PLANNING & DEVELOPMENT SERVICES
Code Enforcement
CITY OF 285 Hamilton Avenue
PALO Palo Alto, CA 94301
ALTO 650.329.2605
4th Notice of Violation
VIA PERSONAL SERVICE AND POSTING
VIA CERTIFIED MAIL: 7014 2120 0001 4340 4399
April 9, 2024
Responsible Person(s): Subject Property:
AURORA RISING INC/ATLAS STAR 531 Stanford Avenue
531 Stanford Avenue Palo Alto, CA 94306
Palo Alto, CA 94306-1113
Property Manager: Sophia Y. Huang
APN: 137-01-121, 137-01-002, 137-01-003
Re: Case Number: 24PCE-00203
Property Owner(s) and Interested Parties:
NEXT COMPLIANCE DEADLINE: Friday, April 12, 2024, by 5:00 PM. Failure to comply will result in additional enforcement.
Palo Alto Code Enforcement and Palo Alto Fire Department provided a follow-up inspection on Friday, April 5, 2024, at 12:00 PM where the following was confirmed:
• All tenants continued to be vacated from the 2nd and 3rd floors of all buildings and access has been restricted (No Access Allowed).
• All unpermitted installed barriers in exit pathways continue to be removed.
Pool water levels were measured in the safe range to begin the draining of the pool to the sanitation clean out located on Oxford Avenue. Draining measures were agreed upon.
Palo Alto Code Enforcement and Palo Alto Fire Department provided a follow-up inspection on Tuesday, April 9, 2024, at 11:00 AM where the following was confirmed:
• Tenants are no longer residing in the buildings.
• Pool water levels are on schedule for 100% water removal by Friday, April 12, 2024. • Efforts underway for the removal of the personal belongings and loose combustible items.
In addition to the inspection, the following items were discussed at a meeting on the premises between Fire Marshal Jasso, Code Enforcement Supervisor Elisa Vargas, Attorney for property manager Sophia Y. Huang, Isaac Weiner, and Property Manager Sophia Y. Huang.
As of April 9, 2024, the following conditions and requirements have been identified:
1. Firewatch Services may only be discontinued under the following conditions:
• Residents are not residing in the building.
• No person is to sleep or spend extended periods of time in the buildings. • The agreement that anyone working in the building under the authorization of this letter are required to call 911 in the event of an emergency or fire.
• High fire loads must be removed from the buildings or documentation that functioning Fire Sprinklers and Alarms have been tested and functioning must be provided by Friday, April 12, 2024, 5:00 PM This documentation must be provided to the Palo Alto Fire Department.
If the exception of removing ALL high fire loads has been met, then no Fire Alarm or Fire Sprinklers are required. This must be inspected and approved by Palo Alto Fire Department personnel.
• Updated keys must be provided and placed in the existing Knox box.
2. Obtain a Haz-Mat Closure permit from Palo Alto Fire Department (submittal requirements enclosed) no later than Friday, April 12, 2024, 5:00 PM:
• Work with Fire Department personnel to develop a closure plan to remove hazardous materials. • Haz-Mat materials associated with the cell towers located on the roofs of the buildings must be removed and Haz-Mat Closure Permit 23FDP-00929 be finalized. • An inspection carried out by Palo Alto Fire Department Haz-Mat personnel prior to the permanent closure of the building must be completed and passed.
3. Steps needed for permanent closure of the building to be completed April 17, 2024, 5:00 PM:
• Board up all windows and doors per 2024 IPMC Boarding Standards; (enclosed) • Provide a minimum 6-foot-tall perimeter fence that completely isolates and impedes entry to the building. Do not install privacy screening. It is required to have visibility beyond the fence for safety. • Remove excess foliage in front of the building along 531 Stanford Avenue and nearby properties. • Relocate Knox box adjacent to perimeter fence gate on a freestanding permanent post.
4. Periodic inspections (at the discretion of the Chief Building Official) to confirm building continues to be unoccupied. These inspections shall be conducted by Code Enforcement and Fire Department personnel as needed.
The City of Palo Alto, has posted the building with an
"UNSAFE DO NOT ENTER OR OCCUPY" Placard as of
5:00 PM on Tuesday, April 9, 2024.
This building must be locked and secured from this date and time forward until this office has removed this posted
"UNSAFE DO NOT ENTER OR OCCUPY" Placard.
