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Home My WebLink About0400.095• • • TO: FROM: ',,.-. ) @ City of Palo Alto City Manager's Report HONORABLE CITY COUNCIL CITY MA.'<AGER DEPARTMENT: i'UlUling aDd Commallity E.,ironment AGENDA DATE: September 18, 1995 CMR:400:9S Sl'BJECT: REQUEST 483 tTDlvenity AnDDe -Application to rezone a property from CD qGF)(P) to a PIa .. ed Commnnity (l'q Districf in order 10 <onstruct • .,e .. Illtree-slory, 16,3l1s..quar~foot eommercial building. ,,1t1ll. the .plio .. or pos.iblity for r,,'elwork units on the IltW story, and to a«ept .. in-lieu paymenl ror an required on .lte parking spaces not provided on-sil •. (9S-EIA-II, 9S-ZC-4, 9S ARB-6S) Approval of an appli<:ation 10 rezone a property from CD-C(GFxP} to. Planned Community (PC) 1Y.strict in order 10 <:onsttuct a nc ... , lhree-stQl)', 16,3()5 square-foot commercial building. :";th the option or passiblity for Iivelwod unit.< on the lhird sIoly, and to a<:eep1 an in-lieu payment for all required on-sit. parking spaces. 7 to 20, DO! provided on .. ite. RECOMMENDATIONS The Planning Commission, Architectural Review Board and staff recommend that 1he City Council approve the application induamg 1he following: I. Certifi<:ation of the attached negative declaration (9S-ElA-IO), finding tbat the p<oposed pr<>ject will not result in any significont environmental impacts; and 2. Adoption of 1he attached ClCOmance, including fincfmgs and special conditions, rezoning 1he p<opel!y at 483 University Avenue from CD-C(GFxP} (Commercial [loYo'Il[owo COn1rnanity District "'ith Ground Floor and Pedestrian Shopping Combining Districts) '" Planned Community (PC) allowing tile development of. three-story J 6,305 square-foot commercial bmlding (Anachment A). 1. Adoption olanacbed standard ccnditioo.. olpr<>joct appro,..1 (Anachment B). o POUC)' IMfUCATIONS The proposed proje<.1 is consistent \lith the Palo Alto C<l!Ilpl'ehensive Plan which desigr.ates this site fo< Regional/Community Coounercial use. This categOf)' is for uses that provide goods and services lISuaDy not available in !he neighborhood shopping areas and includes restaurants, specialry stores, and l>O<I-retail services such as offices, real ertate brokers. banks, and insurance brolers. The subject .i~ is wen-suited for • commercial project with or ",Ihout a residential eomponenI, because it is in the downtown on • commercial art..-riaI and is "ithin walling distan<:e ofmany services, shopping, and public transpor'.ation. The uses and sil<: development regulations are consistent with the following Palo Alt.o Comprehensive Plan objectives, puli<:ies and program .. I, Urban Defigs OQiecrtye pai' 42' "Preserve Palo Alto as 21 creative environment wb.!re people can wOO< and live." b. {kbqn [)clip Q~iectjye pa~ .,. "Promote the o<derly and harmooioos developmeut of the City and the anai..,menl of the most desirable land use and improvements through the review cf new development.' c. lkban Desigl Obiecliye p'&e 42: "Promote \"iSUaI environments which arc of high aesthetic quality and va.-iety, and considerate of each other." d. 'khan [)cliz" Pdky j pa~ 45' "EDcourage rehabilitation of aging retail areas 10 keep them economicaTIy healthy." PmiU'ID 2Q palle 45' "Require street frontages that contribute 10 retarl vltaIity in shopping districts." I. addition 10 the Comprehensive Plan objectives. policy. and program listed &bove, the proposed project romplies with the Urtan Design Guide which is coosidered an in<:entive and guide for redevelopment, rather than policy. The Guide encourages s !hree-IO 1Our-story buikfmg with strong volume and massing 10 ancbor the corner at this e.!Stem end of the downtoWR. It depicts the Cowper S!reeIIUniv=ity A "enue intersectioo as !he secood-most significant activity node in Downtown Palo Aha, secondsry 10 the Civic Center cross axis. This projecl would also be the first development constructed 10 sccommodate Iivelwoo< spaces. AH of the required parking would be paid fer ",ith an in-lieu fee. CMlb40009S Standards t;x Archjtectural Review The design and arclIite<:ture of the new builcfmg comply with the Standards for ArchitecruraJ Re-.iew in the following manner: The desi£D is compa:.,le with the inunediate emironment of th. sit. (standard 2) as 111e site is part of the Downtown retarl core and the !