The Palo Alto Tree Technical Manual, Section 1.36 requires a “Tree Protection Zone” (TPZ) for a protected tree with a radius equal to the ten times the trunk’s diameter. For the Tree, that would be 10 x 50” = 500” = 41 feet. In the most recent Tree Protection Report, Applicant acknowledges this 41-foot TPZ requirement on page 9 of David Babby’s February 4, 2024 Tree Protection Report it filed with its plans; but notwithstanding that, Applicant has gone ahead and arbitrarily drawn a deficient TPZ of only 30 feet on its plans and positioned its proposed building right next to that 30 feet. That is 11 feet less than the protection required by the City of Palo Alto.
Notwithstanding Applicant drawing a 30-foot radius circle on its plans, its Tree Protection Report, pages 9 & 10 discloses that Applicant intends to disregard even that fake TPZ by reporting that there will be a 20-foot setback from the Tree’s trunk for any ground disturbance and that applies to any soil compaction, grading, subexcavation, overexcavation, drenching, and drilling/auguring.
In other words, if the construction crew is at least 20 feet from the Tree, they are free to rip out as many roots as they like notwithstanding the deadly effect on the Tree.
Robert Booty, arborist retained by Rincon Consultants on behalf of the City, reports that his LIDAR root scan of the existing asphalt parking lot at 600 University Avenue shows that the Tree’s roots are still dense and going out strong at his 51-foot scan, the furthest extent of his investigation. (See Attachment A). But those roots are going to cut off by the garage and ramps at 30 feet and still much closer to the trunk by the 20-foot rule during construction.
Canopy
The Tree has a beautiful canopy that stretches 45 feet over the site. The TPZ applies to the canopy as well as the root structure, but Applicant has used its fake 30-foot TPZ to bring the exterior wall of the building up to 30 feet from the trunk of the Tree, slicing off 15 feet of canopy.
But then there are a large number of balconies sticking out six feet from the exterior wall. First, Applicant will need to slice off another 6 feet of the canopy to make room for those balconies.
Then, the building’s residents are not going to tolerate the Tree intruding their balconies, so the Tree will be pruned back to provide a little fresh air to those enjoying the balconies and you can be sure the Applicant will prune the Tree back so that there is at least 5 feet of clearance between those balconies and the Tree. The result – Tree’s beautiful canopy stretching 45 feet over Applicant’s property will be cut back 26 feet or more (15 + 6 + 5) and will now be only 19 feet.
It should be noted that you, the Architectural Review Board, held at your December 5, 2024 Meeting that your approval was conditioned upon “Remove balconies from within the Oak tree canopy.” Staff Report for the upcoming August 21, 2025 Meeting, Item No. 2. Page 5 of 9.
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660 University Project
Protect the Coast Live Oak
August 18, 2025
Tree Failure
It gets worse – Page 4 of the current Tree Protection Report discloses that the canopy “does unfavorably displace limb and branch weight towards the canopy's edges.” This me ans that the loss of 26 feet of canopy will be the loss of a disproportionate, huge majority of the canopy’s weight on the side of the Tree closest to the proposed building. And what weight there will be remaining on that side of Tree will be centered much closer to the Tree than the canopy weight on opposite side and thus will have much less leverage to counter-balance the full, heavy canopy on the opposite side. There will be a huge force on one side of the Tree. A tree’s roots do more than just feed and water a tree, the roots stabilize the tree and hold it upright. As the weight and leverage of the canopy on the opposite side of the Tree strains to tip it over the next-door dental office at 517 Byron Street and onto The Hamilton, it is the job of the roots to fight back and hold the Tree up. But, these roots are going to be sliced off under where the canopy is going to be cut back and the roots will not be able to do their job after they have been sliced off.
The Hamilton has retained an independent arborist to analyze the possible danger to the Tree.
After extensive investigation and the preparation of a detailed analysis, it was that arborist’s professional opinion that the Tree’s vigor would be negatively impacted to a severe degree as a direct result of the proposed work at the 660 University site as described on Applicant’s plans, resulting in the Tree falling into a spiral of condition decline from which it cannot recover.
Please review the Walter Levison Consulting Arborist Impact Analysis dated 12/18/2023 (See Attachment B).
Notwithstanding that this report had been made public to Applicant well almost two years ago, Applicant has done nothing to minimize this serious danger. How soon will the Tree topple over and crash into The Hamilton and others. It would destroy that dental office and badly injure and maybe kill anyone in those offices at the time.
Conclusion
The Hamilton community strongly opposes this application for excessive development on our small block and urges the Commission to require action to correct
Thank you for your consideration,
Christopher Ream
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From: Admin
To: Architectural Review Board
Subject: Re: 660 University Project
Date: Sunday, August 17, 2025 3:47:25 PM
Attachments: Letter to ARB Aug 17, 2025.pdf
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From: Kallas, Emily
To: Christopher Ream
Cc: Gilbert, Carol
Subject: Re: 660 University
Date: Monday, July 21, 2025 4:28:11 PM
Attachments: Outlook-Logo__Desc.png
Outlook-po3batwi.png
Outlook-Logo__Desc.png
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Hi Chris,
Thank you for letting me know you did not receive my email on July 14th. The revised plans are also available on the project webpage:
https://www.paloalto.gov/Departments/Planning-Development-Services/Current- Planning/Projects/660-University-Ave
You are correct that the plans have been reuploaded with the changes you identified.
They also made changes to how the BMR units are distributed, and minor changes to the Middlefield setback area.
We are currently targeting ARB on August 21, PTC on September 24, and Council on October 20 or November 3 depending on agenda availability.
Thanks,
Emily
Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
From: Kallas, Emily <[email protected]>
Sent: Monday, July 21, 2025 4:18 PM
To: Christopher Ream <[email protected]>
Cc: Gilbert, Carol <[email protected]>
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Subject: Re: 660 University
Hi Chris,
Yes, we discussed this on July 14th. Please let me know if you did not receive my email that day.
That information is correct.
Thanks,
Emily
Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
From: Christopher Ream <[email protected]>
Sent: Monday, July 21, 2025 4:16 PM
To: Kallas, Emily <[email protected]>
Cc: Gilbert, Carol <[email protected]>
Subject: 660 University
Emily,
Please give me an update on the status of the 660 University Project.
It is my understanding that the developer is moving forward with its original application 21PLN-00341. Two new sets of plans and supporting documents were filed on 6/23/2025, C12_660 University Ave_PLAN1.pdf, C12_660 University Ave_PLAN2.pdf, and C12_660 University Ave_DOCS.pdf. My brief review of these plans reveals a major change: The top floor (sixth) is no longer office space but has been changed to 12 new residential units, and the total number of residential units has increased from 66 to 70.
I am assuming that these new plans and documents supersede the prior filings.
Am I correct in my understanding?
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Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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From: Faith Brigel
To: Kallas, Emily
Subject: Planning and Transportation Committee: 660 University Ave.
Date: Wednesday, April 30, 2025 1:58:05 PM
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Hello Emily,
I received a notice that there will be a public hearing tonight at City Hall re the construction project at 660 University Ave.
Unfortunately, I will not be able to attend. So I am writing this email to you in the hopes that you and the members of this committee will see it.
I cannot state strongly enough how out of place, and cumbersome this huge building will be on University Ave and Byron Street.
I have been on Byron St. for thirty years and so I feel that I have some knowledge of that area.
It will be out of place in that no other buildings in that area are that large, that dense, nor that high. No other buildings are 6 stories high.
Initially weren’t they describing it as 4 stories, which is still very high? I call it cumbersome in that there will be many people living there, and many people working there and most of them will need parking spots.
And as they explained at one of the meetings though they will have a 2 level underground parking lot- there still will NOT be enough parking sports for all of their people.
There is very little parking on University Ave, , and rarely are there any available parking spots on Byron Street.
Similarly, finding parking on Middlefield is close to impossible.
This lack of parking for their tenants, and clients or customers will be a serious problem once the construction is complete. I am quite sure that they are not yet aware of this.
The fact that they are planning to build 6 stories is of a great concern to me. My building at 518 Byron Street is as I have explained a one story, and it has been there for more than 120 years. Having this construction 6 stories high right across the street will effect the light plan. It will be ominous. And it will detrimentally affect the quality of life of my tenants.
I am hoping and would expect that the City Staff would help protect the Palo Alto community of already established buildings., like mine, from new developments coming in and overwhelming the area.
I hope that you will not just focus on building more houses for Palo Alto, but also protect the character that older, Victorian buildings such as mine offer to our City.
Thank you,
Faith W. Brigel
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From: Faith Brigel
To: Planning Commission
Cc: Kallas, Emily
Subject: Re: The 511 Byron St., 660 University Ave. 680 University Ave., 500 Middlefield Ave.Complex Date: Friday, March 14, 2025 6:35:17 PM
Attachments: image001.png
ATT00001.txt
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ATT00002.txt
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Hello Panning Commission,
I do not know if you got the email that I sent to you on March 12 right before the meeting. I am sorry that it was so late.
I read some of what happened in the meeting and I would like to make a few comments.
Firstly, I realize that these developers initially submitted their plans for this project in 2021.
And I think that
there may be the concern that since it has been such a long time- you should be more empathic to them, and just approve it.
I would like to make the point that had their initial draft been different it may have gone through much faster and more smoothly.
By different I mean more in line with the other buildings in this area. From the first draft this building has been mammoth, massive, and very out of character with this neighborhood. For several reasons this construction is wrong for that location. All the changes that they have made over the past few years have not brought it down in scale or size. In fact, it has gotten larger! When they were told that they need more setback- they said fine we will just add another story- so it went from four stories up to six stories! And so due to their own insistence that it remain massive in size - this process has lingered. And they have taken up your time.
Secondly, I read that at least one of you believe that the final decision that was made at your meeting was wrong. And that you should have approved their current design.
I want to say that you did the right thing. I am thrilled that their design was not approved. It is so wrong. I was fearing that only once it is built will you see how wrong it is. And by then of course it is too late.
Thirdly, to mention several of the reasons why it is wrong:
1- It will be huge, gigantic, massive and totally out of scale with the neighbor’s buildings.
There are NO 6 story buildings here. The highest is 4 stories. 2- That intersection of University and Middlefield is the gateway to downtown Palo Alto, and it is always congested. To accept this current design will add more congestion and traffic than it can bear. It will be a constant nightmare. 3- At one of the meetings the developer himself stated that they will have a two level parking garage in their new basement. But he added, there will NOT be enough parking spots for them. There will be 66 apartments. And only 78 spaces. What about the parking needs of their offices? That is not near enough what they will need. So where will they park? They will not be able to park on Byron Street which is a small, narrow street and as I wrote 3/12 it is always full. Rarely are there available spots. There will be very few spots on University, and very few on Middlefield. So this will become a serious and ongoing problem. 4- This area mostly consists of office buildings with professionals, attorneys, dentists, and therapists. Aside from the traffic, it is a quiet area. Allowing this gigantic construction with 66 studio apartments that will have balconies, plus offices will effect the ambiance negatively. We have no restaurants, nor bars in our area. It is quiet.
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5- By allowing this development company to build a 6 story, complex sets a precedent for others to build that high in this area. A bad decision. 6- Personally, I have owned the small, one-story, beautiful, well maintained, 120 year old Victorian building across the street. This massive development will totally overshadow my building, which will negatively affect the quality of living of my tenants. One tenant has already told me that she might move out. And I think it might affect my daylight plane. 7- I understand that due to some contract not being signed by Palo Alto the developers can now build at their own discretion. But it seems that these developers realize the benefits of trying to get the Planning Commission and the City Council’s approval. But still this is not a reason to approve such a phenomenally mammoth building.
Pease continue to use your discretion, and integrity as you did at that last meeting, and do not let a developer destroy what has been a tasteful, professional area just for their own greed.
Thank you for your consideration.
I would be happy to meet any of you on Byron Street to discuss this further. I have spent a lot of time on Byron since 1987, which is 38 years.
Best regards,
Faith
Faith W. Brigel
518 Byron St.
> On Mar 12, 2025, at 5:35 PM, Faith Brigel <[email protected]> wrote:
>
>
>
>> Dear Planning Commission,
>> I am not able to get to the meeting tonight. And I was not able to write any sooner. >> I hope that you see this email prior to the meeting. I have attended a couple of the other meetings on the construction on University Ave. and Byron. I own the building across the street. It is a single story Victorian house. I have been there since 1987. >> The construction submitted that is being discussed is much too large for this area. And I understand that now they are asking for it to be six stories. This is much too tall for this area.
No other buildings here are that high. There is also a lot of traffic at that corner. The 2 level underground parking will not be large enough for their needs. So their parking needs will spill out onto Byron that is already completely taken every day, all day, except maybe Sunday. >> Please consider the quality of life that will be detrimentally affected by the neighbors by allowing that project to be so massive. Please have them scale it back to a more moderate size. >> Thank you for your consideration.
>>
>> Faith W. Brigel
>>
>>> On Mar 6, 2025, at 2:01 PM, Kallas, Emily <[email protected]> wrote:
>>>
>>> Hello,
>>> You are receiving this email because you have expressed interest in the Planned Home Zoning (PHZ) project proposed at 511 Byron St, 660 University Ave, and 680 University Ave/500 Middlefield Rd (aka 660 University). This project. is being presented to the Planning and Transportation Commission on March 12, 2025 at 6pm.
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>>> The agenda, staff report, and attachments are available here:
>>> https://cityofpaloalto.primegov.com/Portal/Meeting?meetingTemplateId=16498 >>> The project plans, Draft EIR, Final EIR, and other project documents are available here:
>>> https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Current- Planning/Projects/660-University-Ave
>>> If you have any comments, please email them to
[email protected]. There will also be the opportunity for public comments during the hearing. If you have any questions about the project you would like assistance with prior to the hearing, please email me at [email protected]. >>> Thanks, and see you next week,
>>> Emily
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From: [email protected]
To: Planning Commission
Cc: Kallas, Emily
Subject: 660 University
Date: Monday, March 10, 2025 4:23:11 PM
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
!
Dear Commissioners,
Please add your comments and forward to the City Council.
This application is now in its 4th year of review. They deserve a decision by council.
I attended all the ARB hearings in which opponents made their objections after which the ARB approved the project.
The applicant has worked hard to meet concerns while preserving feasibility and choosing a compliant not builder's remedy application.
This to my knowledge is the only housing proposal downtown of any significant size.
Also it brings with it BMR units that the applicant was able to weight toward lower income residents.
Housing downtown is a major city goal in our HE and approval of this project will be a promising start and\
bring the many benefits of downtown living to residents (I am one), to local businesses and to the environment.
I look forward to seeing this application approved and see the new housing in my neighborhood.
Stephen Levy
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1 Kallas, Emily
From: Preparata, Franco <[email protected]>
Sent: Wednesday, March 5, 2025 8:25 AM
To: Planning Commission
Cc: [email protected]; Kallas, Emily
Subject: 660 University Ave
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Byrne Chang (Chair)
Allen Akin (Vice Chair)
Doria Summa (Commissioner)
Bart Hechtman (Commissioner)
Carolyn Templeton (Commissioner)
Dear Honorable City Commissioners:
As residents of The Hamilton, the 55+ retirement community located next to this proposed site, this proposed project is deeply concerning for us.
The increased density of a 6‐story
building would substantially alter what is currently a quiet and safe street; It would not only change the character of this neighborhood block but it would also create a hazard for many of The Hamilton's residents. As elderly pedestrians, increased congestion is a significant safety issue. This is particularly the case given that the vehicular entry to the proposed building’s parking garage would be on Byron Street, next to The Hamilton’s entrance.
Additionally, Byron Street is a narrow street. As it stands, two cars cannot pass one another on the street. The setback of the proposed building on the Byron street side would need to be comparable to the setback of The Hamilton complex in order to permit the safe parking of firetrucks or other emergency vehicles.
We urge you to seriously reconsider the project.
Franco P.
and Rosa Maria Preparata
‐‐
Franco Preparata
An Wang Professor of Computer Science, Emeritus
Brown University
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1 Kallas, Emily
From: Christopher Ream <[email protected]>
Sent: Wednesday, March 5, 2025 2:31 AM
To: Kallas, Emily
Subject: 660 University - SECOND letter
Attachments: Ream Letter re Other Than Tree - 20250305.pdf Importance: High
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Please find attached a SECOND letter from me regarding other concerns with the 660 University project. This is in addtion to the letter concerning the Tree which I had just sent to you.
Please include include this SECOND letter as well in the packet for the March 12 PTC hearing.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1‐650‐424‐0821
[email protected]
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THE HAMILTON HOMEOWNERS ASSOCIATION Christopher Ream, President 555 Byron Street Palo Alto, California 94301 Telephone: 1-650-424-0821 Email: [email protected] March 5, 2025 Commissioners Planning and Transportation Commission City of Palo Alto, California Via: [email protected] Re: 660 University Project SECOND LETTER – More Comments Commissioners, The Hamilton is a senior living (55+) condominium development which shares the small block with the proposed development at 660 University Avenue. The Board of Directors of the Hamilton Homeowners Association (the “HHA”), with the support of its residents, has resolved to push for revising the proposed building that will materially adversely affect us and all of our neighbors. Parking Parking in downtown Palo Alto is a problem the City has been dealing with for years and continues to deal with. There is no parking on either University Avenue or Middlefield Road near the project. The Hamilton is on the short block of Byron between University and Hamilton and sees the parking problem every day. It is a narrow street to start with, but on every workday, every single parking spot on both sides of the street is filled all day long. This narrows the drivable room so that two cars going in opposite directions cannot pass; one has to slowly pull into a driveway to make room for the other to pass. Every time a delivery vehicle stops on Byron Street during the day, it clogs and backs up Byron. The project does not provide short-term parking for delivery vehicles, so Byron is going to get backed up many times a day. Applicant calculates that according to PAMC 18.52.040 a total of 111 parking stalls are required to serve the residents of the 66 residential units and the workers in all the office space. But then Applicant invokes several arguments to reduce the number of stalls it has to provide, starting with a 30% reduction claimed by TDM, down to only 69 actual parking stalls. I have seen 20% reductions claimed for TDM, but never 30%. Is Applicant’s claim of 30% proper? Has the city staff carefully reviewed the TDM Applicant has submitted? Will it actually reduce the need for parking or is it only designed to reduce the daily use of cars: Is it designed to reduce the number of daily automotive commutes a person takes, while that person still owns a car to be used for weekend activity. Even though it may reduce daily congestion, that car still needs a place to park.
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Ream – More Comments re the 660 University Project November 26, 2024 Page 2 of 4 Bottom Line – Applicant has cleverly eliminated 42 parking stalls (111 – 69 = 42). Those 42 stalls may have been eliminated, but the cars have not been eliminated, and the 42 cars that can’t find an empty stall in the project’s garage will be driving around downtown, commercial and residential, looking for a parking space and causing congestion that the TDM was supposed to reduce. My granddaughter and other family members may not come to visit me because of the inability to park nearby; friends will not want to come over as much as they used to. Setbacks At the April 18, 2024 ARB meeting on this project, there was a lot of discussion about the lack of proper setback along Middlefield Road. Applicant has moved the above grade portion of the building back to form a 24’ setback along Middlefield as requested, but the underground garage extends right up to the property line with ZERO setback and a minimal amount of soil fill above the garage structure. (See Sheet A3.3A.) Will the City of Palo Alto be able to make improvements to Middlefield Road in the future with this garage flush up against the road? This brings out the fact that the garage also abuts both University Avenue and Byron Street with zero setbacks. Is this standard and acceptable? Item 6
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Ream – More Comments re the 660 University Project November 26, 2024 Page 3 of 4 Daylight Plane There is a single family, one-story residence zoned RM-20 at 524 Middlefield Road, adjacent to the project. Upon a 1/21/2022 review of the initial filing by Applicant, Samuel Gutierrez advised Applicant of the requirement to observe a 45° daylight plane. Applicant complied, and in the next submission of plans, cut back the portion of the fourth floor next to the neighboring house. The fourth floor has remained cut back and compliant with the daylight plane in all subsequent plans submitted by Applicant including the current submission; but Applicant has now added two additional stories onto the building raising the height up to 82 feet, and disregarded the fact that these additional floors egregiously violate the daylight plane. The following is from Applicant’s submission. I have enhanced it to make the line of the daylight plane and the location of the neighboring house more visible.
