Loading...
HomeMy WebLinkAbout2026-04-29 Planning & Transportation Commission Agenda PacketPLANNING AND TRANSPORTATION COMMISSION Regular Meeting Wednesday, April 29, 2026 Council Chambers & Hybrid 6:00 PM   Planning and Transportation Commission meetings will be held as “hybrid” meetings with the option to attend by teleconference/video conference or in person. To maximize public safety while still maintaining transparency and public access, members of the public can choose to participate from home or attend in person. Information on how the public may observe and participate in the meeting is located at the end of the agenda. Masks are strongly encouraged if attending in person. The meeting will be broadcast on Cable TV Channel 26, live on YouTube https://www.youtube.com/c/cityofpaloalto, and streamed to Midpen Media Center https://midpenmedia.org. Commissioner names, biographies, and archived agendas and minutes are available at http://bit.ly/PaloAltoPTC. VIRTUAL PARTICIPATION CLICK HERE TO JOIN (https://cityofpaloalto.zoom.us/j/91641559499) Meeting ID: 916 4155 9499 Phone: 1(669)900-6833   PUBLIC COMMENTS Public comments will be accepted both in person and via Zoom for up to three minutes or an amount of time determined by the Chair. All requests to speak will be taken until 5 minutes after the staff’s presentation. Written public comments can be submitted in advance to Planning.Commission@PaloAlto.gov and will be provided to the Commission and available for inspection on the City’s website three days before the meeting. Please clearly indicate which agenda item you are referencing in your subject line. Spokespersons that are representing a group of five or more people who are identified as present at the meeting at the time of the spokesperson's presentation will be allowed up to ten (10) minutes at the discretion of the Chair, provided that the non-speaking members agree not to speak individually. The Chair may limit Public Comments to thirty (30) minutes for all combined speakers. The Chair may reduce the allowed time to speak for Study Sessions and Action Items to two (2) minutes or less to accommodate a larger number of speakers. PowerPoints, videos, or other media to be presented during public comment are accepted only by email to Planning.Commission@PaloAlto.gov at least 24 hours prior to the meeting. Once received, the Clerk will have them shared at public comment for the specified item. To uphold strong cybersecurity management practices, USB’s or other physical electronic storage devices are not accepted. Signs and symbolic materials less than 2 feet by 3 feet are permitted provided that: (1) sticks, posts, poles or similar/other type of handle objects are strictly prohibited; (2) the items do not create a facility, fire, or safety hazard; and (3) persons with such items remain seated when displaying them and must not raise the items above shoulder level, obstruct the view or passage of other attendees, or otherwise disturb the business of the meeting. CALL TO ORDER/ ROLL CALL   AGENDA CHANGES, ADDITIONS AND DELETIONS The Chair or Commission majority may modify the agenda order to improve meeting management.   PUBLIC COMMENT Members of the public may speak to any item NOT on the agenda. Three (3) minutes per speaker.   CITY OFFICIAL REPORTS   1.Director's Report, Meeting Schedule, and Assignments ACTION ITEMS Public Comment is Permitted. Applicants/Appellant Teams: Fifteen (15) minutes, plus three (3) minutes rebuttal. All others: Three (3) minutes per speaker. 2.PUBLIC HEARING / QUASI-JUDICIAL. 4103 Old Trace Road [25PLN-00298]: Recommendation on Applicant’s Request for Approval of a Tentative Map to Allow for the Subdivision of a Vacant 1.02-Acre Lot to Create Nine Residential Lots and One Private Street to Facilitate Construction of Nine New Single-Family Residences and Seven Junior Accessory Dwelling Units (25PLN-00296). CEQA Status: Exempt Pursuant to Assembly Bill 130 (Public Resources Code Section 21080.66). Zone District: RE (Residential Estate). 3.Election of Chair and Vice Chair APPROVAL OF MINUTES Public Comment is Permitted. Three (3) minutes per speaker. 4.Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of March 11, 2026 5.Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of March 25, 2026 COMMISSIONER QUESTIONS, COMMENTS, ANNOUNCEMENTS OR FUTURE MEETINGS AND AGENDAS Members of the public may not speak to the item(s).   ADJOURNMENT   OTHER INFORMATION The materials below are provided for informational purposes, not for action or discussion during this meeting’s agenda. Written public comments may be submitted in advance and will be provided to the Commission and availible for public inspection on the City’s website three days before the meeting.   A.Public Comment PUBLIC COMMENT INSTRUCTIONS Members of the Public may provide public comments to teleconference meetings via email, teleconference, or by phone. 1.Written public comments may be submitted by email to Planning.Commission@PaloAlto.gov. 2.Spoken public comments using a computer will be accepted through the teleconference meeting. To address the Commission, click on the link below to access a Zoom-based meeting. Please read the following instructions carefully. ◦You may download the Zoom client or connect to the meeting in- browser. If using your browser, make sure you are using a current, up-to-date browser: Chrome 30, Firefox 27, Microsoft Edge 12, Safari 7. Certain functionality may be disabled in older browsers including Internet Explorer. ◦You may be asked to enter an email address and name. We request that you identify yourself by name as this will be visible online and will be used to notify you that it is your turn to speak. ◦When you wish to speak on an Agenda Item, click on “raise hand.” The Clerk will activate and unmute speakers in turn. Speakers will be notified shortly before they are called to speak. ◦When called, please limit your remarks to the time limit allotted. A timer will be shown on the computer to help keep track of your comments. 3.Spoken public comments using a smart phone will be accepted through the teleconference meeting. To address the Commission, download the Zoom application onto your phone from the Apple App Store or Google Play Store and enter the Meeting ID below. Please follow the instructions above. 4.Spoken public comments using a phone use the telephone number listed below. When you wish to speak on an agenda item hit *9 on your phone so we know that you wish to speak. You will be asked to provide your first and last name before addressing the Commission. You will be advised how long you have to speak. When called please limit your remarks to the agenda item and time limit allotted. CLICK HERE TO JOIN Meeting ID: 916 4155 9499 Phone:1-669-900-6833 Americans with Disability Act (ADA) It is the policy of the City of Palo Alto to offer its public programs, services and meetings in a manner that is readily accessible to all. Persons with disabilities who require materials in an appropriate alternative format or who require auxiliary aids to access City meetings, programs, or services may contact the City’s ADA Coordinator at (650) 329-2550 (voice) or by emailing ada@PaloAlto.gov. Requests for assistance or accommodations must be submitted at least 24 hours in advance of the meeting, program, or service. Item No. 1. Page 1 of 2 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: April 29, 2026 Report #: 2604-6286 TITLE Director's Report, Meeting Schedule, and Assignments RECOMMENDATION Staff recommends that the Planning and Transportation Commission (PTC) review and comment as appropriate. BACKGROUND This document includes the following items:  Upcoming PTC Agenda Items PTC Meeting Schedule  PTC Representative to City Council (Rotational Assignments)  Commissioners are encouraged to contact Samuel Tavera (Samuel.Tavera@PaloAlto.gov) to notify staff of any planned absences one month in advance, if possible, to ensure the availability of a PTC quorum. PTC Representative to City Council is a rotational assignment where the designated commissioner represents the PTC’s affirmative and dissenting perspectives to Council for quasijudicial and legislative matters. Representatives are encouraged to review the City Council agendas (https://www.cityofpaloalto.org/City-Hall/City-Council/Council-Agendas- Minutes) for the months of their respective assignments to verify if attendance is needed or contact staff.  Prior PTC meetings are available online at https://midpenmedia.org/category/government/city- of-palo-alto/boards-and-commissions/planning-and-transportation-commission.   Item 1 Item 1 Staff Report     Packet Pg. 5     Item No. 1. Page 2 of 2 UPCOMING PTC ITEMS May 13, 2026 Accessory Dwelling Unit (ADU) Ordinance Update Stream Corridor Protection Ordinance Attachment A: 2026 PTC Meeting Schedule & Assignments : Jennifer Armer, Assistant Director Item 1 Item 1 Staff Report     Packet Pg. 6     Planning & Transportation Commission 2026 Meeting Schedule 2026 Schedule Meeting Dates Time Location Status Planned Absences 1/14/2026 6:00 PM Hybrid Regular 1/28/2026 6:00 PM Hybrid Cancelled 2/11/2026 6:00 PM Hybrid Regular James 2/25/2026 6:00 PM Hybrid Regular Chang 3/11/2026 6:00 PM Hybrid Special James, Ji 3/25/2026 6:00 PM Hybrid Regular 4/8/2026 6:00 PM Hybrid Regular James, Templeton 4/29/2026 6:00 PM Hybrid Regular 5/13/2026 6:00 PM Hybrid Regular Hechtman 5/27/2026 6:00 PM Hybrid Regular 6/10/2026 6:00 PM Hybrid Regular 6/24/2026 6:00 PM Hybrid Regular 7/8/2026 6:00 PM Hybrid Regular 7/29/2026 6:00 PM Hybrid Regular Hechtman 8/12/2026 6:00 PM Hybrid Regular 8/26/2026 6:00 PM Hybrid Regular 9/9/2026 6:00 PM Hybrid Regular 9/30/2026 6:00 PM Hybrid Regular 10/14/2026 6:00 PM Hybrid Regular 10/28/2026 6:00 PM Hybrid Regular 11/11/2026 6:00 PM Hybrid Cancelled 11/18/2026 6:00 PM Hybrid Special 11/25/2026 6:00 PM Hybrid Cancelled 12/9/2026 6:00 PM Hybrid Regular 12/30/2026 6:00 PM Hybrid Cancelled 2026 Assignments - Council Representation (primary/backup) January February March April May June Bryna Chang Allen Akin Bart Hechtman Kevin Ji Todd James Forest Peterson Todd James Forest Peterson Cari Templeton Bryna Chang Allen Akin Bart Hechtman July August September October November December Council Cari Templeton Bryna Chang Allen Akin Bart Hechtman Kevin Ji Summer Break Kevin Ji Todd James Forest Peterson Cari Templeton Bryna Chang Item 1 Attachment A - 2026 PTC Schedule & Assignments     Packet Pg. 7     Item No. 2. Page 1 of 11 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: April 29, 2026 Report #: 2602-6023 TITLE PUBLIC HEARING / QUASI-JUDICIAL. 4103 Old Trace Road [25PLN-00298]: Recommendation on Applicant’s Request for Approval of a Tentative Map to Allow for the Subdivision of a Vacant 1.02-Acre Lot to Create Nine Residential Lots and One Private Street to Facilitate Construction of Nine New Single-Family Residences and Seven Junior Accessory Dwelling Units (25PLN- 00296). CEQA Status: Exempt Pursuant to Assembly Bill 130 (Public Resources Code Section 21080.66). Zone District: RE (Residential Estate). RECOMMENDATION Staff recommends the Planning and Transportation Commission (PTC) take the following actions: 1. Recommend approval of the Tentative Map to the City Council based on findings and subject to the conditions of approval in the Draft Record of Land Use Action (RLUA) in Attachment B. EXECUTIVE SUMMARY The applicant requests approval of a Tentative Map to allow the subdivision of a vacant 1.02- acre parcel into nine (9) residential lots served by a new private street located at 4103 Old Trace Road. Through a separate, Streamlined Housing Development Review application, the applicant proposes to construct five detached single-family residences with Junior Accessory Dwelling Units (JADUs), two attached single-family residences with JADUs, and two attached single-family residences (without any accessory units) for a total of 16 units. The attached single-family residence on Lot 9 is proposed at below market rate, made affordable to moderate income households earning no more than 100% of the Area Median Income (AMI). The project is exempt from CEQA pursuant to Assembly Bill (AB) 130 for Qualifying Infill Housing Projects and is proposed in accordance with State Density Bonus Law. BACKGROUND Project Information Item 2 Item 2 Staff Report     Packet Pg. 8     Item No. 2. Page 2 of 11 Owner:Steel Bridge Homes Palo Alto, LP Architect:Ponderosa Architecture Representative:Melanie Griswold Legal Counsel:HSW, LLP (Melanie Griswold) Property Information Address:4103 Old Trace Road Neighborhood:Esther Clark Park Lot Dimensions & Area:Irregular; Approx. 