>uilding pro,ides opportunity for ,etar1 and restaurant us...,. on the f>rn "level.. and outdooc seating at the front of the building to enhance the pedestrian quality of University Avenue and contributes 10 the lively overall environment of this majoe arterial. The buiJamg also makes a good transition into the Downtown (stancl&rd 5) from the tarl P.l" Alto Office Center 10 the proposed 5O-foo! high building to the lower 25-fOOl bigh bmldings along University Avenue. Tbe arched window and detaJling .bove the entrance of !be Cowper Street .""'alion stand out as an entry statement, which enbancl'S the bmlcfmg and directs the pedestrian 10 the main builamg entrance and promotes a sense of o<der and pro,ides a desirable environment for occupants and visitors 10 the site (standard 7). The cement plaster finish, mansard tile roofs, painted wood v.indows, arched and rectangular windows, wann colo< tones, and d«:ocative light fixtures are appropriate expr .. sioo b this bcilding style (standard 12). EXECUTIVE SUMMARY A detailed proj«:t and pub\;(: benefit description and anal)'sis of Ibe pertinent issues, including the !,<oposed Iivelwork compooenl of the !,<oject, is contained on pages 910 13 in lbe a!taChed Planning Commission staff report (SO< Attachment H -August 9, 1995 Planning Commission StaffRepoct). Table I ')1,-the fonowing page su!D!narizes the proposed project and compares it 10 the Planned Cooununity requ,remcnts and the existing site development. Summary of Planning Commission Hearing: On August 9, 1995, the Planning Commission voted 6-0-1 (Commissioner Schmidt absent) to support the staff recommendations to approve the negative declaration and Planned Community Zone Change, "wlication with modifications 10 the srecial conditions of the Planned Community Onfma.'KX 10 alJow general business office as a permitted use and 10 amend the development schedule 10 aUow constructioo 10 commence by June I, 1996. Oilier than applicanl comments, no public testimony was provided at the meeting Meeting minutes are attached 10 111is repO<t (see Anaclunent G, Excerpt Planning Commission Meeting Minutes). __ s-_ "'." I.bI, , _ ProJ«t Ccmparison \\'11) Current Qrdjnance RcqpiremtDts REGULATION PROl'OSED PC C~ EJGSTING PROJECT (Required) (GF)(P) DEVELOPMENT Ji100r Area (sq. ft.) 16,305 !OW 3.0:1 1.0:1 9,950 Commercial II, 110-1 6,3{l5 (max.) (max.) 9,950 WorklUv. 0-5,195 FAR 25:1 1.5:1 Comme",bll 1.7 -25:1" NlA U!: 1 1.51 (9,950 •. f:) Work/Uve 0-.80:'" NlA none Muimam Heig't 50 feet 50 feet 50 feet 22 feet Lot Cov.rage 83.7% NlA N/A 95% Parking lo-lieu fee: 20 spaces 55 spaces On-site: 2 spaces " •• 7-20 spaces furb1end<4 furoR G-OOrn! distritt 34 depend'mg on commcrciai commercial sp"""s credited proporti<>nof projecL CD- commercIal C{Gf)(P) versus zoning does Iivelworl no( include components livof .... ock oOG_booc! use. <f1Slrlct: 34 spaces cre.li1ed 'The Boor area ratio changes according 10 determination of 1he Ihird Boor uses, i.e, all commercial office and/or some oc aU worl<Jlive units. The 1'=1 is credited for existing square fOOtage in the Downtown Assessment Parking G-Bond District and an in-lieu p')''IDent for 7 to 20 parking spaces is requlred, depending upon !he final mix of residential and non-residential uses on !he thin! floor. 'The Commissiooen lOund the project to be appropriately sIted, well designed and an attra<:tlve building !hat would be an asset 10 the community. They expressed suppon for the Planned C<XI1l!lunity zoning, the proposed public benefits, definition of tiveiwork and • -t·-_ -i r • ~._,- ,-':"--. encooragement lOr !j"elwori< units in this project. A majority of the Coounission determined thaI the strong architectural statement that the builc.ing makes on this corner site is an additiooal PU!>!ie benelk, whieh exceeds that nOOllaDy found in an application for • new buiJ<fmg wit.'Jout public benefit. because the stnKture continues the artbitectural enJumcement along the Cowper Street frontage. Much of!be ComnUssion'. diSCtlS".Jon was fO.:used 00 providing publi.:: art on-site as part of the publlc benefit for the project and making the Ih'eiwor\[ componem as ilexible as possible to aIlcw • wick range of activities in the livelwori< units. The Commission expressed the opinion !hat the S I 00,000 contribution lOr public benefits should be used specilically Iowards lhe University A vetroeiCowper Street intersectioo improvements and not ano;he< inter.;ection or capltal >,,"oject. The Planned Ccmmunlty (PC) Ordinance has be." modified I<l reilect a comment by the Pub5c Arts Commission that the art for this project be r",kwed by the Public Arts Commission fur I""O<tUDe1Idation prior 10 fic.a! re"iew and approval by the ARB. FlSCAJ,IMPACf This project woold ll(){ have a significant fiscal irnp"ct upon the City_ It " .. ill cODtnl:>ute $100,000 toward implementation of the Do"",\o_ lkban Design Improvements C1P_ This application is subje« 10 the fi,n c~ recovery fee schedule. ENVIRONMfJ .... fAJ, .... ssW>MENT A negative declaratioc bas been prepared and is attacbed, No potennall)' signitkant impacts were identified as a result of the development of Illis project. ATTACHMENTS Attachment A: PC OnftlWlCe Attachment B: Standard Conditions r>C Project Appro,'a! Attacbroent c: E1A (Negative Declaration) Attachment D: Location Map Attacbroent E: Development Schedule and R ..... ised Project Description Attachment f: Publi<: Benefit LetIeI dated July S, 1995 Attachment G: Excerpt Planning Commission Minutes, August 9, 1995 Attachment H: Planning Commission Staff Report, August 9, 1995 (without attachmenl5) Attachment I: ARB July 6,1995 Vetbatim Minutes Attachment J: Planning Commi."km June 14, 1995 Vernatim V.m Lttes Attacbrneot K: ARB May 4, 1995 Vertatirn Minutes Pace Sol' • '~