Balconies in the Canopy The approval of the Architectural Review Board at its December 5, 2024 meeting was subject to several conditions being met. The first condition was “Remove balconies from within the Oak tree canopy.” (This can be found at the top of the fifth page of the document filed on 3/3/2025 under the name “C11_660 University Ave_DOCS_Revised for PTC.pdf”). Applicant’s plans show 24 balconies would intrude into the canopy (45-foot radius), and none have been removed. 3/32"=1'-0"
PLPL
OFFICE LOBBYSPEED RAMP DOWNTO P2 LEVELUNIVERSITY AVE.
10'-0"
10'-6"OFFICE PARKINGRESIDENTIAL PARKING
STAIRBEYOND7'-9" TYP.45.0°55'-0"LINE OF DAYLIGHT PLANE3'-6" 3'-6"
9'-9"13'-6"10'-6"14'-6"7'-0"FENCE7'-0"9'-9"EL. -1'-6" (NAVD 88 EL. 45.5')NEIGHBORINGPROPERTY GRADEP1 LEVELP2 LEVELLIFT PIT SECOND FLOOREL. 14'-8"THIRD FLOORFOURTH FLOOREL. 24'-5"EL. 34'-2"FIRST FLOOREL. 1'-2" (NAVD 88 EL. 48.16')BASE FLOOD ELEV.EL. 0'-0" (NAVD 88 EL. 47')1'-2"12'-8 1/2" ± 8'-4 1/4"7'-6" MIN.EL. -12'-1 1/8" ±EL. -26'-7 1/8" ±EL. -33'-7 1/8" ± CORR.TYP.
9'-9"12'-3"55'-5"1'-6"FIFTH FLOOREL. 43'-11"SIXTH FLOOREL. 56'-2"T.O. ROOF SLABEL. 70'-2"14'-0"T.O. PARAPET / ELEV.EL. 71'-8"OVERRUN / STAIRST.O. RAILINGEL. 73'-8"T.O. MECH. SCREENEL. 80'-2"3'-6"6'-6"MECHANICALSCREEN 54'-6" +/-
3'-6"
2'-2"SHORING/SOLDIER BREAMS
1/32"=1'-0"
3/-UNIVERSITY AVE
MIDDLEFIELD ROAD
BYRON STREET64G CARTCOMPOST64G CARTCOMPOST
RC64G CARTCOMPOST 64G CARTCOMPOST96G CARTWASTE96G CARTRECYCLING96G CARTWASTE 96G CARTRECYCLING
ARCHITECTSKORTH SUNSERI HAGEY
SHEET NUMBERSCALEPROJECT NUMBERSHEET TITLE
DATENO.ISSUES AND REVISIONSDESCRIPTION
ARCHITECTSKORTH SUNSERI HAGEY
21003PLANNING SUBMITTAL12.01.22PLANNING RESUBMITTAL #105.13.22PLANNING RESUBMITTAL #208.15.22PLANNING RESUBMITTAL #408.28.23PLANNING RESUBMITTAL #510.31.23PLANNING RESUBMITTAL #612.20.23PLANNING RESUBMITTAL #702.07.24AD HOC REVISIONS05.02.24PLANNING RESUBMIITTAL #809.30.24
524 MIDDLEFIELD A3.3B ENHANCEMENT OF VISIBILITY OF LINE OF DAYLIGHT PLANE AND 524 MIDDLEFIELD MADE BY CHRISTOPHER REAM Item 6
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Ream – More Comments re the 660 University Project November 26, 2024 Page 4 of 4 Balconies over University Avenue Applicant shows six to seven foot setback for the above-ground building along University Avenue. There are 29 balconies from the second to the fifth floor sticking out six feet into that “setback” so they come right to the edge of the public sidewalk or within one foot of it. They will have a clear glass railing set 3½ feet off the deck, with a clear glass sheet between the railing and the deck of the balcony. The majority of these balconies are part of small studio apartments. On warm, sunny Friday or weekend afternoons, there are going to be young people socializing on these balconies. The 3½ foot railing is an inviting place to rest your forearm as you hold a soft drink, a beer or a glass of wine. Geometry dictates that the drink is now another 6 -12 inches closer to the sidewalk floors below. Many residents in The Hamilton get some exercise by walking around our small block and their walk will pass under these balconies. I frequently see seniors from other parts of “Senior Corner” including this sidewalk as part of their walk. Please don’t drop a glass – you may kill someone. Those balconies need to be removed. Conclusion The Hamilton community strongly opposes this application for excessive development on our small block and urges the Board to require action to correct. Thank you for your consideration, Christopher Ream Item 6
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1 Kallas, Emily
From: Christopher Ream <[email protected]>
Sent: Wednesday, March 5, 2025 2:26 AM
To: Kallas, Emily
Subject: 660 University - Letter t for PTC hearing
Attachments: Ream Letter re Tree - 20250304.pdf
Importance: High
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Please find attached a letter from me regarding the Tree next to the 660 University Project, together with two attachments. Please include this in the packet being prepared for the hearing on March 12.
Thank you.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1‐650‐424‐0821
[email protected]
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THE HAMILTON HOMEOWNERS ASSOCIATION Christopher Ream, President 555 Byron Street Palo Alto, California 94301 Telephone: 1-650-424-0821 Email: [email protected] March 4, 2025 Commissioners Planning and Transportation Commission City of Palo Alto, California Via: [email protected] Re: 660 University Project Protect the Coast Live Oak Commissioners, My wife Anne and I have been Palo Alto residents for more than 53 years and have been residents of The Hamilton for the past six years. The Hamilton is a senior living (55+) condominium development which shares the small block with the proposed development at 660 University Avenue. The Board of Directors of the Hamilton Homeowners Association (“HHA”), with the support of its residents, has resolved to push for revising the proposed building that will materially adversely affect us and all of our neighbors. There is a majestic, beautiful Coast Live Oak tree (the “Tree”) in the middle of our block. David Babby, Applicant’s arborist, reports the Tree’s trunk is 50 inches in diameter and its mostly uniform canopy stretches out 90 feet in diameter and is approximately 60 feet high. The Tree abuts the back property line of the 660 University project and so its limbs reach out approximately 45 feet over the project’s property, and its root structure is much larger. The Tree is several hundred years old and is deemed a protected tree by the City of Palo Alto. The Tree brings shade and joy to us and everyone else on the block. Applicant’s proposal to build a large building close to the Tree will put it in grave danger, and we need to protect it. TPZ – Tree Protection Zone The Palo Alto Tree Technical Manual requires a “Tree Protection Zone” (TPZ) for a protected tree with a radius equal to the ten times the trunk’s diameter. For the Tree, that would be 10 x 50” = 500” = 41 feet. Applicant acknowledges this 41-foot TPZ requirement in the Tree Protection Report it has filed with its plans, but then it has arbitrarily drawn a TPZ of only 30 feet on its plans and positions this building right next to that 30 feet. That is 11 feet less than required by the City of Palo Alto.
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660 University Project Protect the Coast Live Oak March 4, 2025 Page 2 of 3 Notwithstanding Applicant drawing a 30-foot radius circle on its plans, its Tree Protection Report discloses that Applicant intends to disregard even that fake TPZ by reporting that there will be a 20-foot setback from the Tree’s trunk for any ground disturbance and that applies to any soil compaction, grading, subexcavation, overexcavation, drenching, and drilling/auguring. In other words, if the construction crew is at least 20 feet from the Tree, they are free to rip out as many roots as they like notwithstanding the deadly effect on the Tree. Robert Booty, arborist retained by Rincon Consultants on behalf of the City, reports that his LIDAR root scan of the existing asphalt parking lot at 600 University Avenue shows that the Tree’s roots are still dense and going out strong at his 51-foot scan, the furthest extent of his investigation. (See Attachment A). But those roots are going to cut off by the garage and ramps at 30 feet and much closer to the trunk by the 20-foot rule during construction. Canopy The Tree has a beautiful canopy that stretches 45 feet over the site. The TPZ applies to the canopy as well as the root structure, but Applicant has used its fake 30-foot TPZ to bring the exterior wall of the building up to 30 feet from the trunk of the Tree, slicing off 15 feet of canopy. But then there are a large number of balconies sticking out six feet from the exterior wall. Applicant will need to slice off another 6 feet of the canopy to make room for those balconies. The building’s residents are not going to tolerate the Tree intruding their balconies, so the Tree will be pruned back to provide a little fresh air to those enjoying the balconies and you can be sure the Applicant will prune the Tree back so that there is at least 5 feet of clearance between those balconies and the Tree. The Tree’s beautiful canopy stretching 45 feet over Applicant’s property will be cut back 26 feet or more (15 + 6 + 5) and will now be only 19 feet. Tree Failure A tree’s roots do more than just feed and water a tree, the roots stabilize the tree and hold it upright. These roots are going to be sliced off under where the canopy is going to be cut back. As the weight and leverage of the canopy on the opposite side of the Tree strains to tip it over the dental office and onto The Hamilton, it is the job of the roots to fight back and hold the Tree up. But the roots will not be able to do that after they have been sliced off. The Hamilton retained an independent arborist to analyze the possible danger to the Tree. After extensive investigation and the preparation of a detailed analysis, it was that arborist’s professional opinion that the Tree’s vigor would be negatively impacted to a severe degree as a Item 6
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660 University Project Protect the Coast Live Oak March 4, 2025 Page 3 of 3 direct result of the proposed work at the 660 University site as described on Applicant’s plans, resulting in the Tree falling into a spiral of condition decline from which it cannot recover. Please review the Walter Levison Consulting Arborist Impact Analysis dated 12/18/2023 (See Attachment B). Notwithstanding that this report had been made public to Applicant over a year ago, Applicant has done nothing to minimize this serious danger. How soon will the Tree topple over and crash into The Hamilton and others. It would destroy the dental offices and badly injure and maybe kill anyone in those offices at the time. Conclusion The Hamilton community strongly opposes this application for excessive development on our small block and urges the Commission to require action to correct As David Hirsch so succinctly stated on December 1, 2022 at the first Architectural Review Board Meeting to consider this application: “This is too much building in too small of a space.” Thank you for your consideration, Christopher Ream Item 6
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660 University Project Ream – Protect the Coast Live Oak March 4, 2025 A"achment A
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660 University Project Ream – Protect the Coast Live Oak March 4, 2025 A"achment B
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Date: 12/18/2023
Impact Analysis of Proposed 660 University, Palo Alto Site Plan Project Work on One (1) Off-Site Coast Live Oak (Quercus agrifolia) Specimen (Project Tree #10, Palo Alto City Tree Tag #1572)
at
517 Byron
Palo Alto, CA
Mr. Chris Ream, President
The Hamilton Homeowners Association
555 Byron
Palo Alto, CA
[email protected]
Dear Mr. Ream,
The following written letter report is the single deliverable prepared by Walter Levison, Consulting Arborist (WLCA) per your request as an association with members residing at The Hamilton, in close proximity to the proposed multi-story 660 University project.
Background and Assignment
The proposed private development project stated above proposes to demolish various existing office buildings and parking lot areas, and build an underground parking garage, with residential and commercial office facility directly over the garage footprint. WLCA’s assignment was to determine whether the site work as currently proposed per the set of plan sheets (dated October 2023) would cause severe or otherwise irreversible injury to the subject oak specimen to such as degree that it would be expected to fall into a spiral of decline from which it could not recover, as a direct result of the site work. WLCA visited the site on 12/13/2023 to archive digital images, create a tree map markup showing actual site-verified canopy dimensions (rough approx.), and confirm existing site conditions.
The project encompasses three lots, 660 University, 680 University, and 511 Byron. An adjacent lot at 517 Byron just south of the proposed work area exhibits a relatively very large “veteran tree” coast live oak (Quercus agrifolia) referenced by David L. Babby, author of the Tree Protection Report filed by the developer, as tree #10 (City tag #1572), a specimen in good overall condition (62% out of 100% possible) as visually assessed by WLCA, with a canopy spread that is equal to the largest coast live oak specimens ever assessed in the author’s entire 25 year professional consulting career (see digital images below in this report showing the 90 foot diameter canopy).
WLCA reviewed the private development proposed plan sheets dated 10/31/2023 (planning resubmittal #5) which were downloaded from the City of Palo Alto website, and an arborist report by David Babby dated 11/19/2021, which does not actually contain any site plan sheets (Mr. Babby used a topographic survey sheet for his site tree map markup).
Multiple marked-up tree location maps, color-coded by WLCA, show expected construction-related impacts in relation to the tree #10 existing canopy dripline and in relation to the standard tree protection zone (TPZ) of 10 x diameter as an offset radius from mainstem edge. These markups are attached to the end of this letter report for reference (view document using Adobe Pro, Adobe CS, or other paid form of Adobe Acrobat, to maintain the visibility of the color-coded markups).
Digital images archived by WLCA in December 2023 are also included in this report for reference of pre-project conditions.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Basic Data
Diameter: 50 inches, per Babby report.
Spread: Approximately 90 feet total diameter, per David Babby report and WLCA.
Health (Vigor): 70% per Babby, 80% per WLCA.
Structure: 40% per Babby, 50% per WLCA.
Overall Condition Rating: 50% (fair) per Babby, 62% (good) per WLCA.
Live Twig Density and Live Foliar Density: Good.
Additional Tree Information per WLCA’s Visual Tree Assessment (VTA) 12/13/2023 and Research
Foliage hangs down to 15 to 25 feet above grade at 45 feet radius north of mainstem edge.
Multiple mainstems exhibit wide angle saddle shaped (i.e.”normal”) attachment forks between 10 and 15 feet elevation above grade. These stems are somewhat upward oriented.
Buttress root flares at root crown appear normal, though root system extent and condition are essentially unknowable due to hardscape presence over a large percentage of actual root zone. It is hypothesized that the actual extent of root zone is at least 2x to 3x the 45 foot canopy radius in terms of lateral distance in most directions out from trunk 1, based
on both Arboriculture 4th Edition (2004), and on WLCA’s past 25 years of construction site consulting experience with coast live oak specimens on older sites with older less-compacted root zone conditions, where historical building foundations and parking lot baserock base sections were constructed to far less strict standards than modern engineer specifications. There may be extensive rooting occurring out through various private lots that adjoin the 517 Byron lot on which tree #10 stands, with lateral woody roots extending from tree #10 underneath various retaining wall footings and building footings, out to underneath existing asphalt parking lot surfacing, etc.
Per USGS local quadrangle soils map, tree #10 is growing in the “Qoa” unit, which is defined as an older alluvium (oa):
a gravelly riparian soil that is derived from stream associated movements, and typically contains smooth rocky material that drains relatively well, and is excellent for development of deep, elongated native oak tree root systems (based on WLCA’s professional experience and research). This Palo Alto site probably has one of the best soils in the entire Bay Area in terms of allowing for fast growth of native oaks. See the digital images section of this report for an overlay map created by WLCA using various online sources and the USGS soil map shows how groundwater at this location is relatively high in elevation (25 foot groundwater contour), and shows existing roads, historical streams, and red dot plots where a past survey by others indicated locations of extremely old native valley oak specimens for reference. What this all means is that the proposed project site has very good growing conditions for native oaks with a high groundwater table elevation contour and gravelly alluvium soil associated with historical waterways which drains relatively quickly and may also exhibit relatively good aeration related to the larger material components of the soil.
1 Per Harris et. al. 2004. Arboriculture 4th Edition. Prentice Hall. Upper Saddle River, New Jersey, USA.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Expected Tree Root Zone and Canopy Impact Analysis / Based on October 2023 Set of Proposed Plan Sheets
• Canopy:
Expect 20 to 30% of canopy live wood and foliage to be removed to clear southward-extended balcony construction, garage vertical wall construction, foundation footing construction for main building structure, vertical exterior walls along the south side of the residential structure, and an additional +/- 10 feet of horizontal width required to be totally cleared up to roof peak elevations as a “construction corridor” airspace for exterior work, scaffold erection, and bucket lift machinery use (based on WLCA’s past projects to date, which required between 6 feet and 15 feet of horizontal clearance as construction corridors around building exterior walls, between soil surface grade and the roof peaks).
Note that the curvilinear section of garage entry ramp, although it is below grade elevation, may actually require tall vertical machinery clearance directly above the proposed wall cut locations, resulting in further clearance pruning of the tree #10 northwest corner of canopy (not verified). This information is based on past projects overseen by WLCA involving underground parking garage retaining wall construction in the Bay Area.
Total expected canopy loss will likely result in a remnant canopy with 20 to 25 feet of north, northeast, and northwest extension from mainstem base, whereas existing canopy is +/- 45 feet radial extension in those directions. Refer to the attached WLCA tree map markup for a graphic representation of the various impacts indicated as color-coded lines.
• Roots:
Expected subgrade work will encroach to within the City of Palo Alto “10 times diameter” tree protection zone on the north side of tree, inside which special methods/materials/monitoring is required for site construction work.
Extent of root zone compromised by the various elements of proposed work (garage wall excavation using vertical shoring, landscape decking, landscape irrigation, landscape plant and tree installation, etc. is expected to be moderate to severe, depending on actual cut depths and depending on whether machinery and personnel are allowed to enter into the TPZ and compact the root zone in the north area of TPZ.
Note that the actual extent of roots may or may not be 2x to 3x the tree canopy dripline radius distance northward from trunk, and is currently obscured by hardscape and not able to be verified in terms of lateral distance of growth.
Critical Root Zone (i.e. “CRZ”) or “Tree Protection Zone”, in terms of structural root plate, lateral woody roots, and absorbing root mass retention during work on one or more sides of a tree, is ten times the diameter of trunk (10 x 50 inch diameter as noted in the David Babby report). Therefore, it is WLCA’s understanding that the required TPZ work offset radius for tree #10 is approximately 10 x 50 inches = 41.6 feet radius 2), unless site work at offset
distances less than 10 x diameter is specifically authorized by City Urban Forestry Staff. Note that in the case of the 660 University project, the severe extent of clearance pruning creates a cumulative impact in terms of loss of tree condition, such that the combined root zone and canopy impacts are relatively severe or extremely severe (see attached WLCA markups showing deep excavation work impacts, for example, expected to within 30 feet offset from trunk, which is far less than the 41.6 foot official TPZ offset).
2 Reference the developer’s Tree Disclosure Statement, which notes that the official TPZ is 10 x diameter of trunk, per City of Palo Alto Tree Technical Manual (TTM) standards. Blue link to full TTM below shows up erroneously as a hyperlink to “Appendix A”, but is actually the full TTM document:
APPENDIX A (cityofpaloalto.org)
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Note also that there is no guarantee that site work will be performed by the developer in a manner consistent with specific conditions of project approval as set forth by Palo Alto Urban Forestry Staff, even if those special conditions were mandated by the City. There is no way for an arborist monitoring site work, for instance, to be on site during every stage of the work. The arborist monitor, if retained to inspect site work near to tree #10 during the development phase of the project, would only be able to visibly inspect the site once a month or so, leaving him/her with a limited snapshot of what below-ground impacts occurred in relation to the tree #10 root zone.
Soil Compaction within the CRZ/TPZ:
Note that proposed driving of machinery, foot traffic, extensive landscape footing development, and extensive planting and (possibly also) extensive irrigation pipe trenching are expected to occur within the CRZ/TPZ of 41.6 feet radius from trunk edge of tree #10. Consulting Arborists will typically specify use of robust “ground protection” in these cases, covering the ground with a thick mat of geotextile overlaid with 6 or more inches of wood chips, and finally covered with steel trench plates or full sheets of exterior grade plywood strapped together with steel strap plates to create a soil buffer. But given that there is planned intense landscaping and decking, etc. to be developed in the area between the garage retaining wall and the south property line abutted up against the 517 Byron lot, WLCA expects that it would be virtually impossible for the developer to actually implement use of robust ground protection and maintain it for any length of time, without causing a major problem in terms of ground logistics (staging, storage, movement of tools and materials, performance of landscape related development between 517 Byron and the underground parking garage wall, etc.). Therefore, it is expected that soil compaction of a high degree will likely occur in the north section of the tree #10 root zone, within the CRZ/TPZ offset radius, causing additional reduction in overall tree health and structural condition as soil oxygen pore space is compacted and root zone root growing conditions end up suffering as a result of loss of oxygen pore spaces within the tree root growth section of the soil profile (i.e. mainly the uppermost two feet of the soil profile, but potentially down to 4 or 5 feet or more below soil surface grade elevation in native Palo Alto area historical riparian cobble type soils).
