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DRAFT ACTION NO. 2026-__
RECORD OF THE COUNCIL OF THE CITY OF PALO ALTO LAND USE ACTION FOR 4103 OLD TRACE ROAD: TENTATIVE MAP, 25PLN-00298
At its meeting on ____________, the City Council of the City of Palo Alto (“City Council”) _____________the Tentative Map to subdivide a vacant lot into nine residential lots, making the following findings, determinations and declarations:
SECTION 1. Background.
A. On November 7, 2025, Steel Bridge Homes Palo Alto submitted a subdivision map application for a Tentative Map to subdivide a vacant lot into nine residential lots at 4103 Old Trace Road (“The Project”).
The project site is a vacant 1.02-acre lot situated at the intersection of Arastradero Road and Old Trace Road (APN 175-20-078). Adjacent uses include a mix of one- and two-story single- family residences to the east, west and south and a research facility to the north.
B. Following staff review, the Planning and Transportation Commission reviewed the project and recommended unanimous approval on April 29, 2026, subject to conditions of approval.
C. On _____________2026, the City Council held a public hearing in accordance with the City Council’s policies and procedures and __________the project subject to conditions of approval.
SECTION 2. Environmental Review. The City, as the lead agency for the Project, has determined the project is exempt from California Environmental Quality Act (CEQA) in accordance with AB 130 [Public Resources Code section 21080.66]. Documentation to support the streamlined review is available as part of the public record on file with the Planning and Development Services Division.
SECTION 3. Tentative Map Findings. A legislative body of a city shall deny approval of a Subdivision Map, if it makes any of the following findings (California Government Code Section 66474). The City Council cannot make these findings for the following reasons:
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1.That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451:
There is no adopted specific plan for this project site. The site is consistent with the Comprehensive Plan as described below.
2.That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans:
There is no adopted specific plan for this project site. The proposed Tentative Map and related improvements are consistent with the Comprehensive Plan in that it facilitates housing development on a site designated for single-family use within the urban services area, consistent with Policy L-1.3 of the Land Use Element and Policy 3.2 of the Housing Element. The proposed density is consistent with the range of densities provided in the Land Use Element, as modified by State Density Bonus law. The Project includes nine residential lots, each with a single-family residence; seven of the nine residences include Junior Accessory Dwelling Units (JADUs). One of the single-family residences is provided at a rate affordable to moderate- income households earning no more than 100% of the Area Median Income (AMI). The Project proposes in-fill development and contributes to the housing inventory.
3. That the site is not physically suitable for the type of development:
The Project site is suitable for single-family residential development in that the Comprehensive Plan land use designation of “Single Family Residential allows for detached single-family residential neighborhoods with net densities ranging from 1-7 units per acre and can increase up to 14 units per acre on parcel that include a second unit or duplex. The proposed number of single-family units created on the resulting parcels complies with the applicable densities set forth in the land use element and zoning code. In addition, the Project is proposed pursuant to the State Density Bonus Law and Housing Accountability Act (Government Code section 65589.5) and is consistent with the standards set forth therein.
4.That the site is not physically suitable for the proposed density of development:
The proposed project consists of one single-family residence on each of the nine resulting lots, which is permitted use within the Residential Estate (RE) zoning district. In addition, Junior Accessory Dwelling Units (JADUs) are proposed on seven of the nine lots. Pursuant to State ADU law, the JADUs are considered accessory to the primary dwelling units and are not counted toward the maximum allowable residential density. The base density for the site is calculated at 7 dwelling units on a 1.02-acre lot, resulting in a fractional density of 7.14, rounded up to 8 dwelling units per acre pursuant to Palo Alto Municipal Code (PAMC) Section 18.15.020(u). The applicant proposes a total of 9 dwelling units, including one affordable unit, and is therefore entitled to a 7% density bonus pursuant to State Density Bonus Law. Accordingly, the proposed 3 1
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density of 9 dwelling units per acre is consistent with the density permitted under State Density Bonus Law.
