HomeMy WebLinkAboutItem 3.1�.I
TOWN OF LOS ALTOS FELLS January 4, 2007
Staff Report to the Planning Commission
RE: NEGATIVE DECLARATION AND TENTATIVE MAP FOR A TWO -LOT
SUBDIVISION: LANDS OF MOELLER, 11990 PAGE MILL ROAD. FILE #132-
06 -IS -ND -TM -GD.
FROM: Brian Froelich, AICP, Associate Planner
APPROVED BY: Debbie Pedro, AICP, Planning Director �9
RECOMMENDATION
That the Planning Commission:
1. Review, make comments, and forward a recommendation that, based on the Initial
Study, the City Council adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program in Attachment 3; and
2. Forward a recommendation that the City Council approve the requested Tentative
Map, based on the findings in Attachment 2 and subject to the conditions of approval
in Attachment 1.
DISCRETIONARY ACTIONS
The following discretionary actions by the City Council are required for approval of the
subdivision:
1. Adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program
2. Approval of the Tentative Map
The Planning Commission's actions are recommendations to the City Council.
TENTATIVE MAP REVIEW
In order to approve a subdivision, the Planning Commission must determine that the
project is consistent with the General Plan, Subdivision and Zoning Regulations, and that
none of the findings for denial can be made, as specified in Section 66474 of the State
Subdivision Map Act. Staff has prepared findings for approval of the project (Attachment
2). Comments on the Tentative Map have been received from the Town Geotechnical
Consultant, the Town Engineer, Santa Clara County Fire Department, PG&E, the
Environmental Design Committee, the Pathways Committee, and the Open Space
Committee; and are attached for the Planning Commission's review. Neighboring
residents and property owners within 500 feet of the site have been notified of the public
hearing.
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 2 of 15
Of\VC0LILIW 11 273 117► /
In compliance with the California Environmental Quality Act (CEQA), an Initial Study,
Mitigated Negative Declaration and Mitigation Monitoring Program have been prepared
for the project. The review period for the Negative Declaration will end on January 31,
2007. The Planning Commission may make comments on both the Negative Declaration
and the Tentative Map. The Negative Declaration must be adopted by the City Council
before approving the Tentative Map. In order to recommend adoption, the Commission
must find that all potential significant environmental effects are addressed through the
proposed mitigation measures.
Recommended mitigation measures include geotechnical review of site development
plans, site-specific drainage improvements, site-specific erosion and sedimentation
control, installation of a fire hydrant or sprinklered buildings as required by the Fire
District; tree protection during construction, and observation of State and County
requirements for handling archaeological remains and artifacts if found.
PROJECT DESCRIPTION
The applicant is requesting approval of a two -lot subdivision on a 3.13 gross acres parcel
located at the comer of Page Mill Road and Central Drive. The parcel is bounded by
Page Mill Road to the north and west, Central Drive to the south, and a residential lot
containing a single-family dwelling to the east. The existing parcel is developed with two
residential dwellings and several accessory structures. The site contains over 20 heritage
oak trees and has a natural drainage Swale that runs west to east across the property. The
site has an average slope of 16.5%. The surrounding land uses are low density single-
family residential and Foothills Park (Palo Alto) to the north across Page Mill Road.
Existing Development' Table
Proposed Development Table
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 3 of 15
Lot Desi Hn and Buildinz Si
Parcel A is 1.21 net acres with a slope of 15%; Parcel B is 1.44 net acres with a slope of
11.5%. The tentative map shows a 160 -foot diameter building circle on each lot,
indicating that each contains a viable building site. Both parcels are moderately sloped
with a down sloping trend from southwest to northeast.
Parcel A has oak, willow and eucalyptus trees spread generally around the perimeter of
the 160 foot building circle. Parcel B contains a large number of trees including oak,
elm, bay, sequoia, walnut, and eucalyptus. Developers of both parcels will be required to
remove the existing eucalyptus trees from the property at the time of site development.
Sheet C-2 shows conceptual building sites. Both conceptual development plans assume a
two story design and do not account for accessory uses and structures.
Utilities
Water supply will be provided by Purissima Hills Water District. Both parcels are to be
connected to the sanitary sewer system that will be extended from in front of 27600
Altamont Road. This sewer extension will be approximately 650 feet in length and will be
served by a force main. PG&E will provide gas and electric services underground and
SBC Communications will provide telephone service.
