. to the’ development plan and approved by the
Director of Planning and Community Environment prior to issuance of
building permits. To the extent of a conflict b~tween the
Development Plan and these special requirements, these specia!
requirements shall apply.
(f) Development. Schedule. Construction shall commence
on or before January I, 2001 and shall be completed and ready, for
occupancy on or before January i, 2008. ~
SECTION 5.’ The .City Council adopts this ordinanhe in
accordance with the California Environmental Quality Act ("CEQA").
findings adopted by Resolution No.
SECTION 6. This ordinance shall be effective upon the
thirtylfirst day after the date of itsadoption. ..
’INTRODUCED:
PASSED:
AYES:
NOES:
ABSTENTIONS:
ABSENT:
ATTEST:APPROVED:
City Clerk
APPROVED AS TO FORM:
Senior Asst. City Attorney
Mayor
City Manager
Director of Planning"and
Community Environment
990708 sd[ 0032194
Graphic Attachment
to Staff RepoFt
Date:.7-14-99
EXHIBIT ’~A"
Project: 528 High Street (lot R)
File #: 98-ZC-12;98-ARB-1B0;gB-F_IA-25;gB-SUB-6 Scale: I"= 300’
North
EXHIBIT "B"
DRAFT CONDITIONS OF APPROVAL FOR A Pc ZONE CHANGE
,5.28 High Stiei~t (Lot R)
File Nos. 98-ZC-12, 98-ARB-180, 98-EIA-25
Prior "to Demolition
1, ’Construction plans shall include specific steps in recovering recyclable
materials through: "
¯Recovery ot~ concrete, asphalt, and other inert solids;
¯ ..Recovery of scrap metals;
¯Salvage of building fixtures and other re-useable items; and
¯Siting containers atthe construction.site for cardboard,~beverage
containers, wood, and other recyclable materials.
Tree Protection Statement: A written statement shall be provided to the
Building Depa~’tment verifying thatprotective fencing for the trees is in
place before demolition or grading or building permit will be issued, unless
otherwise. approved by the City Planning Arborist..
Protective,Tree Fencing: All trees to be retained~ as sho.wn on the app.roved
plans shall be protected during construction to the satisfaction of the.City
Planning Arborist. The following tree preservation measures apply to all
trees to be retained.
All existing trees to be retained shall be protected with five-foot
high chain link fences enclosing the entire dripline under the
trees.* Each tree 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 d,uring work specifically required inthe
approved plans to be done under the trees to be protected. (As
shown on Public Works Standard Specification Detail #505,
which shallappear on the pl.ans.)
For trees s#uated within a narrow planting s~ip, only the
plan. ring strip Should be enclosed with the required
protective fencing in order to keep the sidewalk and street
’ openforpublic, use. ,...
, ’" ", : ¯, . z’ ~ :~..~,~:.~C~’.,~:-;’.,",..,Trees situated in a small tree well or.sidewalk p!ant.et pt’~~
shall be Wrapped with 2-inches oforange plastic fencih~’
fromthe ground to the fir.st branch with 2-ihch thick
wooden slats bound securely with additional orange plastic
fencing (which shall not be allowed to dig into the bark).
During installation of the PlaSt.ic fencing, caution shall be
used to avoid damaging .any branches. Major scaffold
¯ "li~nbsma~aISo-req-Uire pldst, ic-fe~cing as directed bythe ....~ ....,
City Planning Arborist.
~: A ",Warning" §ign shall be p~’ominently displayed on.
each tree protection fence. The sign shall be a minimum of 18-
inches s, quareand shall state: "PROTECTIVE TREEFENCING
- This fence shall not be removed without approval, Violators ,
will be prosecuted and are subject to fine pursuant SectiOn, ’
,8.10.110 of the PAMC."
Prior to Assessment,District, proceedings.
4.Formal’Review and comments by the Public Arts Commission on the
proposed public .art.