Exception: As of 5:00 PM, this building will only be allowed to be used during the City of Palo Alto Construction Hours schedule. Monday - Friday 8:00 AM to 6:00PM, Saturday 9:00 AM - 6PM, & NO WORK - SUNDAYS and HOLIDAYS for the following purpose:
• Remove loose combustible materials and prepare building for permanent closure as outlined in this Notice.
PROCEDURE AND CONSEQUENCES FOR NONCOMPLIANCE
Should the deadlines above expire, a reinspection of the property on or about the date of expiration established above shall occur. If it is determined that the above substandard conditions, or any portion thereof, continue to exist, we may proceed with any combination of the following:
• DECLARATION OF A DANGEROUS BUILDING AND/OR SUBSTANDARD RESIDENTIAL BUILDING - The City may declare the buildings to be dangerous and/or substandard pursuant to PAMC sections 16.40.010 and 020. You may be ordered to repair and/or vacate the building.
• ABATEMENT - The City may order you to abate any and all public nuisances under PAMC Chapter 9.56 and applicable state law.
• FINES - An administrative citation is a fine for a violation of the City of Palo Alto Municipal Code. Citations are issued pursuant to Palo Alto Municipal Code, Chapter 1.12. Fines can increase up to 200% daily. • NOTICE OF PENDENCY - Notices may be recorded for violations against the Subject Property with the County Clerk-Recorder's Office when/if the Chief Building Official determines that a violation of these chapters have occurred. The Chief Building Official may, in their sole discretion, record a notice of pendency of code violation with the Office of the County Recorder identifying the address and owner of the property involved. When the violation has been corrected, the Chief Building Official shall issue and record a release of the notice of pendency of code violation.
Regarding, this notice, please contact Elisa Vargas at [email protected] or telephone at (650) 885-8565.
Respectfully,
George E. Hoyt, CBO, CCEO
Chief Building Official,
City of Palo Alto
CC: Jonathan Lait, Director of Planning & Development Services CC: Tami Jasso, Fire Marshal
CC: Tim Shimizu, Asst. City Attorney
CC: Jennifer Fine, Deputy City Attorney
Enclosures
City of Palo Alto Fire Prevention Bureau Haz-Mat Division Closure Plan Submittal Requirements - 2024 IPMC Boarding Standard
alo Alto Fire Department
fazardous Materials Closure Plans
Fire Prevention, Hazardous Materials Division and Fire Investigations • https://www.cityofpaloalto.org/qov/depts/dstire.asp Fire Prevention Tel: (650)617-3184 fire @cityofpaloalto.org
PALD ALTO
City of Palo Alto
Fire Prevention Bureau
Haz-Mat Division
Closure Plan Submittal Requirements
GENERAL:
1. Hazardous Materials Closure Plans shall be submitted to PAFD for review, no less than 45 days before planned closure. Some closures will take longer.
2. Submit a site plan. Site plan shall be legible, scaled to nationally recognized standards, and blue or black lined.
3. Submit completed copy of the PAFD Permit Application for the Hazardous Materials Closure Plan, which can be obtained at https://www.cityofpaloalto.org/gov/depts/ds/fire.asp.
4. Submit appropriate Hazmat Closure fees. If closure takes over 2 hours to complete, additional fees will be applied.
5. Hazardous Materials Closure Plan is required for Facilities that handle, use and/or store hazardous materials in the City of Palo Alto.
6. Submit a cover letter that includes the following information:
• The scope of the Hazardous Materials Closure Plan.
• A desired timeline for the closure.
• Describe the disposition of any hazardous materials or waste on site (intended reuse, shipped offsite or other method of disposal).
If materials will be shipped offsite provide the following:
a. Name of the Hazardous Waste Hauler;
b. Hazardous Waste Hauler's State Permit Number.
c. Hazardous Waste Hauler's phone number.
• If another method of disposal was used for the disposal of hazardous material or waste, provide a description of the method used.
• If you intend to conduct environmental sampling (the Fire Department may require samples to be taken as a result of the site review inspection), provide the following information:
a. Name of the firm that will take the samples and their phone number. b. Name of the California Environmental Protection Agency Certified Laboratory that will analyze the samples and their phone number.
• If you intend to submit this closure plan to another agency, submit the following for each agency:
a. Name of Agency;
Palo Alto Fire Department S. Woodfin 3/5/21
Hazardous Materials Closure Plans
Palo Alto Fire Department
Hazardous Materials Closure Plans
Fire Prevention, Hazardous Materials Division and Fire Investigations - https://www.cityofpaloalto.org/gov/depts/dsfire.asp Fire Prevention Tel: (650)617-3184 [email protected] b. Address;
c. Contact person's name and phone number.