Additionally, pursuant to State Density Bonus Law, the City is required to grant one concession and any number of waivers or reductions of development standards necessary to avoid physically precluding the project from being constructed at the permitted density. The applicant has requested waivers from the minimum lot size, minimum lot depth, and minimum private street width requirements which are within the allowances of State law. The applicant has also requested a waiver to reduce the special setback along Arastradero Road from 53 feet to 15 feet as measured from the property line to the proposed improvements; the 15 feet would be inclusive of the proposed drainage easements on Lots 6 and 9.
5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat:
The project is located within the built environment that does not contain quality habitat for fish or other wildlife on the site or within the vicinity of the site. The nearest creeks are Barron Creek approximately 230 feet to the northwest of the project site and Dry Creek approximately 400 feet to the northeast of the project site. The adopted Palo Alto 2030 Comprehensive Plan includes Map N-1, which identified sensitive animal and plant species within the Palo Alto quadrangle, a large geographic area that includes the urban portions along the bay and within the foothills, based on information in the California natural Diversity Database (CNDDB). Based on this map, and the urban nature of the site, the subject property does not contain any habitat for endangered, rare, or threatened species.
6. That the design of the subdivision or type of improvements is likely to cause serious public health problems:
The subdivision of this parcel and associated improvements would not have the potential to result in serious health problems. The proposed single-family use would not include use or storage of hazardous materials, and the use is located within the urban environment adjacent to other urban residential or commercial uses. The site is also not located within a plume or hazardous waste site pursuant to Government Code Section 65962.5. In addition, the proposed private street width is sufficient to accommodate turning movements of passenger vehicles, emergency vehicles, and refuse trucks. As conditioned, the project will restrict right turn movements from Arastradero Road, reducing the potential for vehicle conflicts.
7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. In this connection, the governing body may approve a map if it finds that alternate easements, for access or for use, will be provided, and that these will be substantially equivalent to ones previously acquired by the public. This subsection 4 1
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shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision.
There are no public access easements over the property currently. Therefore, the design of the subdivision will not conflict with any public easements for access through, or use of, the property. New public utility easements will be provided to existing and proposed electrical utilities as part of this subdivision map as required in accordance with City of Palo Alto Utilities standards. A new 20-foot private street will be provided to provide access to the proposed residential lots, including an additional 10 feet width along Lots 6, 7 and 8 to provide a 4-foot wide sidewalk, consistent with project plans.
SECTION 4. Tentative Map Approval Granted. Tentative Map Approval is filed and processed in accordance to PAMC Section 21.12.090 and granted by the City Council under PAMC Sections
21.12 and 21.20 and the California Government Code Section 66452, subject to the conditions of approval in Section 6 of this Record of Land Use Action.
SECTION 5. Final Map. The Final Map submitted for review and approval by the City Council shall be in substantial conformance with the Tentative Map prepared by Steel Bridge Homes titled “THE OAKS SUBDIVISION TENTATIVE SUBDIVISION MAP” consisting of eleven pages, dated and submitted May 5, 2026, except as modified to incorporate the conditions of approval in Section 6. A copy of the Tentative Map is on file in the Department of Planning and Development Services, Current Planning Division. Prior to the expiration of the Tentative Map approval, the subdivider shall cause the subdivision or any part thereof to be surveyed, and a Final Map, as specified in Chapter 21.08, to be prepared in conformance with the Tentative Map as conditionally approved, and in compliance with the provisions of the Subdivision Map Act and PAMC Title 21 and submitted to the City Engineer (PAMC Section 21.16.010[a]).
SECTION 6. Conditions of Approval.
Planning
1. PROJECT PLANS. The Final Map submitted for review and approval by the City Council shall be in substantial conformance with the Tentative Map titled “THE OAKS SUBDIVISION TENTATIVE SUBDIVISION MAP”, prepared by Steel Bridge Homes and submitted May 5, 2026, except as modified to incorporate the conditions of this approval.
2. FINAL MAP COVER PAGE. At such time as the Final Map is filed, the cover page shall include the name and title of the Director of Planning and Development Services.
3. DEVELOPMENT IMPACT FEES. The Property Owner or their designee shall pay all applicable development impact fees associated with the proposed development and 5 1
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subdivision prior to issuance of the building permit(s) or recordation of the Final Map. Impact fees may be paid prior to occupancy in accordance with the requirements under PAMC
16.64.030 and as permitted by Sb 937.