• TRAQ Risk:
The removal of 20% to 30% of the canopy of tree #10 for clearance as noted above, will cause southward lopsidedness of the currently-symmetrical canopy tree specimen of extremely large spread radius (45 feet radius), resulting in increased load forces acting on the north side (“tension” side) of the root system. The root system will have been compromised to an unknown degree during site work (underground parking garage wall excavation, landscape development, and possible adjustments to or demolition of the existing brick retaining wall that separates 517 Byron from the proposed 660 University project site.
Risk of whole tree failure mode and impact with targets to the south of the mainstem location will be necessarily increased and elevated due to these site plan work activities.
Risk of stem failure and impact with various ground targets will over time be increased and elevated, due to the required clearance pruning through the north side of the canopy to clear scaffolding, bucket lift machinery, balconies, and the new building exterior wall plus underground parking retaining wall work that requires vertical machinery airspace clearance. Very large diameter pruning cuts will be made to accomplish the work, ranging from a few inches diameter each, up to 17 or more inches diameter each 3, on some stems that extend northward into the
proposed project airspace area.
Pruning cuts of this relatively large diameter will allow for fungal wood decay-causing pathogen entrance into the stems via these open cut wounds, resulting in extensive decay column formation over time that progresses down into the stems from the cut wounds.
3 David Babby’s arborist report notes that a 14” and a 17” diameter stem will require pruning.
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• Heritage Tree Designation in City of Palo Alto
There are currently +/- eight (8) trees listed on the City heritage tree list maintained by the City. Per the following information, trees are apparently not required to meet any specific “approval criteria” in terms of species, size, condition, or other relevant parameters, to be selected as formal heritage tree specimens in City of Palo Alto, other than that the trees are native oak species or redwoods located on private property:
(Excerpt from a City Staff Report Online):
“In 1996, Council enacted the Tree Preservation Ordinance, Chapter 8.10 of the Palo Alto Municipal Code, to preserve and maintain specified native oaks, redwoods, and heritage trees on private property, and to protect them from disfigurement or removal, except in certain circumstances. Section 8.10.090 of the ordinance allows persons to nominate a tree on their property forheritage tree status. After Council approval of such designation, the tree is added to the heritage tree listing, which includes specific location, overall size, and canopy spread. The list is maintained by the Department of Public Works and available to the public on the City’s Urban Forestry website.
Once designated, a heritage tree is protected by the provisions of the Tree Preservation and Management Regulations, unless removed from the heritage tree list by subsequent Council action at the request of the property owner.”
Per the above information, protected size tree #10 (City tree tag #1572) appears to be an excellent candidate for inclusion in the City’s heritage tree designation program which protects native oaks on private properties. It is a specimen in good overall condition, with exceptional size in terms of both mainstem diameter (est. 50 inches), and canopy spread (90 feet total diameter), with good vigor, good buttress root flares, and good saddle-shaped wide angle forks of mainstem attachment.
• David Babby Report 11/19/2021 Page 6
Per page 6 of the developer’s arborist report by David Babby, tree #10 exhibits a “high” rating in terms of suitability for preservation (see below excerpt from page 6 of Babby report):
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
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Conclusion
If the proposed 660 University site plan project were built out as currently proposed per the 10/31/2023 planning resubmittal #5 versions of the plan sheets, WLCA expects that tree #10 would experience relatively moderate to severe root loss, and relatively severe pruning, which combined as a cumulative below-ground and above-ground negative impact would necessarily result in loss of vigor (health) and structure to a severe degree.
The tree’s safe and useful life expectancy in its current condition rating of “good” (+/- 62% overall condition rating) may be reduced as a result of site plan project work from (EXISTING: no-construction scenario) 50 to 100 years remaining, to (PROPOSED: post-construction scenario) 10 to 20 years remaining, or less, depending on the tree’s response to very significant project clearance canopy and root pruning as described above in this letter report.
It is WLCA’s professional opinion that the tree’s vigor would be negatively impacted to a severe degree as a direct result of proposed site work as currently described on the 10/31/2023 set of plan sheets, resulting in tree #10 falling into a spiral of condition decline from which it cannot recover.
There would also necessarily be a corresponding elevation of the TRAQ risk rating in terms of risk of whole tree and/or tree part failure and impact with various static and moving targets with moderate to high occupancy ratings within the target zone and a reasonable time frame such as 12 to 24 months, starting as of the proposed site construction completion date (this would need to be assessed at a future time, and is outside the scope of WLCA’s initial pre-project assignment).
The tree is located in the an area known to have high water table elevations and gravelly (gravel-laden) riparian type alluvium soil that tends to support excellent native oak tree root growth in terms of both rooting depth and root lateral extension.
It is highly recommended that this exceptionally large native oak specimen in good overall condition be designated by the City Council as a City of Palo Alto Heritage Tree on private land, and formally added to the list maintained by the City on their official website, with the added tree protection guarantees that this tree special protection status includes (tree specimens are typically nominated for such designation by the owner of the property on which the tree stands).
Refer also to David Babby’s arborist report dated 11/19/202, page 6, which notes that tree #10 is rated as “high” suitability for preservation, appearing healthy and structurally stable per his assessment, presenting “good potential for contributing long-term to the site”.
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Digital Images by WLCA 12/13/2023 / Tree #10 Coast live oak (Quercus agrifolia)
View looking eastward while standing on 517 Byron. Note the excellent buttress root flaring at the root crown of tree #10 which is considered normal and desirable.
View of the relatively wide angle fork attachments between 10 and 15 feet elevation above grade at which the tree
#10 codominant mainstems arise. These saddle shaped
forms are normal and desirable from a structural stability standpoint. Although it is not “optimal” to have codominant mainstems forking in a tree, the best case scenario would be for all of the forks to exhibit wide saddle-shaped
attachments like this tree. It is actually extremely unusual for a coast live oak to exhibit saddle-shaped forks at every bifurcation of the codominant mainstems.
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View of subject oak #10 looking northward from 517 Byron.
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View of oak #10 lower 50% of canopy/mainstem architecture, with the adjoining asphalt parking lot area west of 517 Byron visible at left half of the image. The root system is assumed to be extended through most or all adjoining lots surrounding 517 Byron (not verified), as is assumed to reach as much as 2x to 3x the 45 foot canopy radius (again, not verified, but very possible, per WLCA’s past experience with older oaks in Palo Alto and Menlo Park area, especially if the soil is a historical cobble-based riparian soil profile with fast drainage (not verified).
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Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Per WLCA’s multi-layer mockup created for a valley oak location comparison with groundwater depths and soil types, the tree #10 location has a 25 foot depth groundwater table, and nearby Palo Alto study-noted red dots which indicate very large older valley oak specimens surveyed in the past and included on internet maps for reference.
The Qoa soil type at the 660 University site is defined as “older alluvium” (hence the “oa” designation): a Pleistocene soil of gravels, sand, and silt that is unconsolidated to consolidated, interspersed with alluvial materials from stream action.
See next page of this report for the United States Geological Survey legend pertaining to this soil unit, clipped from the local Palo Alto soil map, obtained from USGS Menlo Park headquarters.
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Above was excerpted from the USGS Quadrangle (soil unit map) which includes the City of Palo Alto area.
Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others.
The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant’s/appraiser’s fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any Item 6
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information.
Unless expressed otherwise:
• information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and
• the inspection is limited to ground-based visual examination of accessible items without climbing, dissection, excavation, probing, or coring.
• There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future.
Loss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees.
Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground.
Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time.
Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees.
Certification
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith.
Signature of Consultant
DIGITAL BADGES:
ISA CERTIFIED ARBORIST CREDENTIAL:
https://certificates.isa-arbor.com/f1918723-df46-48cc-ace2-c12625530fec#gs.v54om6
(Renewed through June, 2026)
ISA TREE RISK ASSESSMENT QUALIFIED (TRAQ):
https://certificates.isa-arbor.com/d180515f-ab75-440b-9c66-106005e3cf10?record_view=true#gs.hpb30w
(Renewed through March, 2028)
Attached: Tree Map Markups by WLCA 12/18/2023
(View Using Adobe or Adobe CS in Order to Allow for Full Visibility of the Markups Created Using Adobe Pro Software).
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1 Kallas, Emily
From: Kay Brown <[email protected]>
Sent: Tuesday, March 4, 2025 9:59 AM
To: Kallas, Emily
Subject: 21 PLN-00341/660 University Ave
Attachments: City of Palo Alto Letter to Planning.pages CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Kay Brown
555 Byron St Apt 101
Palo Alto, CA 94301
[email protected]
650-269-1985
March 4, 2025
Emily Kallas
Senior Planner
Planning and Development Dept.
City of Palo Alto
250 Hamilton Ave Palo Alto, CA 94301
Re: 660 University/21 PLN‐00341
Dear Ms. Kallas,
I’m writing to express my concerns regarding the intended project slated to be built at 660 University. This large apartment/multi‐use facility is scheduled to come before you for determination on March 12, 2025. I would like to familiarize you with the current traffic issues on the 500 block of Byron St.
As it stands today, senior residents of 555 Byron as well as nursery school parents, church goers and dental office patients encounter frequent near‐misses entering and exiting their respective parking lots.
1. Currently parallel parking is permitted on both sides of the street, and the narrow residual allotment for 2‐way traffic becomes unwieldy with one car needing to pull over to allow on‐coming traffic to pass.
2. Byron is utilized by random drivers as pass‐through wanting to avoid the traffic light at University and Middlefield. Residents and patients in cars must to pull‐over and brake to avoid the on‐coming traffic. The cars travel swiftly without regard to elderly residents that are with walkers and wheelchairs as they attempt to cross the street.
3. Large commercial vehicles deliver food, linen, packages, etc or service plumbing, electrical, wifi tele‐ communication issues at the various facilities. When these large trucks park on Byron, the danger factor is exacerbated. It is difficult to see or maneuver safely around the commercial vans, etc.
4. There are currently 3 large senior facilities within the 2 block radius. Concern for Emergency Response Vehicles ability to access the streets at all times should be paramount. And, keep in mind that the majority of the population in this vicinity is elderly (ie. walkers, wheelchairs, and slow physically impaired amblers). Residents of Lytton Gardens regularly come for lunch at the church on foot with assisted devices. They traverse both Byron and University.
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2 It is my understanding that the developer of 660 University intends to situate the ingress and egress to the underground parking directly on Byron St? With the dense apartment units and office spaces anticipated in the new complex, accidents can be anticipated.
Also, please consider the situation that will arise during construction of the new complex. At any given time, there will be large construction vehicles needed to demolish existing structures and erect the final facility. Where will the construction vehicles park so as not to worsen an already dangerous situation…on University, on Middlefield?
I am under the impression that the developers are anticipating that many of the 660 University dwellers will not own cars and will be utilizing mass transport. At the previous City Council meetings, a study initiated on the developers behalf stated that a majority of the tenants will not be coming and going in automobiles by a computer generated (formulation) pie in the sky scenario? If this is an accurate analysis, I am asking the city of Palo Alto to verify this information and stand by it’s assessment.
Thank you for your attention to this matter.
Appreciatively,
Kay Brown
Letter Attached:
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From: Leroy Barnes <[email protected]>
Sent: Tuesday, March 4, 2025 12:56 PM
To: Kallas, Emily
Subject: 660 University Avenue
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
To the Palo Alto Planning and Transportation Committee
I am a resident of what is known as “seniors corner”, at University and Hamilton in Palo Alto. Lytton Gardens, the Webster, and the
Hamilton together house hundreds of elderly Palo Alto citizens at this corner. The addition of about 88 new cars in this small area would result from building the proposed 660 University high rise, assuming one car for each living unit. Slow‐walking citizens with poor eyesight and impaired hearing walk on Byron St., University, and Webster all day, every day. One of the cars belonging to the proposed building will surely run over one or more of our citizens within months or years of its completion. Help us live a long life by rejecting this proposal.
In addition, aesthetically, the building
is a poor fit for downtown Palo Alto. Since it would be built on University at the east entrance to downtown, they might as well put up a sign that says, “Welcome to Downtown Palo Alto. We’re trying to look like Redwood City.”
This building may some day serve a great
purpose to Palo Alto, but not in the proposed location. We energetically request that you deny the proposal as it has been presented.
Leroy Barnes
555 Byron Street Resident
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1 Kallas, Emily
From: Leroy Barnes <[email protected]>
Sent: Tuesday, March 4, 2025 12:54 PM
To: Kallas, Emily
Subject: 660 University
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Palo Alto Planning and Transportation Commission:
We respect the developer’s desire to add housing units to the Byron/University/Middlefield neighborhood. However, we are confident that the completion of this project will be an irreversible mistake that mars Palo Alto’s downtown
skyline and endangers hundred of senior citizens who live and walk in this three block area.
The traffic congestion that would result from this development would suffocate Byron Street between University and Hamilton, a street on which delivery trucks, moving trucks, ambulances and parents dropping off preschool children at
First School all compete for space on the single two‐way lane between cars parked on both sides of the street. The additional cars that would belong to the residents of 660 University would overwhelm this area.
Please reject the proposed location for this development.
We support additional housing in Palo Alto, but are confident that this would be a disaster that would be forever blamed on the members of your Commission.
Thank you.
Linda Chin
555 Byron Street Resident
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1 Kallas, Emily
From: Admin <[email protected]>
Sent: Tuesday, March 4, 2025 12:45 PM
To: Transportation; Planning Commission
Cc: Kallas, Emily; Gilbert, Carol
Subject: 660 University Ave.
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
To: Planning and Transportation Commission March 4, 2025 Subject: 660 University
The building proposed at 660 University will create a dangerous situation for those of us who live or do business on the 500 block of Byron between University and Hamilton. Lund Development proposes to create 60+ living units plus a floor of office space. The proposal only provides for 78 parking stalls. There are no parking spaces surrounding that building on University or Middlefield, so that only leaves Byron or other nearby streets with 2-hour limited parking available to those occupants, a traffic nightmare.
This photograph shows Byron on a delivery-impacted day. Imagine adding the truck, auto, emergency, and garbage truck traffic for the occupancy that will be added. As an area of senior residences with pedestrians on walkers and canes and frequent Paramedic vehicles needed, I wish to propose that you strongly consider reconfiguring the length of 500 Byron St. so that all cars, rescue vehicles, pedestrians, and trash removal can safely turn onto or cross or exit our street.
At the forthcoming meeting on March 12, I wish to propose this reconfiguration:
Sincerely,
Carol Gilbert
555 Byron St. #209
Palo Alto, CA 94301
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From: Austin Traver
To: Kallas, Emily
Subject: Neighbor, Opposed to 680 University Avenue
Date: Friday, December 6, 2024 7:03:43 AM
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Hello Emily,
My name is Austin, I own a home on Fulton St in downtown Palo Alto. I noticed that a developer has proposed to construct a massive building right next to my little condo. https://www.cityofpaloalto.org/Departments/Planning-Development-Services/Current- Planning/Projects/680-University-Avenue
I live one building away, in a 10-unit complex. Our condo is already pretty cramped as it is, in terms of parking spaces, density, etc.,
This project seems like it will be very disruptive to the character of the nearby neighborhood community.
Can you help me understand how I, as a resident of Palo Alto, can participate in our city’s decision on whether to allow this to go forward? I want my voice to be heard by my representatives.
Sincerely,
Austin Traver
Sent from my iPhone
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1 Kallas, Emily
From: Yingxi Chen <[email protected]>
Sent: Thursday, December 5, 2024 8:26 PM
To: Kallas, Emily
Subject: 660 University Ave- Structure Feasibility for Future Transportation Improvements CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Hi Emily,
I would like to share some additional thoughts regarding the special setbacks for the 660 University Ave project following today's ARB meeting.
One of the key reasons for establishing these special setbacks is to accommodate future transportation improvements, which may include bike lanes, street parking/loading zones, left‐turn lanes, and other enhancements. Given the rapid growth of the city, with over 6,000 new units planned, Middlefield Road will inevitably face increased traffic congestion and safety concerns. At some point, the road will require modifications to address these challenges.
The design team for 660 University Ave has made significant efforts to meet the required 24‐foot setback, but it would be shortsighted if, years down the line, we discover that these necessary roadway improvements cannot be implemented due to potential structural issues with underground parking.
In fact, the applicant could benefit from these future improvements. For instance, if the street is widened to allow for street parking, it could help alleviate parking issues. Similarly, the expanded roadway could provide space for a loading zone or designated trash collection area, preventing disruptions to traffic flow while meeting the building’s operational needs.
I understand that further studies, surveys, and community engagement will be conducted before any changes are made.
However, buildings are permanent commitments, and their design will shape the city for decades. The ongoing wave of new housing projects means that transportation infrastructure improvements will need to keep pace with growth. I urge the applicant to consider the structural feasibility of accommodating these future transportation needs in their design, in addition to provisions for landscaping and utilities.
Thank you for your consideration of these points, and I hope you have a wonderful holiday season.
Sincerely,
Yingxi
Yingxi Chen, AIA
Y. Chen Architect
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From: [email protected]
To: Architectural Review Board
Cc: Kallas, Emily; Lait, Jonathan
Subject: 660 Univeristy project
Date: Saturday, November 30, 2024 10:57:53 AM
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Dear Chair Rosenberg and committee members,
I hope you are having a joyful Thanksgiving holiday.
Please move this application forward with your comments and any remaining concerns.
As the housing project on this site enters its fourth year of review, I believe the applicant and community deserve a hearing before the city council and timely decision.
My comments below are as a DTN resident and economist with experience in housing economics and more than a dozen HCD advisory committee member meetings. As I always clarify before you, I have no expertise as an architect or arborist and will not comment on these issues.
1) I believe this is the only housing proposal of any significant size in DTN, an area identified as important for additional housing in our Housing Element and by you in previous meetings.
2) As with 3265 and 3150 ECR, this current application is the result of collaboration between the applicant and staff to respond to ARB comments and concerns while preserving the financial feasibility of the application. I have been pleased by the recognition and appreciation by ARB members of these twin objectives.
As with 3265, the applicant has responded to concerns by adding height and other configuration changes.
And, as the chair noted at the last meeting, the alternative to successful resolution of issues could be no project or in this case a builder's remedy application that the applicant has shelved for now in favor of this smaller project.
3) The applicant is proposing a large majority (10) of the 14 BMR units for low income residents including 6 for very and extremely low income residents. I am pleased the applicant i able to co this in the context of a feasible proposal. 4) This site has additional benefits as it will allow some/many trips to be done without driving and the residents will make a small but positive addition as customers for DTN businesses.
I look forward to hearing council's review asap as we begin the process of adding housing in appropriate DTN locations.
Stephen Levy
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From: Greg Welch
To: Architectural Review Board; Kallas, Emily
Cc: Ann Lewnes
Subject: Public Feedback on the proposed project "660 University Ave" project [21PLN-00341] Date: Wednesday, December 4, 2024 7:58:11 PM
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
My wife and I are writing as we will be unable to attend the ARB meeting at 8:30am on 12-5- 24 due to work conflicts. We own a unit on the north side, third floor of the Hamilton building ( at 555 Byron St.) just to the south of the proposed project. My house-bound, elderly mother-in-law occupies the unit and the sunlight through her windows and on her balcony represent most of her experience of the outdoors. We are very concerned that the proposed project could cut off all direct sunlight and require her to have to draw her blinds to have any sort of privacy.
1) the six-story height suggests a size and mass completely out of keeping with the surrounding neighborhood
2) at that height, the project threatens to loom over and literally overshadow the buildings around it.
3) Throughout Palo Alto, building standards preserve privacy by preventing neighbors from building structures that look down into backyards, or directly into windows in existing structures. How will that be accomplished on this project? Greg Welch
Ann Lewnes
560 Center Drive
Palo Alto, CA
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December 3, 2024
Dear CommitteeMembers,
TheHousingActionCoalitionisamember-supportednonprofit that advocatesfor creatingmorehousingfor residentsof all incomelevelstohelpalleviatetheBayAreaandCalifornia’shousingshortage, displacement, andaffordabilitycrisis.