¯ Final design plans for ArchitecturalReview Board review and approval
including:
Exterior light!ng plan d~sig~ed to eliminate glare and spillover
beyond the perimeter of the development. Lighting shall be in
, conformance with recommendations,of the Illuminating En~neering
Society. All street lightin, g must be as. previously approved by ARB
for street lightpoles and fixtures;
Final designdetai!s including ekt~rior walls, awnings, railings, rain
leaders, trellises, etc.;
Final building materials and ~olors including a color and materials
board;
Initial proposal for the public art proposed within the project;
Detailed landscape and irrigation plans encompassing on- and off-
site plantable areas out to the curb. A LandsCape Water Use
statement, water use caiculati’ons and a statement of design intent.
These plans should be prepared by a licensed landscape architect and
qualified irrigation consultant. Landscape and irrigation plans shall
take into c~nsideration all elements included on: 1) the City of Palo
A!to Landscape.Plan Checklist; and .2) the Water-Conservation
.Guidelines. The plan shall include:
All exis~ing trees identified both to be retained mud
removed
Complete plant list indicating tree and plant species,
quantity; size, and locations
Irrigation schedule and plan including locations and
screening of ba.ckflow.preventers.
A dedicated irrigation water meter is required, and.a
Maximum Water Allowance wil! be applied.
Minimum sight distance triangles must be provided at each vehicular
exit, in accordance with PAMC 18.83.110, Figure 6. proposed plans
mu~t provide a detail for each exit to show that this requirement is
met;
Provide pedestrian entrances on Alma and High Streetg to serve
people heading to/from the south (Hamilt0.n Avenue area);
Show the Blockbuster installed bike rack on the plans. Some of the
project bike racks should be relocated to the northeasterly side of the
project, preferably near the plaza; and
The design and interface of the storagearea and bicycle parking "
locatibn shall be clarified or redesigned to eliminate the conflict
between Vehicular and pedestrian movements..
f
All sidewalks bordering the project shall be replaced in accordance with
Pubiic works approved standards.
Complete and submit an electric load sheet along with a single line diagram.
and a site plan to Utilities Engineering for determination of service needs
and if required, the Size of transformers needed to provide the service.
o Thesite plan must indicate adequate space to accommodate.the recyclables
generated by the proposed retail and/or offic, e space or Teen Center uses.
Revisedplans should shrw enclosure with space for: .2-cubic yard container
for cardboard; two, 95-gallon bins. for newspaper and W.hite paper; four 64-
.gallon containers for glass, plastic bottles, aluminum cans, mixed paper; "
and a trash container. A Solid Waster Management and Recycling Plan
must also be submitted,’ which shows plans to recover .demolition and
construction materials.
Prior to Issuance,,of Building Permit
9. As part of the approval of detailed construction plans, plans will have tO be
I~repared for the modification of the parking T’s and parking signage along
the full block face on both:.frontages.
10.A storm water.pollution preventibn plan (SWPPP) shall b~ incorporated
into the project plans. The SWPPP shall include both temporary Best
Management Practices (BMP’.s) to be implemented during e0nstruction and
permanent BMP’s to be incorporated into the project to protect storm water
quality.
11.A construction logistics plan shall be provided, addressing at a minimum
.parking, truck routes and staging, materials delivery and storage~ and.the
provision for pedestrian and vehicular traffic adjacent to the construction
¯ site. All truck routes shall conform w, ith the City of Palo Alto’s Truck Route
Ordinance, Chapter 1048, and the route map which outlines truck routes
available throughout the City of Palo Alto.
12.Automatic fire sprinklers shall be provided in accordance with NFPA 13
(1,996 Ed.) and Chapter 9 of the California.Building Code..Fire Department
access, Water¯suppiy and hydrants shall be accordance with Article 9 of the
California Fire Code. Class 1 stand pipes shall be provided with
connections within 300 feet of any interior portion of the structure. The
elevators shall be gurney-accessible. Fire hydi’ant(s~ shall be place’d in
accordance with Chapter 15 of the PAMC.
Finalizaion of the proposed public art feature(s) as approved by the Public
Arts Commission and the ARB.
During, Construction
14. ’A!t neighbors trees that overhang the project site shall be p.rotected from
impact of any kind.
15.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 Seciion 8.04:070 of the Palo Alto Municipal Code.
