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APPROVAL NO. 2025-____
RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 511 BYRON STREET, 660 UNIVERSITY AVENUE, 680 UNIVERSITY AVENUE/500 MIDDLEFIELD ROAD:
PLANNED COMMUNITY REZONING
[FILE NO 21PLN-00341]
On _______, the City Council of the City of Palo Alto (“City Council”) approved a Comprehensive Plan Text Amendment and Planned Community Rezoning, making the following findings, determinations, and declarations:
SECTION 1. Background.
A. On December 21, 2021 Architect Amanda Borden, on behalf of Smith Properties and Palo Alto Dental Research A Corp (“Applicant”) applied for a Planned Community Rezoning and Comprehensive Plan Text Amendment to construct a residential mixed-use building. As the result of several revisions, the project includes a new six-story mixed-use building with 66 multi-family residential units and 1,984 square feet of commercial office space, plus ground floor resident common space, an office lobby, and a fitness area for residents and office tenants. The 66 units include 19 studios, 39 one-bedroom and eight two-bedroom units and a two level below-grade parking garage. This project also includes a Request for a Comprehensive Plan Amendment to allow commercial use to replace existing medical office in the Multiple Family Residential Land Use Designation.
B. The project site consists of three existing parcels located at 511 Byron Street, 0 University Avenue, and 680 University-500 Middlefield (APNs 120-03-042, 120-03-043, 120-03-044) totaling 0.52 acres.
Existing improvements include two existing medical office buildings totaling 9,216 sf, and associated parking.
C. On October 25, 2021 Council conducted a prescreening review of the proposed legislative actions in accordance with PAMC 18.79.
D. On November 16, 2022 the Planning and Transportation Commission held a duly noticed public hearing and recommended that the applicant submit the proposed plans to the Architectural Review Board based on the conceptual design and proposed project in accordance with the Planned Community Rezoning process.
E. Following the Planning and Transportation Commission’s initial review, the Architectural Review Board held a duly noticed public hearing on December 1, 2022 to provide feedback and allow for public comment on the proposed project. After receiving ARB and PTC comments at hearings set forth below, the plans were resubmitted in October and December 2023, February and May 2024, and June 23, 2025.
F. On April 18, 2024, December 5, 2024, and August 21, 2025, the ARB held duly noticed public hearings on project revisions and on each occasion recommended approval of the proposed project.
I. On March 12, 2025 and October 8, 2025 PTC reviewed the project plans as revised and the associated Planned Community Ordinance and Comprehensive Plan Amendment, and on each occasion recommended approval.
J. On November 11, 2025 the City Council reviewed the request for a Comprehensive Plan Amendment and Planned Community rezoning. After hearing public testimony, the Council voted to approve/adopt:
Resolution _______adopting the EIR;
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Resolution _______amending the Comprehensive Plan Text; and Ordinance________ amending the zoning of the proposed resulting parcel to Planned Community
This Record of Land Use Action
K. This application is subject to the conditions set forth in Section 6 of this Record of Land Use Action.
SECTION 2. Environmental Review.
In accordance with the California Environmental Quality Act (CEQA) the City prepared an Environmental Impact Report (“EIR”) for the 660 University Avenue Mixed-Use Project to provide an assessment of the potential environmental consequences of approving and constructing the Project. A Draft EIR was circulated for public review for a 45-day period from April 2, 2024, through May 17, 2024. A Final EIR was prepared to respond to comments and published on October 1, 2025. The City Council certified and made related findings by Resolution No ________on November 11, 2025, prior to approval of the decision that is the subject of this RLUA.
All mitigation measures as stated in the approved Mitigation Monitoring and Reporting Program (MMRP) have been incorporated into the conditions of approval. The MMRP is included in Exhibit A of this Record of Land Use Action.
SECTION 3. PLANNED COMMUNITY FINDINGS
Finding #1: The site is so situated, and the use or uses proposed for the site are of such characteristics that the application of general districts or combining districts will not provide sufficient flexibility to allow the proposed development.
The project is consistent with Finding #1 because:
The proposed project includes a density of units for the site that exceed what is allowed by the RM-20 zoning. It has street frontage on three sides, and a protected Oak tree overhanging the fourth side, which results in larger setbacks and a smaller buildable area than other (interior) lots of a similar size.
Finding #2: Development of the site under the provisions of the PC planned community district will result in public benefits not otherwise attainable by application of the regulations of general districts or combining districts. In making the findings required by this section, the planning commission and city council, as appropriate, shall specifically cite the public benefits expected to result from use of the planned community district.
The project is consistent with Finding #2 because:
The primary public benefit for this project is additional housing units to assist the City in reaching their Regional Housing Needs Assessment goals. Under the RM-20 zoning, the maximum development potential of this property would be 10 units, but through this PC application, the project proposes 66 units. The project proposes 20% (13) of the units to be designated Below Market Rate, half of which are allocated to Very Low Income and Low Income households.
Finding #3: The use or uses permitted, and the site development regulations applicable within the district shall be consistent with the Palo Alto Comprehensive Plan, and shall be compatible with existing and potential uses on adjoining sites or within the general vicinity.
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The project is consistent with Finding #3 because:
This project requires approval of the proposed Comprehensive Plan Amendment to allow maintaining the existing office use. The project is otherwise compatible with the Comprehensive Plan as detailed further in Section 4 Finding #1 below. The proposed uses are compatible with the surrounding neighborhood, as it is primarily multiple-family housing and small offices. Additional care has been taken to ensure viability of the neighboring Oak tree.
SECTION 4. ARCHITECTURAL REVIEW FINDINGS
Finding #1: The design is consistent with applicable provisions of the Palo Alto Comprehensive Plan, Zoning Code, coordinated area plans (including compatibility requirements), and any relevant design guides.
The project is consistent with Finding #1 because:
With approval of the requested Comprehensive Plan Amendment and Planned Community Rezoning in accordance with Ordinance _______ and _______, the proposed project complies with the zoning code and Comprehensive Plan. The project is not located within a coordinated area plan area. The proposed project is consistent with relevant goals and policies set forth in the Comprehensive Plan. Below is an analysis of the applicable goals and policies:
Comp Plan Goals and Policies How project adheres or does not adhere to Comp Plan
The Comprehensive Plan land use designation for
the site is Multiple Family Residential.