Our endorsement committeehadtheopportunitytoreviewSmithDevelopment’sproposal at660University, andweproudlyendorsedtheproject.
SmithDevelopment’sproposal wouldbring66much-needednewunitstoPaloAlto. Wewereimpressedwiththeproject'sdedicationtoaffordablehousing, with20percent of theunitsforlower-tieredaffordablehousing, whichishighespeciallyconsideringcurrent economicconditions. Byprioritizingaffordablehousingandurbandevelopment, wecancreatemoresustainableandinclusivecommunitiesfor everyone.
Intermsof LandUseandDensity, theproject site'scentral locationwithitsproximitytoessentialdowntownamenities, includingtheCaltrainstation, andtheinclusionof amplebikeparkingfacilitiesunderscoreacommitment topromotingenvironmental sustainabilityandreducingrelianceonautomobiles. Intermsof parking, our committeewouldliketoseeareductionontheamount of parkingprovidedfor theproject, andhavetheproject redirect thosecoststoincreasingtheoverall densityof theproject. Intermsof overall design, wecommendthestepsSmithDevelopment hastakentopreservetheOaktreeonsite, andevenincorporatedit intothedesign.
Thisproject will becritical tosupport PaloAlto, andtheBayArea’shousingneeds. Pleasemovethisproject forwardwithout delay.
CoreySmith, ExecutiveDirectorHousingActionCoalition(HAC) AliSapirman,AdvocacyandPolicyManagerHousingActionCoalition(HAC) Item 6
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Attachment H - Public
Comments
Item 6: Staff Report
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Attachment H - Public
Comments
Item 6: Staff Report
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Item 6
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Item 6: Staff Report
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December 1, 2024
SUBJECT: Agenda Item #3 - 660 University Avenue Mixed-Use Project Dear Chair Rosenberg and Board Members,
We urge quick action on the proposed mixed-use project at 660 University Avenue. The project has been positively modified based on previous Architectural Review Board comments. We are excited to see an additional floor has been added to the project for a total of 66 residential units as part of this mixed-use project
We support this project because it is walking distance to downtown businesses, retail, and services . It is 0.6 mile from Caltrain and adjacent to major transit stops, thus reducing residents' climate emissions because they can drive less. In furtherance of our affordable housing goals, the project will provide 66 homes and 20% will be affordable (where normally 15% is required).
We hear often from tenants in Palo Alto that there is not enough bike parking in their multi-family developments. This is especially true as more residents are adopting e-bikes and cargo bikes.
We are excited to see accessible and plentiful bicycle parking being provided as part of the project – a huge bonus to future residents and office tenants. The proposed vehicle parking ratio is adequate based on recent development trends and given the project’s location near transit and retail.
This modest 66-unit project has been through a long (but sadly typical) PHZ process since 2021, including an exhaustive Environmental Impact Report that is normally reserved for significantly larger projects. Please provide substantive comments so that the project can move towards approval.
Palo Alto Forward has been working to strengthen community support for housing projects to end our housing crisis and strengthen our city. As such, we have included 100 pages of support letters written by residents on behalf of this project.
Thank you for your service to our community!
Amie Ashton
Executive Director, and on behalf of the Board of Palo Alto Forward ATTACHMENT A: 100 Pages of Public Comment Comments Supporting the Project Item 6
Attachment H - Public
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ATTACHMENT A: 100 Pages of Public Comments Supporting the Project (link) Item 6
Attachment H - Public
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Item 6
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YIMBY Law
2261 Market Street STE 10416
San Francisco, CA 94114
[email protected]
12/02/2024
City of Palo Alto
Architectural Review Board
250 Hamilton Ave
Palo Alto, CA 94301
[email protected]
Via Email
Re: 660 University Avenue Proposal
Dear Palo Alto Architectural Review Board,
YIMBY Law is a 501(c)3 non-profit corporation, whose mission is to increase the accessibility and affordability of housing in California. YIMBY Law sues municipalities when they fail to comply with state housing laws, including the Housing Accountability Act (HAA). As you know, the City Council has an obligation to abide by all relevant state housing laws when evaluating the above captioned proposal, including the HAA. Should the City fail to follow the law, YIMBY Law will not hesitate to file suit to ensure that the law is enforced.
This proposal consists of a mixed-use development with 66 units and a top-floor office and two levels of below-ground parking. The proposal was submitted under Palo Alto’s Planned Home Zoning community plan in an area zoned for multi -family residential use. Though it requests zoning changes, this proposal is compliant with the City’s General Plan. Under California Government Code § 65589.5 in cases where the general plan and zoning ordinance do not match, a project is only required to comply with the general plan.
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YIMBY Law
2261 Market Street STE 10416
San Francisco, CA 94114
[email protected]
(j)...(4) For purposes of this section, a proposed housing development project is not inconsistent with the applicable zoning standards and criteria, and shall not require a rezoning, if the housing development project is consistent with the objective general plan standards and criteria but the zoning for the project site is inconsistent with the general plan. If the local agency has complied with paragraph (2), the local agency may require the proposed housing development project to comply with the objective standards and criteria of the zoning which is consistent with the general plan, however, the standards and criteria shall be applied to facilitate and accommodate development at the density allowed on the site by the general plan and proposed by the pro posed housing development project.
In the case of this particular project, the zoning ordinance has a more restrictive density limit than the general plan and no density minimum. The general plan on the other hand requires a minimum density for new development in this area that is not present in the zoning ordinance.
Applied to this project state law clearly mandates that the project comply with the city’s general plan in cases where the zoning ordinance differs. This includes all objective general plan standards or criteria, including the density minimum. This is all noted in the staff report for this project, which accurately describes the proper application of state law, regarding unit count, to this project.
Therefore, you must approve the application, or else make findings to the effect that the proposed project would have an adverse impact on public health and safety, as described above. Should the City fail to comply with the law, YIMBY Law will not hesitate to take legal action to ensure that the law is enforced.
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Item 6: Staff Report
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YIMBY Law
2261 Market Street STE 10416
San Francisco, CA 94114
[email protected]
I am signing this letter both in my capacity as the Executive Director of YIMBY Law, and as a resident of California who is affected by the shortage of housing in our state.
Sincerely,
Sonja Trauss
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Packet Pg. 331 of 517
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Attachment H - Public
Comments
Item 6: Staff Report
Pg.
254
Packet Pg. 332 of 517
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/29/11/12/9/10/i255/30/23/i255/28/2/12/22/3/15
/i255
Item 6
Attachment H - Public
Comments
Item 6: Staff Report
Pg.
255
Packet Pg. 333 of 517
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/140/102/112/i255/105/122/111/i255/132/111/110/111/121/108/105/i255/102/121/i255/102/120/112/i255/125/102/107/107/120/110/108/105/119/i255/100/110/123/i255/121/120/105/120/112/111/i255/112/111/109/108/123/111/110/105/109/113/i255/114/i255/109/105/112/102/110/116/101/119/i255/120/112/116/111/i255/105/122/111/i255/100/118/118/112/102/129/100/101/i255/102/121/i255/105/122/108/109/i255/118/112/102/124/111/125/105/113 /115/122/108/125/122/i255/115/108/101/101/i255/122/111/101/118/i255/100/123/123/112/111/109/109/i255/105/122/111/i255/102/110/116/102/108/110/116/i255/122/102/120/109/108/110/116/i255/109/122/102/112/105/100/116/111/i255/108/110/i255/99/100/101/102/i255/104/101/105/102/130 /135/122/100/110/133/i255/119/102/120/i255/121/102/112/i255/119/102/120/112/i255/125/102/110/109/108/123/111/112/100/105/108/102/110/130 /141/100/112/112/111/105/105/i255/106/101/100/112/133
/125/101/100/112/133/142/143/116/100/112/112/111/105/105/144/116/107/100/108/101/130/125/102/107 /99/100/101/102/i255/104/101/105/102/113/i255/106/100/101/108/121/102/112/110/108/100/i255/142/145/146/127/147 Item 6
Attachment H - Public
Comments
Item 6: Staff Report
Pg.
256
Packet Pg. 334 of 517
Item 6
Attachment H - Public
Comments
Item 6: Staff Report
Pg.
257
Packet Pg. 335 of 517
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Attachment H - Public
Comments
Item 6: Staff Report
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Packet Pg. 336 of 517
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/44/1/11/i255/47/3/10/12/14/i255/7/1/2/9/24/3/13/11/9/1/i255/45/48/49/49/50 Item 6
Attachment H - Public
Comments
Item 6: Staff Report
Pg.
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Item 6
Attachment H - Public
Comments
Item 6: Staff Report
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Attachment H - Public
Comments
Item 6: Staff Report
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Attachment H - Public
Comments
Item 6: Staff Report
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Attachment H - Public
Comments
Item 6: Staff Report
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Attachment H - Public
Comments
Item 6: Staff Report
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1 660 University Avenue Development Issues An Executive Summary for ARB Meeting December 5, 2024 Need to consider the following: 1. Inadequacy of 78 stalls for 66 units plus businesses. 2. How brochures and passes get people out of their cars. 3. If we don’t know compliance for 2 years, there is no going back. 4. Insist on two-year data from previous TDM Specialists, Inc. to prove effectiveness. 5. History of This Project Nearby residents of the proposed 660 University development have been opposed to several aspects of the development and have made our objections known to every city committee that held a hearing. It started with shoe-horning in too much building on too small a property which was 4 stories tall with 70 units and size remains an issue. October 25, 2021 Council held a prescreening to review a conceptual plan for the proposed project on October 25, 2021. The formal PHZ application was submitted on December 21, 2021. Following staff’s initial review and subsequent resubmittal, the PTC reviewed the project on November 16, 2022 and recommended that the project be forward to the ARB for review in accordance with the PC rezoning process. December 1, 2022 The ARB reviewed the same plan set on December 1, 2022. Since this time, the applicant made significant modifications to the project, including changing the parking garage driveway entry from Middlefield Road to Byron Street, as well as removing residential uses from the ground floor to meet FEMA flood zone requirements and address ARB comments related to privacy for ground floor units. This submittal was received on September 1, 2023, ten months after the last public hearing. The plans have been further refined over three rounds of staff review in the last seven months to address various staff comments. Key comments from Board members and the applicant’s response to those comments are summarized in the Exhibit file found separately. Dec. 1, 2022 ARB Meeting A previous Architecture Review Board hearing listened to our objections and sent Smith Development away to make some amendments that would be more suitable for your board and nearby residents on Dec. 1, 2022. Key comments from Board members and the applicant’s response to those comments were summarized. Only change was drive-way moved to Byron St. all others were left alone. You can see Exhibit results separately. April 18, 2024 ARB Meeting Further recommendations by 3 Board members were adjustments be made to the plans. 1. Remove extended balconies from units B1, B1, and A2 from Historic Oak tree. 2. 6 foot screening on 4th floor roof deck to reduce noise and maintain privacy. 3. Inadequate parking remained an issue. 4. Consider the Draft Environmental Impact Report The purpose of this report is to restate the comments made by the Board and detail the applicant’s response to those comments. The analysis section below builds upon the information contained in the earlier report and has been modified to reflect recent project changes. Following the ARB’s recommendation, the project will return to the Planning and Transportation Commission (PTC) for a formal recommendation of a Planned Community Ordinance. Both of these recommendations will be forwarded to Council for a final decision. At that point the number of units was 63.
Item 6
Attachment H - Public
Comments
Item 6: Staff Report
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2 Builder’s Remedy May 2024 6 stories and initially 110 units. The revised application that Smith Development submitted last month for its planned project 660 University Ave. calls for a six-story building with office space on the lowest and highest floors and then 66 apartments in between. The proposal is just the latest iteration of a downtown project that has already gone through multiple revisions since Smith first applied in 2021 under the “planned home zoning” process, which allows residential builders to negotiate with the city over zoning exemptions. The four-story project that the company had previously proposed was narrowly approved by the Architectural Review Board in April. While both the builder’s remedy and the PHZ applications are currently on file, the applicant has requested that the City place the Builder’s Remedy application on hold while the City continues to process the PHZ application November 26, 2024 ARB Meeting re: TDM Plan The Transportation Demand Management (TDM) plan includes measures and programs to achieve a reduction in single-occupancy vehicle trips to the site by a minimum of 45%. New residents will have to sign an acknowledgment that they are aware there is a goal to reduce commuter trips and maximize use of all other sources. This is not a legal pledge. The TDM plan includes an annual monitoring plan to document their traffic. The first data will not be known until 2 years hence. In summary, a TDM plan sounds great, but it only works for Smith Development who will make too few parking places available for residents. With no adjacent streets permitting parking and limited parking on Byron, do you really think this will work? In TDM’s own words, “We have a proven track record of getting employees out of their cars. As projects are built and occupied, TDM Specialists can develop the, outreach, and campaigns necessary to implement and manage employee Commute Programs or parking management programs. The initial start-up, implementation, and ongoing management of the Commute Program are designed to meet employee benefits for businesses.” It is incumbent on this board to request some proven results that TDM has been able to achieve after two years before making any decision on this project. Exhibit Follows which shows various ARB directions with applicant’s responses.
Item 6
Attachment H - Public
Comments
Item 6: Staff Report
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From: Kathleen Rotow
To: Kallas, Emily
Subject: Re: 660 University Draft EIR - Now Circulating Date: Wednesday, April 3, 2024 11:52:55 AM
Attachments: image001.png
image002.png
Thanks Emily. I'm glad the review concluded that the Byron Ave entry and exit for this project made more sense than further slowing down Middlefield and University. It also keeps some of the inevitable noise from this project from disturbing the senior project across the street on University.
On Wed, Apr 3, 2024 at 8:28 AM Kallas, Emily <[email protected] > wrote:
Hi Kathleen,
After the initial ARB review, the driveway was relocated to the Byron frontage, to reduce potential conflict on Middlefield.
Thanks,
Emily
Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
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From: Kathleen Rotow <[email protected]>
Sent: Wednesday, April 3, 2024 4:46 AM
To: Kallas, Emily <[email protected]>
Subject: Re: 660 University Draft EIR - Now Circulating
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Good Morning Emily,
I have an initial question that you may be able to answer quickly. Given that I live within two blocks from the project on University Avenue, one of my concerns is the amount of additional traffic this project will generate on an already very congested corner. Probable additional traffic backups on both University Ave and Middlefield Ave. Will the entry and exits for parking be on University or Middlefield? Will there be any left turn entry into the parking for the project while heading west on University?
Thank you,
Kathleen Rotow
Sent from my iPhone
On Apr 2, 2024, at 5:58 PM, Kallas, Emily <[email protected] >
wrote:
Good afternoon,
This e-mail is to inform you that the Draft EIR for the 660 University project is now available here on our Planning Department website. The Notice of Availability is attached and has further information regarding the proposed project. The comment period for the Draft EIR begins today, Tuesday, April 2nd and will end on May 17, 2024. This e-mail is being provided to you because you are a neighboring jurisdiction, your agency has expressed an interest in the proposed project or because your agency may have an interest in the proposed project, or because you have been requested to be contacted regarding any project within the City of Palo Alto’s jurisdiction. Please feel free to contact me if you have any questions or to send comments.
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Regards,
Emily
<image001.png> Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
<image002.png>
Parcel Report
| Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
<660_University_NOA signed.pdf>
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From: Christopher Ream
To: Kallas, Emily
Subject: 660 University Project
Date: Wednesday, April 10, 2024 3:38:35 PM
Importance: High
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Chris Ream here, the President of the Hamilton Homeowners Association.
I intend to prepare a letter to the Architectural Review Board outlining The Hamilton’s objections to the planned project at 660 University, and I also intend to attend and comment at the ARB Hearing new week on April 18.
I have done a quick review of the Draft EIR. The Draft EIR addresses many of the points I had previously brought up to the ARB along with some new points, including in particular, the danger of killing Tree #10 (the protected coastal oak) and the alternative of adding a fifth above-ground story to the building, and the alternative of eliminating the second floor of the underground garage. These are not shown in the developer’s current plans, but are obviously issues that need to be addressed at some point.
My question is: Would it be proper for me to address in my letter to the ARB and at the Hearing points raised in the Draft EIR but not yet appearing in the developer’s plans.
I will call you to have a brief discussion on this.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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From: Mimi and Eric Carlson
To: Christopher Ream; Kallas, Emily
Subject: Re: 660 University Project
Date: Thursday, April 11, 2024 11:02:35 AM
You don't often get email from [email protected]. Learn why this is important CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Chris et al.
Please note that the proposed project will create a traffic nightmare, espesciallly if the entrance is on Byron.- which is effectively a one wao street during the day.
Eric Carlson
From: Christopher Ream <[email protected]>
Sent: Wednesday, April 10, 2024 3:38 PM
To: Kallas, Emily <[email protected]>
Subject: 660 University Project
Emily,
Chris Ream here, the President of the Hamilton Homeowners Association.
I intend to prepare a letter to the Architectural Review Board outlining The Hamilton’s objections to the planned project at 660 University, and I also intend to attend and comment at the ARB Hearing new week on April 18.
I have done a quick review of the Draft EIR. The Draft EIR addresses many of the points I had previously brought up to the ARB along with some new points, including in particular, the danger of killing Tree #10 (the protected coastal oak) and the alternative of adding a fifth above-ground story to the building, and the alternative of eliminating the second floor of the underground garage. These are not shown in the developer’s current plans, but are obviously issues that need to be addressed at some point.
My question is: Would it be proper for me to address in my letter to the ARB and at the Hearing points raised in the Draft EIR but not yet appearing in the developer’s plans.
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I will call you to have a brief discussion on this.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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THE HAMILTON HOMEOWNERS ASSOCIATION Christopher Ream, President 555 Byron Street Palo Alto, California 94301 Telephone: 1-650-424-0821 Email: [email protected] April 16, 2024 Via email: [email protected] Re: 660 University Project Architectural Review Board Hearing on April 18, 2024 Draft EIR April 2024 Comments re Protection of the Coast Live Oak Tree Dear Emily, Please consider the comments in this letter as you continue to work on the Draft EIR for the 660 University Project and pass on these comments to members of the Architectural Review Board and to others where appropriate. There is an Attachment A and an Attachment B to this letter. The Hamilton is a senior living (55+) condominium development with 36 residential units and the average age of the residents in The Hamilton is mid-80’s. The Hamilton shares the same small block with the proposed development at 660 University Avenue. Lytton Gardens, Webster House and Webster House Health Center are within a block and directly across the street from the proposed development. Channing House is two blocks away. Because of this concentration of elderly citizens, the area is frequently referred to as “Senior Corner.” I am Christopher Ream. My wife Anne and I have been Palo Alto residents for 53 years and have been residents of The Hamilton for the past five years. The Hamilton community strongly opposes the proposed development at 660 University, and the Board of Directors of the Hamilton Homeowners Association (the “HHA”), with the support of its members/residents, has resolved to fight against the proposed development. I am the President of the HHA and am personally committed to significantly revising the proposed building that will materially adversely affect us and all of our neighbors. There is a majestic, beautiful Coast Live Oak tree (the “Tree”) in the middle of our block and is listed as Tree #10 on Applicant’s plans. Applicant’s arborist reports that the Tree’s trunk is 50 inches in diameter and its limbs stretch out 90 feet in diameter “in a mostly balanced canopy.” The Tree abuts the back property line of the 660 University project and so its limbs reach out approximately 45 feet over the project’s property, and its root structure is larger than that. The Tree brings shade and joy to us and everyone else on the block. The Tree is several hundred Item 6
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 2 of 4 years old and is deemed a Protected Heritage Tree by the City of Palo Alto. Applicant’s arborist rates the Tree “High” for suitability for preservation. This proposed project puts this beautiful Tree in grave danger: “It is WLCA’s professional opinion that the tree’s vigor would be negatively impacted to a severe degree as a direct result of proposed site work as currently described on the 10/31/2023 set of plan sheets, resulting in tree #10 falling into a spiral of condition decline from which it cannot recover.” Walter Levison Consulting Arborist Impact Analysis dated 12/18/2023, p.6 Please see Attachment A to this letter for the full Impact Analysis by Walter Levison Consulting Arborist. Tree Protection Zone Applicant’s plans recite that the City’s Tree Technical Manual (TTM) ¶1.36 specifies a “Tree Protection Zone” (TPZ) for a protected tree with a radius equal to the ten times the trunk’s diameter. For the Tree, that would be 10 x 50” = 500” = 41 feet. Another rule is that the TPZ should be equal to the foliage, so here that would be a radius of 45 feet based upon the arborist’s report of a 90-foot canopy spread. I am not an arborist, but I am told that one common rule of thumb is that a tree’s roots are one and a half to three times wider than the canopy. For the Tree’s 45-foot limbs, that would be 67 to 135 feet of roots out under the parking lot where the new building would go. Robert Booty, arborist retained by Rincon Consultants on behalf of the City, reports that his LIDAR root scan of the existing asphalt parking lot at 600 University Avenue shows that the Tree’s roots are still dense and going out strong at his 51-foot scan, the furthest extent of his investigation. (See Attachment B.) Applicant has drawn a TPZ of only 30 feet on its plans and has the new building right next to and touching that 30 feet. That is 11 to 15 feet less than required. And the 30 feet is just what the building is supposed to look like – you don’t have to be an experienced contractor to know that there will be plenty of damaging construction work done on the exterior side of the two-story underground garage walls, and that will be much closer than 30 feet to the Tree. Robert Booty’s report points out that the roots are going to be sliced off at his scan of 31 feet. (See Attachment B.) Now, look up at the 2nd, 3rd and 4th floors, there are residential units with balconies sticking out 6 feet into the TPZ. Applicant’s arborist admits that pruning will be required, including a 17-inch limb. The Tree has to be pruned back to clear those balconies. Then be realistic: Applicant is going to prune the Tree even further back so that there is at least 5 feet of clearance between those balconies and the Tree. We are now cutting the Tree back to only 19 feet of foliage left.