Access
Access to the project site currently is provided via a driveway entrance off Page Mill
Road. The existing driveway will be abandoned and two new driveways will be extended
from Central Drive to the new residences. Parcel B contains an ingress/egress easement
for the benefit of Parcel A. The Santa Clara County Fire Department requires a 14 -foot -
wide paved driveway for each dwelling with a maximum slope of 15%. Additional study
of the proposed driveways will be undertaken at the time of site development plan
review.
1n accordance with Section 10-2.1202 of the Municipal Code, the Town Engineer is
recommending the dedication of 10 feet of right-of-way along the Page Mill Road frontage
and a 30 foot right of half -width on Central Drive as shown on the Tentative Map. This
will allow the minimum required 30 foot half -width for both rights-of-way. (Condition of
Approval #3)
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 4 of 15
Geotechnical Review
The Town's Geotechnical Consultant, Cotton, Shires and Associates has reviewed the
proposed Tentative Map, engineering geologic feasibility study provided by the applicant
dated July 6, 2006, and a soils report dated October 6, 2006. Cotton, Shires and
Associates concurred with the project geotechnical consultant that adequate site
investigation has been completed to support the geotechnical feasibility of the proposed
subdivision. Site constraints exist such as potential for strong seismic ground shaking and
the potential for subsurface seepage if a basement is incorporated in the design. The
existing constraints will be explored further and mitigated in conjunction with site
specific designs. Cotton, Shires and Associates recommend approval of the Tentative
Map with requirements for additional investigation related to future residential
development of Parcels A and B. (Condition #1)
Draina¢e
The Conceptual Development Plan shows a storm drain retention system to capture water
runoff from the proposed development on both parcels. The detention system on parcel B
would lead to a new earthen Swale on parcel A that extends north along the eastern
property boundary to the natural drainage swale on site. The Town Engineer is requiring
a final grading and drainage plan to be submitted for review prior to approval of the Final
Map.
All required drainage improvements shall be constructed or bonded for prior to
recordation of the Final Map (Conditions # 4 and 5).
COMMITTEE REVIEW
Subdivision Committee
The Subdivision Committee comprised of Commissioner Harpoothan, the Planning
Director, the Town Engineer, and Planning and Engineering staff convened on December
19, 2006 to review and discuss the subdivision proposal. Pursuant to Section 9-1.509 of
the Los Altos Hills Municipal Code, neighbors within 500 feet of the property were
notified of the hearing. A summary of the discussion at the Subdivision Committee
meeting is provided on the fact sheet and hearing report (Attachments 7 and 8).
The issues discussed at the Subdivision Committee meeting are as follow:
1. There was a question as to why the plan did not show details of the existing septic
system or a detail of the existing wells.
2. A neighbor, Frank Dietrich, 12541 Zappettini Court, commented that his property
currently receives concentrated runoff from a culvert under Central Drive. His
property is the first property along the north (downslope) side of Central Drive that
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 5 of 15
has a culvert. The culvert leads to a natural swale on Mr. Dietrich's property. Mr.
Dietrich requested that Town staff or the applicant address this issue and to share the
drainage burden by possibly installing another culvert on the Moeller property to
catch upslope water or to install rip -rap and erosion control measures on his property.
Staff notes the following in response to the preceding comments:
1. The Town Engineer has required that detailed plans be submitted prior to subdivision
improvements. The plans would contain details regarding the septic and well
abandonment. Further, permits must be obtained from Santa Clara Valley Water
District for the wells and the Santa Clara County Health Department for the septic
abandonment. (Conditions #13 and 15)
2. Staff met with Mr. Dietrich and the project engineer, Jeff Lea at the site on December
19, 2006 to assess the current drainage installations in the area. Planning and
Engineering staff also made a return visit during a rainstorm on December 20, 2006
to gain further understanding of drainage patterns in the area.
All upslope drainage from Page Mill Road is contained by a culvert at the Central
Drive entrance. This culvert directs the water across Page Mill Road (away from
Central Drive) and down to a 24" corrugated metal drain pipe that crosses back under
Page Mill Road and onto the natural drainage Swale at the north end of Parcel A.
Drainage from the first four residential properties along the south side (upper side) of
Central Drive is collected in a drainage ditch on the shoulder of the south side of
Central Drive. This drainage ditch collects water from the upper hillside for
approximately 700 linear feet and then is directed into the culvert and onto Mr.
Dietrich's orouertv.