The project proposes high-density housing in an
area designated for high-density housing. The
project includes a Comprehensive Plan text
amendment to allow for existing non-conforming
office uses to be redeveloped when part of a new
mixed-use development. This would align the
proposed project with the underlying
comprehensive plan land use designation.
Land Use Element
Policy L-1.3 Infill development in the urban
service area should be compatible with its
surroundings and the overall scale and character
of the city to ensure a compact, efficient
development pattern.
This project proposes to redevelop two existing
medical office buildings into a mixed-use, office
and multiple-family residential rental building
within the Downtown neighborhood.
Policy L-2.5 Support the creation of affordable
housing units for middle to lower income level
earners, such as City and
school district employees, as feasible.
This project includes 13 BMR units, which is 20%
of the 66 provided housing units.
Policy L-2.11 Encourage new development and
redevelopment to incorporate greenery and
natural features such as green rooftops, pocket
parks, plazas and rain gardens.
The proposed building includes a deck area for
the office and individual balconies for the
residents, in keeping with the urban character of
the project and neighborhood. Greenery is
incorporated into the ground level planters.
Policy L-6.1 Promote high-quality design and site The proposed residential building will act as a
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planning that is compatible with
surrounding development and public
spaces.
gateway to the Downtown area and meets the
Architectural Review Board findings for approval.
Policy L-6.7 Where possible, avoid abrupt
changes in scale and density between residential
and non-residential areas and between
residential areas of different densities. To
promote compatibility and gradual transitions
between land uses, place zoning district
boundaries at mid-block locations rather than
along streets wherever possible.
The proposed project is six stories, two stories
taller than the nearby Lytton Gardens and The
Hamilton residences. While it will be the tallest
building in the immediate area, overall it is
compatible with the Downtown neighborhood.
Policy T-1.19 Provide facilities that encourage
and support bicycling and walking.
The project includes sufficient short and long
term bicycle parking in compliance with the code
requirements.
Finding #2: The project has a unified and coherent design, that:
a. creates an internal sense of order and desirable environment for occupants, visitors, and the general community,
b. preserves, respects and integrates existing natural features that contribute positively to the site and the historic character including historic resources of the area when relevant, c. is consistent with the context-based design criteria of the applicable zone district, d. provides harmonious transitions in scale, mass and character to adjacent land uses and land use designations,
e. enhances living conditions on the site (if it includes residential uses) and in adjacent residential areas.
The project is consistent with Finding #2 because:
There is internal order between the ground floor lobby and amenity spaces, ground floor office, and upper floor residences. There are separate, defined entrances for the residents and office tenants. There are no historic resources on this property. The context-based design criteria do not apply. However, the project incorporates many of the design intents and is consistent with the Architectural Review findings for approval. The six-story building is taller than nearby four-story buildings. However, this is to accommodate the mixed use ground floor for flood zone requirements, and to respect the Middlefield special setback. It will enhance the residential options Downtown by providing additional units at various sizes.
Finding #3: The design is of high aesthetic quality, using high quality, integrated materials and appropriate construction techniques, and incorporating textures, colors, and other details that are compatible with and enhance the surrounding area.
The project is consistent with Finding #3 because:
The project incorporates a variety of materials, including gray cast concrete, wood tone panels, painted siding, glass, and landscape elements that are of high quality and that integrate well to create a cohesive design. The project proposes on site Public Art, which will also enhance the design. The project will stand out from other nearby buildings, because it uses a variety of materials to break up the massing and add visual interest. Most other buildings in the area use a more limited palette.
Finding #4: The design is functional, allowing for ease and safety of pedestrian and bicycle traffic and providing
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for elements that support the building’s necessary operations (e.g. convenient vehicle access to property and utilities, appropriate arrangement and amount of open space and integrated signage, if applicable, etc.).
The project is consistent with Finding #4 because:
The driveway to the below grade garage is located on Byron St. due to traffic limitations on University Avenue and Middlefield Road. The bike rooms are located below grade and are accessible by stair or by elevator.
Building operations such as refuse collection and utilities have been designed to be oriented towards the side streets to create a cohesive façade along University Ave. Pedestrian access is clear and a separate entrance is provided for the residents and office users.
Finding #5: The landscape design complements and enhances the building design and its surroundings, is appropriate to the site’s functions, and utilizes to the extent practical, regional indigenous drought resistant plant material capable of providing desirable habitat that can be appropriately maintained.
The project is consistent with Finding #5 because:
The project is consistent with the finding in that the project provides landscaped area around the perimeter wherever possible, including 9 new trees, and 4 new street trees (13 trees total), as well as in planter boxes on the rooftop garden. The project will protect the Coast Live Oak and provides measures to ensure the tree’s protection through construction. All plants proposed are very low to moderate water use, as well as native or regionally adapted.
Finding #6: The project incorporates design principles that achieve sustainability in areas related to energy efficiency, water conservation, building materials, landscaping, and site planning.
The project is consistent with Finding #6 because:
In accordance with the City’s Green Building Regulations, the building will satisfy the requirements for CALGreen Mandatory + Tier 2. The project proposed an all electric design and will be consistent with Model Water Efficiency Landscape Ordinance (MWELO) requirements.
SECTION 5. Conditions of Approval.
PLANNING DIVISION
1. CONFORMANCE WITH PLANS: Construction and development shall conform to the approved plans entitled, "660 University Ave., Palo Alto, CA,” uploaded to the Palo Alto Online Permitting Services Citizen Portal on October 21 and 22, 2025, as modified by these conditions of approval.
2. BUILDING PERMIT: Apply for a building permit and meet any and all conditions as contained in this document.
3. BUILDING PERMIT PLAN SET: A copy of this cover letter and conditions of approval shall be printed on the second page of the plans submitted for building permit.
4. PROJECT MODIFICATIONS: All modifications to the approved project shall be submitted for review and approval prior to construction. If during the Building Permit review and construction phase, the project
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is modified by the applicant, it is the responsibility of the applicant to contact the Planning Division/project planner directly to obtain approval of the project modification. It is the applicant’s responsibility to highlight any proposed changes to the project and to bring it to the project planner’s attention.
5. ENTITLEMENT EXPIRATION. The project approval shall be valid for a period of two years from the date of issuance of the entitlement. If within such one/two years period, the proposed use of the site or the construction of buildings has not commenced, the Planning entitlement shall expire. Application for a one year extension of this entitlement may be made prior to expiration.