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 3 of 4 If 660 University is allowed to be built as now proposed, the Tree’s canopy will be severed on one side, disrupting the Tree’s balance, potentially allowing strong gravitational forces to push the Tree over. In addition, the roots needed to hold the Tree back from tipping over will have been cut and lost their gripping force. How soon will the Tree topple over and crash into The Hamilton and others. It would destroy the dental offices at 517 Byron, and badly injure and maybe kill anyone in those offices at the time. The neighborhood will lose this beautiful tree. The privacy of the seniors in the sixteen apartments in The Hamilton on that side of our development will be exposed to the 36 units with balconies on our side of the 660 University building as well as the noisy crowds on the roof top party deck. Security The Staff Report for the Architectural Review Board Hearing to be held April 18, 2024 reported that the Urban Forestry Section has requested that any building permit be conditioned upon the Applicant obtaining an appraisal of the replacement value of the Tree and posting security for that amount. What does that mean in this situation? It will be completely impossible to replace the Tree, thus how can anyone come up with a replacement value. And, if the Tree “dies” within three years of the completion of the project, then the money from the security will go into the Forestry Fund to plant trees elsewhere. So much for the owner of 517 Byron and thus the person who was the owner of the Tree and the one most damaged by its death. This might make sense if the permit was conditioned upon obtain an appraisal value using the Trunk Formula Method (TTM 6.45B) rather than the Replacement Cost Method (TTM 6.45A). Solution At the Architectural Review Board hearing in December 2022, everyone, including the Applicant’s architect and its landscaper actively agreed that the Tree had to be protected; but the Applicant did not suggest that a 41-45 foot TPZ should be observed. No, their answer was that they knew of a tree in Mountain View that has so far survived a small TPZ (although they did not say how long it has survived). One tree surviving for an unknown time is not a valid argument to ignore the universally accepted rule of a TPZ equal to 10 times the trunk’s diameter or the extent of the canopy. The only solution here to save this Protected Heritage Tree is that the proper 41-foot TPZ must be imposed and complied by both the proposed building and its construction. This is not an unfair burden on the Applicant: They have known all along that their 30-foot TPZ was in violation of TTM regulations, and that the building could not be constructed without violating even that reduced TPZ because of the necessity to have construction closer to the Tree than that artificial 30 feet. The first time they showed a TPZ on their plans was their C3 filing on October 6, 2022 when they showed a TPZ with a radius of 29’11-½” (strange number for a TPZ). C3_660 University Ave_PLAN1.pdf, p.24. This was later updated to the 30 feet we see now.
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 4 of 4 Applicant’s arborist David L. Babby discusses the size of the TPZ in §5.3 of his Tree Protection Report, 660 University Avenue, February 7, 2024: “The CPA's Tree Protection Zone (TPZ) standard is a radial distance from the trunk equal to 10 times its diameter, which for oak #10, identifies a TPZ of 41 feet from the trunk. The proposed project establishes the TPZ to be 30 feet from the trunk, which equates to a multiplier of 7 times the trunk diameter (and 11 feet inside).” He then goes on to say that the small 30-foot TPZ only applies to the finished building and garage, and sets up an even smaller, undisclosed zone where all sorts of construction work can tear up the ground and destroy the Tree’s roots: “The architectural design substantially conforms to my recommendations provided in January 2021, which stipulates a minimum 30-foot setback from the oak's trunk to construct the future building and parking garage, and a minimum setback of 20 feet from the trunk for all ground disturbance beneath the existing asphalt surface. “Roots The 20-foot setback from #10's trunk for ground disturbance applies to any soil compaction, grading, subexcavation, overexcavation, trenching, drilling/auguring, storm drains, swales, etc.” In other words, once you are 20 feet or more from the Tree, you can go at it, tear up the ground and destroy the Tree’s roots anyway and as much as you want. It appears to me that the Applicant didn’t have a thought when they started about Palo Alto’s desire to protect its beautiful Heritage Trees. They just saw some land, put together plans to fill that land with rental opportunities, and moved forward. When they discovered that Palo Alto wanted to protect the Tree, they drew a TPZ to accommodate their plans, rather than drawing their plans to accommodate the Tree. As Chair David Hirsch so succinctly stated at the December, 2022 Architectural Review Board Hearing on this project: “This is too much building in too small of a space.” Thank you for your consideration, Christopher Ream Christopher Ream Item 6
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Date: 12/18/2023
Impact Analysis of Proposed 660 University, Palo Alto Site Plan Project Work on One (1) Off-Site Coast Live Oak (Quercus agrifolia) Specimen (Project Tree #10, Palo Alto City Tree Tag #1572)
at
517 Byron
Palo Alto, CA
Mr. Chris Ream, President
The Hamilton Homeowners Association
555 Byron
Palo Alto, CA
[email protected]
Dear Mr. Ream,
The following written letter report is the single deliverable prepared by Walter Levison, Consulting Arborist (WLCA) per your request as an association with members residing at The Hamilton, in close proximity to the proposed multi-story 660 University project.
Background and Assignment
The proposed private development project stated above proposes to demolish various existing office buildings and parking lot areas, and build an underground parking garage, with residential and commercial office facility directly over the garage footprint. WLCA’s assignment was to determine whether the site work as currently proposed per the set of plan sheets (dated October 2023) would cause severe or otherwise irreversible injury to the subject oak specimen to such as degree that it would be expected to fall into a spiral of decline from which it could not recover, as a direct result of the site work. WLCA visited the site on 12/13/2023 to archive digital images, create a tree map markup showing actual site-verified canopy dimensions (rough approx.), and confirm existing site conditions.
The project encompasses three lots, 660 University, 680 University, and 511 Byron. An adjacent lot at 517 Byron just south of the proposed work area exhibits a relatively very large “veteran tree” coast live oak (Quercus agrifolia) referenced by David L. Babby, author of the Tree Protection Report filed by the developer, as tree #10 (City tag #1572), a specimen in good overall condition (62% out of 100% possible) as visually assessed by WLCA, with a canopy spread that is equal to the largest coast live oak specimens ever assessed in the author’s entire 25 year professional consulting career (see digital images below in this report showing the 90 foot diameter canopy).
WLCA reviewed the private development proposed plan sheets dated 10/31/2023 (planning resubmittal #5) which were downloaded from the City of Palo Alto website, and an arborist report by David Babby dated 11/19/2021, which does not actually contain any site plan sheets (Mr. Babby used a topographic survey sheet for his site tree map markup).
Multiple marked-up tree location maps, color-coded by WLCA, show expected construction-related impacts in relation to the tree #10 existing canopy dripline and in relation to the standard tree protection zone (TPZ) of 10 x diameter as an offset radius from mainstem edge. These markups are attached to the end of this letter report for reference (view document using Adobe Pro, Adobe CS, or other paid form of Adobe Acrobat, to maintain the visibility of the color-coded markups).
Digital images archived by WLCA in December 2023 are also included in this report for reference of pre-project conditions.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Basic Data
Diameter: 50 inches, per Babby report.
Spread: Approximately 90 feet total diameter, per David Babby report and WLCA.
Health (Vigor): 70% per Babby, 80% per WLCA.
Structure: 40% per Babby, 50% per WLCA.
Overall Condition Rating: 50% (fair) per Babby, 62% (good) per WLCA.
Live Twig Density and Live Foliar Density: Good.
Additional Tree Information per WLCA’s Visual Tree Assessment (VTA) 12/13/2023 and Research
Foliage hangs down to 15 to 25 feet above grade at 45 feet radius north of mainstem edge.
Multiple mainstems exhibit wide angle saddle shaped (i.e.”normal”) attachment forks between 10 and 15 feet elevation above grade. These stems are somewhat upward oriented.
Buttress root flares at root crown appear normal, though root system extent and condition are essentially unknowable due to hardscape presence over a large percentage of actual root zone. It is hypothesized that the actual extent of root zone is at least 2x to 3x the 45 foot canopy radius in terms of lateral distance in most directions out from trunk 1, based
on both Arboriculture 4th Edition (2004), and on WLCA’s past 25 years of construction site consulting experience with coast live oak specimens on older sites with older less-compacted root zone conditions, where historical building foundations and parking lot baserock base sections were constructed to far less strict standards than modern engineer specifications. There may be extensive rooting occurring out through various private lots that adjoin the 517 Byron lot on which tree #10 stands, with lateral woody roots extending from tree #10 underneath various retaining wall footings and building footings, out to underneath existing asphalt parking lot surfacing, etc.
Per USGS local quadrangle soils map, tree #10 is growing in the “Qoa” unit, which is defined as an older alluvium (oa):
a gravelly riparian soil that is derived from stream associated movements, and typically contains smooth rocky material that drains relatively well, and is excellent for development of deep, elongated native oak tree root systems (based on WLCA’s professional experience and research). This Palo Alto site probably has one of the best soils in the entire Bay Area in terms of allowing for fast growth of native oaks. See the digital images section of this report for an overlay map created by WLCA using various online sources and the USGS soil map shows how groundwater at this location is relatively high in elevation (25 foot groundwater contour), and shows existing roads, historical streams, and red dot plots where a past survey by others indicated locations of extremely old native valley oak specimens for reference. What this all means is that the proposed project site has very good growing conditions for native oaks with a high groundwater table elevation contour and gravelly alluvium soil associated with historical waterways which drains relatively quickly and may also exhibit relatively good aeration related to the larger material components of the soil.
1 Per Harris et. al. 2004. Arboriculture 4th Edition. Prentice Hall. Upper Saddle River, New Jersey, USA.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Expected Tree Root Zone and Canopy Impact Analysis / Based on October 2023 Set of Proposed Plan Sheets
• Canopy:
Expect 20 to 30% of canopy live wood and foliage to be removed to clear southward-extended balcony construction, garage vertical wall construction, foundation footing construction for main building structure, vertical exterior walls along the south side of the residential structure, and an additional +/- 10 feet of horizontal width required to be totally cleared up to roof peak elevations as a “construction corridor” airspace for exterior work, scaffold erection, and bucket lift machinery use (based on WLCA’s past projects to date, which required between 6 feet and 15 feet of horizontal clearance as construction corridors around building exterior walls, between soil surface grade and the roof peaks).
Note that the curvilinear section of garage entry ramp, although it is below grade elevation, may actually require tall vertical machinery clearance directly above the proposed wall cut locations, resulting in further clearance pruning of the tree #10 northwest corner of canopy (not verified). This information is based on past projects overseen by WLCA involving underground parking garage retaining wall construction in the Bay Area.
Total expected canopy loss will likely result in a remnant canopy with 20 to 25 feet of north, northeast, and northwest extension from mainstem base, whereas existing canopy is +/- 45 feet radial extension in those directions. Refer to the attached WLCA tree map markup for a graphic representation of the various impacts indicated as color-coded lines.
• Roots:
Expected subgrade work will encroach to within the City of Palo Alto “10 times diameter” tree protection zone on the north side of tree, inside which special methods/materials/monitoring is required for site construction work.
Extent of root zone compromised by the various elements of proposed work (garage wall excavation using vertical shoring, landscape decking, landscape irrigation, landscape plant and tree installation, etc. is expected to be moderate to severe, depending on actual cut depths and depending on whether machinery and personnel are allowed to enter into the TPZ and compact the root zone in the north area of TPZ.
Note that the actual extent of roots may or may not be 2x to 3x the tree canopy dripline radius distance northward from trunk, and is currently obscured by hardscape and not able to be verified in terms of lateral distance of growth.
Critical Root Zone (i.e. “CRZ”) or “Tree Protection Zone”, in terms of structural root plate, lateral woody roots, and absorbing root mass retention during work on one or more sides of a tree, is ten times the diameter of trunk (10 x 50 inch diameter as noted in the David Babby report). Therefore, it is WLCA’s understanding that the required TPZ work offset radius for tree #10 is approximately 10 x 50 inches = 41.6 feet radius 2), unless site work at offset
distances less than 10 x diameter is specifically authorized by City Urban Forestry Staff. Note that in the case of the 660 University project, the severe extent of clearance pruning creates a cumulative impact in terms of loss of tree condition, such that the combined root zone and canopy impacts are relatively severe or extremely severe (see attached WLCA markups showing deep excavation work impacts, for example, expected to within 30 feet offset from trunk, which is far less than the 41.6 foot official TPZ offset).
2 Reference the developer’s Tree Disclosure Statement, which notes that the official TPZ is 10 x diameter of trunk, per City of Palo Alto Tree Technical Manual (TTM) standards. Blue link to full TTM below shows up erroneously as a hyperlink to “Appendix A”, but is actually the full TTM document:
APPENDIX A (cityofpaloalto.org)
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Note also that there is no guarantee that site work will be performed by the developer in a manner consistent with specific conditions of project approval as set forth by Palo Alto Urban Forestry Staff, even if those special conditions were mandated by the City. There is no way for an arborist monitoring site work, for instance, to be on site during every stage of the work. The arborist monitor, if retained to inspect site work near to tree #10 during the development phase of the project, would only be able to visibly inspect the site once a month or so, leaving him/her with a limited snapshot of what below-ground impacts occurred in relation to the tree #10 root zone.
Soil Compaction within the CRZ/TPZ:
Note that proposed driving of machinery, foot traffic, extensive landscape footing development, and extensive planting and (possibly also) extensive irrigation pipe trenching are expected to occur within the CRZ/TPZ of 41.6 feet radius from trunk edge of tree #10. Consulting Arborists will typically specify use of robust “ground protection” in these cases, covering the ground with a thick mat of geotextile overlaid with 6 or more inches of wood chips, and finally covered with steel trench plates or full sheets of exterior grade plywood strapped together with steel strap plates to create a soil buffer. But given that there is planned intense landscaping and decking, etc. to be developed in the area between the garage retaining wall and the south property line abutted up against the 517 Byron lot, WLCA expects that it would be virtually impossible for the developer to actually implement use of robust ground protection and maintain it for any length of time, without causing a major problem in terms of ground logistics (staging, storage, movement of tools and materials, performance of landscape related development between 517 Byron and the underground parking garage wall, etc.). Therefore, it is expected that soil compaction of a high degree will likely occur in the north section of the tree #10 root zone, within the CRZ/TPZ offset radius, causing additional reduction in overall tree health and structural condition as soil oxygen pore space is compacted and root zone root growing conditions end up suffering as a result of loss of oxygen pore spaces within the tree root growth section of the soil profile (i.e. mainly the uppermost two feet of the soil profile, but potentially down to 4 or 5 feet or more below soil surface grade elevation in native Palo Alto area historical riparian cobble type soils).
• TRAQ Risk:
The removal of 20% to 30% of the canopy of tree #10 for clearance as noted above, will cause southward lopsidedness of the currently-symmetrical canopy tree specimen of extremely large spread radius (45 feet radius), resulting in increased load forces acting on the north side (“tension” side) of the root system. The root system will have been compromised to an unknown degree during site work (underground parking garage wall excavation, landscape development, and possible adjustments to or demolition of the existing brick retaining wall that separates 517 Byron from the proposed 660 University project site.
Risk of whole tree failure mode and impact with targets to the south of the mainstem location will be necessarily increased and elevated due to these site plan work activities.
Risk of stem failure and impact with various ground targets will over time be increased and elevated, due to the required clearance pruning through the north side of the canopy to clear scaffolding, bucket lift machinery, balconies, and the new building exterior wall plus underground parking retaining wall work that requires vertical machinery airspace clearance. Very large diameter pruning cuts will be made to accomplish the work, ranging from a few inches diameter each, up to 17 or more inches diameter each 3, on some stems that extend northward into the
proposed project airspace area.
Pruning cuts of this relatively large diameter will allow for fungal wood decay-causing pathogen entrance into the stems via these open cut wounds, resulting in extensive decay column formation over time that progresses down into the stems from the cut wounds.
3 David Babby’s arborist report notes that a 14” and a 17” diameter stem will require pruning.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
• Heritage Tree Designation in City of Palo Alto
There are currently +/- eight (8) trees listed on the City heritage tree list maintained by the City. Per the following information, trees are apparently not required to meet any specific “approval criteria” in terms of species, size, condition, or other relevant parameters, to be selected as formal heritage tree specimens in City of Palo Alto, other than that the trees are native oak species or redwoods located on private property:
(Excerpt from a City Staff Report Online):
“In 1996, Council enacted the Tree Preservation Ordinance, Chapter 8.10 of the Palo Alto Municipal Code, to preserve and maintain specified native oaks, redwoods, and heritage trees on private property, and to protect them from disfigurement or removal, except in certain circumstances. Section 8.10.090 of the ordinance allows persons to nominate a tree on their property forheritage tree status. After Council approval of such designation, the tree is added to the heritage tree listing, which includes specific location, overall size, and canopy spread. The list is maintained by the Department of Public Works and available to the public on the City’s Urban Forestry website.
Once designated, a heritage tree is protected by the provisions of the Tree Preservation and Management Regulations, unless removed from the heritage tree list by subsequent Council action at the request of the property owner.”
Per the above information, protected size tree #10 (City tree tag #1572) appears to be an excellent candidate for inclusion in the City’s heritage tree designation program which protects native oaks on private properties. It is a specimen in good overall condition, with exceptional size in terms of both mainstem diameter (est. 50 inches), and canopy spread (90 feet total diameter), with good vigor, good buttress root flares, and good saddle-shaped wide angle forks of mainstem attachment.
• David Babby Report 11/19/2021 Page 6
Per page 6 of the developer’s arborist report by David Babby, tree #10 exhibits a “high” rating in terms of suitability for preservation (see below excerpt from page 6 of Babby report):
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Conclusion
If the proposed 660 University site plan project were built out as currently proposed per the 10/31/2023 planning resubmittal #5 versions of the plan sheets, WLCA expects that tree #10 would experience relatively moderate to severe root loss, and relatively severe pruning, which combined as a cumulative below-ground and above-ground negative impact would necessarily result in loss of vigor (health) and structure to a severe degree.
The tree’s safe and useful life expectancy in its current condition rating of “good” (+/- 62% overall condition rating) may be reduced as a result of site plan project work from (EXISTING: no-construction scenario) 50 to 100 years remaining, to (PROPOSED: post-construction scenario) 10 to 20 years remaining, or less, depending on the tree’s response to very significant project clearance canopy and root pruning as described above in this letter report.
It is WLCA’s professional opinion that the tree’s vigor would be negatively impacted to a severe degree as a direct result of proposed site work as currently described on the 10/31/2023 set of plan sheets, resulting in tree #10 falling into a spiral of condition decline from which it cannot recover.