4. BELOW MARKET RATE (BMR) HOUSING. Prior to issuance of a building permit or recordation of the Final Map, whichever occurs first, the applicant shall execute and record a BMR regulatory agreement in a form satisfactory to the City Attorney. The regulatory agreement shall restrict the sale of at least one (1) lot and improvements at prices affordable to moderate income households earning no more than 100% of the Area Median Income (AMI). The project shall conform to the approved regulatory agreement, which shall be recorded prior to issuance of building permit or Final Map, 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.
5. 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.
6. STREET NAME. The applicant shall comply with City of Palo Alto Resolution 5739, which requires a recommendation from the Palo Alto Historical Association (PAHA) and approval by City Council for new street names prior to recordation of a Final Map.
7. HOUSING DEVELOPMENT APPROVAL. Prior to application for the Final Map, applicant shall obtain approval of a housing development project for at least sixteen (16) units on the site.
8. MULTIMODAL CIRCULATION IMPROVEMENTS. The applicant shall incorporate, either in the Final Map or the housing development project approval, as appropriate, at least the 6 1
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following multimodal transportation improvements as currently reflected in the Tentative Map:
a. Restricted right-turn movements from Arastradero Road into the private street.
This restriction shall be implemented through a reduced curb radius design to physically restrict right-turn movements, in conjunction with proper signage and striping at the west corner of the Arastradero entrance. b. New bicycle lane markings along the existing bikeway on Arastradero Road, including green pavement markings at the Arastradero Road site entrance. c. New four-foot sidewalks along property frontages on Arastradero Road and Old Trace Road, as well as the north side of the proposed private street. d. New Rectangular Rapid Flashing Beacon (RRFB) at the existing marked crosswalk on Arastradero Road.
9. CULTURAL SENSITIVITY TRAINING. Prior to any on-site grading work, the project applicant shall be required to submit evidence that a Cultural Awareness Training program has been provided to construction personnel. The training shall be facilitated by a qualified archaeologist in collaboration with a Native American representative registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3.
10. SUB-SURFACE MONITORING. Prior to any tree removal, grading, demolition, and/or building activities, the applicant shall notify the Director of Planning, of grading and construction dates and activities that require a qualified archeologist and Native American monitor to be present on the project site. The City shall then notify the tribe via email correspondence 10 days prior to any grading or construction activities. If the tribe chooses not to send a monitor or does not respond within the 10 days, work shall continue without the monitor.
A qualified archaeologist and a Native American monitor, registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3, shall be present during earthmoving activities including, trenching, initial or full grading, scraping or blading, lifting of foundation, boring, drilling, , or major landscaping. The qualified archaeologist and Native American monitor shall have the authority to halt construction activities in the event any cultural materials are encountered during ground-disturbing construction activities. The qualified archeologist and monitor shall keep a daily monitoring log on days that monitoring occurs documenting construction activities that were monitored, location of the monitoring, and any cultural materials identified. These daily monitoring logs shall be made available to the City upon request.
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11. EVALUATION. The project applicant shall notify the Director of Planning, Native American Monitor, and Archeological Monitor, of any finds during grading or other construction activities. Any historic or prehistoric material identified in the project area during excavation activities shall be evaluated for eligibility for listing in the California Register of Historic Resources as determined by the California Office of Historic Preservation. Data recovery methods may include, but are not limited to, backhoe trenching, shovel test, hand augering, and hand-excavation. The techniques used for data recovery shall follow the protocols identified in the approved treatment plan. Data recovery shall include excavation and exposure of features, field documentation, and recordation. All documentation and recordation shall be submitted to the Northwest Information Center, and the Director of Planning. The qualified archaeologist shall be responsible for submitting all required reports and documentation to the appropriate California Historical Resources Information System (CHRIS) Information Center.
12. TREATMENT PLAN. In the event that any significant cultural materials are encountered during construction, construction within a radius of 100 feet of the find would be halted, the Director of Planning shall be notified, and the on-site qualified archaeologist shall examine the find and make appropriate recommendations regarding the significance of the find and the appropriate treatment of the resource.