7. Submittals may be emailed to Palo Alto Fire Department, at [email protected]. All fees must be paid at the time of plan submittal.
8. Hazardous Material Closure Plans not conforming to these minimum requirements will be returned as incomplete and will delay the approval process.
CLOSURE PROCEDURES
1. At the time of application, a Site Review Inspection will be scheduled. The pre-removal of ANY material and or equipment before inspection will result in double fees. 2 See plan review comments for additional inspection requirements. The closure plan will not receive final approval until all requirements have been completed.
Hazardous materials piping shall be removed. Prior to removal, underground product piping shall be tested to determine piping integrity. Testing methods shall conform to the Uniform Plumbing Code or be approved in advance by the Fire Marshal, (e.g., 24-hour hydrostatic test, air pressure test, etc.)
• If integrity testing is not performed, then soil samples shall be taken at 20-foot, intervals along the length of piping. For long pipe runs, where there is no sign of contamination, up to three separate samples may be composited.
4. Verify that all tanks, vessels, process equipment, piping, etc., are emptied of product and vapors prior to removal. Provide proof of proper disposal.
5. Surface, soil or groundwater samples are often required. Justification shall be submitted with the closure plan to support requests to not take these samples.
6. When samples are required, a report shall be submitted to the Fire Department prior to closure that includes:
• Copies of laboratory test results from a certified lab. Provide level of detection and State limits listed as acceptable by California EPA.
• Sample locations and depths on a site pian.
• Sample collection and handling procedures.
• Laboratory test procedures used, including appropriate quality control/quality assurance data. • Any comments concerning contamination of the site.
• Completed chain of custody form.
7. Submit appropriate amendments to the Hazardous Materials Business Plan, if applicable. • Ife Sama clara of outy Heal Departmen, Regional Water Quality Control Board or Caitoric EPA, as appropriate, with a projected completion date.
9. A new owner or operator of the property may take responsibility for hazardous materials and equipment being transferred as long as the necessary knowledge, resources, a plan of action and a letter signed by the new owner or operator accepting responsibility for the hazardous materials
Palo Alto Fire Department S. Woodfin 3/5/21
Hazardous Materials Closure Plans
Palo Alto Fire Department
Hazardous Materials Closure Plans
Fire Prevention, Hazardous Materials Division and Fire Investigations • https://www.cityofpaloalto.org/gov/depts/dsffire.asp Fire Prevention Tel: (650)617-3184 fire @cityofpaloalto.org are presented to the Fire Department before transfer.
10. Confirmation of compliance to all items in the approved closure plan shall be presented before closure plan receives final approval. Include laboratory results, manifests, bills of sale (for equipment and virgin chemicals), etc.
SCHEDULING INSPECTIONS
1. Inspection appointments can only be made by the permit applicant or listed contractor.
2. It is the responsibility of the permit applicant or listed contractor to have a representative on the job site during the inspection with a set of approved plans. Failure to do so will result in the cancellation of the inspection and an assessment of a re-inspection fee will be assessed.
3. Email [email protected] at least 5 business days prior to the desired date of the inspection.
Inspections are assigned on a first come first served basis.
APPROVAL OF HAZARDOUS MATERIALS CLOSURE PLANS
Hazardous Material Closure Plans will only be deemed approved after all work prescribed by the Palo Alto Fire Department is satisfactorily completed and the permit card is signed or signed off online.
Approval will only be granted after a review of all analyses done on samples that are taken as part of the closure plan.
Palo Alto Fire Department S. Woodfin 3/5/21
Hazardous Materials Closure Plans
Palo Alto Fire Department
Hazardous Materials Closure Plans
Fire Prevention, Hazardous Materials Division and Fire Investigations • https.//www.cityofpaloalto.org/gov/depts/dsffire.asp Fire Prevention Tel: (650)617-3184 fire @cityofpaloalto.org
Palo Alto Fire Department S. Woodfin 3/5/21
Hazardous Materials Closure Plans
100 569
APPENDIX A
BOARDING STANDARD
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
User note:
A101 A103.4 Door walls. The door opening shall be framed with GENERAL minimum 2-inch by 4-inch (51 mm by 102 mm) framing material secured at the entire perimeter and vertical members A101.1 General. Windows and doors shall be boarded in an at a maximum of 24 inches (610 mm) on center. Blocking
approved manner to prevent entry by unauthorized persons and shall be painted to correspond to the color of the existing shall also be secured at a maximum of 48 inches (1219 mm) on center vertically. Boarding sheet material shall be secured structure.
with screws and nails alternating every 6 inches (152 mm) on center.