6. MITIGATION MONITORING AND REPORTING PROGRAM. The Mitigation Monitoring and Reporting Program (MMRP) associated with the project and attached here as Exhibit A is incorporated by reference and all mitigation measures shall be implemented as described in said document. Prior to requesting issuance of any related demolition and/or construction permits, the applicant shall meet with the Project Planner to review and ensure compliance with the MMRP, subject to the satisfaction of the Director of Planning of Planning and Development Services.
7. LANDSCAPE PLAN. Plantings shall be installed in accordance with the approved plan set and shall be permanently maintained and replaced as necessary.
8. BASEMENT EXCAVATION: Any retaining wall required for basement excavation shall not prevent the planting and future growth of required landscaping. This shall be review by the Project Planner prior to issuance of a Building permit.
9. NOISE THRESHOLDS ON RESIDENTIAL PROPERTY. In accordance with PAMC Section 9.10.030, No person shall produce, suffer or allow to be produced by any machine, animal or device, or any combination of same, on residential property, a noise level more than six dB above the local ambient at any point outside of the property plane. All noise producing equipment shall be located outside of required setbacks.
10. OPEN AIR LOUDSPEAKERS (AMPLIFIED MUSIC). In accordance with PAMC Section 9.12, no amplified music shall be used for producing sound in or upon any open area, to which the public has access, between the hours of 11:00pm and one hour after sunrise.
11. NOISE REPORT AT BUILDING STAGE. An analysis of the proposed project’s compliance with the City’s noise requirements for the proposed HVAC was prepared as part of the documentation to support a Class 32 categorical exemption. At the time of building permit issuance for new construction or for installation of any such mechanical equipment, if the proposed equipment exceeds the anticipated noise level that was analyzed or is proposed in a location that is closer to the property line, the applicant shall submit an acoustical analysis by an acoustical engineer demonstrating projected compliance with the Noise Ordinance. The analysis shall be based on acoustical readings, equipment specifications and any proposed sound reduction measures, such as equipment enclosures or insulation, which demonstrate a sufficient degree of sound attenuation to assure that the prescribed noise levels will not be exceeded.
12. LIGHTING. For the office use only, between the hours of 10:00pm-6:00am (normal cessation of business hours), lighting within the building or on the property shall be reduced to its minimum necessary to facilitate security, in order to minimize light glare at night.
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13. WINDOW SHADES. For the office use only, between the hours of 10:00pm-6:00am (normal cessation of business hours), automatic shades shall be utilized to further reduce the light visible from the exterior at night.
14. SIGN APPROVAL NEEDED. No signs are approved at this time. All signs shall conform to the requirements of Title 16.20 of the Palo Alto Municipal Code (Sign Code) and shall be subject to approval by the Director of Planning.
15. AFFORDABLE HOUSING REQUIREMENT (RENTAL PROJECT). This project is subject to the affordable housing requirements set forth in Section 16.65.040 of the Palo Alto Municipal Code, and has chosen alternative compliance as a part of the Planned Home Zoning (PHZ) approval. Per the PHZ, at least 20% of the units shall be affordable to very low, low, or moderate income such that the income restricted units average out to no more than 80% AMI. The proposed project is required to contain no less than thirteen (13) below market rate units, allocated as described in the Planned Community (PC) Ordinance.
16. AFFORDABLE HOUSING PLAN AND AGREEMENT. The applicant shall prepare an affordable housing plan.
An affordable housing agreement, reviewed and approved by the City of Palo Alto, shall be recorded prior to the approval of any final or parcel map or building permit for the development project (PAMC
16.65.090).
17. BELOW MARKET RATE (BMR) HOUSING. A Regulatory Agreement in a form acceptable to the City Attorney for the 13 BMR units shall be executed and recorded prior to final map approval or building permit issuance, whichever occurs first. All BMR units constructed under this condition shall be in conformance with the City’s BMR Program rules and regulations. Failure to comply with the timing of this condition and any adopted BMR Program rules and regulations shall not waive its later enforcement.
Failure to comply with the timing of this condition and any adopted BMR Program rules and regulations shall not waive its later enforcement.
18. TRASH ROOM. The trash room shall be used solely for the temporary storage of refuse and recycling that is disposed on a regular basis and shall be closed and locked during non-business hours.
19. REFUSE. All trash areas shall be effectively screened from view and covered and maintained in an orderly state to prevent water from entering into the garbage container. No outdoor storage is allowed/permitted unless designated on the approved plan set. Trash areas shall be maintained in a manner to discourage illegal dumping.
20. MECHANICAL LIFT PARKING. Up to 46 required parking spaces may be provided in a puzzle parking system, which allows independent access to each vehicle. The property owner shall have a maintenance agreement with the lift system manufacturer and the system shall be operational at all times. All new renters/employees shall be given instructions on how to operate the lift system. If the lift system is out of operation for any reason, anyone who is not able to retrieve their vehicle within a 10-minute period shall be reimbursed by the property owner or their designee for travel expenses up to $50 per occurrence.
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21. UTILITY LOCATIONS. In no case shall utilities be placed in a location that requires equipment and/or bollards to encroach into a required parking space. In no case shall a pipeline be placed within 10 feet of a proposed tree and/or tree designated to remain.
22. EASEMENT REQUEST. Prior to building permit issuance, the applicant shall dedicate a Public Access Easement over a portion of the 24-foot front yard special setback, including to a depth of 20 feet, for multi-modal transportation improvements in a form acceptable to the Planning and Development Services Director, Public Works Director, and City Attorney. Any future easement may require the removal of site improvements to facilitate multi-modal transportation improvements or Transportation Element Comprehensive Plan policies, except to the extent that the features required for site circulation and egress shall be allowed to remain. The City accepts this may reduce parking from 78 to 72 parking spaces. If future City projects or utility needs require removal or relocation of facilities within this setback, the property owner/developer shall be responsible for all associated costs, including administrative processing and construction fees. The developer shall accept financial responsibility for any such relocation or retrofit required by future City projects.
23. SUBDIVISION MAP. The Lot Merger shall be recorded prior to building permit issuance.
24. ESTIMATED IMPACT FEE: Development Impact Fees, currently estimated in the amount of $3,063,197.53 plus the applicable public art fee, per PAMC 16.61.040, shall be paid prior to the issuance of the related building permit.