The qualified archeologist in collaboration with a Native American monitor, registered with the Native American Heritage Commission for the City of Palo Alto and that is traditionally and culturally affiliated with the geographic area as described in Public Resources Code Section 21080.3, shall prepare and implement a treatment plan that reflects permit-level detail pertaining to depths and locations of excavation activities.
The treatment plan shall contain, at a minimum:
Identification of the scope of work and range of subsurface effects (including location map and development plan), including requirements for preliminary field investigations.
Description of the environmental setting (past and present) and the historic/prehistoric background of the parcel (potential range of what might be found).
Monitoring schedules and individuals. While coordination will occur jointly, the consulting tribe monitors and archaeological staff shall be notified separately of all scheduling, updates, and field activities to ensure clear and direct communication. Development of research questions and goals to be addressed by the investigation (what is significant vs. what is redundant information). Detailed field strategy to record, recover, or avoid the finds and address research goals.
Analytical methods.
Report structure and outline of document contents.
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Disposition of the artifacts. All cultural materials and artifacts recovered during project-related activities shall remain the property of consulting tribe and shall be returned to the Tribe for final disposition, care, and curation in accordance with Tribal protocols.
Security approaches or protocols for finds. In the event that a significant quantity of cultural materials is encountered, the consulting tribe shall require the use of a secure, locked Conex box or equivalent storage unit, to be maintained on-site and managed by the consulting tribe monitor. All associated costs for security measures, including procurement and maintenance of the storage unit, shall be the responsibility of the project applicant/developer. Cultural materials shall remain secured on-site under the consulting tribe oversight until the completion of ground- disturbing activities, at which point the consulting tribe shall assume full possession and responsibility for curation.
Appendices: all site records, correspondence, and consultation with Native Americans, etc.
The treatment plan shall utilize data recovery methods to reduce impacts on subsurface resources. The treatment plan must be reviewed and approved by the Director of Planning, or the Director’s designee prior to implementation of the plan.
13. HUMAN REMAINS. If human remains are found, the State of California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. In the event of an unanticipated discovery of human remains, the County Coroner must be notified immediately. If the human remains are determined to be of Native American origin, the Coroner will notify the Native American Heritage Commission, which will determine and notify a most likely descendant (MLD).
The MLD has 48 hours from being granted site access to make recommendations for the disposition of the remains. If the MLD does not make recommendations within 48 hours, the landowner shall reinter the remains in an area of the property secure from subsequent disturbance.
14. 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 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.
Public Works Engineering
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15. 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. paloalto.gov/Departments/Public-Works/Engineering-Services/Forms-and-Permits
16. OVERVIEW AND GUIDELINES FOR THE REVIEW OF SUBDIVISION PROJECTS. Developer shall familiarize themselves with the guidelines described in the November 2007 revision of the document titled “Overview and Guidelines for the Review of Subdivision Projects”. Particularly Section II (items 5 through 12) and Section V (items A through C). https://www.paloalto.gov/files/assets/public/planning-amp-development-services/file- migration/current-planning/forms-and-guidelines/overview-and-guidelines-for-the- review-of-subdivision-projects.pdf
17. SUBDIVISION IMPROVEMENT AGREEMENT. The applicant shall execute a Subdivision Improvement Agreement and provide improvement securities (Bonds) for all proposed public improvements. THE AGREEMENT SHALL BE EXECUTED PRIOR TO MAP
RECORDATION OR ISSUANCE OF ANY PERMITS FOR CONSTRUCTION, ONSITE AND OFFSITE. ADVISORY -- The applicant shall provide a detailed itemized stamped and signed engineer's estimate for all off-site public improvements which will be reviewed to determine the security amount.
18. FINAL MAP. This project is subject to, and contingent upon the approval of a tentative map and recordation of a Final 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 tentative map are subject to City’s technical review and staff approval during the map process prior to issuance of any construction permits.
19. 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.
20. STREETWORK PERMIT. The applicant shall obtain a Streetwork Permit from the Department of Public Works for all public improvements.