172 feet x 224 feet; 44,449 square feet (1.02 acres) Housing Inventory Site:Not Applicable Located w/in a Plume:Not Applicable Protected/Heritage Trees:No heritage trees; protected trees on-site, on neighboring properties and in public right-of-way Historic Resource(s):Not Applicable Existing Improvement(s):Vacant Existing Land Use(s):Vacant Adjacent Land Uses & Zoning: North: Research Park (RP): Research Facility/Technology Office West: Residential Estate (RE): Single-family residence East: Residential Estate (RE): Single-family residence South: Residential Estate (RE): Single-family residence Aerial View of Property: Source: Google Maps Land Use Designation & Applicable Plans Zoning Designation:Residential Estate (RE) Comp. Plan Designation:Single Family Residential (SF) Item 2 Item 2 Staff Report     Packet Pg. 9     Item No. 2. Page 3 of 11 Yes Yes Yes Baylands Master Plan/Guidelines (2008/2005) El Camino Real Guidelines (1976) Housing Development Project X Downtown Urban Design Guidelines (1993) South El Camino Real Guidelines (2002) Utilizes Chapter 18.24 - Objective Standards Individual Review Guidelines (2005) Within 150 feet of Residential Use or District X Context-Based Design Criteria applicable SOFA Phase 1 (2000)Within Airport Influence Area SOFA Phase 2 (2003) Prior City Reviews & Action The proposed subdivision map has not gone to any other boards or commissions for review. However, the Architectural Review Board (ARB) reviewed the associated Streamlined Housing Development Review (SHDR) application for the proposed improvements on March 5, 2026,1 and provided feedback to the applicant in accordance with the SHDR process. Project Description The proposed application is a request from Steel Bridge Homes Palo Alto for approval of a Tentative Map to subdivide a vacant 1.02-acre lot into nine (9) residential lots served by a new private street (designated as Lot 10 in the proposed plans) located at 4103 Old Trace Road. Through a separate, SHDR application, the applicant proposes to construct five detached and two attached single-family residences, each with JADUs, as well as two attached single-family residences for a total of 16 units. One of the single-family residences is a bonus unit under State Density Bonus law. The applicant is proposing one unit at below market rate made affordable to moderate income households earning no more than 100% of the Area Median Income (AMI). The map also includes the offer of dedication of easements for proposed drainage and public utilities, which are required per the City of Palo Alto Utility and Public Works Engineering Department standards. A private street is also proposed on the map to serve the proposed residences. A location map is included in Attachment A. A link to the proposed Tentative Map is included in Attachment G. Requested Entitlements, Findings, and Purview: The following discretionary applications are being requested: 1 March 5, 2026, ARB Agenda Item 2: https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=19443 Item 2 Item 2 Staff Report     Packet Pg. 10     Item No. 2. Page 4 of 11 Tentative Map and Final Map for lot subdivision purposes: The process for evaluating this type of application is set forth in Title 21 of the Palo Alto Municipal Code (PAMC) and California Government Code 66452. The process for approval of a Tentative Map for a lot subdivision is outlined in PAMC Section 21.12.090. Tentative maps require PTC review. The PTC reviews whether the proposed subdivision is consistent with the Subdivision Map Act (Government Code 66474), Title 21 of the PAMC, the Palo Alto Comprehensive Plan, and other applicable provisions of the PAMC and State law. The PTC’s recommendation is forwarded to the City Council for final approval. The following discretionary application is requested and is not subject to the PTC’s purview: Streamlined Housing Development Review: The process for evaluating this type of application is set forth in PAMC Section 18.77.073. Streamlined Housing Development Review applications require a study session with the ARB and recommendations are forwarded to the Planning & Development Services Director for action following the review. Action by the Director is appealable to the City Council if filed within 14 days of the decision. Pursuant to PAMC Section 18.40.170, the Director may also defer to a final decision to City Council. Streamlined Housing Development projects are evaluated against specific findings. Both of the findings must be made in the affirmative to approve the project. Failure to make any one finding requires project re-design or denial. The PTC’s purview of the formal application is limited by the following State laws: Housing Accountability Act (Government Code 65589.5): The project constitutes a “housing development project” under the Housing Accountability Act. The Housing Accountability Act Section 65589.5(j) requires that when a proposed housing development project complies with applicable, objective general plan and zoning standards, a local agency may only deny or reduce the density the project or reduce its density if the agency first finds that, (1) the development would have a specific adverse impact on public health or safety unless disapproved, or approved at a lower density; and (2) there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact, other than the disapproval, or approval at a lower density. For purposes of the Housing Accountability Act, the receipt of a density bonus, incentive, concession, waiver, or reduction of development standards shall not constitute a valid basis on which to find a proposed housing development project is inconsistent with objective standards. Senate Bill (SB) 330 (Government Code Section 65943): California SB 330 (Housing Crisis Act of 2019) allows applicants to freeze local standards at the time a compliant pre- application is submitted and limits the number of public hearings of housing projects to five hearings. SB 330 requires a formal submittal to be provided within 180 days of filing the pre-application. A compliant SB 330 pre-application was received on September 25, 2025, and a formal application was received within 180 days. State Accessory Dwelling Unit (ADU) Law (California Government Code Sections 66314- 66331): This State code establishes a statewide baseline for how cities and counties in California may regulate ADUs by local ordinance and what ADUs/JADUs must be approved regardless of conflicting local regulations. It authorizes ADUs on lots zoned for Item 2 Item 2 Staff Report     Packet Pg. 11     Item No. 2. Page 5 of 11 single-family or multi-family residential use with an existing or proposed dwelling; permits separate rental while generally prohibiting separate sales of ADUs/JADUs except where ADU sales provisions apply; and sets size limits for detached and attached ADUs and JADUs. It also restricts conditioning approval on correction unrelated nonconformities, limits sprinkler triggers and requires rentals for a period greater than 30 days (i.e., restricts short-term rentals). State law requires that proposals to construct ADUs/JADUs be considered ministerially; even when an ADU/JADU is proposed as part of a larger project subject to discretionary review, the ADU/JADU must be considered separately and ministerially after the discretionary review is complete. Neighborhood Setting and Character The project is located on Old Trace Road in the Esther Clark Park neighborhood and is surrounded on the east, west, and south by single-family residences within the RE zone district. To the north of the property is a research facility and office within the Research Park zone district. Surrounding development is a mix of one- and two-story low-density residential. The site is located near research facilities to the west and two public schools to the east. ANALYSIS The proposed application, and relevant discussion and findings herein, reflect the Tentative Map. The map does include dedication of relevant public utility and drainage easements associated with the new development. Staff notes that the applicant has expressed their intent to revise the tentative map prior to Council to address comments from the Office of Transportation (OOT), Public Works Department, Electrical Utilities Division, and the Water, Gas, and Wastewater Division. However, due to strict timelines under AB 130, because this is required to come before the PTC for a recommendation prior to Council decision in May, outstanding comments from these departments have currently been incorporated as conditions of approval in Attachment B. Additionally, there are some revisions related to on-site stormwater treatment that either need to be resolved or otherwise clarified to determine appropriate conditions of approval of the Final Map. Therefore, conditions from the City’s Water Quality division are not currently reflected in the Draft Record of Land Use Action in Attachment B. Revisions are not anticipated to result in modifications to the lot lines or easements currently proposed. Staff is currently reviewing the separate SHDR application for construction of the proposed housing units. In order to make modifications to the design to address comments from the ARB, the applicant has agreed to a tolling agreement for the SHDR application, which allows the decision on that application to be extended through August, though a Council decision is required on the Tentative Map in May pursuant to AB 130. Consistency with the Comprehensive Plan, Area Plans, and Guidelines3 The proposed Tentative Map is consistent with the Comprehensive Plan, in that the land use designation for the property is “Single Family Residential”, which allows for detached single- family residential neighborhoods with net densities ranging from 1-7 units per acre and can 3 The Palo Alto Comprehensive Plan is available online: http://bit.ly/PACompPlan2030 Item 2 Item 2 Staff Report     Packet Pg. 12     Item No. 2. Page 6 of 11 increase up to 14 units per acre on parcels that include a second unit or a duplex. Pursuant to State Density Bonus Law, the Comprehensive Plan results in a base density of eight units for this parcel,5 consistent with the proposed density prior to density bonus and JADUs. 6 7 Lot Size: Reduce the minimum lot size as set forth in the RE zone and Title 21 from one acre (PAMC Section 18.10.040(a), Table 2) and 6,000 square feet (PAMC Section 21.20.100), to allow for proposed lots to range in size from 1,570 square feet to 6,907 square feet. Setback: Reduce the special setback on Arastradero Road from 53 feet (see additional information on special setback in paragraph below) to: 9 feet, 6 inches, on Lot 5; and 5 “Base density” means the greatest number of units allowed under the zoning ordinance, or land use element of the general plan, or, if a range of density is permitted, means the highest density in that range. In addition, all calculations under State Density Bonus law are rounded up to the next whole number. The Comprehensive Plan Land Use designation allows up to seven units per acre; 7 du/ac * 1.02 ac = 7.14 du, which is rounded up to 8 units. 6 The Palo Alto Zoning Code is available online: https://bit.ly/PAZoningCode 7 Additional waivers are required for the SHDR application and are detailed in Attachment F. Item 2 Item 2 Staff Report     Packet Pg. 13     Item No. 2. Page 7 of 11 0 feet on Lots 6 and 9. 