25. REQUIRED PUBLIC ART. In conformance with PAMC 16.61, and to the satisfaction of the Public Art Commission, the property owner and/or applicant shall select an artist and received final approval of the art plan, or pay the in-lieu fee equivalent to 1% of the estimated construction valuation, prior to obtaining a Building permit. All required artwork shall be installed as approved by the Public Art Commission and verified by Public Art staff prior to release of the final Use and Occupancy permit.
26. IMPACT FEE 90-DAY PROTEST PERIOD. California Government Code Section 66020 provides that a project applicant who desires to protest the fees, dedications, reservations, or other exactions imposed on a development project must initiate the protest at the time the development project is approved or conditionally approved or within ninety (90) days after the date that fees, dedications, reservations or exactions are imposed on the Project. Additionally, procedural requirements for protesting these development fees, dedications, reservations and exactions are set forth in Government Code Section 66020. IF YOU FAIL TO INITIATE A PROTEST WITHIN THE 90-DAY PERIOD OR FOLLOW THE PROTEST PROCEDURES DESCRIBED IN GOVERNMENT CODE SECTION 66020, YOU WILL BE BARRED FROM
CHALLENGING THE VALIDITY OR REASONABLENESS OF THE FEES, DEDICATIONS, RESERVATIONS, AND EXACTIONS. If these requirements constitute fees, taxes, assessments, dedications, reservations, or other exactions as specified in Government Code Sections 66020(a) or 66021, this is to provide notification that, as of the date of this notice, the 90-day period has begun in which you may protest these requirements. This matter is subject to the California Code of Civil Procedures (CCP) Section 1094.5; the time by which judicial review must be sought is governed by CCP Section 1094.6.
27. INDEMNITY. To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any
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claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside or void, any permit or approval authorized hereby for the Project, including (without limitation) reimbursing the City for its actual attorneys’ fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its own choice.
28. FINAL INSPECTION: A Planning Division Final inspection will be required to determine substantial compliance with the approved plans prior to the scheduling of a Building Division final. Any revisions during the building process must be approved by Planning, including but not limited to; materials, landscaping and hard surface locations. Contact your Project Planner, Emily Kallas at [email protected] to schedule this inspection.
BUILDING
29. A building permit is required for the scope of work shown. Note that Building permit submission after 12/31/25 shall follow the 2025 CA Building Standards Code amended by the City.
30. At time of building permit, the following items shall be reviewed in detail. a. Building and site accessibility per CBC 11A, 11B
b. Regular and van accessible spaces including EV per CBC and PAMC c. Building Code analysis
d. Fire-rating and protection of opening at roof, floors, and walls e. Green building compliance.
f. Structural design calculations, plans, and details.
g. Refer to https://www.paloalto.gov/Departments/Planning-Development-Services/Development- Services/Apply-for-a-Permit/Apply-for-a-Building-Permit for building permit submittal requirements.
31. At building permit, provide structural design of the basement wall and parking. Future building permits shall be required for any future city improvements within the Special Setback.
PUBLIC WORKS ZERO WASTE
32. Project will be required to submit a salvage survey prior to receiving the building permit.
Please anticipate meeting PAMC 5.24 Deconstruction and Construction Materials Management requirements.
33. The following comments below are part of the Palo Alto Municipality Code. If your scope of work includes internal and external bins then cut-sheets for the color-coded internal and external containers, related color-coded millwork, and it’s colored signage must be included in the building plans prior to receiving approval from Zero Waste. Please see below for more details.
As per Palo Alto Municipal Code 5.20.108 the site is required to have color-coded refuse containers, related color-coded millwork, and colored signage. The three refuse containers shall include recycle (blue container), compost (green container), and garbage (black container). Applicant shall present on the plan the locations and quantity of both (any) internal and external refuse containers, it’s millwork, along with the signage. This requirement applies to any external or internal refuse containers located in common
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areas such as entrances, conference rooms, open space, lobby, garage, mail room, gym, and etc. except for restrooms, copy area, and mother’s room. Millwork to store the color-coded refuse containers must have a minimum of four inches in height worth of color-coding, wrapping around the full width of the millwork. Signage must be color coded with photos or illustrations of commonly discarded items.
Restrooms must have a green compost container for paper towels and an optional black landfill container if applicable. Copy area must have either a recycle bin only or all three refuse receptacles (green compost, blue recycle, and black landfill container). Mother’s room must minimally have a green compost container and black landfill container. Please refer to PAMC 5.20.108 and the Internal Container Guide. Examples of appropriate signage can be found in the Managing Zero Waste at Your Business Guide. Electronic copies of these signage can be found on the Zero Waste Palo Alto’s website, https://www.cityofpaloalto.org/Departments/Public-Works/Zero-Waste/What-Goes- Where/Toolkit#section-2 and hard copies can be requested from the waste hauler, Greenwaste of Palo Alto, (650) 493-4894.
TRANSPORTATION
34. MECHANICAL LIFT: The applicant shall submit an analysis and report, prepared by a qualified professional for review and approval by the Director of Planning and Development Services, that demonstrates the effectiveness of the proposed parking lift system with respect to operational details, identifies a regular and emergency maintenance schedule, and procedures and backup systems for tenants prior to building permit issuance. The applicant agrees to maintain a maintenance service contract with a certified individual/organization that will provide a prompt response (same day) to address system issues. An annual audit of the system must be provided to Planning/Transportation staff of the system to ensure the system operates effectively. If the audit or performance reports reveal that the system is not functioning or is failing to meet required operational standards, the applicant will be required to take corrective measures. Failure to address identified issues may result in penalties or restrictions, including but not limited to enforcement actions under local code enforcement procedures.
35. TDM PROGRAM. The applicant shall abide by the Final Transportation Demand Management (TDM) plan, entitled “660 University Avenue, Transportation Demand Management Prepared for Smith Development”, dated October 24, 2025 or as updated to the satisfaction of the Office of Transportation prior to issuance of the building permit.
36.TDM ANNUAL REPORTING REQUIREMENT. The TDM plan shall include measures and programs to achieve a reduction in single-occupancy vehicle trips to the site by a minimum of 20%, in conformance with the City’s Comprehensive Plan. The TDM plan shall include an annual monitoring plan to document mode split and trips to the project site. The TDM annual report shall be submitted to the Chief Transportation Official.
Monitoring and reporting requirements may be revised in the future if the minimum reduction is not achieved through the measures and programs initially implemented. Projects that do not achieve the required reduction may be subject to daily penalties as set forth in the City’s fee schedule.