There would also necessarily be a corresponding elevation of the TRAQ risk rating in terms of risk of whole tree and/or tree part failure and impact with various static and moving targets with moderate to high occupancy ratings within the target zone and a reasonable time frame such as 12 to 24 months, starting as of the proposed site construction completion date (this would need to be assessed at a future time, and is outside the scope of WLCA’s initial pre-project assignment).
The tree is located in the an area known to have high water table elevations and gravelly (gravel-laden) riparian type alluvium soil that tends to support excellent native oak tree root growth in terms of both rooting depth and root lateral extension.
It is highly recommended that this exceptionally large native oak specimen in good overall condition be designated by the City Council as a City of Palo Alto Heritage Tree on private land, and formally added to the list maintained by the City on their official website, with the added tree protection guarantees that this tree special protection status includes (tree specimens are typically nominated for such designation by the owner of the property on which the tree stands).
Refer also to David Babby’s arborist report dated 11/19/202, page 6, which notes that tree #10 is rated as “high” suitability for preservation, appearing healthy and structurally stable per his assessment, presenting “good potential for contributing long-term to the site”.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Digital Images by WLCA 12/13/2023 / Tree #10 Coast live oak (Quercus agrifolia)
View looking eastward while standing on 517 Byron. Note the excellent buttress root flaring at the root crown of tree #10 which is considered normal and desirable.
View of the relatively wide angle fork attachments between 10 and 15 feet elevation above grade at which the tree
#10 codominant mainstems arise. These saddle shaped
forms are normal and desirable from a structural stability standpoint. Although it is not “optimal” to have codominant mainstems forking in a tree, the best case scenario would be for all of the forks to exhibit wide saddle-shaped
attachments like this tree. It is actually extremely unusual for a coast live oak to exhibit saddle-shaped forks at every bifurcation of the codominant mainstems.
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View of subject oak #10 looking northward from 517 Byron.
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Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
View of oak #10 lower 50% of canopy/mainstem architecture, with the adjoining asphalt parking lot area west of 517 Byron visible at left half of the image. The root system is assumed to be extended through most or all adjoining lots surrounding 517 Byron (not verified), as is assumed to reach as much as 2x to 3x the 45 foot canopy radius (again, not verified, but very possible, per WLCA’s past experience with older oaks in Palo Alto and Menlo Park area, especially if the soil is a historical cobble-based riparian soil profile with fast drainage (not verified).
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Per WLCA’s multi-layer mockup created for a valley oak location comparison with groundwater depths and soil types, the tree #10 location has a 25 foot depth groundwater table, and nearby Palo Alto study-noted red dots which indicate very large older valley oak specimens surveyed in the past and included on internet maps for reference.
The Qoa soil type at the 660 University site is defined as “older alluvium” (hence the “oa” designation): a Pleistocene soil of gravels, sand, and silt that is unconsolidated to consolidated, interspersed with alluvial materials from stream action.
See next page of this report for the United States Geological Survey legend pertaining to this soil unit, clipped from the local Palo Alto soil map, obtained from USGS Menlo Park headquarters.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Above was excerpted from the USGS Quadrangle (soil unit map) which includes the City of Palo Alto area.
Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others.
The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant’s/appraiser’s fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any Item 6
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Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information.
Unless expressed otherwise:
• information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and
• the inspection is limited to ground-based visual examination of accessible items without climbing, dissection, excavation, probing, or coring.
• There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future.
Loss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees.
Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground.
Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time.
Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees.
Certification
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith.
Signature of Consultant
DIGITAL BADGES:
ISA CERTIFIED ARBORIST CREDENTIAL:
https://certificates.isa-arbor.com/f1918723-df46-48cc-ace2-c12625530fec#gs.v54om6
(Renewed through June, 2026)
ISA TREE RISK ASSESSMENT QUALIFIED (TRAQ):
https://certificates.isa-arbor.com/d180515f-ab75-440b-9c66-106005e3cf10?record_view=true#gs.hpb30w
(Renewed through March, 2028)
Attached: Tree Map Markups by WLCA 12/18/2023
(View Using Adobe or Adobe CS in Order to Allow for Full Visibility of the Markups Created Using Adobe Pro Software).
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 A"achment B Item 6
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May 8, 2022 660 University Avenue Palo Alto, California.
Scan #7 Line scan over parking lot 31 feet away from Oak tree #1572 Asphalt Thickness
Root Depth in inches
Excavation point for below-ground garage.
This involves this whole cross section.
All roots will be removed; beginning with the following scans 7-12
May 23, 2023
Root Study Oak Tree #1572
660 University Avenue Palo Alto, California
Robert Booty Registered Consulting Arborist 487
ISA Qualified Tree Risk Assessor
Copyright 2022 Arborist OnSite Horticultural Consulting, Inc.
www.arboristonsite.com
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From: Christopher Ream
To: Kallas, Emily
Subject: 660 University, ARB Hearing
Date: Wednesday, April 17, 2024 12:27:59 AM
Attachments: 660 - Ream Letter re Tree - 20240416 w Attachments.pdf CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Please find attached my letter which I wish the Architectural Review Board will have a chance to review before the Hearing Thursday morning. Please share it with each Member and with anyone else for whom you think would be appropriate.
Please point out to them that Walter Levison’s Impact Analysis is attached.
Thank you.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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Some people who received this message don't often get email from [email protected]. Learn why this is important From: Kallas, Emily
To: Kallas, Emily
Subject: FW: New Construction at 511 Byron Street, and more, Palo Alto Date: Tuesday, May 21, 2024 4:22:00 PM
From: Faith Brigel <[email protected]>
Sent: Thursday, April 18, 2024 5:21 PM
To: Council, City <[email protected]>; Lythcott-Haims, Julie <[email protected]>; Veenker, Vicki <[email protected]>; Lauing, Ed <[email protected]>; Kou, Lydia <[email protected]>; Tanaka, Greg <[email protected]>
Cc: Faith Brigel <[email protected]>; [email protected]; Burt, Patrick <[email protected]>
Subject: New Construction at 511 Byron Street, and more, Palo Alto
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Dear City Council of City of Palo Alto,
This morning I attended an Architectural Review Board meeting to discuss the new construction that is being proposed for 511 Byron Street, 660 University Ave., 680 University Ave., and 500 Middlefield Road. Once all of these buildings will be demolished they will construct an immense four story, mixed usage of many offices and many residential rentals, and a two story basement for parking, though the parking spaces will be much reduced from what is needed. And I assume a lot of water will need to be drained since our water level is shallow.
Their presentation talked about several of the other buildings in that area that are large, though not as large as this one: the Hamilton project, Lytton Gardens, The Webster House
and there is the 3 story 2 condo on Webster and
University Ave. There are already several large buildings in this area. And I think none of them have a two story basement.
That intersection is already very congested. And there is rarely any parking on Byron Street. One person opposed to this project this morning stated that constructing this building into that area is like squeezing it into a lot that is much too small.
I have owned the single, story Victorian that is more than 100 years old, for almost 40 years. My building was not mentioned this morning. And I will lose some of my daylight plan, which was also not mentioned. Byron Street and University Ave. in Item 6
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that area has always been a quiet, professional area for the past 40 years. My building has a psychiatrist, and a psychologist. They work in my building because it is quiet.
Adding many residential apartments with balconies to those structures will totally change the nature of this area. And I more than likely will lose at least some of my tenants, if not all of them. I understand that the State is requiring more housing.
But a very large building with offices and apartments right downtown on University Ave. beside Middlefield is not a good spot for it.
There should be some consideration for people like myself who have been in that area for many years- not just the developers who are not concerned that they are overbuilding the downtown area.
I ask and hope that you who represent all of us on the City Council and will take into consideration all of us not just the developers.
Thank you for your consideration,
Faith W. Brigel
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From: Mathews, Marley@DOT
To: Kallas, Emily
Cc: Luo, Yunsheng@DOT
Subject: 660 University Avenue Mixed-Use Project Caltrans Comment Date: Wednesday, May 8, 2024 1:06:33 PM
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Hello Emily,
Thank you for including Caltrans in this review of the 660 University Avenue Mixed-Use Project DIER.
At this time, Caltrans has no comments on the material provided. Please note this correspondence does not indicate an official position by Caltrans on this project and is for informational purposes only. Please continue to include Caltrans in discussions regarding this Project to stay informed. We encourage multi-agency collaboration and welcome any potential opportunities. Any future material or correspondence regarding this Project can be submitted to [email protected] .
Thank you,
Marley Mathews
Transportation Planner (she/her)
D4 Caltrans 510-960-0841
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From: Gennifer Wehrmeyer
To: Kallas, Emily
Cc: CPRU-Dropbox; Shree Dharasker
Subject: VW File 34811 – Comments on DEIR for 660 University Avenue Mixed-Use Project Date: Friday, May 17, 2024 4:14:49 PM
Attachments: image001.png
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Dear Emily,
The Santa Clara Valley Water District (Valley Water) has reviewed Notice of Availability of a Draft Environmental Impact Report (DEIR) for the 660 University Avenue Mixed-Use Project to merge three parcels to construct a four-story mixed-use building at 511 Bryon Street, 660 University Ave, and 680 University Ave/500 Middlefield Rd in Palo Alto, received on April 2, 2024, and has the following comments:
1. Valley Water does not have any right of way or facilities within the project site boundary; therefore, in accordance with Valley Water’s Water Resources Protection Ordinance, a Valley Water encroachment permit will not be required for the project.
2. Valley Water previously commented on the Notice of Preparation (NOP) that underground structures should be designed for waterproofing that avoids the need for permanent dewatering after construction is complete. As stated in Section 10-a, construction will involve excavation up to 38 feet below ground surface, during which time dewatering will be used. It is unclear if dewatering will occur after construction. Underground structures should be designed for waterproofing and permanent dewatering should be avoided once construction is finished.
3. Valley Water records indicate that no active wells are located on the subject property. While Valley Water has records for most wells located in the County, it is always possible that a well exists that is not in the Valley Water’s records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from Valley Water or registered with Valley Water and protected from damage. For more information, please call the Valley Water’s Well Ordinance Program Hotline at 408-630-2660.
4. According to the Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) 006085C0010H, effective May 18, 2009, the project site is within FEMA Flood Zone AH, an area with 1% annual chance of shallow flooding (usually areas of ponding), located between base flood elevations of 46 feet and 47 feet. The project is required to follow the flood plain ordinance and national flood insurance requirements.
If you have any questions or need further information, you can reach me at [email protected]
or at (408) 694-2069. Please reference Valley Water File 34811 on further correspondence regarding this project.
Thank you,
Gennifer Wehrmeyer
ASSISTANT ENGINEER, CIVIL
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Community Projects Review Unit
Watershed Stewardship and Planning Division
[email protected]
Tel. (408) 630-2588 Cell. (408) 694-2069
SANTA CLARA VALLEY WATER DISTRICT
5750 Almaden Expressway, San Jose CA 95118
www.valleywater.org
Clean Water . Healthy Environment . Flood Protection
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From: Kathleen Rotow
To: Kallas, Emily
Subject: Re: 660 University Draft EIR - Now Circulating Date: Wednesday, April 3, 2024 11:52:55 AM
Attachments: image001.png
image002.png
Thanks Emily. I'm glad the review concluded that the Byron Ave entry and exit for this project made more sense than further slowing down Middlefield and University. It also keeps some of the inevitable noise from this project from disturbing the senior project across the street on University.
On Wed, Apr 3, 2024 at 8:28 AM Kallas, Emily <[email protected] > wrote:
Hi Kathleen,
After the initial ARB review, the driveway was relocated to the Byron frontage, to reduce potential conflict on Middlefield.
Thanks,
Emily
Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
Parcel Report | Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
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From: Kathleen Rotow <[email protected]>
Sent: Wednesday, April 3, 2024 4:46 AM
To: Kallas, Emily <[email protected]>
Subject: Re: 660 University Draft EIR - Now Circulating
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Good Morning Emily,
I have an initial question that you may be able to answer quickly. Given that I live within two blocks from the project on University Avenue, one of my concerns is the amount of additional traffic this project will generate on an already very congested corner. Probable additional traffic backups on both University Ave and Middlefield Ave. Will the entry and exits for parking be on University or Middlefield? Will there be any left turn entry into the parking for the project while heading west on University?
Thank you,
Kathleen Rotow
Sent from my iPhone
On Apr 2, 2024, at 5:58 PM, Kallas, Emily <[email protected] >
wrote:
Good afternoon,
This e-mail is to inform you that the Draft EIR for the 660 University project is now available here on our Planning Department website. The Notice of Availability is attached and has further information regarding the proposed project. The comment period for the Draft EIR begins today, Tuesday, April 2nd and will end on May 17, 2024. This e-mail is being provided to you because you are a neighboring jurisdiction, your agency has expressed an interest in the proposed project or because your agency may have an interest in the proposed project, or because you have been requested to be contacted regarding any project within the City of Palo Alto’s jurisdiction. Please feel free to contact me if you have any questions or to send comments.
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Regards,
Emily
<image001.png> Emily Kallas, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
<image002.png>
Parcel Report
| Palo Alto Zoning Code | Online Permitting System | Planning Forms & Applications | Planning Applications Mapped
<660_University_NOA signed.pdf>
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From: Christopher Ream
To: Kallas, Emily
Subject: 660 University Project
Date: Wednesday, April 10, 2024 3:38:35 PM
Importance: High
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Chris Ream here, the President of the Hamilton Homeowners Association.
I intend to prepare a letter to the Architectural Review Board outlining The Hamilton’s objections to the planned project at 660 University, and I also intend to attend and comment at the ARB Hearing new week on April 18.
I have done a quick review of the Draft EIR. The Draft EIR addresses many of the points I had previously brought up to the ARB along with some new points, including in particular, the danger of killing Tree #10 (the protected coastal oak) and the alternative of adding a fifth above-ground story to the building, and the alternative of eliminating the second floor of the underground garage. These are not shown in the developer’s current plans, but are obviously issues that need to be addressed at some point.
My question is: Would it be proper for me to address in my letter to the ARB and at the Hearing points raised in the Draft EIR but not yet appearing in the developer’s plans.
I will call you to have a brief discussion on this.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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From: Mimi and Eric Carlson
To: Christopher Ream; Kallas, Emily
Subject: Re: 660 University Project
Date: Thursday, April 11, 2024 11:02:35 AM
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Chris et al.
Please note that the proposed project will create a traffic nightmare, espesciallly if the entrance is on Byron.- which is effectively a one wao street during the day.
Eric Carlson
From: Christopher Ream <[email protected]>
Sent: Wednesday, April 10, 2024 3:38 PM
To: Kallas, Emily <[email protected]>
Subject: 660 University Project
Emily,
Chris Ream here, the President of the Hamilton Homeowners Association.
I intend to prepare a letter to the Architectural Review Board outlining The Hamilton’s objections to the planned project at 660 University, and I also intend to attend and comment at the ARB Hearing new week on April 18.
I have done a quick review of the Draft EIR. The Draft EIR addresses many of the points I had previously brought up to the ARB along with some new points, including in particular, the danger of killing Tree #10 (the protected coastal oak) and the alternative of adding a fifth above-ground story to the building, and the alternative of eliminating the second floor of the underground garage. These are not shown in the developer’s current plans, but are obviously issues that need to be addressed at some point.
My question is: Would it be proper for me to address in my letter to the ARB and at the Hearing points raised in the Draft EIR but not yet appearing in the developer’s plans.
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I will call you to have a brief discussion on this.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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THE HAMILTON HOMEOWNERS ASSOCIATION Christopher Ream, President 555 Byron Street Palo Alto, California 94301 Telephone: 1-650-424-0821 Email: [email protected] April 16, 2024 Via email: [email protected] Re: 660 University Project Architectural Review Board Hearing on April 18, 2024 Draft EIR April 2024 Comments re Protection of the Coast Live Oak Tree Dear Emily, Please consider the comments in this letter as you continue to work on the Draft EIR for the 660 University Project and pass on these comments to members of the Architectural Review Board and to others where appropriate. There is an Attachment A and an Attachment B to this letter. The Hamilton is a senior living (55+) condominium development with 36 residential units and the average age of the residents in The Hamilton is mid-80’s. The Hamilton shares the same small block with the proposed development at 660 University Avenue. Lytton Gardens, Webster House and Webster House Health Center are within a block and directly across the street from the proposed development. Channing House is two blocks away. Because of this concentration of elderly citizens, the area is frequently referred to as “Senior Corner.” I am Christopher Ream. My wife Anne and I have been Palo Alto residents for 53 years and have been residents of The Hamilton for the past five years. The Hamilton community strongly opposes the proposed development at 660 University, and the Board of Directors of the Hamilton Homeowners Association (the “HHA”), with the support of its members/residents, has resolved to fight against the proposed development. I am the President of the HHA and am personally committed to significantly revising the proposed building that will materially adversely affect us and all of our neighbors. There is a majestic, beautiful Coast Live Oak tree (the “Tree”) in the middle of our block and is listed as Tree #10 on Applicant’s plans. Applicant’s arborist reports that the Tree’s trunk is 50 inches in diameter and its limbs stretch out 90 feet in diameter “in a mostly balanced canopy.” The Tree abuts the back property line of the 660 University project and so its limbs reach out approximately 45 feet over the project’s property, and its root structure is larger than that. The Tree brings shade and joy to us and everyone else on the block. The Tree is several hundred Item 6
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 2 of 4 years old and is deemed a Protected Heritage Tree by the City of Palo Alto. Applicant’s arborist rates the Tree “High” for suitability for preservation. This proposed project puts this beautiful Tree in grave danger: “It is WLCA’s professional opinion that the tree’s vigor would be negatively impacted to a severe degree as a direct result of proposed site work as currently described on the 10/31/2023 set of plan sheets, resulting in tree #10 falling into a spiral of condition decline from which it cannot recover.” Walter Levison Consulting Arborist Impact Analysis dated 12/18/2023, p.6 Please see Attachment A to this letter for the full Impact Analysis by Walter Levison Consulting Arborist. Tree Protection Zone Applicant’s plans recite that the City’s Tree Technical Manual (TTM) ¶1.36 specifies a “Tree Protection Zone” (TPZ) for a protected tree with a radius equal to the ten times the trunk’s diameter. For the Tree, that would be 10 x 50” = 500” = 41 feet. Another rule is that the TPZ should be equal to the foliage, so here that would be a radius of 45 feet based upon the arborist’s report of a 90-foot canopy spread. I am not an arborist, but I am told that one common rule of thumb is that a tree’s roots are one and a half to three times wider than the canopy. For the Tree’s 45-foot limbs, that would be 67 to 135 feet of roots out under the parking lot where the new building would go. Robert Booty, arborist retained by Rincon Consultants on behalf of the City, reports that his LIDAR root scan of the existing asphalt parking lot at 600 University Avenue shows that the Tree’s roots are still dense and going out strong at his 51-foot scan, the furthest extent of his investigation. (See Attachment B.) Applicant has drawn a TPZ of only 30 feet on its plans and has the new building right next to and touching that 30 feet. That is 11 to 15 feet less than required. And the 30 feet is just what the building is supposed to look like – you don’t have to be an experienced contractor to know that there will be plenty of damaging construction work done on the exterior side of the two-story underground garage walls, and that will be much closer than 30 feet to the Tree. Robert Booty’s report points out that the roots are going to be sliced off at his scan of 31 feet. (See Attachment B.) Now, look up at the 2nd, 3rd and 4th floors, there are residential units with balconies sticking out 6 feet into the TPZ. Applicant’s arborist admits that pruning will be required, including a 17-inch limb. The Tree has to be pruned back to clear those balconies. Then be realistic: Applicant is going to prune the Tree even further back so that there is at least 5 feet of clearance between those balconies and the Tree. We are now cutting the Tree back to only 19 feet of foliage left.