3.Street width: Reduce the minimum width of the private street from 32 feet (PAMC Section 21.20.024 (b)(4)) to 20 feet. 4.Site depth: Reduce the minimum site depth from 100 feet (PAMC Section 18.10.040 (a), Table 2) to 59 feet. With respect to the setback on Arastradero Road, staff research indicates that it is possible that at the time this special setback was established, the setback may have been measured from the centerline of the street. Nevertheless, the special setback under the current code provisions is measured from the edge of the drainage easement on Arastradero Road. Therefore, although no setback is proposed for Lots 6 and 9, when measured from the drainage easement, the physical improvements on those properties would be set back 15 feet from Arastradero Road. The applicant’s project description is provided in Attachment F and includes a list of requested waivers and concessions in accordance with State Density Bonus Law and the justification for the requests. As detailed further in this report, if the project is designed to comply with all relevant development regulations, after application of density bons incentives, concessions and waivers, the City cannot impose conditions that would preclude construction of the project as proposed. Multi-Modal Access Vehicular Circulation The project site is currently vacant and has no existing curb cuts. The project proposes a new 20-foot-wide private street to provide access to the residential lots. Although the proposed private street width does not meet the 32-foot minimum required by PAMC Section 21.20.240, the applicant has requested a waiver from this development standard pursuant to State Density Bonus Law. As documented in the traffic study provided in Attachment E, the proposed street width would accommodate the turning movements of passenger vehicles, emergency vehicles, and refuse trucks. Although a single driveway connection from Old Trace Road would be preferable from a pedestrian and bicycle safety perspective (i.e. eliminating the curb cut on Arastradero Road), the proposed through-access configuration would improve on-site circulation and better accommodate emergency vehicles and refuse collection operations. Without the connection to Arastradero Road, refuse service would need to be staged along the Old Trace Road frontage rather than serviced in front of the individual residences/lots. The curbs along the private street would be painted red to designate a fire lane to support fire apparatus and staging and maintain unobstructed access for emergency vehicles. Due to the reduced width of the private street, staff identified a potential conflict point for vehicles turning into the new private street from Arastradero Road. In response to concerns raised by the ARB and public commenters at the March 5, 2026, ARB study session, the applicant revised the map to restrict right-turn movements from Arastradero Road into the new private street. This restriction would be implemented through a reduced curb radius design to Item 2 Item 2 Staff Report     Packet Pg. 14     Item No. 2. Page 8 of 11 physically restrict right-turn movements, in conjunction with proper signage and striping at the west corner of the Arastradero Road entrance. Driveway Configuration and Parking Bicycle and Pedestrian Improvements Item 2 Item 2 Staff Report     Packet Pg. 15     Item No. 2. Page 9 of 11 crosswalk to be a beneficial safety measure along Arastradero Road as these devices increase driver yield compliance at crossings on roads with speed limits under 40mph. Architectural Review Board members requested that staff evaluate the feasibility of a STOP-controlled intersection in response to public comment. Upon review of the current expected traffic volumes and applicable warrant criteria, OOT staff does not recommend installation of a stop control device at this location; the RRFB is an appropriate traffic calming measure that is proposed to address the concerns about pedestrian safety raised by residents. Trip Generation FISCAL/RESOURCE IMPACT 11 The project would be required to pay Development Impact Fees, currently estimated at $931,404.74, in addition to the applicable public art fee. Further, pursuant to PAMC Section 16.65.030(c), a housing in-lieu fee, currently estimated at $588,316.67, would be required for the fractional affordable housing unit. The parkland dedication fee must be paid prior to Final Map approval. All other fees associated with the SHDR application would be due prior to issuance of building permits. STAKEHOLDER ENGAGEMENT Lack of bicycle and pedestrian infrastructure along Old Trace Road. Congestion and queuing along the Old Trace Road and Arastradero Road intersection. Limited ingress and egress to and from Old Trace Road onto Arastradero Road with added traffic impact from the proposed development. Emergency services access. Potential construction impacts. 11 Link to 2026 Municipal Fee Schedule: Adopted Municipal Fee Schedule.book Item 2 Item 2 Staff Report     Packet Pg. 16     Item No. 2. Page 10 of 11 feedback from the ARB as well as neighboring residents. The applicant has agreed to a tolling agreement for the SHDR application to extend the strict timelines imposed on the City by AB 130. This extension will allow for additional meaningful changes to address comments raised by members of the public and the ARB. However, the applicant has not agreed to a tolling agreement for the Tentative Map. Therefore, following this hearing, the Tentative Map is scheduled for Council review on May 18, 2026. ENVIRONMENTAL REVIEW ALTERNATIVE ACTIONS Item 2 Item 2 Staff Report     Packet Pg. 17     Item No. 2. Page 11 of 11 ATTACHMENTS Report Author & Contact Information PTC13 Liaison & Contact Information 13 Emails may be sent directly to the PTC using the following address: planning.commission@paloalto.gov Item 2 Item 2 Staff Report     Packet Pg. 18     53 224.8' 214.5' 149.7' 31.5' 18.1' 206.6' 244.4' 160.0' 336.5' 244.4' 300.1' 27.0' 111.7' 300.1' 01.3' 30.8' 230.0' 31.4' 27.0' 31.4' 250.0' 224.8' 122.0' 484.3' 6.1' 120.0' 10.0' 120.0' 845 4103 4111 4110 845A OLD TRAC E ROAD ARASTRADERO ROAD N E This map is a product of the City of Palo Alto GIS This document is a graphic representation only of best available sources. Legend Project Site Current Features 0'48' Project Location Map: 4103 Old Trace Road CITYOF PALOALTO I NC O R P O R A TE D CALI FORNIA P a l o A l t o T h e C i t y o f APRI L 1 6 189 4 The City of Palo Alto assumes no responsibility for any errors. ©1989 to 2016 City of Palo Alto nkandik, 2026-02-04 10:48:50 Attachment A. Location Map (\\cc-maps\Encompass\Admin\Personal\Planning.mdb) Item 2 Attachment A - Location Map Attachment     Packet Pg. 19     1 1 0 4 0 1 DRAFT ACTION NO. 2026-__ At its meeting on ____________, the City Council of the City of Palo Alto (“City Council”) _____________the Tentative Map to subdivide a vacant lot into nine residential lots, making the following findings, determinations and declarations: SECTION 1. Background. A. On November 7, 2025, Steel Bridge Homes Palo Alto submitted a subdivision map application for a Tentative Map to subdivide a vacant lot into nine residential lots at 4103 Old Trace Road (“The Project”). The project site is a vacant 1.02-acre lot situated at the intersection of Arastradero Road and Old Trace Road (APN 175-20-078). Adjacent uses include a mix of one- and two-story single- family residences to the east, west and south and a research facility to the north. B. Following staff review, the Planning and Transportation Commission reviewed the project and recommended ____________ on April 29, 2026, subject to conditions of approval. C. On _____________2026, the City Council held a public hearing in accordance with the City Council’s policies and procedures and __________the project subject to conditions of approval. SECTION 2. Environmental Review. The City, as the lead agency for the Project, has determined the project is exempt from California Environmental Quality Act (CEQA) in accordance with AB 130 [Public Resources Code section 21080.66]. Documentation to support the streamlined review is available as part of the public record on file with the Planning and Development Services Division. SECTION 3. Tentative Map Findings. A legislative body of a city shall deny approval of a Subdivision Map, if it makes any of the following findings (California Government Code Section 66474). The City Council cannot make these findings for the following reasons: Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 20     2 1 0 4 0 1 1.That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451: There is no adopted specific plan for this project site. The site is consistent with the Comprehensive Plan as described below. 2.That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans: There is no adopted specific plan for this project site. The proposed Tentative Map and related improvements are consistent with the Comprehensive Plan in that it facilitates housing development on a site designated for single-family use within the urban services area, consistent with Policy L-1.3 of the Land Use Element and Policy 3.2 of the Housing Element. The proposed density is consistent with the range of densities provided in the Land Use Element, as modified by State Density Bonus law. The Project includes nine residential lots, each with a single-family residence; seven of the nine residences include Junior Accessory Dwelling Units (JADUs). One of the single-family residences is provided at a rate affordable to low- to moderate-income. The Project proposes in-fill development zoned at an appropriate density and contributes to the housing inventory. 3. That the site is not physically suitable for the type of development: The Project site is suitable for single-family residential development in that the Comprehensive Plan land use designation of “Single Family Residential allows for detached single-family residential neighborhoods with net densities ranging from 1-7 units per acre and can increase up to 14 units per acre on parcel that include a second unit or duplex. The proposed number of single-family units created on the resulting parcels complies with the applicable densities set forth in the land use element and zoning code. In addition, the Project is proposed pursuant to the State Density Bonus Law and Housing Accountability Act (Government Code section 65589.5) and is consistent with the standards set forth therein. 4.That the site is not physically suitable for the proposed density of development: The proposed project consists of one single-family residence on each of the nine resulting lots, which is permitted use within the Residential Estate (RE) zoning district. In addition, Junior Accessory Dwelling Units (JADUs) are proposed on seven of the nine lots. Pursuant to State ADU law, the JADUs are considered accessory to the primary dwelling units and are not counted toward the maximum allowable residential density. The base density for the site is 8 dwelling units per acre. The applicant proposes a total of 9 dwelling units, including one affordable unit, and is therefore entitled to a 7% density bonus pursuant to State Density Bonus Law. Accordingly, the proposed density of 9 dwelling units per acre is consistent with the density permitted under State Density Bonus Law. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 21     3 1 0 4 0 1 Additionally, pursuant to State Density Bonus Law, the City is required to grant one concession and any number of waivers or reductions of development standards necessary to avoid physically precluding the project from being constructed at the permitted density. The applicant has requested waivers from the minimum lot size, minimum lot depth, and minimum private street width requirements which are within the allowances of State law. 5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat: 6. That the design of the subdivision or type of improvements is likely to cause serious public health problems: 7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 22     4 1 0 4 0 1 There are no public access easements over the property currently. Therefore, the design of the subdivision will not conflict with any public easements for access through, or use of, the property. New public utility easements will be provided to existing and proposed electrical utilities as part of this subdivision map as required in accordance with City of Palo Alto Utilities standards. A new 20-foot private street will be provided to provide access to the proposed residential lots, including an additional 10 feet width along Lots 6, 7 and 8 to provide a 4-foot wide sidewalk, consistent with project plans. Planning Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 23     5 1 0 4 0 1 4. BELOW MARKET RATE (BMR) HOUSING. Prior to issuance of a building permit or recordation of the Final Map, whichever occurs first, the applicant shall execute and record a BMR regulatory agreement in a form satisfactory to the City Attorney. The regulatory agreement shall restrict the sale of at least one (1) lot and improvements at prices affordable to moderate income households earning no more than 100% of the Area Median Income (AMI). The project shall conform to the approved regulatory agreement, which shall be recorded prior to issuance of building permit or Final Map, whichever occurs first. All BMR units constructed under this condition shall be in conformance with the City’s BMR Program rules and regulations, Failure to comply with the timing of this condition and any adopted BMR Program rules and regulations shall not waive its later enforcement. 5. IMPACT FEE 90-DAY PROTEST PERIOD. California Government Code Section 66020 provides that a project applicant who desires to protest the fees, dedications, reservations, or other exactions imposed on a development project must initiate the protest at the time the development project is approved or conditionally approved or within ninety (90) days after the date that fees, dedications, reservations or exactions are imposed on the Project. Additionally, procedural requirements for protesting these development fees, dedications, reservations and exactions are set forth in Government Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DAY PERIOD OR FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS. If these requirements constitute fees, taxes, assessments, dedications, reservations, or other exactions as specified in Government Code Sections 66020(a) or 66021, this is to provide notification that, as of the date of this notice, the 90-day period has begun in which you may protest these requirements. This matter is subject to the California Code of Civil Procedures (CCP) Section 1094.5; the time by which judicial review must be sought is governed by CCP Section 1094.6. 