37. TDM PLAN MONITORING. The Owner and any subsequent Owner(s) of the property, including their successors, assigns, or agents, shall comply with all Transportation Demand Management (TDM) measures set forth in this approval. Monitoring reports shall be submitted to the Chief Transportation
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Official on an annual basis, demonstrating adherence to the approved TDM measures. Should the Owner fail to meet the established targets and goals of the TDM Plan, the director may require program modifications and may impose administrative penalties if identified deficiencies are not addressed within six months.
38. SPILLOVER PARKING. As part of the TDM plan, the applicant shall propose a method to assess spillover parking created by the project, to the satisfaction of the Chief Transportation Official, and identify incentives or penalties to address spillover parking, if it occurs. This method may include but is not limited to:
a. Beginning two years after building occupancy, the property owner shall report to the Office of Transportation the number of parking spaces being leased. This shall be compared to the number of RPP permits issued to residents of this building, for the purpose of determining if resident parking is spilling over into the neighborhood.
39. DRIVEWAY APRON FOR WASTE COLLECTION: If the driveway apron is to be used for rolling out bins during waste collection, it shall have a smooth flow line (no more than ½-inch lip). The applicant shall confirm with Zero Waste/Green Waste that the driveway apron design is acceptable for collection use.
40. TRASH STAGING IN RIGHT-OF-WAY: Trash staging shall not occur within the public right-of-way. Any references to trash staging in the right-of-way shall be removed from the plan set.
URBAN FORESTRY
41. PROJECT ARBORIST. The property owner shall hire a certified arborist to ensure the project conforms to all Planning and Urban Forestry conditions related to landscaping/trees, as well as relevant CEQA Mitigation Measures.
42.TREE PROTECTION FENCING. Tree protection fencing shall be required for the street trees to remain, the neighboring Coast Live Oak, and for all tree/shrubs proposed to be maintained.
43. TREE-SPECIFIC CONDITIONS. The property owner shall follow all conditions from the Urban Forester and all recommendations and guidelines listed in Section 6.1 of the February 7, 2024 Arborist Report prepared by David L. Babby, including but not limited to:
a. TREE PROTECTION VERIFICATION INSPECTION REQUIRED. Prior to any site work, contractor must call Urban Forestry at 650-496-5953 to schedule an inspection of any required protective fencing.
The fencing shall contain required warning sign and remain in place until final inspection of the project.
b. Prior to mobilizing equipment to the site, install tree protection fencing for tree #10, utilize Type I Protection, which includes affixing 5- to 6-foot tall chain link onto 2-inch diameter steel posts spaced apart as needed to remain upright.
c. Digging for any bollards or permanent fencing within a TPZ, such as for #10, shall be manually performed using a shovel or post-hole digger. For any root encountered during the process with a diameter ≥2 inches, shift the hole over by 12 inches and repeat the process. d. All pruning shall be performed under the direction of the Project Arborist, conducted in accordance with Palo Alto Municipal code 8.10.020 regarding the prohibited use of excessive pruning for Quercus agrifolia species, in addition to the best management practices outlined in ANSI A300, and implemented by a California licensed tree-service contractor (D-49) with an ISA certified arborist in a supervisory role.
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e. All pruning work on oak #10 shall be supervised directly by the project arborist. Any authorized digging within the TPZ shall be supervised directly by the project arborist. Roots encountered with diameters of ≥2 inches shall be retained and protected. Once exposed, cover with wet burlap and keep continually moist until they can be assessed by the project arborist; once assessed, cleanly sever at 90° to the angle of root growth against the cut line using a fine tooth saw, and then immediately after, bury the cut end with soil or keep continually moist by burlap until the dug area is backfilled. Roots encountered with diameters <2 inches can be cleanly severed at a 90° angle to the direction of root growth.
f. Removing existing asphalt and base material located beyond the proposed deck and within #10's TPZ shall be performed after all other construction is completed, and under direct supervision by the project arborist.
g. Once work is completed, restrict heavy equipment from traveling over the newly exposed ground, manually spread a 4- to 6-inch layer of coarse wood chips (or as determined by the project arborist), and expand protection fencing. The removal of any existing plant material within a TPZ must be manually performed, and the work reviewed with the project arborist beforehand.
44. Expected impacts to neighboring protected coast live oak tree #10 as described in the C8 updated consulting arborist report from David Babby and from the ground penetrating radar study provided by consulting arborist Robert Booty, are within acceptable parameters of industry standards, provided that all mitigation methods outlined in the consulting arborist report are followed during construction. In addition, prior to the applicant receiving building permit approval, a security bond will be placed on the neighboring coast live oak tree (Quercus agrifolia) 50" DBH tree #10 for 200% of the appraised replacement value of the tree. The security deposit duration period shall be five years from the date of final occupancy. See language below pertaining to the tree bond as specified in the Palo Alto Tree Technical Manual:
45. TREE APPRAISAL & SECURITY DEPOSIT AGREEMENT. (Reference: CPA Tree Technical Manual, Section
6.25). Prior to the issuance of a grading or building permit, the applicant shall work with the Urban Forestry Section to prepare and secure a tree appraisal and security deposit agreement stipulating its duration and a monitoring program. For the purposes of a security deposit agreement, the monetary market or replacement value shall be determined using the most recent version of the “Guide for Plant Appraisal”. The appraisal shall be performed at the applicant’s expense, and the appraiser shall be subject to the approval of the Urban Forester.
a. SECURITY DEPOSIT AGREEMENT. Prior to grading or building permit issuance, as a condition of development approval, the applicant shall post a security deposit for 200% of the appraised replacement value of the following protected status tree: Tree #10, 50" DBH Quercus agrifolia on the neighboring property. The security may be a cash deposit, letter of credit, or surety bond and shall be filed with the Revenue Collections/Finance Department or in a form satisfactory to the City Attorney.
b. SECURITY DEPOSIT & MONITORING PROGRAM. The applicant (or new property owner should the property change hands) shall provide to the City of Palo Alto an annual tree evaluation report prepared by the project arborist or other qualified certified arborist, assessing the condition and providing recommendations to correct potential tree decline. The monitoring program shall end three years from date of final occupancy.
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c. SECURITY DEPOSIT DURATION. The security deposit duration period shall be five years from the date of final occupancy. Return of the security guarantee shall be subject to City approval of the final monitoring report. A tree shall be considered dead when the main leader has died back, 25% of the crown is dead or if major trunk or root damage is evident. Should the tree die, a new tree of equal or greater appraised value shall be planted in the same area by the applicant (or new property owner should the property change hands) with permission of the tree owner at 517 Byron Street.