21. UPGRADE OF EXISTING PUBLIC IMPROVEMENTS. As part of the plan review for improvements within the public right-of-way, any existing improvements to be re-used by the project, which are not to current City standards and are not specifically in these project conditions (such as streetlights, utility covers and lids, etc.), shall be upgraded to current City standards as required by the Director of Public Works and the Director of Utilities.
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22. MODIFICATIONS TO EXISTING PUBLIC UTILITIES. The Developer is responsible for any changes or modifications to existing utilities, streets, and public infrastructure within or adjacent to the project site. This includes, but is not limited to, the relocation of utility facilities, conduits, or vaults required due to grade changes in the sidewalk area resulting from the development. The utility design as shown in the Tentative Map is not final. The utility design submitted for the development application (25PLN-00296) shall take precedent.
23. DAMAGE TO EXISTING PUBLIC IMPROVEMENTS. The Developer is responsible for repairing any damage to existing public improvements fronting or adjacent to the project site caused by construction, to the satisfaction of the Public Works Department.
24. EXISTING UTILITY ABANDONMENT AND/OR RELOCATION. The Developer is responsible for researching all existing utility lines to ensure there are no conflicts with the project.
Any existing utility lines (public or private) or their appurtenances that conflict with the project or do not serve it must be capped, abandoned, removed, relocated, or disposed of to the satisfaction of the City.
25. 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.” The grading design as shown in the Tentative Map is not final. The grading design submitted for the development application (25PLN-00296) shall take precedent.
26. 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.
27. 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.
28. DIRECT CONNECTIONS TO STORM DRAIN SYSTEM. If the project proposes to replace and/or add connections to the City maintained storm drain system, then the applicant 11 1
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may be responsible for improvements to the system. These improvements may include, but not limited to, upsizing the storm drain facility, replacing or adding City standard catch basins, pipes and manholes. THIS MAY INCLUDE REPLACING BRICK AND MORTAR MANHOLES. The extent of required improvements will be at the public works staff discretion and shall be consistent with Storm Drain Master Plan and Public Works Construction Standards. Any work on the city's storm drain systems requires permits and inspection by Public Works inspectors.
29. CCTV OF STORM DRAIN SYSTEM. Post construction the applicant may be required to provide CCTV inspection of the City’s storm drain facilities to verify that any lines were not broken, cracked or damaged during construction. The video shall be high resolution and done by professional who is familiar with the process and meticulous. A CCTV inspection video is required for new storm drain connection (s) to verify proper connections were made into the City’s system and that no construction material was left behind. Videos of storm drain system may also be required where construction occurred less than 5-ft from the city’s storm drain system. Videos shall be provided from structure to structure, such as manhole to manhole. Contractor may want to conduct their own inspection in advance of construction to verify the existing pipe integrity. If existing damages are located, they shall be reported to Public Works inspectors prior to the start of construction. If not reported, the contractor may be responsible to restore the pipe segment as determined by Public Works prior to final.
30. 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”.
31. SWPPP. This proposed development will disturb more than one acre of land.
Accordingly, the applicant shall apply for coverage under the State Water Resources Control Board’s (SWRCB) NPDES general permit for storm water discharge associated with construction activity. A Notice of Intent (NOI) shall be filed for this project with the SWRCB in order to obtain coverage under the permit. The General Permit requires the applicant to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP).
The applicant is required to submit two copies of the NOI and the draft SWPPP to the Public Works Department for review and approval prior to issuance of the building permit. The SWPPP should include both permanent, post-development project design features and temporary measures employed during construction.
32. 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.
33. 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 12 1
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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.
34. STORMWATER POLLUTION PREVENTION. All improvement plan sets shall include the “Pollution Prevention – It’s Part of the Plan” sheet.
35. 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. Submit the following:
a. Provide a stamped and signed C.3 data form (April 2024 version) from SCVURPPP. https://scvurppp.org/2024/09/19/provision-c-3-data-form-2024/ b. Final stamped and signed letter confirming which documents were reviewed and that the project complies with Provision C.3 and PAMC 16.11.
36. 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.
37. 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 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.
38. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (STORM DRAIN LOGO). The applicant is required to paint “No Dumping/Flows to Barron 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.
39. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (RECORD DRAWINGS). At the conclusion of the project applicant shall provide digital as-built/record drawings of all improvements constructed in the public right-of-way or easements in which the City owns an interest.
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40. PRIOR TO PUBLIC WORKS FINAL/ACCEPTANCE (INDEFINITE ENCROACHMENT PERMIT).
An approved indefinite encroachment permit will be required for any private infrastructure constructed in the public right-of-way, easement or on property in which the City holds an interest, but that was not authorized by a building permit.
Office of Transportation
41. PLAN SET REVISION REQUIRED PRIOR TO TRANSPORTATION APPROVAL. All items shall be addressed and incorporated into a revised plan set prior to Transportation approval.
42. FIRE ACCESS AND PARKING RESTRICTIONS. The fire truck path of travel shall include a "No Parking" sign. Signs meet the City's Fire Department requirements.
43. PARKING RESTRICTIONS. The curb along Old Trace Road shall be red-striped on both sides of the street to prevent parking within the fire truck path of travel.
44. SIGHT DISTANCE AND VISIBILITY. Sight triangles shall provide clear sight lines in accordance with stopping sight distance requirements in the Highway Design Manual.
Landscaping, walls, or any features within sight distance triangles shall be restricted to a maximum height above the roadway surface. Per PAMC 16.24.020(5), fences exceeding four feet in height shall not be located within a sight distance triangle. a. The sight distance triangles shown on C1.2 shall be drawn to scale on the plan set and be prepared and signed by a traffic engineer.
45. BICYCLE FACILITIES. Dedicated bike lanes shown along the Arastradero Road frontage shall meet design standards and maintain a typical width of 5 feet. Green pavement markings are shown in the bicycle conflict zone on Arastradero Road. Per CA MUTCD 2026, green pavement is an optional treatment to alert users of a conflict zone but shall be accompanied by appropriate pavement marking patterns (dotted lines through the driveway). A detail showing dotted extension lines through the driveway apron per CA MUTCD 2026 shall be provided.
a. Sharrow markings shall be removed from the plans for Arastradero Road, as no existing sharrows are present on the roadway.
46. PEDESTRIAN FACILITIES. For continuous pedestrian connection, a sidewalk shall be provided along Lots 8 and 9. New sidewalk shown on the project frontage shall conform to meet the City’s minimum standards.
47. DRIVEWAY & ACCESS STANDARDS. The minimum spacing between the two driveways, measured from radius return to radius return, shall be no less than 20 feet per PAMC
12.08.060(9)(A).
48. SIGNAGE AND TRAFFIC CONTROL DEVICES. A one-way sign shall be provided below the 14 1
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stop sign on the new private street, and one sign shall be provided in the median island for right-turning traffic. All traffic control devices proposed in the public right-of-way (ROW) shall meet CA MUTCD requirements, including size, mounting height, and location. Review and approval shall be obtained as part of the offsite improvement plan. RRFB installation shall comply with CA MUTCD 2026, including any advance line markings or as otherwise required or recommended. A STOP bar shall be provided per CA MUTCD 2026 requirements. Offsite improvements shall be routed to Transportation for review and approval.
Electrical Engineering – Utilities Department
49. CPAU STANDARDS. The plans shall be revised to callout all applicable CPAU Standards.
Water Quality Division – Public Works Department
50. DETENTION GALLERY. The applicant shall clarify if a detention gallery will be required. If required, it shall be included as a part of the C3 Stormwater Treatment Plan.
51. STORMDRAIN CONNECTIONS. Direct connections to the storm drain system is not permitted. The plans shall be revised in accordance with Public Works Engineering standards and addressed at the time of the Streamlined Housing Development Review application.
52. STORMWATER MANAGEMENT PLAN. The proposed Stormwater Management Plan submitted under the Tentative Map application is not final and all stormwater treatment requirements for the project shall be adhered to in compliance with the Bay Area Municipal Regional Stormwater Permit. The Stormwater Management Plan in the development application (25PLN-00296) will take precedent.
