April 20, 2026 www.paloalto.gov
Appeal of Order to
Demolish
531 Stanford Avenue
Presenters:
Jonathan Lait, Director
George Hoyt, Chief Building Official
2 Purpose of This Hearing
The City Council is sitting as a quasi-judicial body to hear an appeal of the Chief Building Official’s Order to Demolish the buildings at 531 Stanford Avenue.
Council must consider the administrative record, including • staff reports
• expert declarations
• photographic evidence
Make written findings of fact to support its decision pursuant to PAMC §16.40.080(e).
Staff recommend Council deny the appeal and uphold the Order to Demolish. 3 Properly Noticed Hearing
Notice of Hearing
Pursuant to PAMC §16.40.080(b), the Planning and Development Services Department provided written notice of the time and place of this hearing to the appellant at least seven days prior to the hearing date.
Notice was sent on April 9, 2026 by certified mail to the appellant at the address shown on the appeal. This is consistent with the notice requirements of the Palo Alto Municipal Code. Additional courtesy correspondence provided to appellant.
City staff have also maintained frequent communication with the property owner representatives and legal counsel throughout the code enforcement process beginning March 2024. 4 Enforcement History
The former Stanford T errace Inn was originally permitted as a hotel. It was converted without permits to residential apartments. This is a change requiring greater life-safety standards than the buildings were designed to meet.
• A comprehensive inspection found severe violations: failed fire systems, blocked egress, corroded electrical and plumbing, structural failure requiring emergency shoring, hazardous materials, mold, and extensive unpermitted construction • Despite multiple notices and opportunity to comply, the owner did not remediate the underlying deficiencies; the buildings were red-tagged and vacated
• After eighteen months of monitoring with no remediation or rehabilitation performed, the Chief Building Official issued an Order to Demolish • The property owner filed a timely appeal; enforcement of the Order has been stayed pending tonight’s Council decision
5 Conditions Found at Inspection
Fire suppression and alarm systems
• Dilapidated and non-functional sprinkler and alarm systems throughout all buildings; no testing or maintenance records; corroded sprinkler heads; electrical wiring running in direct contact with sprinkler piping Egress and life safety
• Exits blocked throughout; fire-rated doors missing, propped open, or lacking required hardware; no functioning emergency lighting or exit signage; plastic film on ceilings and in exit stairways creating extreme fire propagation risk Structural conditions
• Second-floor exit balcony required emergency shoring due to compromised structural integrity; approximately 50% erosion of structural material in basement equipment room ceiling; moisture intrusion and water infiltration throughout
6 Electrical systems
• Severely corroded wiring, conduit, panels, and equipment throughout all buildings; open and live junction boxes; extensive unpermitted electrical work; exposed wiring creating ignition risk
Mechanical, plumbing, and hazardous materials
• Severely corroded piping; unpermitted water heaters, boilers, and storage tanks; pool chemicals, flammable liquids, and liquid propanetanks stored without permits or secondary containment; mold growth and vermin infestation throughout
Unauthorized occupancy and unpermitted construction
• Buildings permitted as R-1 hotel; operated without authorization as R-2 residential; extensive unpermitted remodeling of all units and all building systems – none permitted, inspected, or approved
Conditions Found at Inspection, continued
7 No permits obtained
• During the eighteen months from April 2024 through October 2025, no permits were obtained to remediate any identified violation – no structural, electrical, plumbing, fire protection, or occupancy permits of any kind Underlying violations remain unaddressed
• No rehabilitation, structural repair, or remediation work performed; the structural, fire safety, and code compliance deficiencies identified at inspection remain entirely unresolved
Hazardous materials closure incomplete
• Hazmat Closure Permits 24HZM-00040 and 23FDP-00929 are expired Conditions Since Vacation (April 2024 – Present)
8 Conditions continued to deteriorate
• Vegetation overgrowth compromised the building envelope; moisture intrusion accelerated system deterioration; all pre-existing conditions worsened significantly during 18 months of vacancy and non-maintenance Security breaches and evidence of unauthorized re-entry • Damage and openings in perimeter fencing; bedding found on exterior walkway consistent with unauthorized occupancy; unauthorized tap into property irrigation line from public water meter; multiple breaches into the interior of the buildings, requiring escalated security measures including the installation of reinforced access panels, and re-securing of all compromised entry points.
Conditions Since Vacation (April 2024 – Present)
9 Required Findings
To deny the appeal, Council must adopt written findings. Staff recommended findings in Attachment A.
Demolition is required when the Building Official (or City Council on appeal) finds any one of the following — PAMC §16.40.050(c):
• 50% deterioration: A dangerous building fifty percent or more damaged, decayed, or deteriorated from its replacement value must be demolished
• Beyond repair: A dangerous building that cannot be repaired to eliminate all violations of this chapter must be demolished • Fire hazard: A dangerous building constituting a fire hazard in violation of this chapter, any City ordinance, or state law must be demolished 10 The Appeal Arguments
Objection 1: The Notice and Order was not properly served • The City mailed notice to the property address on county tax records — expressly authorized by PAMC §16.40.060(d). The code is clear that service is effective on the date of mailing regardless of receipt. The appellant’s own timely appeal filing confirms actual notice was received.
Objection 2: The buildings do not meet the threshold for demolition • The appellant focuses only on the 50% deterioration criterion, but PAMC §16.40.050(c) provides three independent grounds – any one of which is sufficient. The buildings satisfy all three (50% deterioration, beyond repair, fire hazard). Expert declarations from the Chief Building Official and Fire Marshal document the conditions in detail and are supported by over a 150 photographs in the record.
11 The Appeal Arguments, continued
Objection 3: Deconstruction should not be required
• PAMC §5.24.080(a)(3) exempts dangerous buildings from deconstruction requirements. The resolution reflects that deconstruction is voluntary.
Importantly, this does not affect the underlying demolition order , the exemption addresses method, not the obligation to remove the structures.
Objection 4: The compliance timeline is unreasonable
• Six months from Council’s decision is standard industry practice for low -rise demolition and provides ample time to schedule work outside wet season.
Concerns about T-Mobile equipment relocation and post -demolition use do not justify delaying abatement of an active public safety hazard. These processes can proceed in parallel.
12 Staff Recommendation
Staff recommend that the City Council adopt a resolution denying the appeal and upholding the Chief Building Official’s Order to Demolish the buildings at 531 Stanford Avenue, based on the findings and conditions set forth in Attachment A.
Conditions of Approval
• Demolition permit application filed within 30 days of Council’s decision • All structures, including subterranean garage and swimming pool, completely removed and site secured no later than October 20, 2026
• Subterranean excavations filled with approved materials and graded level • Six-foot perimeter fence with integrated screening installed and maintained • Site maintained clean, safe, and secure at all times – free of debris, overgrown vegetation, and standing water
Jonathan Lait
Director of Planning and Development Services
[email protected]
(650) 329-2679