6. STREET NAME. The applicant shall comply with City of Palo Alto Resolution 5739, which requires a recommendation from the Palo Alto Historical Association (PAHA) and approval by City Council for new street names prior to recordation of a Final Map. 7. HOUSING DEVELOPMENT APPROVAL. Prior to application for the Final Map, applicant shall obtain approval of a housing development project for at least sixteen (16) unit on the site. 8. MULTIMODAL CIRCULATION IMPROVEMENTS. The applicant shall incorporate, either in the Final Map or the housing development project approval, as appropriate, at least the following multimodal transportation improvements as currently reflected in the Tentative Map: Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 24     6 1 0 4 0 1 a. Restricted right-turn movements from Arastradero Road into the private street. This restriction shall be implemented through a reduced curb radius design to physically restrict right-turn movements, in conjunction with proper signage and striping at the west corner of the Arastradero entrance. b. New bicycle lane markings along the existing bikeway on Arastradero Road, including green pavement markings at the Arastradero Road site entrance. c. New four-foot sidewalks along property frontages on Arastradero Road and Old Trace Road, as well as the north side of the proposed private street. d. New Rectangular Rapid Flashing Beacon (RRFB) at the existing marked crosswalk on Arastradero Road. 9. CULTURAL SENSITIVITY TRAINING. Prior to any on-site grading work, the project applicant shall be required to submit evidence that a Cultural Awareness Training program has been provided to construction personnel. The training shall be facilitated by a qualified archaeologist in collaboration with a Native American representative registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3. 10. SUB-SURFACE MONITORING. Prior to any tree removal, grading, demolition, and/or building activities, the applicant shall notify the Director of Planning, of grading and construction dates and activities that require a qualified archeologist and Native American monitor to be present on the project site. The City shall then notify the tribe via email correspondence 10 days prior to any grading or construction activities. If the tribe chooses not to send a monitor or does not respond within the 10 days, work shall continue without the monitor. A qualified archaeologist and a Native American monitor, registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3, shall be present during earthmoving activities including, trenching, initial or full grading, scraping or blading, lifting of foundation, boring, drilling, , or major landscaping. The qualified archaeologist and Native American monitor shall have the authority to halt construction activities in the event any cultural materials are encountered during ground-disturbing construction activities. The qualified archeologist and monitor shall keep a daily monitoring log on days that monitoring occurs documenting construction activities that were monitored, location of the monitoring, and any cultural materials identified. These daily monitoring logs shall be made available to the City upon request. 11. EVALUATION. The project applicant shall notify the Director of Planning, Native American Monitor, and Archeological Monitor, of any finds during grading or other construction activities. Any historic or prehistoric material identified in the project area during excavation activities shall be evaluated for eligibility for listing in the California Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 25     7 1 0 4 0 1 Register of Historic Resources as determined by the California Office of Historic Preservation. Data recovery methods may include, but are not limited to, backhoe trenching, shovel test, hand augering, and hand-excavation. The techniques used for data recovery shall follow the protocols identified in the approved treatment plan. Data recovery shall include excavation and exposure of features, field documentation, and recordation. All documentation and recordation shall be submitted to the Northwest Information Center, and the Director of Planning. The qualified archaeologist shall be responsible for submitting all required reports and documentation to the appropriate California Historical Resources Information System (CHRIS) Information Center. Identification of the scope of work and range of subsurface effects (including location map and development plan), including requirements for preliminary field investigations. Description of the environmental setting (past and present) and the historic/prehistoric background of the parcel (potential range of what might be found). Monitoring schedules and individuals. While coordination will occur jointly, the consulting tribe monitors and archaeological staff shall be notified separately of all scheduling, updates, and field activities to ensure clear and direct communication. Development of research questions and goals to be addressed by the investigation (what is significant vs. what is redundant information). Detailed field strategy to record, recover, or avoid the finds and address research goals. Analytical methods. Report structure and outline of document contents. Disposition of the artifacts. All cultural materials and artifacts recovered during project-related activities shall remain the property of consulting tribe and shall be returned to the Tribe for final disposition, care, and curation in accordance with Tribal protocols. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 26     8 1 0 4 0 1 Security approaches or protocols for finds. In the event that a significant quantity of cultural materials is encountered, the consulting tribe shall require the use of a secure, locked Conex box or equivalent storage unit, to be maintained on-site and managed by the consulting tribe monitor. All associated costs for security measures, including procurement and maintenance of the storage unit, shall be the responsibility of the project applicant/developer. Cultural materials shall remain secured on-site under the consulting tribe oversight until the completion of ground- disturbing activities, at which point the consulting tribe shall assume full possession and responsibility for curation. Appendices: all site records, correspondence, and consultation with Native Americans, etc. The treatment plan shall utilize data recovery methods to reduce impacts on subsurface resources. The treatment plan must be reviewed and approved by the Director of Planning, or the Director’s designee prior to implementation of the plan. 13. HUMAN REMAINS. If human remains are found, the State of California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner must be notified immediately. If the human remains are determined to be of Native American origin, the Coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant (MLD). The MLD has 48 hours from being granted site access to make recommendations for the disposition of the remains. If the MLD does not make recommendations within 48 hours, the landowner shall reinter the remains in an area of the property secure from subsequent disturbance. 14. INDEMNITY. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice. Public Works Engineering 15. PUBLIC WORKS APPLICATIONS, FORMS, AND DOCUMENTS: Applicant shall be advised that most forms, applications, and informational documents related to Public Works Engineering conditions can be found at the following link: https://www. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 27     9 1 0 4 0 1 paloalto.gov/Departments/Public-Works/Engineering-Services/Forms-and-Permits 16. OVERVIEW AND GUIDELINES FOR THE REVIEW OF SUBDIVISION PROJECTS. Developer shall familiarize themselves with the guidelines described in the November 2007 revision of the document titled “Overview and Guidelines for the Review of Subdivision Projects”. Particularly Section II (items 5 through 12) and Section V (items A through C). https://www.paloalto.gov/files/assets/public/planning-amp-development-services/file- migration/current-planning/forms-and-guidelines/overview-and-guidelines-for-the- review-of-subdivision-projects.pdf 17. SUBDIVISION IMPROVEMENT AGREEMENT. The applicant shall execute a Subdivision Improvement Agreement and provide improvement securities (Bonds) for all proposed public improvements. THE AGREEMENT SHALL BE EXECUTED PRIOR TO MAP RECORDATION OR ISSUANCE OF ANY PERMITS FOR CONSTRUCTION, ONSITE AND OFFSITE. ADVISORY -- The applicant shall provide a detailed itemized stamped and signed engineer's estimate for all off-site public improvements which will be reviewed to determine the security amount. 18. FINAL MAP. This project is subject to, and contingent upon the approval of a tentative map and recordation of a Final Map. The submittal, approval and recordation of the Map shall be in accordance with the provisions of the California Subdivision Map Act and Palo Alto Municipal Code Title 21 Subdivision requirements. All existing and proposed property lines, easements, dedications shown on the tentative map are subject to City’s technical review and staff approval during the map process prior to issuance of any construction permits. 19. MAP THIRD-PARTY REVIEW. The City contracts with a third-party surveyor that will review and provide approval of the map’s technical correctness as the City Surveyor, as permitted by the Subdivision Map Act. The Public Works Department will forward a Scope & Fee Letter from the third-party surveyor and the applicant will be responsible for payment of the fee’s indicated therein, which is based on the complexity of the map. 20. STREETWORK PERMIT. The applicant shall obtain a Streetwork Permit from the Department of Public Works for all public improvements. 21. UPGRADE OF EXISTING PUBLIC IMPROVEMENTS. As part of the plan review for improvements within the public right-of-way, any existing improvements to be re-used by the project, which are not to current City standards and are not specifically in these project conditions (such as streetlights, utility covers and lids, etc.), shall be upgraded to current City standards as required by the Director of Public Works and the Director of Utilities. 22. MODIFICATIONS TO EXISTING PUBLIC UTILITIES. The Developer is responsible for any changes or modifications to existing utilities, streets, and public infrastructure within or adjacent to the project site. This includes, but is not limited to, the relocation of utility Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 28     10 1 0 4 0 1 facilities, conduits, or vaults required due to grade changes in the sidewalk area resulting from the development. 23. DAMAGE TO EXISTING PUBLIC IMPROVEMENTS. The Developer is responsible for repairing any damage to existing public improvements fronting or adjacent to the project site caused by construction, to the satisfaction of the Public Works Department. 24. EXISTING UTILITY ABANDONMENT AND/OR RELOCATION. The Developer is responsible for researching all existing utility lines to ensure there are no conflicts with the project. Any existing utility lines (public or private) or their appurtenances that conflict with the project or do not serve it must be capped, abandoned, removed, relocated, or disposed of to the satisfaction of the City. 25. GRADING AND EXCAVATION PERMIT. A Grading Permit is required per PAMC Chapter 16.28. The permit application and all applicable documents (see Section H of application) shall be submitted to Public Works Engineering. Add the following note: “THIS GRADING PERMIT WILL ONLY AUTHORIZE GENERAL GRADING AND INSTALLATION OF THE STORM DRAIN SYSTEM. OTHER BUILDING AND UTILITY IMPROVEMENTS ARE SHOWN FOR REFERENCE INFORMATION ONLY AND ARE SUBJECT TO SEPARATE BUILDING PERMIT APPROVAL.” 