Planning Commission
Lands of loan K. Moeller Trust
January 4, 2007
Page 6 of 15
In order to require additional drainage installations or mitigation the Town must
establish a nexus or correlation between the proposal and an increased drainage
impact. No additional drainage would be directed into the drainage ditch on the south
side of Central Drive as a result of this subdivision. Further, the proposed conceptual
drainage systems comply with Town standards. Detailed plans will be reviewed at the
time of proposed development. The Town requires that all new development not
exceed predevelopment runoff.
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Drainage Ditch
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Drainage coming off the Uphill side of Central Drive
It is evident that a neighborhood drainage could be improved but staff cannot Find a
nexus to require the project applicant to resolve the issue when the proposal does not
exacerbate or impact the existing problem.
Environmental Design Committee
The committee recorded comments regarding preservation of the heritage oak trees and
other large specimens on both parcels. Project conditions require that existing trees be
retained to the greatest extent feasible. (Condition# 18)
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Rpl. O -Culverts
Drainage Ditch
1t —► -Drainage Pattern
Drainage coming off the Uphill side of Central Drive
It is evident that a neighborhood drainage could be improved but staff cannot Find a
nexus to require the project applicant to resolve the issue when the proposal does not
exacerbate or impact the existing problem.
Environmental Design Committee
The committee recorded comments regarding preservation of the heritage oak trees and
other large specimens on both parcels. Project conditions require that existing trees be
retained to the greatest extent feasible. (Condition# 18)
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 7 of 15
Pathwav Committee
The Pathway Committee recommends dedication of a 10 foot Pathway Easement and
construction of a Type II -B path along Page Mill Road. The path should span the entire
Page Mill Road frontage of both lots and be separated from the road by a minimum of
five feet. (Condition #9)
The project engineer, Jeff Lea has written a letter requesting that the pathway
requirement be changed to an in lieu fee. Mr. Lea believes that the blind curve and the
terrain create an unsafe circumstance for pedestrians. (Attachment #11)
Open Space Committee
The Open Space Committee commented that the natural drainage swale and slopes over
30% on parcel A should be undeveloped and dedicated Open Space. The applicant has
agreed to offer this area as Open Space Easement as shown on tentative map page C-1.
(Condition# 22)
CONCLUSIONS
Based on the Initial Study, staff has concluded that the proposed project, as mitigated,
will not have a significant effect on the environment. The Negative Declaration identifies
specific mitigation measures and establishes a Mitigation Monitoring Program to ensure
that any potential significant environmental impacts identified in the Initial Study are
mitigated.
Staff has also concluded that, as documented in the recommended findings of approval,
the proposed subdivision is in compliance with the General Plan and Subdivision
Ordinance, and would allow development to occur that meets the provisions of the
Zoning and Site Development Ordinances.
ATTACHMENTS
1. Recommended Conditions of Approval
2. Recommended Findings for Subdivision Approval
3. Initial Study, Negative Declaration & Mitigation Monitoring Program
4. Cotton, Shires and Associates report, November 15, 2006
5. Santa Clara County Fire Department comments, August 2, 2006
6. PG&E letter, August 1, 2006
7. Subdivision Committee hearing fact sheet, December 19, 2006
8. Subdivision Committee hearing report, December 19, 2006
9. Environmental Design Committee comments, August 14, 2006
10. Pathways Committee minutes, September 25, 2006
11. Letter from Jeff Lea requesting no pathway installation, November 7, 2006
12. Tentative Map plan set (Commission only)
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page g of 15
cc: Jeff Lea
Lea and Braze Engineering
2495 Industrial Parkway West
Hayward, CA 94545
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 9 of 15
Y : .lul TO
RECOMMENDED CONDITIONS FOR THE TWO LOT
SUBDIVISION OF A 2.91 -ACRE PARCEL
LANDS OF JOAN K. MOELLER TRUST, 11990 PAGE MILL ROAD
FILE #132 -06 -IS -ND -TM -GD
This project is also subject to the Mitigation Measures included in the attached
Initial Study and Negative Declaration.
1. Detailed Geotechnical InvesGeations — Prior to approval of site development
applications on individual lots, detailed design -level geotechnical engineering
investigations shall be completed for proposed project improvements (with
ASTM approved borings). Appropriate subsurface investigations shall be
completed to characterize the distribution and engineering index properties of site
earth materials (existing fill materials, colluvium, alluvium, bedrock, etc.).