The following tree preservation measures apply to all trees to be retained,
(See Public Works Tree Protection Drawing #505):
No storage.of material, topsoil, vehicles or equipment shall be
.permitted within the tree enclosure area.
The ground under and around the tree canopy area shall not b+
altered. ,,
17.
Trees tO be retained stiall be irrigated, aerated and maintained as
necessary to ensure survival.
All new trees shall be planted as per Public. Works Standard Tree Well
Diagram #504 and have the tree pit dug at.least twice the diameter of the ’
root ball. This diagram shallbe shown on the landscape plan.
Actions Taken by the City Council on December 20, 1999
Downtown Parking Structures
Lots R and S/L
Attachment C
On December 9~0, 1999 the City Council voted 7-0 (Kniss, Schneider, absent) to approve the
alternative design for the parking garage at 528 High Street (Lot R) as part of the following
approvals:
a.Approve the attached staff-proposed Architectural Review findings;
bo Approve the Tentative Subdivision Map based on the findings and conditions of
approval for the parking structure at 528 High Street, Lot R; and
Approve first reading 0f the ordinance amending section 18.08.040 of the Palo
Alto Municipal Code to change the classification of property known as 528 High
Street (Parking Lot R) from PF to PC.
The Council voted 6-1 (Fazzino "no," Kniss, Schneider absent) to approve the alternative design
for the parking garage at 445 Bryant Street (Lots S/L) as part of the following approvals:
a.Approve the attached staff-proposed Architect~al Review findings;
bo Approve the Tentative Subdivision Map based on the findings and conditions of
approval for the parking structure at 445 Bryant Street, Lots S/L; and
Approve the first reading of the ordinance amending section 18.08.040 of the Palo
Alto Municipal Code to change the classifications of property known as 445
Bryant Street (Parking Lots S/L) from PF and CD-C(P) to PC.
The Council voted 7-0, (Kniss, Schneider absent) to approve the following;
Approve a Budget Amendment Ordinance (BAO) in the amount of $308,000 for
additional design- related services. Of this amount, $70,000 is for the consolidation of a
previous BAO presented to Council on August 9, 1999. (CMR:341:99) and $145,000 is
for design services rendered from October 18, 1999, to December 13, 1999. The
remaining $93,000 is for future expenditures that will be necessary to provide structural
detailing for the new design.
Ordinance 4605 entitled "Ordinance of the Council of the City of Palo Alto
Amending the Budget for the Fiscal Year 1999-00 to Provide an Additional
Page 1 of 2
o
Appropriation of $308,000 for Downtown Parking Structure Feasibility Study
Capital Project Number 19520."
Approve and authorize the Mayor or his representative to increase the contract change
order authority with Watry Design Group for contract C6076145 from $119,100 to
$427,100 (for combined BAO). This increase is for design services related to redesign
and future expenditures that will be necessary to provide structural design and detailing.
Adopt the attached resolution certifying the adequacy of the Environmental Impact
Report (EIR) and making the required CEQA findings, including a Statement of
Overriding Consideration for one finding of significance and potential unavoidable short
term impact, that is temporary loss of parking.
Resolution 7917 entitled "Resolution of the Cotmcil of the City of Palo Alto
Certifying the Environmental Impact Report for the Downtown Lots S/L and R
Parking Garage Projects, and Making Certain Findings."
Incorporated into the motion with the consent of the maker and seconded to amend
Section I of the resolution to add language following the first sentence, "An addendum to
the FEIR was released for public review on December 3, 1999." and to amend the first
sentence of Section J of the resolution as follows: "The City Council held a public
hearing on the projects and on the EIR on September 27, 1999 and December 20, 1999." "
Page 2 of 2
REDUCED SITE PLAN
Attachment D
THE DASHED LINE INDICATES THE AREA
ON THE ENLARGED SITE PLAN THAT
SHOWS SETBACKS FROM THE
PARKING GARAGE TO THE VICTORIAN
(SEE SHEET B)
ENLARGED SITE PLAN SHOWING SETBACKS FROM
THE PARKING GARAGE TO THE VICTORIAN
FL()RENCE ST.
OFFICES
Attachment E
o.
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0
Attachment F
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oF,
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