Landscape area and irrigation shall be adapted to provide optimum growing conditions for the replacement tree at applicants expense. The replacement tree that is planted shall be subject to a new three-year establishment and monitoring program. The applicant shall provide an annual tree evaluation report as originally required.
d. FORFEIT OF DEPOSIT. The City may determine that if the tree should die (as defined above) and an agreement on a replacement tree cannot be reached with the tree owner at 517 Byron Street, it will constitute a forfeit of the deposit equal to the appraised value. Any forfeit will be deposited into the Forestry Fund to plant new trees elsewhere. Issues causing forfeit of any portion of the deposit may also be subject to remedies described in Palo Alto Municipal Code.
PUBLIC WORKS ENGINEERING
46. PUBLIC WORKS APPLICATIONS, FORMS, AND DOCUMENTS: Applicant shall be advised that most forms, applications, and informational documents related to Public Works Engineering conditions can be found at the following link:
https://www.cityofpaloalto.org/Departments/Public-Works/Engineering-Services/Forms-and-Permits
47. PARCEL MAP: This project is subject to, and contingent upon the approval of and recordation of a parcel map. The submittal, approval and recordation of the Map shall be in accordance with the provisions of the California Subdivision Map Act and Palo Alto Municipal Code Title 21 Subdivision requirements. All existing and proposed property lines, easements, dedications shown on the parcel map are subject to City’s technical review and staff approval during the map process prior to issuance of any construction permits.
48. MAP THIRD-PARTY REVIEW: The City contracts with a third-party surveyor that will review and provide approval of the map’s technical correctness as the City Surveyor, as permitted by the Subdivision Map Act. The Public Works Department will forward a Scope & Fee Letter from the third-party surveyor and the applicant will be responsible for payment of the fee’s indicated therein, which is based on the complexity of the map.
49. STREETWORK PERMIT: The applicant shall obtain a Streetwork Permit from the Department of Public Works for all public improvements.
50. GRADING AND EXCAVATION PERMIT: A Grading Permit is required per PAMC Chapter 16.28. The permit application and all applicable documents (see Section H of application) shall be submitted to Public Works Engineering. Add the following note: “THIS GRADING PERMIT WILL ONLY AUTHORIZE GENERAL GRADING AND INSTALLATION OF THE STORM DRAIN SYSTEM. OTHER BUILDING AND UTILITY IMPROVEMENTS ARE
SHOWN FOR REFERENCE INFORMATION ONLY AND ARE SUBJECT TO SEPARATE BUILDING PERMIT APPROVAL.”
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51. ROUGH GRADING: provide a Rough Grading Plan for the work proposed as part of the Grading and Excavation Permit application. The Rough Grading Plans shall including the following: pad elevation, elevator pit elevation, ground monitoring wells, limits of over excavation, stockpile area of material, overall earthwork volumes (cut and fill), temporary shoring for any existing facilities, ramps for access, crane locations (if any), tree protection measures, etc.
52. CIVIL ENGINEER CERTIFICATION: Upon completion of the rough grading work and at the final completion of the work, applicant shall provide an as-graded grading plan prepared by the civil engineer that includes original ground surface elevations, as-graded ground surface elevations, lot drainage patterns and locations and elevations of all surface and subsurface drainage facilities. The civil engineer shall certify that the work was done in accordance with the final approved grading plan.
53. SOILS ENGINEER CERTIFICATION: Upon completion of the rough grading work and at the final completion of the work, applicant shall provide a soil grading report prepared by the soils engineer, including locations and elevation of field density tests, summaries of field and laboratory tests and other substantiating data, and comments on any changes made during grading and their effect on the recommendations made in the soils engineering investigation report. The soils engineer shall certify as to the adequacy of the site for the intended use.
54. SHORING & TIEBACKS: Provide a shoring plan showing the existing utilities (if needed), to clearly indicate how the new structures will be constructed while protecting the existing utilities (if any). If tiebacks are proposed they shall not extend onto adjacent private property, existing easements or into the City’s right- of-way without having first obtained written permission from the private property owners and/or an encroachment permit from Public Works.
55. GEOTECHNICAL ENGINEER STATEMENT: The grading plans shall include the following statement signed and sealed by the Geotechnical Engineer of Record: “THIS PLAN HAS BEEN REVIEWED AND FOUND TO BE IN GENERAL CONFORMANCE WITH THE INTENT AND PURPOSE OF THE GEOTECHNICAL REPORT”.
56. CONSTRUCTION DEWATERING: At the time of building permit submittal, the applicant shall submit a recent groundwater level reading. This project may be subjected to a dewatering permit during construction due to the groundwater level relative to the depth of excavation.
57. FLOOD ZONE: This project is in a FEMA Special Flood Hazard Area and shall comply with the requirements in Palo Alto Municipal Code Chapter 16.52.
58. DRY-FLOODPROOFING PLAN INSERT: Insert the “Plan Insert for Dry Floodproofed Non-Residential and Mixed-Use Buildings” sheet into the plan set.
59. FLOODPROOFING CERTIFICATE: A Floodproofing Certificate (FEMA Form FF-206-FY-22-153, also formerly known as 086-0-34) shall be completed by a licensed professional engineer prior to building permit approval.
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60. FLOODPROOFING PLANS REQUIRED: Prior to building permit final, a licensed professional engineer shall submit a (1) Flood Emergency Operations Plan and (2) Inspection and Maintenance Plan. Additional information may be obtained from Section 5.5 of FEMA Technical Bulletin 3, dated January 2021.
61. OPERATIONS AND MAINTENANCE AGREEMENT: Prior to Public Works final inspection, the owner shall enter into an Operations and Maintenance Agreement to ensure that the Flood Emergency Operations Plan, and the Inspection and Maintenance Plan are followed for the life of the structure and that the agreement will be transferred to future owners and/or leaseholders. This agreement shall be notarized and recorded with the County of Santa Clara and passed on to all subsequent owners.
62. ENCROACHMENT PERMIT: Prior to any work in the public right-of-way, the applicant shall obtain an encroachment permit from the Public Works Department for any work that encroaches onto the City right-of-way.