A102 A103.5 Doors. Doors shall be secured by the same method MATERIALS as for windows or door openings. One door to the structure A102.1 Boarding sheet material. Boarding sheet material shall be available for authorized entry and shall be secured shall be minimum '-inch-thick (12.7 mm) wood structural and locked in an approved manner. panels complying with the International Building Code.
02.2 Boarding framing material. Boarding trami A104
iterial shall be minımum nominal Z-inch by 4-inch (51 m REFERENCED STANDARD by 102 mm) solid sawn lumber complying with the Interna- A104.1 Referenced standards. Table A104.1 lists the stan- tional Building Code.
dard that is referenced in various sections of this appendix.
A102.3 Boarding fasteners. Boarding fasteners shall be The standard is listed herein by the standard identification, minimum -inch-diameter (9.5 mm) carriage bolts of such a the effective date and title and the section or sections of this length as required to penetrate the assembly and as required document that reference the standard. The application of the to adequately attach the washers and nuts. Washers and nuts referenced standards shall be as specified in Section 102.8. shall comply with the International Building Code.
TABLE A104.1
REFERENCED STANDARD
A103 STANDARD SECTIONS HEREIN
STANDARD NAME
ACRONYM REFERENCED
INSTALLATION
A103.1 Boarding installation. The boarding installation IBC—21 A102.1, A102.2, International Building Code A102.3
shall be in accordance with Figures A103.1(1) and
A103.1(2) and Sections A103.2 through A103.5.
A103.2 Boarding sheet material. The boarding sheet mate- rial shall be cut to fit the door or window opening neatly or shall be cut to provide an equal overlap at the perimeter of the door or window.
A103.3 Windows. The window shall be opened to allow the carriage bolt to pass through or the window sash shall be removed and stored. The 2-inch by 4-inch (51 mm by 102
mm) strong back framing material shall be cut minimum 2 inches (51 mm) wider than the window opening and shall be placed on the inside of the window opening 6 inches (152 mm) minimum above the bottom and below the top of the
window opening. The framing and boarding shall be
predrilled. The assembly shall be aligned and the bolts, washers and nuts shall be installed and secured.
2021 INTERNATIONAL PROPERTY MAINTENANCE CODE® APPENDIX A-1 Copyright © 20201CC. ALL. RICHTS RESERVED. Accessel by Thomas lansen ([email protected]). (Bnzough of Roscland) (Yder Number 102015691 on lan 22, 2021 07:57 AM (PST) pursuant in Livens INTERNATIONAL CODE COUNCIL' Agreemens with ICC. No further reproduction, no further reproductions by any third party, or dinributinn authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZEE REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT. AND SUBIECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. 10101569
APPENDIX A BOARDING STANDARD
and strong backs and fastened from the interior
with a nut.
12"
½" CDX plywood or
6" performance-rated OSB.
2" × 4" strong backs
Window frame
2"× 4" strong backs
Carrage bolts.
and strong backs and fastened from the interior
with a nut.
For SI: 1 inch = 25.4 mm.
FIGURE A103.1(1)
BOARDING OF DOOR OR WINDOW
½° CDX PLYWOOD OR PERFORMANCE-RATED OSB SHALL BE SECURED
TO HEADER, BSE PLATE, STUDS, STILES, AND EDGE BLOCKING USING ALTERNATE SCREWS AND NAILS AT A MAXIMUM OF 6* O.C.
2°x 4' HEADER
2" × 4" STILE
DOOR WALL FRAME
2°x 4" BASE PLATE
2°x 4' EDGE BLOCKING
EITHER HORIZONTALLY OR VERTICALLY
ALONG EDGE OF EACH SHEET OF 2 × 4" STUDS
PLYWOOD OR OSB SPACED 24° ON CENTER
For 5l: 1 inch = 25.4 mm.
FIGURE A103.1(2)
BOARDING OF DOOR WALL
APPENDIX A-2 2021 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright © 2020 ICC. ALL RICHTS RESERVED. Accessed by Thomas Jacobscn (ljacobsen@veronanj ng). (Bornugh of Roseland) Order Numbes 810001509) on Jan 22, 2021 07:57 AM (PST) pursuant to License NTERNATIONAL CODE COUNCIL' Agreement with IC.C. No further reproduction, no further zeproductions by any third party, or distribution authnrized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT. AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.