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 3 of 4 If 660 University is allowed to be built as now proposed, the Tree’s canopy will be severed on one side, disrupting the Tree’s balance, potentially allowing strong gravitational forces to push the Tree over. In addition, the roots needed to hold the Tree back from tipping over will have been cut and lost their gripping force. How soon will the Tree topple over and crash into The Hamilton and others. It would destroy the dental offices at 517 Byron, and badly injure and maybe kill anyone in those offices at the time. The neighborhood will lose this beautiful tree. The privacy of the seniors in the sixteen apartments in The Hamilton on that side of our development will be exposed to the 36 units with balconies on our side of the 660 University building as well as the noisy crowds on the roof top party deck. Security The Staff Report for the Architectural Review Board Hearing to be held April 18, 2024 reported that the Urban Forestry Section has requested that any building permit be conditioned upon the Applicant obtaining an appraisal of the replacement value of the Tree and posting security for that amount. What does that mean in this situation? It will be completely impossible to replace the Tree, thus how can anyone come up with a replacement value. And, if the Tree “dies” within three years of the completion of the project, then the money from the security will go into the Forestry Fund to plant trees elsewhere. So much for the owner of 517 Byron and thus the person who was the owner of the Tree and the one most damaged by its death. This might make sense if the permit was conditioned upon obtain an appraisal value using the Trunk Formula Method (TTM 6.45B) rather than the Replacement Cost Method (TTM 6.45A). Solution At the Architectural Review Board hearing in December 2022, everyone, including the Applicant’s architect and its landscaper actively agreed that the Tree had to be protected; but the Applicant did not suggest that a 41-45 foot TPZ should be observed. No, their answer was that they knew of a tree in Mountain View that has so far survived a small TPZ (although they did not say how long it has survived). One tree surviving for an unknown time is not a valid argument to ignore the universally accepted rule of a TPZ equal to 10 times the trunk’s diameter or the extent of the canopy. The only solution here to save this Protected Heritage Tree is that the proper 41-foot TPZ must be imposed and complied by both the proposed building and its construction. This is not an unfair burden on the Applicant: They have known all along that their 30-foot TPZ was in violation of TTM regulations, and that the building could not be constructed without violating even that reduced TPZ because of the necessity to have construction closer to the Tree than that artificial 30 feet. The first time they showed a TPZ on their plans was their C3 filing on October 6, 2022 when they showed a TPZ with a radius of 29’11-½” (strange number for a TPZ). C3_660 University Ave_PLAN1.pdf, p.24. This was later updated to the 30 feet we see now.
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 Page 4 of 4 Applicant’s arborist David L. Babby discusses the size of the TPZ in §5.3 of his Tree Protection Report, 660 University Avenue, February 7, 2024: “The CPA's Tree Protection Zone (TPZ) standard is a radial distance from the trunk equal to 10 times its diameter, which for oak #10, identifies a TPZ of 41 feet from the trunk. The proposed project establishes the TPZ to be 30 feet from the trunk, which equates to a multiplier of 7 times the trunk diameter (and 11 feet inside).” He then goes on to say that the small 30-foot TPZ only applies to the finished building and garage, and sets up an even smaller, undisclosed zone where all sorts of construction work can tear up the ground and destroy the Tree’s roots: “The architectural design substantially conforms to my recommendations provided in January 2021, which stipulates a minimum 30-foot setback from the oak's trunk to construct the future building and parking garage, and a minimum setback of 20 feet from the trunk for all ground disturbance beneath the existing asphalt surface. “Roots The 20-foot setback from #10's trunk for ground disturbance applies to any soil compaction, grading, subexcavation, overexcavation, trenching, drilling/auguring, storm drains, swales, etc.” In other words, once you are 20 feet or more from the Tree, you can go at it, tear up the ground and destroy the Tree’s roots anyway and as much as you want. It appears to me that the Applicant didn’t have a thought when they started about Palo Alto’s desire to protect its beautiful Heritage Trees. They just saw some land, put together plans to fill that land with rental opportunities, and moved forward. When they discovered that Palo Alto wanted to protect the Tree, they drew a TPZ to accommodate their plans, rather than drawing their plans to accommodate the Tree. As Chair David Hirsch so succinctly stated at the December, 2022 Architectural Review Board Hearing on this project: “This is too much building in too small of a space.” Thank you for your consideration, Christopher Ream Christopher Ream Item 6
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Date: 12/18/2023
Impact Analysis of Proposed 660 University, Palo Alto Site Plan Project Work on One (1) Off-Site Coast Live Oak (Quercus agrifolia) Specimen (Project Tree #10, Palo Alto City Tree Tag #1572)
at
517 Byron
Palo Alto, CA
Mr. Chris Ream, President
The Hamilton Homeowners Association
555 Byron
Palo Alto, CA
[email protected]
Dear Mr. Ream,
The following written letter report is the single deliverable prepared by Walter Levison, Consulting Arborist (WLCA) per your request as an association with members residing at The Hamilton, in close proximity to the proposed multi-story 660 University project.
Background and Assignment
The proposed private development project stated above proposes to demolish various existing office buildings and parking lot areas, and build an underground parking garage, with residential and commercial office facility directly over the garage footprint. WLCA’s assignment was to determine whether the site work as currently proposed per the set of plan sheets (dated October 2023) would cause severe or otherwise irreversible injury to the subject oak specimen to such as degree that it would be expected to fall into a spiral of decline from which it could not recover, as a direct result of the site work. WLCA visited the site on 12/13/2023 to archive digital images, create a tree map markup showing actual site-verified canopy dimensions (rough approx.), and confirm existing site conditions.
The project encompasses three lots, 660 University, 680 University, and 511 Byron. An adjacent lot at 517 Byron just south of the proposed work area exhibits a relatively very large “veteran tree” coast live oak (Quercus agrifolia) referenced by David L. Babby, author of the Tree Protection Report filed by the developer, as tree #10 (City tag #1572), a specimen in good overall condition (62% out of 100% possible) as visually assessed by WLCA, with a canopy spread that is equal to the largest coast live oak specimens ever assessed in the author’s entire 25 year professional consulting career (see digital images below in this report showing the 90 foot diameter canopy).
WLCA reviewed the private development proposed plan sheets dated 10/31/2023 (planning resubmittal #5) which were downloaded from the City of Palo Alto website, and an arborist report by David Babby dated 11/19/2021, which does not actually contain any site plan sheets (Mr. Babby used a topographic survey sheet for his site tree map markup).
Multiple marked-up tree location maps, color-coded by WLCA, show expected construction-related impacts in relation to the tree #10 existing canopy dripline and in relation to the standard tree protection zone (TPZ) of 10 x diameter as an offset radius from mainstem edge. These markups are attached to the end of this letter report for reference (view document using Adobe Pro, Adobe CS, or other paid form of Adobe Acrobat, to maintain the visibility of the color-coded markups).
Digital images archived by WLCA in December 2023 are also included in this report for reference of pre-project conditions.
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Basic Data
Diameter: 50 inches, per Babby report.
Spread: Approximately 90 feet total diameter, per David Babby report and WLCA.
Health (Vigor): 70% per Babby, 80% per WLCA.
Structure: 40% per Babby, 50% per WLCA.
Overall Condition Rating: 50% (fair) per Babby, 62% (good) per WLCA.
Live Twig Density and Live Foliar Density: Good.
Additional Tree Information per WLCA’s Visual Tree Assessment (VTA) 12/13/2023 and Research
Foliage hangs down to 15 to 25 feet above grade at 45 feet radius north of mainstem edge.
Multiple mainstems exhibit wide angle saddle shaped (i.e.”normal”) attachment forks between 10 and 15 feet elevation above grade. These stems are somewhat upward oriented.
Buttress root flares at root crown appear normal, though root system extent and condition are essentially unknowable due to hardscape presence over a large percentage of actual root zone. It is hypothesized that the actual extent of root zone is at least 2x to 3x the 45 foot canopy radius in terms of lateral distance in most directions out from trunk 1, based
on both Arboriculture 4th Edition (2004), and on WLCA’s past 25 years of construction site consulting experience with coast live oak specimens on older sites with older less-compacted root zone conditions, where historical building foundations and parking lot baserock base sections were constructed to far less strict standards than modern engineer specifications. There may be extensive rooting occurring out through various private lots that adjoin the 517 Byron lot on which tree #10 stands, with lateral woody roots extending from tree #10 underneath various retaining wall footings and building footings, out to underneath existing asphalt parking lot surfacing, etc.
Per USGS local quadrangle soils map, tree #10 is growing in the “Qoa” unit, which is defined as an older alluvium (oa):
a gravelly riparian soil that is derived from stream associated movements, and typically contains smooth rocky material that drains relatively well, and is excellent for development of deep, elongated native oak tree root systems (based on WLCA’s professional experience and research). This Palo Alto site probably has one of the best soils in the entire Bay Area in terms of allowing for fast growth of native oaks. See the digital images section of this report for an overlay map created by WLCA using various online sources and the USGS soil map shows how groundwater at this location is relatively high in elevation (25 foot groundwater contour), and shows existing roads, historical streams, and red dot plots where a past survey by others indicated locations of extremely old native valley oak specimens for reference. What this all means is that the proposed project site has very good growing conditions for native oaks with a high groundwater table elevation contour and gravelly alluvium soil associated with historical waterways which drains relatively quickly and may also exhibit relatively good aeration related to the larger material components of the soil.
1 Per Harris et. al. 2004. Arboriculture 4th Edition. Prentice Hall. Upper Saddle River, New Jersey, USA.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Expected Tree Root Zone and Canopy Impact Analysis / Based on October 2023 Set of Proposed Plan Sheets
• Canopy:
Expect 20 to 30% of canopy live wood and foliage to be removed to clear southward-extended balcony construction, garage vertical wall construction, foundation footing construction for main building structure, vertical exterior walls along the south side of the residential structure, and an additional +/- 10 feet of horizontal width required to be totally cleared up to roof peak elevations as a “construction corridor” airspace for exterior work, scaffold erection, and bucket lift machinery use (based on WLCA’s past projects to date, which required between 6 feet and 15 feet of horizontal clearance as construction corridors around building exterior walls, between soil surface grade and the roof peaks).
Note that the curvilinear section of garage entry ramp, although it is below grade elevation, may actually require tall vertical machinery clearance directly above the proposed wall cut locations, resulting in further clearance pruning of the tree #10 northwest corner of canopy (not verified). This information is based on past projects overseen by WLCA involving underground parking garage retaining wall construction in the Bay Area.
Total expected canopy loss will likely result in a remnant canopy with 20 to 25 feet of north, northeast, and northwest extension from mainstem base, whereas existing canopy is +/- 45 feet radial extension in those directions. Refer to the attached WLCA tree map markup for a graphic representation of the various impacts indicated as color-coded lines.
• Roots:
Expected subgrade work will encroach to within the City of Palo Alto “10 times diameter” tree protection zone on the north side of tree, inside which special methods/materials/monitoring is required for site construction work.
Extent of root zone compromised by the various elements of proposed work (garage wall excavation using vertical shoring, landscape decking, landscape irrigation, landscape plant and tree installation, etc. is expected to be moderate to severe, depending on actual cut depths and depending on whether machinery and personnel are allowed to enter into the TPZ and compact the root zone in the north area of TPZ.
Note that the actual extent of roots may or may not be 2x to 3x the tree canopy dripline radius distance northward from trunk, and is currently obscured by hardscape and not able to be verified in terms of lateral distance of growth.
Critical Root Zone (i.e. “CRZ”) or “Tree Protection Zone”, in terms of structural root plate, lateral woody roots, and absorbing root mass retention during work on one or more sides of a tree, is ten times the diameter of trunk (10 x 50 inch diameter as noted in the David Babby report). Therefore, it is WLCA’s understanding that the required TPZ work offset radius for tree #10 is approximately 10 x 50 inches = 41.6 feet radius 2), unless site work at offset
distances less than 10 x diameter is specifically authorized by City Urban Forestry Staff. Note that in the case of the 660 University project, the severe extent of clearance pruning creates a cumulative impact in terms of loss of tree condition, such that the combined root zone and canopy impacts are relatively severe or extremely severe (see attached WLCA markups showing deep excavation work impacts, for example, expected to within 30 feet offset from trunk, which is far less than the 41.6 foot official TPZ offset).
2 Reference the developer’s Tree Disclosure Statement, which notes that the official TPZ is 10 x diameter of trunk, per City of Palo Alto Tree Technical Manual (TTM) standards. Blue link to full TTM below shows up erroneously as a hyperlink to “Appendix A”, but is actually the full TTM document:
APPENDIX A (cityofpaloalto.org)
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Note also that there is no guarantee that site work will be performed by the developer in a manner consistent with specific conditions of project approval as set forth by Palo Alto Urban Forestry Staff, even if those special conditions were mandated by the City. There is no way for an arborist monitoring site work, for instance, to be on site during every stage of the work. The arborist monitor, if retained to inspect site work near to tree #10 during the development phase of the project, would only be able to visibly inspect the site once a month or so, leaving him/her with a limited snapshot of what below-ground impacts occurred in relation to the tree #10 root zone.
Soil Compaction within the CRZ/TPZ:
Note that proposed driving of machinery, foot traffic, extensive landscape footing development, and extensive planting and (possibly also) extensive irrigation pipe trenching are expected to occur within the CRZ/TPZ of 41.6 feet radius from trunk edge of tree #10. Consulting Arborists will typically specify use of robust “ground protection” in these cases, covering the ground with a thick mat of geotextile overlaid with 6 or more inches of wood chips, and finally covered with steel trench plates or full sheets of exterior grade plywood strapped together with steel strap plates to create a soil buffer. But given that there is planned intense landscaping and decking, etc. to be developed in the area between the garage retaining wall and the south property line abutted up against the 517 Byron lot, WLCA expects that it would be virtually impossible for the developer to actually implement use of robust ground protection and maintain it for any length of time, without causing a major problem in terms of ground logistics (staging, storage, movement of tools and materials, performance of landscape related development between 517 Byron and the underground parking garage wall, etc.). Therefore, it is expected that soil compaction of a high degree will likely occur in the north section of the tree #10 root zone, within the CRZ/TPZ offset radius, causing additional reduction in overall tree health and structural condition as soil oxygen pore space is compacted and root zone root growing conditions end up suffering as a result of loss of oxygen pore spaces within the tree root growth section of the soil profile (i.e. mainly the uppermost two feet of the soil profile, but potentially down to 4 or 5 feet or more below soil surface grade elevation in native Palo Alto area historical riparian cobble type soils).
• TRAQ Risk:
The removal of 20% to 30% of the canopy of tree #10 for clearance as noted above, will cause southward lopsidedness of the currently-symmetrical canopy tree specimen of extremely large spread radius (45 feet radius), resulting in increased load forces acting on the north side (“tension” side) of the root system. The root system will have been compromised to an unknown degree during site work (underground parking garage wall excavation, landscape development, and possible adjustments to or demolition of the existing brick retaining wall that separates 517 Byron from the proposed 660 University project site.
Risk of whole tree failure mode and impact with targets to the south of the mainstem location will be necessarily increased and elevated due to these site plan work activities.
Risk of stem failure and impact with various ground targets will over time be increased and elevated, due to the required clearance pruning through the north side of the canopy to clear scaffolding, bucket lift machinery, balconies, and the new building exterior wall plus underground parking retaining wall work that requires vertical machinery airspace clearance. Very large diameter pruning cuts will be made to accomplish the work, ranging from a few inches diameter each, up to 17 or more inches diameter each 3, on some stems that extend northward into the
proposed project airspace area.
Pruning cuts of this relatively large diameter will allow for fungal wood decay-causing pathogen entrance into the stems via these open cut wounds, resulting in extensive decay column formation over time that progresses down into the stems from the cut wounds.
3 David Babby’s arborist report notes that a 14” and a 17” diameter stem will require pruning.
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
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• Heritage Tree Designation in City of Palo Alto
There are currently +/- eight (8) trees listed on the City heritage tree list maintained by the City. Per the following information, trees are apparently not required to meet any specific “approval criteria” in terms of species, size, condition, or other relevant parameters, to be selected as formal heritage tree specimens in City of Palo Alto, other than that the trees are native oak species or redwoods located on private property:
(Excerpt from a City Staff Report Online):
“In 1996, Council enacted the Tree Preservation Ordinance, Chapter 8.10 of the Palo Alto Municipal Code, to preserve and maintain specified native oaks, redwoods, and heritage trees on private property, and to protect them from disfigurement or removal, except in certain circumstances. Section 8.10.090 of the ordinance allows persons to nominate a tree on their property forheritage tree status. After Council approval of such designation, the tree is added to the heritage tree listing, which includes specific location, overall size, and canopy spread. The list is maintained by the Department of Public Works and available to the public on the City’s Urban Forestry website.
Once designated, a heritage tree is protected by the provisions of the Tree Preservation and Management Regulations, unless removed from the heritage tree list by subsequent Council action at the request of the property owner.”
Per the above information, protected size tree #10 (City tree tag #1572) appears to be an excellent candidate for inclusion in the City’s heritage tree designation program which protects native oaks on private properties. It is a specimen in good overall condition, with exceptional size in terms of both mainstem diameter (est. 50 inches), and canopy spread (90 feet total diameter), with good vigor, good buttress root flares, and good saddle-shaped wide angle forks of mainstem attachment.
• David Babby Report 11/19/2021 Page 6
Per page 6 of the developer’s arborist report by David Babby, tree #10 exhibits a “high” rating in terms of suitability for preservation (see below excerpt from page 6 of Babby report):
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
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Conclusion
If the proposed 660 University site plan project were built out as currently proposed per the 10/31/2023 planning resubmittal #5 versions of the plan sheets, WLCA expects that tree #10 would experience relatively moderate to severe root loss, and relatively severe pruning, which combined as a cumulative below-ground and above-ground negative impact would necessarily result in loss of vigor (health) and structure to a severe degree.
The tree’s safe and useful life expectancy in its current condition rating of “good” (+/- 62% overall condition rating) may be reduced as a result of site plan project work from (EXISTING: no-construction scenario) 50 to 100 years remaining, to (PROPOSED: post-construction scenario) 10 to 20 years remaining, or less, depending on the tree’s response to very significant project clearance canopy and root pruning as described above in this letter report.
It is WLCA’s professional opinion that the tree’s vigor would be negatively impacted to a severe degree as a direct result of proposed site work as currently described on the 10/31/2023 set of plan sheets, resulting in tree #10 falling into a spiral of condition decline from which it cannot recover.
There would also necessarily be a corresponding elevation of the TRAQ risk rating in terms of risk of whole tree and/or tree part failure and impact with various static and moving targets with moderate to high occupancy ratings within the target zone and a reasonable time frame such as 12 to 24 months, starting as of the proposed site construction completion date (this would need to be assessed at a future time, and is outside the scope of WLCA’s initial pre-project assignment).
The tree is located in the an area known to have high water table elevations and gravelly (gravel-laden) riparian type alluvium soil that tends to support excellent native oak tree root growth in terms of both rooting depth and root lateral extension.
It is highly recommended that this exceptionally large native oak specimen in good overall condition be designated by the City Council as a City of Palo Alto Heritage Tree on private land, and formally added to the list maintained by the City on their official website, with the added tree protection guarantees that this tree special protection status includes (tree specimens are typically nominated for such designation by the owner of the property on which the tree stands).
Refer also to David Babby’s arborist report dated 11/19/202, page 6, which notes that tree #10 is rated as “high” suitability for preservation, appearing healthy and structurally stable per his assessment, presenting “good potential for contributing long-term to the site”.
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Digital Images by WLCA 12/13/2023 / Tree #10 Coast live oak (Quercus agrifolia)
View looking eastward while standing on 517 Byron. Note the excellent buttress root flaring at the root crown of tree #10 which is considered normal and desirable.
View of the relatively wide angle fork attachments between 10 and 15 feet elevation above grade at which the tree
#10 codominant mainstems arise. These saddle shaped
forms are normal and desirable from a structural stability standpoint. Although it is not “optimal” to have codominant mainstems forking in a tree, the best case scenario would be for all of the forks to exhibit wide saddle-shaped
attachments like this tree. It is actually extremely unusual for a coast live oak to exhibit saddle-shaped forks at every bifurcation of the codominant mainstems.
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View of subject oak #10 looking northward from 517 Byron.
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View of oak #10 lower 50% of canopy/mainstem architecture, with the adjoining asphalt parking lot area west of 517 Byron visible at left half of the image. The root system is assumed to be extended through most or all adjoining lots surrounding 517 Byron (not verified), as is assumed to reach as much as 2x to 3x the 45 foot canopy radius (again, not verified, but very possible, per WLCA’s past experience with older oaks in Palo Alto and Menlo Park area, especially if the soil is a historical cobble-based riparian soil profile with fast drainage (not verified).