63. LOGISTICS PLAN: A construction logistics plan shall be provided addressing all impacts to the public including, at a minimum: work hours, noticing of affected businesses, bus stop relocations, construction signage, dust control, noise control, storm water pollution prevention, job trailer, contractors’ parking, truck routes, staging, concrete pours, crane lifts, scaffolding, materials storage, pedestrian safety, and traffic control. All truck routes shall conform to the City of Palo Alto’s Trucks and Truck Route Ordinance, Chapter 10.48, and the route map. NOTE: Some items/tasks on the logistics plan may require an encroachment permit.
64. STORMWATER POLLUTION PREVENTION: All improvement plan sets shall include the “Pollution Prevention – It’s Part of the Plan” sheet.
65. C.3 THIRD-PARTY CERTIFICATION: Applicant shall provide certification from a qualified third-party reviewer that the proposed permanent storm water pollution prevention measures comply with the requirements of Provision C.3 and Palo Alto Municipal Code Chapter 16.11.
66. Submit the following:
a. Stamped and signed C.3 data form (April 2023 version) from SCVURPPP. https://scvurppp.org/wp-content/uploads/2023/04/SCVURPPP-C.3-Data-Form-_-updated__4- 12-2023_clean_fillable.pdf
b. Final stamped and signed letter confirming which documents were reviewed and that the project complies with Provision C.3 and PAMC 16.11.
67. C.3 STORMWATER AGREEMENT: The applicant shall enter into a Stormwater Maintenance Agreement with the City to guarantee the ongoing maintenance of the permanent storm water pollution prevention measures. The City will inspect the treatment measures yearly and charge an inspection fee. The agreement shall be executed by the applicant team prior to building permit final.
68. C.3 FINAL THIRD PARTY CERTIFICATION PRIOR TO OCCUPANCY: Within 45 days of the installation of the required storm water treatment measures and prior to the issuance of an occupancy permit for the
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building, the third-party reviewer shall submit to the City a certification verifying that all the permanent storm water pollution prevention measures were installed in accordance with the approved plans.
69. PAVEMENT RESTORATION: The applicant shall restore the pavement along the entire project frontage, curb-to-curb, by performing a 3.5” grind and overlay. The exact restoration limits will be determined once the resulting road condition is known following completion of heavy construction activities and utility lateral installations, at minimum the extent will be the project frontage.
70. IMPERVIOUS SURFACE AREA: The project will be creating or replacing 500 square feet or more of impervious surface. Accordingly, the applicant shall provide calculations of the existing and proposed impervious surface areas with the building permit application. The Impervious Area Worksheet for Land Developments form and instructions are available at the Development Center or on our website. To determine the impervious surface area that is being disturbed, provide the quantity on the site plan.
71. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (STORM DRAIN LOGO): The applicant is required to paint “No Dumping/Flows to Matadero Creek” in blue on a white background adjacent to all onsite storm drain inlets. The name of the creek to which the proposed development drains can be obtained from Public Works Engineering. Stencils of the logo are available from the Public Works Environmental Compliance Division, which may be contacted at (650) 329-2598. Include the instruction to paint the logos on the construction grading and drainage plan.
72. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (ELEVATION CERTIFICATE): The "as-built" elevation of the lowest floor not used solely for parking or storage must be certified on the FEMA Elevation Certificate and accepted by Public Works inspector as meeting the Special Flood Hazard Area requirements prior to final City approval of the structure.
WATERSHED PROTECTION
73. Stormwater treatment measures
a. All Bay Area Municipal Regional Stormwater Permit requirements shall be followed. b. Refer to the Santa Clara Valley Urban Runoff Pollution Prevention Program C.3 Handbook (download here: http://scvurppp-w2k.com/c3_handbook.shtml) for details. c. For all C.3 features, vendor specifications regarding installation and maintenance should be followed and provided to city staff. Copies must be submitted to Pam Boyle Rodriguez at [email protected]. Add this bullet as a note to the building plans. d. Staff from Stormwater Program (Watershed Protection Division) may be present during installation of stormwater treatment measures. Contact Pam Boyle Rodriguez, Stormwater Program Manager, at (650) 329-2421 before installation. Add this bullet as a note to building plans on Stormwater Treatment (C.3) Plan.
74. Bay-friendly Guidelines (rescapeca.org) - Add these bullets as a note to the building plans. a. Do not use chemicals fertilizers, pesticides, herbicides or commercial soil amendment. Use Organic Materials Review Institute (OMRI) materials and compost. Refer to the Bay-Friendly Landscape Guidelines: http://www.stopwaste.org/resource/brochures/bay-friendly-landscape- guidelines-sustainable-practices-landscape-professional for guidance. b. Avoid compacting soil in areas that will be unpaved.
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75. Stormwater quality protection
a. Temporary and permanent waste, compost and recycling containers shall be covered to prohibit fly-away trash and having rainwater enter the containers. b. Drain downspouts to landscaping (outward from building as needed). c. Drain HVAC fluids from roofs and other areas to landscaping. d. Offsite downgrade storm drain inlets shall also be identified on this plan set and protected. If City staff removes protection from an inlet in the ROW during a rain event, the contractor shall replace the inlet protection by the end of the following business day.
76. All proposed Stormwater treatment measures should have a detail on this detail sheet. Provide a standard detail for the pervious pavers.
77. Alternative Compliance for Stormwater Treatment: The applicant and the City shall enter into an agreement acceptable to the Public Works Director or designated representative to provide alternative compliance as either approved equivalent treatment area or with payment of in-lieu fees to comply with the regulated projects stormwater treatment obligations.
FIRE
78. Include the following notes in the Building Permit plan set:
a. Install a NFPA 13 fire sprinkler, NFPA 14 standpipe, NFPA 20 fire pump and NFPA 72 fire alarm system.
b. This building shall be evaluated for an Emergency Responder Radio System.
ELECTRICAL UTILITIES
79. UTILITIES APPLICATION. Changes to existing electric utilities equipment on site, such as the transformer, will require a utilities application. Submit a utilities application and obtain City of Palo Alto Utilities Electrical Engineering approval for the modifications to the electrical system.
80. UTILITY EASEMENT REQUIRED. Prior to energization, a public utility easement is required to provide access to the proposed transformer. This can either be provided through separate instrument and documented on the tentative and final map or dedicated through the tentative and final map process.
81. UTILITY DISCONNECT. The applicant shall submit a request to disconnect all existing utility services proposed for removal, including a signed affidavit of vacancy, on the form provided by the Building Inspection Division. Utilities will be disconnected or removed within 10 working days after receipt of request. The demolition permit will be issued after all utility services and/or meters have been disconnected and, as applicable, removed.