26. ROUGH GRADING. Provide a Rough Grading Plan for the work proposed as part of the Grading and Excavation Permit application. The Rough Grading Plans shall including the following: pad elevation, elevator pit elevation, ground monitoring wells, limits of over excavation, stockpile area of material, overall earthwork volumes (cut and fill), temporary shoring for any existing facilities, ramps for access, crane locations (if any), tree protection measures, etc. 27. CIVIL ENGINEER CERTIFICATION. Upon completion of the rough grading work and at the final completion of the work, applicant shall provide an as-graded grading plan prepared by the civil engineer that includes original ground surface elevations, as-graded ground surface elevations, lot drainage patterns and locations and elevations of all surface and subsurface drainage facilities. The civil engineer shall certify that the work was done in accordance with the final approved grading plan. 28. DIRECT CONNECTIONS TO STORM DRAIN SYSTEM. If the project proposes to replace and/or add connections to the City maintained storm drain system, then the applicant may be responsible for improvements to the system. These improvements may include, but not limited to, upsizing the storm drain facility, replacing or adding City standard catch basins, pipes and manholes. THIS MAY INCLUDE REPLACING BRICK AND MORTAR MANHOLES. The extent of required improvements will be at the public works staff discretion and shall be consistent with Storm Drain Master Plan and Public Works Construction Standards. Any work on the city's storm drain systems requires permits and inspection by Public Works inspectors. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 29     11 1 0 4 0 1 29. CCTV OF STORM DRAIN SYSTEM. Post construction the applicant may be required to provide CCTV inspection of the City’s storm drain facilities to verify that any lines were not broken, cracked or damaged during construction. The video shall be high resolution and done by professional who is familiar with the process and meticulous. A CCTV inspection video is required for new storm drain connection (s) to verify proper connections were made into the City’s system and that no construction material was left behind. Videos of storm drain system may also be required where construction occurred less than 5-ft from the city’s storm drain system. Videos shall be provided from structure to structure, such as manhole to manhole. Contractor may want to conduct their own inspection in advance of construction to verify the existing pipe integrity. If existing damages are located, they shall be reported to Public Works inspectors prior to the start of construction. If not reported, the contractor may be responsible to restore the pipe segment as determined by Public Works prior to final. 30. GEOTECHNICAL ENGINEER STATEMENT. The grading plans shall include the following statement signed and sealed by the Geotechnical Engineer of Record: “THIS PLAN HAS BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE WITH THE INTENT AND PURPOSE OF THE GEOTECHNICAL REPORT”. 31. SWPPP. This proposed development will disturb more than one acre of land. Accordingly, the applicant shall apply for coverage under the State Water Resources Control Board’s (SWRCB) NPDES general permit for storm water discharge associated with construction activity. A Notice of Intent (NOI) shall be filed for this project with the SWRCB in order to obtain coverage under the permit. The General Permit requires the applicant to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). The applicant is required to submit two copies of the NOI and the draft SWPPP to the Public Works Department for review and approval prior to issuance of the building permit. The SWPPP should include both permanent, post-development project design features and temporary measures employed during construction. 32. ENCROACHMENT PERMIT. Prior to any work in the public right-of-way, the applicant shall obtain an encroachment permit from the Public Works Department for any work that encroaches onto the City right-of-way. 33. LOGISTICS PLAN. A construction logistics plan shall be provided addressing all impacts to the public including, at a minimum: work hours, noticing of affected businesses, bus stop relocations, construction signage, dust control, noise control, storm water pollution prevention, job trailer, contractors’ parking, truck routes, staging, concrete pours, crane lifts, scaffolding, materials storage, pedestrian safety, and traffic control. All truck routes shall conform to the City of Palo Alto’s Trucks and Truck Route Ordinance, Chapter 10.48, and the route map. NOTE: Some items/tasks on the logistics plan may require an encroachment permit. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 30     12 1 0 4 0 1 34. STORMWATER POLLUTION PREVENTION. All improvement plan sets shall include the “Pollution Prevention – It’s Part of the Plan” sheet. 35. C.3 THIRD-PARTY CERTIFICATION. Applicant shall provide certification from a qualified third-party reviewer that the proposed permanent storm water pollution prevention measures comply with the requirements of Provision C.3 and Palo Alto Municipal Code Chapter 16.11. Submit the following: a. Provide a stamped and signed C.3 data form (April 2024 version) from SCVURPPP. https://scvurppp.org/2024/09/19/provision-c-3-data-form-2024/ b. Final stamped and signed letter confirming which documents were reviewed and that the project complies with Provision C.3 and PAMC 16.11. 36. C.3 STORMWATER AGREEMENT. The applicant shall enter into a Stormwater Maintenance Agreement with the City to guarantee the ongoing maintenance of the permanent storm water pollution prevention measures. The City will inspect the treatment measures yearly and charge an inspection fee. The agreement shall be executed by the applicant team prior to building permit final. 37. C.3 FINAL THIRD-PARTY CERTIFICATION PRIOR TO OCCUPANCY. Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the building, the third-party reviewer shall submit to the City a certification verifying that all the permanent storm water pollution prevention measures were installed in accordance with the approved plans. 38. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (STORM DRAIN LOGO). The applicant is required to paint “No Dumping/Flows to Matadero Creek” in blue on a white background adjacent to all onsite storm drain inlets. The name of the creek to which the proposed development drains can be obtained from Public Works Engineering. Stencils of the logo are available from the Public Works Environmental Compliance Division, which may be contacted at (650) 329-2598. Include the instruction to paint the logos on the construction grading and drainage plan. 39. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (RECORD DRAWINGS). At the conclusion of the project applicant shall provide digital as-built/record drawings of all improvements constructed in the public right-of-way or easements in which the City owns an interest. 40. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (INDEFINITE ENCROACHMENT PERMIT). An approved indefinite encroachment permit will be required for any private infrastructure constructed in the public right-of-way, easement or on property in which the City holds an interest, but that was not authorized by a building permit. Office of Transportation Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 31     13 1 0 4 0 1 41. PLAN SET REVISION REQUIRED PRIOR TO TRANSPORTATION APPROVAL. All items shall be addressed and incorporated into a revised plan set prior to Transportation approval. 42. FIRE ACCESS AND PARKING RESTRICTIONS. The fire truck path of travel shall include a "No Parking" sign. Signs meet the City's Fire Department requirements. 43. PARKING RESTRICTIONS. The curb along Old Trace Road shall be red-striped on both sides of the street to prevent parking within the fire truck path of travel. 44. SIGHT DISTANCE AND VISIBILITY. Sight triangles shall provide clear sight lines in accordance with stopping sight distance requirements in the Highway Design Manual. Landscaping, walls, or any features within sight distance triangles shall be restricted to a maximum height above the roadway surface. Per PAMC 16.24.020(5), fences exceeding four feet in height shall not be located within a sight distance triangle. a. The sight distance triangles shown on C1.2 shall be drawn to scale on the plan set and be prepared and signed by a traffic engineer. 45. BICYCLE FACILITIES. Dedicated bike lanes shown along the Arastradero Road frontage shall meet design standards and maintain a typical width of 5 feet. Green pavement markings are shown in the bicycle conflict zone on Arastradero Road. Per CA MUTCD 2026, green pavement is an optional treatment to alert users of a conflict zone but shall be accompanied by appropriate pavement marking patterns (dotted lines through the driveway). A detail showing dotted extension lines through the driveway apron per CA MUTCD 2026 shall be provided. a. Sharrow markings shall be removed from the plans for Arastradero Road, as no existing sharrows are present on the roadway. 46. PEDESTRIAN FACILITIES. For continuous pedestrian connection, a sidewalk shall be provided along Lots 8 and 9. New sidewalk shown on the project frontage shall conform to meet the City’s minimum standards. 47. DRIVEWAY & ACCESS STANDARDS. The minimum spacing between the two driveways, measured from radius return to radius return, shall be no less than 20 feet per PAMC 12.08.060(9)(A). 48. SIGNAGE AND TRAFFIC CONTROL DEVICES. A one-way sign shall be provided below the stop sign on the new private street, and one sign shall be provided in the median island for right-turning traffic. All traffic control devices proposed in the public right-of-way (ROW) shall meet CA MUTCD requirements, including size, mounting height, and location. Review and approval shall be obtained as part of the offsite improvement plan. RRFB installation shall comply with CA MUTCD 2026, including any advance line markings or as otherwise required or recommended. A STOP bar shall be provided per CA MUTCD 2026 requirements. Offsite improvements shall be routed to Transportation Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 32     14 1 0 4 0 1 for review and approval. Electrical Engineering – Utilities Department 49. CPAU STANDARDS. The plans shall be revised to callout all applicable CPAU Standards. Water Quality Division – Public Works Department 50. DETENTION GALLERY. The applicant shall clarify if a detention gallery will be required. If required, it shall be included as a part of the C3 Stormwater Treatment Plan. 51. STORMDRAIN CONNECTIONS. Direct connections to the storm drain system is not permitted. The plans shall be revised in accordance with Public Works Engineering standards. Water-Gas-Wastewater (WGW) Engineering – Utilities Department 52. PRIOR TO PLANNING ENTITLEMENT APPROVAL. The following comments are required to be addressed prior to Planning entitlement approval: a. A public utility easement for gas service on the private street for the gas main line will be recorded from property line to property line on the street. 53. PRIOR TO BUILDING PERMIT ISSUANCE. The following comments are required to be addressed prior to any future related permit application such as a Building Permit, Excavation and Grading Permit, Certificate of Compliance, Street Work Permit, Encroachment Permit, etc. These comments are provided as a courtesy and are not required to be addressed prior to the Planning entitlement approval: a. The gas main line will be located 5 feet away from the sewer line shown on-site towards the center of the private street. b. The City of Palo Alto Utilities Department CPAU will design the gas main and provide the developer with an invoice for the design work by the City. Payment for the invoice is required before the City starts designing. Provide the WGW reviewer with a contact for the invoice to be sent. i. Schedule a meeting with CPAU reviewer once the estimated gas loads have been determined. CPAU will go over the steps for adding gas mains to the project. 54. PRIOR TO DEMOLITION PERMIT (IF REQUIRED). The applicant shall submit a request to disconnect utility services and remove gas meters. The utilities demo is to be processed within 10 working days after receipt of the request. The demolition permit will be issued by the building inspection division after all utility services and/or meters have been disconnected and removed. For Building Permit: Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 33     15 1 0 4 0 1 55. WGW SERVICE CONNECTION APPLICATION. The applicant shall submit a completed water-gas-wastewater service connection application - load sheet for the City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water in fixture units/g.p.m., gas in b.t.u.h, and sewer in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads, and the combined/total loads (the new loads plus any existing loads to remain). 56. IMPROVEMENT PLANS FOR UTILITY CONSTRUCTION. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations, and any other required utilities. Plans for new wastewater laterals and mains need to include new wastewater pipe profiles showing existing potentially conflicting utilities especially storm drain pipes, electric and communication duct banks. Existing duct banks need to be daylighted by potholing to the bottom of the duct bank to verify cross section prior to plan approval and starting lateral installation. Plans for new storm drain mains and laterals need to include profiles showing existing potential conflicts with sewer, water, and gas. 57. AUXILLARY WATER SUPPLY. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e. water well, gray water, recycled water, rain catchment, water storage tank, etc). 58. UPGRADING EXISTING UTILITY MAINS/SERVICES. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services, laterals as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services/laterals. 59. RPPA BACKFLOW PREVENTER DEVICE. An approved reduced pressure principle assembly (RPPA backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPPA's for domestic service shall be lead free. Show the location of the RPPA on the plans. a. An approved reduced pressure detector assembly (RPDA backflow preventer device, STD. WD-12A or STD. WD-12B) is required for all existing and new fire water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPDA shall be installed on the owner's property and directly behind the City owned meter, within 5' (feet) of the property line or City Right of Way. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 34     16 1 0 4 0 1 60. APPROVAL OF BACKFLOW PREVENTION DEVICE. All backflow preventer devices shall be approved by the WGW engineering division. Inspection by the city inspector is required for the supply pipe between the meter and the assembly. 61. PAYMENT OF CAPACITY AND CONNECTION FEES. The applicant shall pay the capacity fees and connection fees associated with new utility service/s or added demand on existing services. The approved relocation of services, meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the relocation. 62. FIRE SYSTEM USAGE. If a new water service line installation for fire system usage is required. Show the location of the new water service on the plans. The applicant shall provide to the engineering department a copy of the plans for fire system including all fire department's requirements. 63. WATER METERS. Each unit or building shall have its own water meter shown on the plans. Each parcel shall have its own water and sewer lateral connection shown on the plans. 64. SEWER LATERAL. A sewer lateral per lot is required. Show the location of the new sewer lateral on the plans. A profile of the sewer lateral is required showing any possible conflicts with storm, electric/communications ductbanks or other utilities. 65. ABANDONMENT OF EXISTING UTILITIES. All existing water, and gas. and wastewater services/laterals that will not be reused shall be abandoned at the main per the latest WGW utilities standards by CPAU. 66. LOCATION OF PROPOSED UTILITY CONNECTIONS. Utility vaults, transformers, utility cabinets, concrete bases, or other structures cannot be placed over existing water, gas, or wastewater mains/services. Maintain 1' horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated from the plan location as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas, and wastewater mains/laterals/water services/or meters. New water or wastewater services/laterals/meters may not be installed within 10' of existing trees. Maintain 10' between new trees and new water and wastewater services/laterals/meters. 67. COPY OF FIRE SYSTEM PLAN. The applicant shall provide to the WGW Utility Engineering department a copy of the plans for fire system including all fire department's requirements prior to the actual service installation. 68. PALO ALTO CODE COMPLIANCE. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas, & wastewater. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 35     17 1 0 4 0 1 SECTION 7. Term of Approval. Tentative Map. All conditions of approval of the Tentative Map shall be fulfilled prior to approval of a Final Map (PAMC Section 21.16.010[c]). Unless a Final Map is filed, and all conditions of approval are fulfilled within a two-year period from the date of Tentative Map approval, the Tentative Map shall expire and all proceedings shall terminate. A request for an extension of time may be granted by the City Council after recommendation of the planning commission, after the written extension request of the subdivider is submitted, prior to the expiration of the Tentative Map approval, or any previous extension granted. Such extension(s) shall be subject to the maximum limitations set forth in the Subdivision Map Act. Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 36     18 1 0 4 0 1 Assistant City Attorney City Manager Item 2 Attachment B - Draft Record of Land Use Action     Packet Pg. 37     1 0 6 0 0 ATTACHMENT C 4103 Old Trace Road, 25PLN-00298 1 Minimum Site Area, Width and Depth 1 acre, 100-foot width, 100-foot depth Multiple irregular shaped lots; see gross lot area for each lot below: Residential Density 1-2 units per acre per zoning. However, the Single-Family (SF) Residential Comprehensive Plan designation allows 1-7 dwelling units per acre (1.02 acres x 7 DU/acre = 7.16, rounded up to 8 units, plus 1 Density Bonus Law unit) Minimum Usable Open Space Not applicable None 1 Bold indicates an inconsistency with the requirement; however, where noted in the table the applicant is requesting a waiver to the development standards in accordance with allowances set forth under State Density Bonus Law. Item 2 Attachment C - Zoning Consistency Analysis Revised     Packet Pg. 38     1 0 6 0 0 Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking) for Single-Family Residential3 Type Required Proposed Vehicle Parking 2 spaces, of which at least one space must be covered. No parking is required for ADU/JADUs 2 per single-family home = 9 covered spaces + 9 uncovered spaces = 18 parking spaces Parking to be proposed at the time of Streamlined Housing Development Review application and is anticipated to meet the minimum code requirement. Loading Spaces None None Bicycle Parking None None Item 2 Attachment C - Zoning Consistency Analysis Revised     Packet Pg. 39     Item 2 Attachment D - Public Comments     Packet Pg. 40     The application contains clear errors in right-of-way calculations and setbacks that materially affect the feasibility and legality of the project. The distance to the creek is misstated as 200 feet when it is, in fact, 145 feet. In addition, the plans appear to misapply the roadway centerline as defined in the Palo Alto Road Centerline Data Map, where the center of the median establishes the correct reference point. When the proper 45-foot setback is measured from the true centerline, the encroachment into the property is approximately 23 feet—not the 13 feet represented in the application. This is not a minor discrepancy; it fundamentally undermines the site design, placing required setbacks within the proposed building footprint of Lot 5B. The plans, as submitted, are therefore materially misleading. The proposal also fails to comply with the 53-foot special setback required along Arastradero Road, a designated scenic corridor. Four of the eight proposed homes are located within this protected setback area. The City’s Bonus Density provisions do not override these requirements under Section 20.08.020. These protections exist to preserve the character, safety, and environmental integrity of the corridor and have been consistently enforced on neighboring properties. There is no justification for waiving them in this case. Equally concerning are the public safety implications. Arastradero Road, west of Foothill Expressway, is a critical evacuation route for residents of Palo Alto and Los Altos Hills. Any development that compromises its function raises serious safety concerns. Internally, the project proposes a private roadway that is only 20 feet wide—far below the required 32 feet. This is inadequate for a subdivision of 5+ homes with driveway cuts of 16 feet instead of 20 feet. Safe two-way traffic and maneuvering will be nearly impossible during waste collection times, mail delivery or package drop off. The traffic study calculated 70 new trips a day for this development, which means during morning and evening commute times, any blockage along the short private road will cause cars to start backing up not on a side street but on the already congested Arastradero Road. The biggest safety impact for this development will be the new access point onto Arastradero. Adding a new intersection so close to Old Trace Road will put kids riding their bikes to school in serious danger because it adds more turning movements and unpredictability to an already busy road. It creates an avoidable and unacceptable safety hazard. While the need for housing is real, State housing laws do not exempt projects from complying with the Subdivision Map Act or from meeting basic health and safety standards. This proposal fails on both counts and is inconsistent with the City’s General Plan. Policy L-1.2 Retain undeveloped land west of Foothill Expressway and Junipero Serra as open space, with allowances made for very low-intensity development consistent with the open space character of the area. Finally, the proposal to allocate only 4% (approximately 1,900 square feet) of a 44,449-square-foot site to below-market-rate housing is grossly disproportionate to the scale of concessions and waivers requested. The public benefit does not justify the significant deviations from established standards. Additionally, consistent information throughout the submitted plans would be extremely helpful. As is, it’s impossible to know the exact plans. Perhaps that’s the intent. For all of these reasons, I urge the City Council to deny this project in its current form. At a minimum, the applicant must be required to correct these errors and fully comply with all applicable regulations before any consideration of approval. Thank you for your time and attention to this matter. Sincerely, Katherine Clancy 4146 Old Trace Road Palo Alto, CA 94306 Jeannie Clancy 4/16/26, 4:34 PM Re: 4103 Old Trace Road - Kandikuppa, Nishita - Outlook about:blank?windowId=SecondaryReadingPane6 2/2 Item 2 Attachment D - Public Comments     Packet Pg. 41     Item 2 Attachment D - Public Comments     Packet Pg. 42     goals. I have copied the lead planner for the SCPO update on this email to raise awareness of this apparent inconsistency. I look forward to your clarification on how the City intends to resolve this contradiction. Best regards, Jeff Watt (resident, Esther Clark Park neighborhood) 4/20/26, 6:01 PM CEQA exemption (AB 130) for 4103 Old Trace Road - Kandikuppa, Nishita - Outlook about:blank?windowId=SecondaryReadingPane18 2/2 Item 2 Attachment D - Public Comments     Packet Pg. 43     Memorandum Date: April 20, 2026 To: Ms. Melanie Griswold, Trace Estates, LLC From: Gary Black, AICP Daniel Choi Miles Henninger Subject: VMT Screening Analysis and Design Review for a Residential Development at 4103 Old Trace Road in Palo Alto, California Hexagon Transportation Consultants, Inc. has completed Vehicle Miles Traveled (VMT) screening analysis and a traffic design analysis for the proposed residential development located at 4103 Old Trace Road in Palo Alto, California. The project site location is shown on Figure 1. The project site plan is shown on Figure 2. The project proposes to construct 9 single-family homes (5 detached and 4 attached) on a vacant lot. Seven of the single-family homes would contain a junior accessory dwelling unit (JADU). Project Trip Generation Through empirical research, data have been collected that indicate the amount of traffic that can be expected to be generated by common land uses. Project trip generation was estimated by applying to the size and uses of the development the appropriate trip generation rates. The average trip generation rates for Single-Family Detached Housing (Land Use 210), Single-Family Attached Housing (Land Use 215), and Multifamily Housing (Low-Rise) (Land Use 220) as published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 12th Edition (2025) were applied to the proposed project. The JADUs are not expected to generate any trips on their own. They are part of the main house and are typically used by family members or guests instead of long-term tenants. Table 1 Trip Generation Land Use Rate Trips Rate In Out Total Rate In Out Total Proposed Project #210 - Single-Family Detached Housing 5 Dwelling Units 9.09 45 0.70 1 3 4 0.93 3 2 5 #215 - Single-Family Attached Housing 4 Dwelling Units 6.57 26 0.47 1 1 2 0.51 1 1 2 Total Project Trips 71 2 4 6 4 3 7 Source: ITE Trip Generation Manual (12th Edition, 2025) Trip generation rate for the proposed residential uses are based on average rates found in the ITE's Trip Generation Manual, 12th Edition rates for Land Use 210 "Single-Family Detatched Housing - General Urban/Suburban" and for Land Use 215 "Single-Family Attached Housing - General Urban/Suburban". PM Peak HourAM Peak Hour Size Trips TripsDaily Item 2 Attachment E - Transportation Study     Packet Pg. 44     Palo