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Per WLCA’s multi-layer mockup created for a valley oak location comparison with groundwater depths and soil types, the tree #10 location has a 25 foot depth groundwater table, and nearby Palo Alto study-noted red dots which indicate very large older valley oak specimens surveyed in the past and included on internet maps for reference.
The Qoa soil type at the 660 University site is defined as “older alluvium” (hence the “oa” designation): a Pleistocene soil of gravels, sand, and silt that is unconsolidated to consolidated, interspersed with alluvial materials from stream action.
See next page of this report for the United States Geological Survey legend pertaining to this soil unit, clipped from the local Palo Alto soil map, obtained from USGS Menlo Park headquarters.
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
Above was excerpted from the USGS Quadrangle (soil unit map) which includes the City of Palo Alto area.
Assumptions and Limiting Conditions
Any legal description provided to the consultant/appraiser is assumed to be correct. Any titles and ownership to any property are assumed to be good and marketable. No responsibility is assumed for matters legal in character. Any and all property is appraised and evaluated as through free and clean, under responsible ownership and competent management.
It is assumed that any property is not in violation of any applicable codes, ordinance, statutes, or other government regulations.
Care has been taken to obtain all information from reliable sources. All data has been verified insofar as possible; however, the consultant/appraiser can neither guarantee nor be responsible for the accuracy of information provided by others.
The consultant/appraiser shall not be required to give testimony or to attend court by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services as described in the fee schedule and contract of engagement.
Unless required by law otherwise, the possession of this report or a copy thereof does not imply right of publication or use for any other purpose by any other than the person to whom it is addressed, without the prior expressed written or verbal consent of the consultant/appraiser.
Unless required by law otherwise, neither all nor any part of the contents of this report, nor copy thereof, shall be conveyed by anyone, including the client, to the public through advertising, public relations, news, sales, or other media, without the prior expressed conclusions, identity of the consultant/appraiser, or any reference to any professional society or institute or to any initiated designation conferred upon the consultant/appraiser as stated in his qualifications.
This report and any values expressed herein represent the opinion of the consultant/appraiser, and the consultant’s/appraiser’s fee is in no way contingent upon the reporting of a specified value, a stipulated result, the occurrence of a subsequent event, nor upon any finding to be reported.
Sketches, drawings, and photographs in this report, being intended for visual aids, are not necessarily to scale and should not be construed as engineering or architectural reports or surveys unless expressed otherwise. The reproduction of any information generated by engineers, architects, or other consultants on any sketches, drawings, or photographs is for the express purpose of coordination and ease of reference only. Inclusion of said information on any Item 6
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ISA Tree Risk Assessment Qualified Cell (415) 203-0990 ISA Certified Arborist #WE-3172A Email [email protected]
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Site Address: 660 University, Palo Alto, CA Iteration: 12/18/2023 Walter Levison 2023 All Rights Reserved
Registered Member, American Society of Consulting Arborists and Life Member of the International Society of Arboriculture
drawings or other documents does not constitute a representation by Walter Levison to the sufficiency or accuracy of said information.
Unless expressed otherwise:
• information contained in this report covers only those items that were examined and reflects the conditions of those items at the time of inspection; and
• the inspection is limited to ground-based visual examination of accessible items without climbing, dissection, excavation, probing, or coring.
• There is no warranty or guarantee, expressed or implied, that problems or deficiencies of the plants or property in question may not arise in the future.
Loss or alteration of any part of this report invalidates the entire report.
Arborist Disclosure Statement:
Arborists are tree specialists who use their education, knowledge, training, and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees.
Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice.
Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Tree are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground.
Arborist cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time.
Likewise, remedial treatments, like any medicine, cannot be guaranteed.
Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist’s services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided.
Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate the trees.
Certification
I hereby certify that all the statements of fact in this report are true, complete, and correct to the best of my knowledge and belief, and are made in good faith.
Signature of Consultant
DIGITAL BADGES:
ISA CERTIFIED ARBORIST CREDENTIAL:
https://certificates.isa-arbor.com/f1918723-df46-48cc-ace2-c12625530fec#gs.v54om6
(Renewed through June, 2026)
ISA TREE RISK ASSESSMENT QUALIFIED (TRAQ):
https://certificates.isa-arbor.com/d180515f-ab75-440b-9c66-106005e3cf10?record_view=true#gs.hpb30w
(Renewed through March, 2028)
Attached: Tree Map Markups by WLCA 12/18/2023
(View Using Adobe or Adobe CS in Order to Allow for Full Visibility of the Markups Created Using Adobe Pro Software).
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660 University Project Ream Comments re Protection of the Coast Live Oak Tree April 16, 2024 A"achment B Item 6
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May 8, 2022 660 University Avenue Palo Alto, California.
Scan #7 Line scan over parking lot 31 feet away from Oak tree #1572 Asphalt Thickness
Root Depth in inches
Excavation point for below-ground garage.
This involves this whole cross section.
All roots will be removed; beginning with the following scans 7-12
May 23, 2023
Root Study Oak Tree #1572
660 University Avenue Palo Alto, California
Robert Booty Registered Consulting Arborist 487
ISA Qualified Tree Risk Assessor
Copyright 2022 Arborist OnSite Horticultural Consulting, Inc.
www.arboristonsite.com
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From: Christopher Ream
To: Kallas, Emily
Subject: 660 University, ARB Hearing
Date: Wednesday, April 17, 2024 12:27:59 AM
Attachments: 660 - Ream Letter re Tree - 20240416 w Attachments.pdf CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Emily,
Please find attached my letter which I wish the Architectural Review Board will have a chance to review before the Hearing Thursday morning. Please share it with each Member and with anyone else for whom you think would be appropriate.
Please point out to them that Walter Levison’s Impact Analysis is attached.
Thank you.
Chris
_________________________
Christopher Ream
555 Byron Street, #409
Palo Alto, CA 94301
1-650-424-0821
[email protected]
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Some people who received this message don't often get email from [email protected]. Learn why this is important From: Kallas, Emily
To: Kallas, Emily
Subject: FW: New Construction at 511 Byron Street, and more, Palo Alto Date: Tuesday, May 21, 2024 4:22:00 PM
From: Faith Brigel <[email protected]>
Sent: Thursday, April 18, 2024 5:21 PM
To: Council, City <[email protected]>; Lythcott-Haims, Julie <[email protected]>; Veenker, Vicki <[email protected]>; Lauing, Ed <[email protected]>; Kou, Lydia <[email protected]>; Tanaka, Greg <[email protected]>
Cc: Faith Brigel <[email protected]>; [email protected]; Burt, Patrick <[email protected]>
Subject: New Construction at 511 Byron Street, and more, Palo Alto
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Dear City Council of City of Palo Alto,
This morning I attended an Architectural Review Board meeting to discuss the new construction that is being proposed for 511 Byron Street, 660 University Ave., 680 University Ave., and 500 Middlefield Road. Once all of these buildings will be demolished they will construct an immense four story, mixed usage of many offices and many residential rentals, and a two story basement for parking, though the parking spaces will be much reduced from what is needed. And I assume a lot of water will need to be drained since our water level is shallow.
Their presentation talked about several of the other buildings in that area that are large, though not as large as this one: the Hamilton project, Lytton Gardens, The Webster House
and there is the 3 story 2 condo on Webster and
University Ave. There are already several large buildings in this area. And I think none of them have a two story basement.
That intersection is already very congested. And there is rarely any parking on Byron Street. One person opposed to this project this morning stated that constructing this building into that area is like squeezing it into a lot that is much too small.
I have owned the single, story Victorian that is more than 100 years old, for almost 40 years. My building was not mentioned this morning. And I will lose some of my daylight plan, which was also not mentioned. Byron Street and University Ave. in Item 6
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that area has always been a quiet, professional area for the past 40 years. My building has a psychiatrist, and a psychologist. They work in my building because it is quiet.
Adding many residential apartments with balconies to those structures will totally change the nature of this area. And I more than likely will lose at least some of my tenants, if not all of them. I understand that the State is requiring more housing.
But a very large building with offices and apartments right downtown on University Ave. beside Middlefield is not a good spot for it.
There should be some consideration for people like myself who have been in that area for many years- not just the developers who are not concerned that they are overbuilding the downtown area.
I ask and hope that you who represent all of us on the City Council and will take into consideration all of us not just the developers.
Thank you for your consideration,
Faith W. Brigel
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From: Mathews, Marley@DOT
To: Kallas, Emily
Cc: Luo, Yunsheng@DOT
Subject: 660 University Avenue Mixed-Use Project Caltrans Comment Date: Wednesday, May 8, 2024 1:06:33 PM
You don't often get email from [email protected]. Learn why this is important CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Hello Emily,
Thank you for including Caltrans in this review of the 660 University Avenue Mixed-Use Project DIER.
At this time, Caltrans has no comments on the material provided. Please note this correspondence does not indicate an official position by Caltrans on this project and is for informational purposes only. Please continue to include Caltrans in discussions regarding this Project to stay informed. We encourage multi-agency collaboration and welcome any potential opportunities. Any future material or correspondence regarding this Project can be submitted to [email protected] .
Thank you,
Marley Mathews
Transportation Planner (she/her)
D4 Caltrans 510-960-0841
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From: Gennifer Wehrmeyer
To: Kallas, Emily
Cc: CPRU-Dropbox; Shree Dharasker
Subject: VW File 34811 – Comments on DEIR for 660 University Avenue Mixed-Use Project Date: Friday, May 17, 2024 4:14:49 PM
Attachments: image001.png
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Dear Emily,
The Santa Clara Valley Water District (Valley Water) has reviewed Notice of Availability of a Draft Environmental Impact Report (DEIR) for the 660 University Avenue Mixed-Use Project to merge three parcels to construct a four-story mixed-use building at 511 Bryon Street, 660 University Ave, and 680 University Ave/500 Middlefield Rd in Palo Alto, received on April 2, 2024, and has the following comments:
1. Valley Water does not have any right of way or facilities within the project site boundary; therefore, in accordance with Valley Water’s Water Resources Protection Ordinance, a Valley Water encroachment permit will not be required for the project.
2. Valley Water previously commented on the Notice of Preparation (NOP) that underground structures should be designed for waterproofing that avoids the need for permanent dewatering after construction is complete. As stated in Section 10-a, construction will involve excavation up to 38 feet below ground surface, during which time dewatering will be used. It is unclear if dewatering will occur after construction. Underground structures should be designed for waterproofing and permanent dewatering should be avoided once construction is finished.
3. Valley Water records indicate that no active wells are located on the subject property. While Valley Water has records for most wells located in the County, it is always possible that a well exists that is not in the Valley Water’s records. If previously unknown wells are found on the subject property during development, they must be properly destroyed under permit from Valley Water or registered with Valley Water and protected from damage. For more information, please call the Valley Water’s Well Ordinance Program Hotline at 408-630-2660.
4. According to the Federal Emergency Management Agency’s (FEMA) Flood Insurance Rate Map (FIRM) 006085C0010H, effective May 18, 2009, the project site is within FEMA Flood Zone AH, an area with 1% annual chance of shallow flooding (usually areas of ponding), located between base flood elevations of 46 feet and 47 feet. The project is required to follow the flood plain ordinance and national flood insurance requirements.
If you have any questions or need further information, you can reach me at [email protected]
or at (408) 694-2069. Please reference Valley Water File 34811 on further correspondence regarding this project.
Thank you,
Gennifer Wehrmeyer
ASSISTANT ENGINEER, CIVIL
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Community Projects Review Unit
Watershed Stewardship and Planning Division
[email protected]
Tel. (408) 630-2588 Cell. (408) 694-2069
SANTA CLARA VALLEY WATER DISTRICT
5750 Almaden Expressway, San Jose CA 95118
www.valleywater.org
Clean Water . Healthy Environment . Flood Protection
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You don't often get email from [email protected]. Learn why this is important From: Foley, Emily
To: Klicheva, Madina
Subject: FW: 660 University Ave
Date: Wednesday, November 16, 2022 8:56:46 AM
Attachments: image001.png
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image005.png
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Emily Foley, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
NEW Parcel Report | Palo Alto Municipal Code | Online Permitting System | Planning Forms & Handouts | Planning Applications Mapped
The City of Palo Alto is doing its part to reduce the spread of COVID-19. We have successfully transitioned most of our employees to a remote work environment. We remain available to you via email, phone, and virtual meetings during our normal business hours.
From: Kathleen Rotow <[email protected]>
Sent: Tuesday, November 8, 2022 1:43 PM
To: Foley, Emily <[email protected]>
Subject: 660 University Ave
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
I am the owner of 789 University Ave and have feedback regarding The Notice of Preparation for the 660 University proposed project.
I have several concerns about this project. I am opposed to rezoning from Low Density Multiple Family Residence (RM-20) to high density Planned Community (PC). It is inappropriate in the proposed location given the foreseeable increase in traffic, noise and pollution. All of the aforementioned will negatively affect public safety and quality of life for nearby residents. As we are all aware, this expansive project is directly across the street from an elderly senior living facility that necessarily includes a population that cannot respond to the public safety, pollution, traffic and noise issues in the same manner as other populations. On the other side of the proposed project, there is another senior living development. Additionally, many residential homes are located in close proximity and the increased traffic, pollution and noise would be prohibitive for the residential nature of the area. This project is clearly adjacent to low density residential and senior living facilities. It would dramatically change the character of the area and should not be approved. It is my understanding that this development is trying to squeeze approximately 65 dwellings onto an area zoned for up to 20 dwellings per acre. In addition, it includes office space that is comparable to the total square footage on the site as it stands currently. You would be allowing an increase from the current 9,216 square feet to 42,189 square feet. This increase does not adhere to the current zoning parameters or to the nature of the area. This project should not be approved.
As the city is aware, the Middlefield/University intersection is already heavily congested with traffic and the noise currently generated is unacceptable. This large scale project will exacerbate an already busy and dangerous intersection and increase the noise level for area residents, including many seniors. Maybe the city should consider asking the developers to move the project next to one of their homes. I'm sure they would like the increase in traffic, noise and pollution not to mention the public safety issues it will generate.
This project should be implemented elsewhere. This is the wrong project, in the wrong place and the wrong size.
Respectfully,
Kathleen Rotow
P.S. The link provided for The Notice of Preparation is inaccurate.
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From: Foley, Emily
To: Klicheva, Madina
Subject: FW: 660 University Project comments
Date: Wednesday, November 16, 2022 8:56:39 AM
Attachments: image001.png
image002.png
image004.png
image005.png
image006.png
image007.png
image008.png
Emily Foley, AICP
Planner
Planning and Development Services Department
(650) 617-3125 | [email protected]
www.cityofpaloalto.org
NEW Parcel Report | Palo Alto Municipal Code | Online Permitting System | Planning Forms & Handouts | Planning Applications Mapped
The City of Palo Alto is doing its part to reduce the spread of COVID-19. We have successfully transitioned most of our employees to a remote work environment. We remain available to you via email, phone, and virtual meetings during our normal business hours.
From: Alan Brauer, M.D. <[email protected]>
Sent: Saturday, November 5, 2022 6:52 PM
To: Foley, Emily <[email protected]>
Subject: 660 University Project comments
CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Hi Emily,
As we are located directly across the street from the proposed 660 University project, we are concerned about 2 main issues::
1. What are the noise mitigation measures that will be required? Our building is occupied primarily by mental health professional who engage in psychotherapy.
This requires a quiet environment and we are concerned about intrusions into the ability of our professionals to conduct therapy sessions.
2. What measures will be required to permit unrestricted access to our driveway on Byron?
3. Additionally, should this project receive final approval, can you provide any time frame for the possible start of any demolition?
Thanks for your attention to this important matter.
Alan & Donna Brauer
Owners, 630 University Ave., Palo Alto
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From: Janet L. Billups
To: Planning Commission
Cc: Foley, Emily; Lait, Jonathan; Stump, Molly; Christopher Ream; Leigh F. Prince Subject: Opposition to Project Proposed at 660 University Avenue Date: Tuesday, November 15, 2022 11:38:07 AM
Attachments: Letter to PTC re 660 University 11.15.22.pdf Some people who received this message don't often get email from [email protected]. Learn why this is important CAUTION: This email originated from outside of the organization. Be cautious of opening attachments and clicking on links.
Dear City of Palo Alto Planning Commission,
The attached letter, submitted by Leigh Prince, on behalf of the Homeowner’s Association for The Hamilton, a continuing care retirement community for seniors located at 555 Byron Street, expresses opposition to the project proposed at 660 University Avenue. The Hamilton encourages the Planning Commission to consider several of the alternatives outlined in the letter.
Kind regards,
Janet Billups, Legal Assistant to Leigh F. Prince, Esq.
Jorgenson, Siegel, McClure & Flegel LLP
1100 Alma Street, Ste. 210
Menlo Park, CA 94025
Ph. 650-324-9300
[email protected]
CONFIDENTIALITY NOTICE: This e-mail and any attachments are for the sole use of the intended recipients and contain information that may be confidential or legally privileged. If you have received this e-mail in error, please notify the sender by reply e-mail and delete the message. Any disclosure, copying, distribution, or use of this communication by someone other than the intended recipient is prohibited.
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W I L L I A M L. M c C L U R E
J O H N L. F L E G E L
D A N K. S I E G E L
J E N N I F E R H. F R I E D M A N
M I N D I E S. R O M A N O W S K Y
L E I G H F. P R I N C E
D A V I D L. A C H
G R E G O R Y K. K L I N G S P O R N
N I C O L A S A. F L E G E L
K R I S T I N A A . F E N TO N
C A R A E . S I L V E R
K I M B E R L Y J . B R U M M E R
C A M A S J . S T E I N M E T Z
P H I L I P S . S O US A
____________
B R I T T N E Y L. S T A N D L E Y
C H R I S T I A N D. P E T R A N G E L O
J O S E P H H. F E L D M A N
JORGENSON, SIEGEL, McCLURE & FLEGEL, LLP
ATTORNEYS AT LAW
1 1 0 0 A L M A S T R E E T, S U I T E 2 1 0
M E N L O P A R K, C A L I F O R N I A 9 4 0 2 5 - 3 3 9 2 ( 6 5 0 ) 3 2 4 - 9 3 0 0
F A C S I M I L E ( 6 5 0 ) 3 2 4 - 0 2 2 7
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November 15, 2022
O F C O U N S E L
K E N T M I T C H E L L
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R E T I R E D
J O H N D. J O R G E N S O N
M A R G A R E T A . S L O A N
D I A N E S. G R E E N B E R G
_ _ _ _ _ _ _ _ _ _ _ _
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( 1 9 3 2 - 2 0 1 7 )
Sent Via Email: [email protected]
Planning and Transportation Commission
City of Palo Alto
Palo Alto City Hall
250 Hamilton Avenue
Palo Alto, CA 94301
Re: Opposition to Project Proposed at 660 University Avenue
Dear Honorable Members of the Planning and Transportation Commission,
This letter is written on behalf of the Homeowner’s Association for The Hamilton , a continuing care retirement community for seniors with 36 units located at 555 Byron Street. The Hamilton is adjacent to the proposed mixed-use project which would consist of 65 residential units and 9,115 square feet of office (“Project”) at 660 University Avenue (“Property”). The residents of The Hamilton, whose average age is in the mid -80s, will be significantly impacted by the proposed Project. In addition, the Project will impact a number of other senior communities in this “Senior Corner” of Palo Alto, including Lytton Gardens and Webster House (and Channing House).
Rather than proposing something compatible with the “Senior Corner,” the Project proposes a density and intensity far in excess of any surrounding development and in excess of what is allowed by the current residential zoning or the City’s Comprehensive Plan. This letter will highlight concerns with the merits of the Project as well as environmental impacts, and should be considered a comment letter on the Notice of Preparation. The Hamilton is concerned about impacts to transportation, air quality, noise, parking, pedestrian safety, land use/planning and the loss of a significant tree presented by Project with its unprecedented density and intensity. The Hamilton requests that the Planning and Transportation Commission (“PTC”) recommend that the Project be reduced to be more consistent with the existing residential zoning and compatible with the surrounding senior communities.
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Planning and Transportation Commission
Re: Opposition to Project Proposed at 660 University Avenue November 15, 2022