82. SPECIAL STREET LIGHT: This project is located within the Downtown area and shall install decorative streetlights as shown in the Special Street Light Style Placement Guide. https://www.paloalto.gov/files/assets/public/v/1/planning-amp-development-services/current- planning/pw-style-placement-guide-2020.pdf
83. Install 1-2" conduit from the MPOE to existing CPAU cabinet.
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WATER-GAS-WASTEWATER UTILITIES
PRIOR TO ISSUANCE OF DEMOLITION PERMIT
84. The applicant shall submit a request to disconnect utility services and remove meters. The utility demo is to be processed within 10 working days after receipt of the request. The demolition permit will be issued by the building inspection division after all utility services and/or meters have been disconnected and removed.
FOR BUILDING PERMIT (WGW Utility Engineering)
85. The applicant shall submit a completed water-gas-wastewater service connection application - load sheet for the City of Palo Alto Utilities. The applicant must provide all the information requested for utility service demands (water in fixture units/g.p.m. and sewer in fixture units/g.p.d.). The applicant shall provide the existing (prior) loads, the new loads, and the combined/total loads (the new loads plus any existing loads to remain).
86. The applicant shall submit improvement plans for utility construction. The plans must show the size and location of all underground utilities within the development and the public right of way including meters, backflow preventers, fire service requirements, sewer mains, sewer cleanouts, sewer lift stations and any other required utilities. Plans for new wastewater laterals and mains need to include new wastewater pipe profiles showing existing potentially conflicting utilities especially storm drain pipes, electric and communication duct banks. Existing duct banks need to be daylighted by potholing to the bottom of the ductbank to verify cross section prior to plan approval and starting lateral installation.
Plans for new storm drain mains and laterals need to include profiles showing existing potential conflicts with sewer, water and gas.
87. The applicant must show on the site plan the existence of any auxiliary water supply, (i.e. water well, gray water, recycled water, rain catchment, water storage tank, etc).
88. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services, and laterals as necessary to handle anticipated peak loads. This responsibility includes all costs associated with the design and construction for the installation/upgrade of the utility mains and/or services/laterals.
89. An approved reduced pressure principle assembly (RPPA backflow preventer device) is required for all existing and new water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPPA shall be installed on the owner's property and directly behind the water meter within 5 feet of the property line. RPPA’s for domestic service shall be lead-free. Show the location of the RPPA on the plans.
An approved reduced pressure detector assembly (RPDA backflow preventer device, STD. WD-12A or STD. WD-12B) is required for all existing and new fire water connections from Palo Alto Utilities to comply with requirements of California administrative code, title 17, sections 7583 through 7605 inclusive. The RPDA shall be installed on the owner's property and directly behind the City owned meter, within 5’ (feet) of the property line or City Right of Way.
90. All backflow preventer devices shall be approved by the WGW engineering division. Inspection by the city inspector is required for the supply pipe between the meter and the assembly.
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91. The applicant shall pay the capacity fees and connection fees associated with new utility service/s or added demand on existing services. The approved relocation of services, meters, hydrants, or other facilities will be performed at the cost of the person/entity requesting the relocation.
92. If a new water service line installation for fire system usage is required. Show the location of the new water service on the plans. The applicant shall provide to the engineering department a copy of the plans for fire system including all fire department's requirements. If the existing fire service to remain.
Applicant to sign an application for CPAU connection for & agree to operate the fire service in accordance with these rules & regulations. Applicant needs to verify whether the existing water supply can meet the current & anticipated fire flows at the site & all equipment for the sprinkler system is in accordance with the fire department requirements.
93. Each unit or building shall have its own water meter shown on the plans. Each parcel shall have its own water service and sewer lateral connection shown on the plans.
94. A sewer lateral per lot is required. Show the location of the sewer lateral on the plans. Existing sewer laterals (city's co to sewer main) if determined to be in poor condition shall be replaced at the owner's expense. A video inspection and full evaluation of the lateral will be performed by WGW utilities operations. The applicant will be informed of the sewer lateral assessment and need to install a new lateral. If a new sewer lateral is required, a profile of the sewer lateral is required showing any possible conflicts with storm, electric/communications ductbanks or other utilities.
95. All existing water and wastewater services/laterals that will not be reused shall be abandoned at the main per the latest WGW utilities standards.
96. Utility vaults, transformers, utility cabinets, concrete bases, or other structures cannot be placed over existing water, gas, or wastewater mains/services. Maintain 1’ horizontal clear separation from the vault/cabinet/concrete base to existing utilities as found in the field. If there is a conflict with existing utilities, Cabinets/vaults/bases shall be relocated from the plan location as needed to meet field conditions. Trees may not be planted within 10 feet of existing water, gas, and wastewater mains/laterals/water services/or meters. New water or wastewater services/laterals/meters may not be installed within 10’ of existing trees. Maintain 10’ between new trees and new water and wastewater services/laterals/meters.
97. The applicant shall provide to the WGW Utility Engineering department a copy of the plans for the fire system including all fire department's requirements prior to the actual service installation.
98. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas, & wastewater.
99. The contractor is to temporary plug the sewer lateral during construction. (by using t cone plug:
expandable pipe plug with no metal parts)
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SECTION 7. Term of Approval.
1.Planned Community Development Schedule. Sixty days prior to the expiration of the development schedule, the director shall notify the property owner in writing of the date of expiration and advise the property owner of Section 18.38.130. Failure to meet the approved development schedule, including an extension, if granted, shall result in:
(a) The expiration of the property owner's right to develop under the PC district. The director shall notify the property owner, the city council, the planning commission and the building official of such expiration; and (b) The director's initiating a zone change for the property subject to the PC district in accordance with Chapter
18.80. The property owner may submit a new application for a PC district concurrently with the director's recommendation for a zone change.
PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
ATTEST: APPROVED:
_________________________ ____________________________
City Clerk Mayor
APPROVED: APPROVED AS TO FORM:
___________________________ ___________________________ Director of Planning and Assistant City Attorney
Development Services
PLANS AND DRAWINGS REFERENCED:
1. Those plans prepared by KSH Architects titled “660 University Ave., Palo Alto, CA,” uploaded to the Palo Alto Online Permitting Services Citizen Portal on October 21 and 22, 2025.