Water-Gas-Wastewater (WGW) Engineering – Utilities Department
53. PRIOR TO PLANNING ENTITLEMENT APPROVAL. The following comments are required to be addressed prior to Planning entitlement approval:
a. A public utility easement for gas service on the private street for the gas main line will be recorded from property line to property line on the street.
54. PRIOR TO BUILDING PERMIT ISSUANCE. The following comments are required to be addressed prior to any future related permit application such as a Building Permit, Excavation and Grading Permit, Certificate of Compliance, Street Work Permit, Encroachment Permit, etc. These comments are provided as a courtesy and are not required to be addressed prior to the Planning entitlement approval:
a. The gas main line will be located 5 feet away from the sewer line shown on-site towards the center of the private street.
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b. The City of Palo Alto Utilities Department CPAU will design the gas main and provide the developer with an invoice for the design work by the City. Payment for the invoice is required before the City starts designing. Provide the WGW reviewer with a contact for the invoice to be sent.
i. Schedule a meeting with CPAU reviewer once the estimated gas loads have been determined. CPAU will go over the steps for adding gas mains to the project.
55. PRIOR TO DEMOLITION PERMIT (IF REQUIRED). The applicant shall submit a request to disconnect utility services and remove gas meters. The utilities 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:
56. WGW SERVICE CONNECTION APPLICATION. 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., gas in b.t.u.h, 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).
57. IMPROVEMENT PLANS FOR UTILITY CONSTRUCTION. 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 duct bank 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.
58. AUXILLARY WATER SUPPLY. 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).
59. UPGRADING EXISTING UTILITY MAINS/SERVICES. The applicant shall be responsible for installing and upgrading the existing utility mains and/or services, 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.
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60. RPPA BACKFLOW PREVENTER DEVICE. 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.
a. 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.
61. APPROVAL OF BACKFLOW PREVENTION DEVICE. 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.
62. PAYMENT OF CAPACITY AND CONNECTION FEES. 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.
63. FIRE SYSTEM USAGE. 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.
64. WATER METERS. Each unit or building shall have its own water meter shown on the plans. Each parcel shall have its own water and sewer lateral connection shown on the plans.
65. SEWER LATERAL. A sewer lateral per lot is required. Show the location of the new sewer lateral on the plans. A profile of the sewer lateral is required showing any possible conflicts with storm, electric/communications ductbanks or other utilities.
66. ABANDONMENT OF EXISTING UTILITIES. All existing water, and gas. and wastewater services/laterals that will not be reused shall be abandoned at the main per the latest WGW utilities standards by CPAU.
67. LOCATION OF PROPOSED UTILITY CONNECTIONS. 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 17 1
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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.
68. COPY OF FIRE SYSTEM PLAN. The applicant shall provide to the WGW Utility Engineering department a copy of the plans for fire system including all fire department's requirements prior to the actual service installation.
69. PALO ALTO CODE COMPLIANCE. All utility installations shall be in accordance with the City of Palo Alto utility standards for water, gas, & wastewater.
SECTION 7. Term of Approval. Tentative Map. All conditions of approval of the Tentative Map shall be fulfilled prior to approval of a Final Map (PAMC Section 21.16.010[c]). Unless a Final Map is filed, and all conditions of approval are fulfilled within a two-year period from the date of Tentative Map approval, the Tentative Map shall expire and all proceedings shall terminate.
A request for an extension of time may be granted by the City Council after recommendation of the planning commission, after the written extension request of the subdivider is submitted, prior to the expiration of the Tentative Map approval, or any previous extension granted. Such extension(s) shall be subject to the maximum limitations set forth in the Subdivision Map Act. //
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INTRODUCED AND PASSED:
AYES:
NOES:
ABSENT:
ABSTENTIONS:
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ATTEST: APPROVED:
_________________________ ____________________________
City Clerk Mayor
APPROVED AS TO FORM: APPROVED AS TO CONTENT:
___________________________ ___________________________ Assistant City Attorney City Manager
___________________________
Director of Planning and
Development Services
PLANS AND DRAWINGS REFERENCED:
Those plans prepared by Steel Bridge Homes “THE OAKS SUBDIVISION TENTATIVE SUBDIVISION MAP” consisting of eleven pages, dated and submitted May 5, 2026.