Alto Arast r a d e r o R d Foot h i l l E x p y Miran d a A v e Foo t h i l l E x p y Mira n d a A v e Hil l v i e w A v e Old T r a c e R d Old A d o b e R d Arast r a d e r o R d Foot h i l l E x p y Miran d a A v e Foo t h i l l E x p y Mira n d a A v e Hil l v i e w A v e Old T r a c e R d Old A d o b e R d = Site Location LEGEND 4103 Old Trace Road VMT Screening and Design Review Figure 1 Site Location Item 2 Attachment E - Transportation Study     Packet Pg. 45     4103 Old Trace Road VMT Screening and Design Review Figure 2 Project Site Plan Item 2 Attachment E - Transportation Study     Packet Pg. 46     4103 Old Trace Road VMT Screening and Design Review April 20, 2026 Page | 4 Based on the trip generation rates, it is estimated that the project would generate 71 daily trips, with 6 trips in the AM peak hour and 7 trips in the PM peak hour. The City’s Local Transportation Analysis (LTA) Policy requires an LTA for projects that generate more than 50 peak hour trips. Since the project would generate fewer than 50 peak-hour trips, an LTA analysis is not required. Vehicles Miles Traveled The City of Palo Alto provides screening criteria to determine whether a development project would be required to conduct a VMT analysis. Projects that meet the screening criteria would be presumed to have a less than significant impact on VMT and would not be required to conduct a detailed VMT analysis. The city has the following screening criteria for development projects: • Small Developments (projects that generate fewer than 110 trips per day) • Projects in Low-VMT Areas (projects located in low-VMT areas that have similar features to existing developments) • Projects in Proximity to Major Transit Stops (projects located within ½ mile of an existing or planned high quality transit corridor or major transit stop) • Affordable Housing (100% affordable housing projects in infill locations) • Local-Serving Retail (retail projects of 10,000 s.f. or less) • Transportation Projects (roadway, transit, bicycle, and pedestrian projects that do not lead to a measurable increase in vehicle travel) Since the project is anticipated to generate 71 daily trips, the project would meet the small development screening criterion and can be presumed to have a less than significant impact on VMT. Palo Alto Comprehensive Plan and Housing Element Update The project site is included in the City’s 2030 Comprehensive Plan. The 2030 Comprehensive Plan included 13 additional housing units within the project’s zone. The City adopted their new Housing Element in May 2023, for which an environmental impact report (EIR) was prepared. The Housing Element was approved as an addendum to the Comprehensive Plan. Therefore, projects that are consistent with the Comprehensive Plan are presumed to have their transportation impacts included in the analysis conducted for the Housing Element Update. The proposed project’s 9 single-family residences is within number of units included in the Comprehensive Plan and would not change the conclusions of the findings of the EIR prepared for the Housing Element Update. Roadway Width Analysis The development’s 9 lots would be served by a private roadway with a 30.5-foot-wide right-of-way and a 20-foot curb-to-curb width. No parking would be allowed along the entire length of the roadway. Section 21.20.240 of the Palo Alto Municipal Code requires a minimum right-of-way width of 32 feet for private roadways serving five or more lots, or a minimum of 22 feet for private roadways serving fewer than five lots. Appendix D of the California Fire Code stipulates that fire apparatus access roads must be a minimum of 20 feet wide. Fire apparatus turning templates (shown in Figure 3) indicate that fire trucks could adequately navigate the proposed roadway. As such, the proposed road would not pose issues for fire truck access. Furthermore, the 2018 edition of the American Association of Item 2 Attachment E - Transportation Study     Packet Pg. 47     4103 Old Trace Road VMT Screening and Design Review April 20, 2026 Page | 5 State Highway and Transportation Officials’ A Policy on Geometric Design of Highways and Streets stipulates that the minimum lane width for residential streets in developed areas should be 9-10 feet. Due to the small scale of the development and associated low traffic volume, the 20-foot width of the roadway would be suitable for vehicular circulation throughout the site. Item 2 Attachment E - Transportation Study     Packet Pg. 48     Figure 3 Fire Apparatus Turning Templates 4103 Old Trace Road VMT Screening and Design Review Item 2 Attachment E - Transportation Study     Packet Pg. 49     HSW LLP VIA ACCELA & EMAIL March 30, 2026 Ms. Nishita Kandikuppa, Planner Ms. Claire Raybould, Acting Planning Manager City of Palo Alto Planning & Development Department Development Center 285 Hamilton Avenue, Suite 100 Palo Alto, CA 94301 Re: Updated Project Letter for Tentative Map Component of Proposed Residential Subdivision (“The Oaks”) at 4103 Old Trace Road, Palo Alto, CA 94306 (APN 175-20-078) Dear Ms. Raybould and Ms. Kandikuppa, Enclosed you will the requested resubmittal information for the tentative map application (25 PLN-0296) for a “housing development project,” as defined in the Housing Accountability Act (“HAA”) (Gov. Code § 65589.5) and a proposed residential subdivision known as “The Oaks” located at 4103 Old Trace Road within the City of Palo Alto, California 94306. The specifics related to the Tentative Map application are set forth below. A Streamlined Housing Permit (25PLN-00298) is being processed separately and contains further detail on the proposed units. I. PROJECT DESCRIPTION. The proposed project (“Project”) is a “mixed-income”, all residential “housing development project” consisting of a tentative map application to subdivide one (1) 1.02 gross acre vacant lot at 4103 Old Trace Road, Palo Alto, CA into (9) residential lots and one (1) common area lot for a private street, utilities, access, stormwater treatment facilities, and other improvements. These lots are being planned to accommodate one single-family and junior accessory dwelling unit (“JADU”) (2 units each/10 units total) on each of Lots 1 through 5 and one attached single- family dwelling and JADU on each of Lots 6 and 7 (2 unit each/4 units total) and one attached single-family dwelling unit on each of Lots 8 and 9 (2 units total). The Applicant is seeking one (1) density bonus lot/unit based on its provision of one (1) lot/unit that will be deed-restricted to households earning no more than 100% of AMI. The Applicant is also seeking waivers, reductions in development standards, incentives and concessions consistent with State Density Bonus Law (“SDBL”) (Gov. Code § 69515, et seq.). Item 2 Attachment F - Project Description Letter     Packet Pg. 50     4103 Old Trace Road – Subdivision App Melanie Griswold mg@hsw-legal.com 415-265-186 II. CEQA EXEMPTION The Project has been designed to be exempt from CEQA review under AB130. Detail was previously provided to the City establishing the Project’s eligibility. The Applicant seeks the City’s confirmation that the Project has been found to be exempt. III. DENSITY BONUS INFORMATION. A. Base Density & Density of the Project. The base density of this site is 8 primary dwelling units per acre. The applicant is proposing to deed-restrict 12.5% of the units. At the tentative map stage, this translates into 1 lot (Lot 9), which will contain one (1) attached single-family dwelling unit that is deed-restricted as affordable to moderate-income households earning no more than 100% of AMI. By providing this affordable unit, the Applicant is entitled to a 7% density bonus. This translates into one (1) additional primary dwelling unit, which is being planned for Lot 7.0F 1 B. Assurances for the Affordability of Units. Upon request, the Applicant will record a deed-restricted covenant prior to recordation of final map to ensure compliance with the proposed affordability and pre-conditions for eligibility for SDBL. If the Streamlined Housing Permit is approved first, the Applicant would also accept a condition of approval that regarding recordation of a deed-restriction before issuance of any building permits. C. Density Bonus Waivers and Reductions in Development Standards. The applicant requests the following waivers and reductions in development standards pursuant to SDBL: 1. Reduce minimum lot size in RE-1 zone as provided in PAMC § 18.10.040(a) at Table 2 from 1 acre and minimum 6,000 SF size in PAMC § 21.20.100 to a minimum of 1,921 SF (Gross) and 1,570 (Net). If the minimum lot area were not permitted, it would eliminate all of the residential lots except 1, thereby precluding the allowed density 2. Decrease front setback from 30’ provided in PAMC § 18.10.040(a) at Table 2 to a minimum of 9.5’ as measured from back of curb for Lots 1 through 5 and 5’ as measured from back of curb for Lots 6 through 9. As shown below in RED, a 30’ setback would substantially reduce the proposed buildable area of all lots, thereby reducing density. 1 As noted previously, for the purposes of base density and density bonuses, JADUs are disregarded unless they are being deed-restricted to obtain density bonus benefits Item 2 Attachment F - Project Description Letter     Packet Pg. 51     4103 Old Trace Road – Subdivision App Melanie Griswold mg@hsw-legal.com 415-265-186 3. Decrease interior side setbacks as provided in PAMC § 18.10.040(a) at Table 2 from 15’ to 5’. As shown above in GREEN, a 15’ interior setback would substantially reduce the proposed buildable area of each of lots, thereby reducing buildable area on all of the proposed lots. 4. Decrease rear setbacks as provided in PAMC § 18.10.040(a) at Table 2 from 30’ to 10’ on Lots 1 and 3 through 9. On Lot 2, decrease the rear setback to 5’. As shown below in PURPLE, a 30’ setback would substantially reduce the proposed buildable area of all lots, thereby reducing density. Item 2 Attachment F - Project Description Letter     Packet Pg. 52     4103 Old Trace Road – Subdivision App Melanie Griswold mg@hsw-legal.com 415-265-186 5. Reduce the special setback on Arastradero on Lot 5 from 53’ to 9.5’ and Lots 6 through 8 from 53’ to 15’. Item 2 Attachment F - Project Description Letter     Packet Pg. 53     4103 Old Trace Road – Subdivision App Melanie Griswold mg@hsw-legal.com 415-265-186 6. Reduce the minimum width of the private street from 32’ as required by PAMC § 21.20.240(b)(4) to 20’. As shown below in BLUE, increasing the street width would eliminate buildable area on Lots 1 through 5, thereby reducing density. 7. Reduce the requirement that no parking spaces are to be located in a required front yard per PAMC § 18.12.060(c)(1) to match the required front yards with the requested waivers herein for Lots 1 through 5. All of the garages are located in the required front yard for the R-E zone and, without a derivative waiver for this requirement, all of the garages would be eliminated on Lots 1 through 5. 8. Reduce the minimum site depth from 100’ as required by PAMC § 18.10.040(a) at Table 2 to 59’78’. If the minimum were imposed, it would only allow one conforming lot instead of the 9 residential lots proposed, thereby reducing density. If the minimum were imposed, it would only allow two (2) conforming lot as shown roughly below in RED instead of the 9 residential lots proposed, thereby reducing density. 9. Reduce the minimum site width from 100’ as required by PAMC § 18.10.040(a) at Table 2 and PAMC § 21.20.100 to the minimum on Lot 9 (approx. 30’). If the minimum were imposed, it would only allow two (2) conforming lot as shown roughly below in RED Item 2 Attachment F - Project Description Letter     Packet Pg. 54     4103 Old Trace Road – Subdivision App Melanie Griswold mg@hsw-legal.com 415-265-186 instead of the 9 residential lots proposed, thereby reducing density. Further waivers are reserved pending comments and feedback on the proposed Project. D. Incentives and Concessions. The applicant anticipates requesting incentive related to the size of the affordable housing unit planned on Lot 9. This will be requested and developed during the Streamlined Housing Permit process and is reserved at this time. ************ We appreciate your assistance so far and look forward to bringing much-needed housing to the City of Palo Alto. If you have any questions or need further information, I can be reached at 415- 265-1086 or mg@hsw-legal.com. Kind regards, Melanie Griswold, Partner HSW LLP Item 2 Attachment F - Project Description Letter     Packet Pg. 55     Order Number: 3630425-01971 Cornerstone Title Company 506 N Santa Cruz Avenue Los Gatos, CA 95030 PH: (408) 354-0502 FX: (303) 323-6516 Melanie Griswold Steel Bridge Capital LLC 206 Garden Hill Drive Los Gatos, CA 95032 Escrow Officer: Charlene Ramos Email: charlene.ramos@cstitleco.com Assistant: Ramos Team Email: ramosteam@cstitleco.com Escrow Number: 3630425-01971 Owner: Steel Bridge Homes Palo Alto, LP Property: Vacant Land, known as APN 175-20-078 also knows as 4103 Old Trace Road Palo Alto, CA 94306 Item 2 Attachment F - Project Description Letter     Packet Pg. 56     Order Number: 3630425-01971 Cornerstone Title Company PRELIMINARY REPORT In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said policy or policies are set forth in Exhibit B attached. The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than that set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. Limitations on Covered Risks applicable to the CLTA and ALTA Homeowner's Policies of Title Insurance which establish a Deductible Amount and a Maximum Dollar Limit of Liability for certain coverages are also set forth in Exhibit B. Copies of the policy forms should be read. They are available from the office which issued this report. Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit B of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered. It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested. Item 2 Attachment F - Project Description Letter     Packet Pg. 57     Order Number: 3630425-01971 Cornerstone Title Company Dated as of August 27, 2025 at 7:30 A.M. The form of Policy of title insurance contemplated by this report is: ALTA/CLTA Homeowner's Policy of Title Insurance (2013), if applicable, or CLTA/ALTA Standard Owner's Policy 1990; and/or ALTA Loan Policy (2021). A specific request should be made if another form or additional coverage is desired. Title to said estate or interest at the date hereof is vested in: Steel Bridge Homes Palo Alto, LP, a California Limited Partnership The estate or interest in the land hereinafter described or referred to covered by this Report is: A Fee The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows: 1. General and special taxes and/or assessments for the fiscal year 2025-2026, a lien, but not yet due or payable. 2. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Section 75, et seq. of the Revenue and Taxation Code of the State of California. Please note that there may be a supplemental or an escaped assessment of taxes which will possibly be assessed due to the conveyance of said land or may be triggered due to the death of a prior owner. The Company makes no representations and is not responsible for identifying the amount or time period in which said taxes will be assessed against the subject property. 3. Water rights, claims or title to water, whether or not shown by the public records. 4. Easements, recitals, setbacks, and other matters affecting that portion of said land for the purposes stated thereon and incidental purposes as shown upon a filed map Filed: Book 293, Page 29 Item 2 Attachment F - Project Description Letter     Packet Pg. 58     Order Number: 3630425-01971 Cornerstone Title Company 5. A Deed of Trust to secure an original indebtedness and any other amounts or obligations secured thereby Amount: $4,000,000.00 Dated: May 22, 2025 Trustor:Steel Bridge Homes Palo Alto, LP a California Limited Partnership Trustee: Chicago Title Company Beneficiary Youland Inc., a California corporation Recorded:May 30, 2025 as Instrument No. 25814693 of Official Records 6. Rights of parties in possession. 7. Rights of parties in possession of said land by reason of any unrecorded leases. Please submit any such leases to this company for our examination. 8. Any facts, rights, interests or claims which would be disclosed by a correct ALTA/NSPS Survey and/or inspection of said land. Item 2 Attachment F - Project Description Letter     Packet Pg. 59     Order Number: 3630425-01971 Cornerstone Title Company REQUIREMENTS Prior to closing this company will require the following: 1. The requirement that the owner's property statement be executed and upon review further requirements may be requested prior to the issuance of any policy of insurance. 2. This transaction may be subject to an order issued pursuant to the Bank Secrecy Act. The policy issuing agent may need to provide certain information necessary to comply with the order prior to the closing. 3. The requirement that underwriting approval be obtained if any policy of title insurance is requested other than a standard owners policy. 4. The company may require a copy of a valid government issued photo ID from the Principle(s) involved in this transaction subject to further requirements of this company. 5. Should this report be used to facilitate your transaction, we must be provided with the following prior to the issuance of the policy: A. A certified copy of the certificate of limited partnership (form LP-1) and any amendments thereto (form LP-2) to be recorded in the public records; B. A full copy of the partnership agreement and any amendments; Satisfactory evidence of the consent of a majority in interest of the limited partners to the contemplated transaction; C. Other requirements which the Company may impose following its review of the above material and other information which the Company may require. 6. The requirement that High Liability approval be obtained prior to the close and issuance of any policy of title insurance. The High Liability process must be completed according to the Policy Underwriter’s requirements. Item 2 Attachment F - Project Description Letter     Packet Pg. 60     Order Number: 3630425-01971 Cornerstone Title Company INFORMATIONAL NOTES Note: The policy to be issued may contain an arbitration clause. When the Amount of Insurance is less than the certain dollar amount set forth in any applicable arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. If you desire to review the terms of the policy, including any arbitration clause that may be included, contact the office that issued this Commitment or Report to obtain a sample of the policy jacket for the policy that is to be issued in connection with your transaction. 1. Said property appears to be Vacant Land, known as APN 175-20-078, also known as 4103 Old Trace Road, Palo Alto, CA 94306. 2. General and special taxes and/or assessments for the fiscal year 2024-2025, as follows: Assessor’s Parcel Number: 175-20-078 TRA: 006-020 First Installment: $2,748.14 Paid Second Installment: $2,748.14 Paid 3. There are no conveyances affecting said land within two (2) years of the date of this report, except the following: A Deed recorded May 30, 2025 as Instrument Number 25814692, Official Records Dated: March 25, 2025 Grantor: Linda Jean Brennan, Successor Trustee under the Smithwick Living Trust, dated October 15, 1998 Grantee: Steel Bridge Homes Palo Alto, LP a California Limited Partnership 4. The map attached, if any, may or may not be a survey of the land depicted hereon. Cornerstone Title Company expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. Item 2 Attachment F - Project Description Letter     Packet Pg. 61     Order Number: 3630425-01971 Cornerstone Title Company LEGAL DESCRIPTION All that certain real property situated in the City of Palo Alto, County of Santa Clara, State of California, described as follows: All of Parcel 4, as shown upon that certain Map entitled, "Parcel Map, Portion of Lot 7, Briones Partition", which Map was filed for record in the Office of the Recorder of the County of Santa Clara, State of California, on November 26, 1971 in Book 293 of Maps, at Page 29. APN: 175-20-078 Item 2 Attachment F - Project Description Letter     Packet Pg. 62     Order Number: 3630425-01971 Cornerstone Title Company TH I S M A P I S F O R Y O U R A I D I N L O C A T I N G Y O U R L A N D I N R E F E R E N C E T O S T R E E T S A N D O T H E R P A R C E L S . W H I L E T H I S M A P I S B E L I E V E D T O B E C O R R E C T , T H E C O M P A N Y A S S U M E S N O L I A B I L I T Y F O R A N Y L O S S O C C U R R I N G B Y R E A S O N O F R E L I A N C E T H E R E O N . Item 2 Attachment F - Project Description Letter     Packet Pg. 63     Order Number: 3630425-01971 Cornerstone Title Company NOTICE Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub-escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier's checks or certified checks, funds may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier's checks, or certified checks whenever possible. If you have any questions about the effect of this new law, please contact your escrow office for more details. Item 2 Attachment F - Project Description Letter     Packet Pg. 64     Attachment G Project Plans In order to reduce paper consumption, a limited number of hard copy project plans are provided to the Commissioners for their review. The same plans are available to the public, at all hours of the day, via the following online resources. Directions to review Project plans online 1. Go to: bit.ly/PApendingprojects 2. Scroll down to find “4103 Old Trace Road” and click the address link 3. On this project specific webpage, you will find a link to the project plans and other important information Direct Link to Project Webpage 4103 Old Trace Road – City of Palo Alto, CA Item 2 Attachment G - Project Plans     Packet Pg. 65     Item No. 3. Page 1 of 2 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: April 29, 2026 Report #: 2604-6257 TITLE Election of Chair and Vice Chair RECOMMENDATION Staff recommends the Planning & Transportation Commission (PTC) elect a Chair and Vice Chair to serve from April 29, 2026, to April 14, 2027. BACKGROUND Section 2.1 of the Planning and Transportation Commission By-Laws provides: The offices of Chairperson and Vice Chairperson shall be filled by election of members of the Commission from among their members, and persons so elected shall serve for a term of one year or until their successors are elected. Elections shall be held at the first meeting in April that has full member attendance each year or following the first meeting with newly appointed Board members in attendance, when this occurs after the first April meeting. In the event that either office becomes vacant during the regular term, the Commission shall elect a member to serve the remainder of the term. A new Chair and Vice Chair must be elected to serve a new term until the next cycle of elections in April 2027. Though there is no express procedure for Chair and Vice Chair elections in the PTC’s By-Laws, the presiding officer may decide questions of procedure. Any commissioner may appeal a decision to the PTC. Below is a summary of the most recent election process, after taking public comment: 1. Nominations for Chair are made from the floor. Commissioners may nominate anyone, including themselves. A second is required for a nomination. 2. The Nominee states whether they will accept the nomination. 3. The commissioners who moved and seconded the nomination make a brief statement on why they support the nomination. 4. Nominee(s) may also make a brief statement regarding their candidacy. 5. Other commissioners may give comments or ask questions to the nominee(s). Item 3 Item 3 Staff Report     Packet Pg. 66     Item No. 3. Page 2 of 2 6. The PTC will take a vote after all nominations have been made, seconded, and the nominee(s) have stated their acceptance. 7. A majority vote is required for confirmation. 8. The entire process is repeated for Vice Chair election ATTACHMENTS There are no attachments. AUTHOR/TITLE: Jennifer Armer, Assistant Director Item 3 Item 3 Staff Report     Packet Pg. 67     Item No. 4. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: April 29, 2026 Report #: 2604-6293 TITLE Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of March 11, 2026 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft summary and verbatim minutes for the March 11, 2026, Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the April 29, 2026, meeting date. The draft PTC minutes can be viewed on the City’s website at https://bit.ly/PaloAltoPTC ATTACHMENTS None AUTHOR/TITLE: Samuel Tavera, Administrative Associate III Item 4 Item 4 Staff Report     Packet Pg. 68     Item No. 5. Page 1 of 1 Planning & Transportation Commission Staff Report From: Planning and Development Services Director Lead Department: Planning and Development Services Meeting Date: April 29, 2026 Report #: 2604-6294 TITLE Approval of Planning & Transportation Commission Draft Summary & Verbatim Minutes of March 25, 2026 RECOMMENDATION Staff recommends that the Planning & Transportation Commission (PTC) adopt the meeting minutes. BACKGROUND Draft summary and verbatim minutes for the March 25, 2026, Planning & Transportation Commission (PTC) meeting were made available to the Commissioners prior to the April 29, 2026, meeting date. The draft PTC minutes can be viewed on the City’s website at https://bit.ly/PaloAltoPTC ATTACHMENTS None AUTHOR/TITLE: Samuel Tavera, Administrative Associate III Item 5 Item 5 Staff Report     Packet Pg. 69