Recommended geotechnical design parameters shall be prepared for proposed
improvements. The following items shall be specifically addressed during site
investigations:
a) The plan view distribution and depth of existing fills (or
other deleterious materials to be removed/reworked during
site grading) shall be characterized and illustrated in plan
view and cross section.
b) Detailed geotechnical design criteria shall be prepared for
any proposed basements with emphasis on mitigation of
subsurface seepage.
C) Areas of previous exploratory trench excavation shall be
delineated and identified for removal and recompaction of
loose backfill materials.
d) Consideration shall be given to extending all house
foundation piers to achieve embedment into underlying
bedrock materials.
e) Anticipated seismic ground shaking conditions shall be
characterized considering the close proximity of the
Berrocal fault. Appropriate Uniform Building Code
seismic design parameters should be provided.
Planning Commission
Lands of Joan K. Moeller Tmst
January 4, 2007
Page 10 of 15
Appropriate documentation to address the above shall be submitted to the Town for
review by the Town Engineer and Town Geotechnical Consultant prior to approval of site
development applications for individual lots.
LAND AND EASEMENT DEDICATION
2. The applicant shall relocate or abandon existing public utility easements and grant
new public utility easements where needed to all utility companies for utility
construction and maintenance, including but not limited to: SEC Telephone
Company, Pacific Gas and Electric Company, Comcast Cable Television, and
Purissima Hills Water District. The dedications shall all be completed in conjunction
with Final Map approval, to the satisfaction of the City Engineer.
3. The applicant shall dedicate right-of-way on Page Mill Road and Central Drive to
the Town of Los Altos Hills to create a 30' wide half -street right of way as
measured from the existing centerline as shown on the tentative map. The
dedication shall be irrevocable and the road right-of-way shall be located to the
satisfaction of the Town Engineer.
4. A grading and drainage plan which includes an erosion control plan shall be
submitted for review and approval by the City Engineer as part of the subdivision
improvement plans. This plan shall conform to all standards adopted by the Town
of Los Altos Hills and shall comply with all appropriate requirements of the
Town's NPDES Permit relative to grading and sediment erosion control including
but not limited to: a) restricting grading during the moratorium from October 15
to April 15 except with prior written approval from the Town Engineer; b)
protecting all finished graded slopes from erosion using such techniques as
hillside benching, erosion control matting and/or hydroseeding; c) protecting
downstream storm drainage inlets from sedimentation; d) appropriate use of
sediment rolls to retain sediment on the project site; e) any other suitable
measures outlined in the ABAG Manual of Standards.
5. The on-site and off-site drainage improvement shall be designed as surface flow
whenever possible to avoid concentration of runoff. The proposed drainage shall
be designed to maintain the existing flow patterns. The applicant shall design and
construct all subdivision drainage improvements as deemed necessary by the City
Engineer. Storm drainage design shall be for the 100 year storm with one hour
rainfall duration and shall include hydrology calculations of the existing
downstream drainage channels and pipes that will receive drainage from the
subdivision to determine if they have adequate capacity to safely accommodate
the additional flows. All required drainage improvements including the earthen
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 11 of 15
swale along the east property line of Parcel B shall be constructed or bonded for
prior to recordation of the Final Map.
6. Both lots within the subdivision shall be connected to the public water system to
the satisfaction of the City Engineer and Purissima Hills Water District. Services
shall be installed to the property lines or be bonded for prior to recordation of the
Final Map. An encroachment permit shall be required to be issued by the Public
Works Department for all work proposed within the public right of way. Any
necessary fees shall be paid prior to the recordation of the Final Map.
All existing and proposed utilities located within the subdivision that serve the
subdivision shall be placed underground, in accordance with Subdivision
Ordinance, Sec. 9-1.1105. Cable television, gas, electric, and telephone services,
to the property lines are included in this requirement. Plans for the location of all
such utilities are to be included in the improvement plans for the subdivision.
Improvements shall be installed or bonded for prior to recordation of the Final
Map.
8. Both lots within the subdivision shall be connected to the public sanitary sewer
system. The applicant shall be required to obtain permission from the Killian and
Lee for connecting the sewer line into their private sewer force main prior to
recordation of the Final Map. All sanitary sewer improvements shall be
constructed to the satisfaction of the City Engineer. An encroachment permit
must be obtained from the County of Santa Clara Public Works Department for
all work proposed within the public right of way. Services shall be installed to the
property lines or bonded for prior to the recordation of the Final Map.
9. A Type UB pathway shall be constructed along the Page Mill Road frontage. The
path shall be separated from the edge of pavement by five feet minimum, and to
meander around trees and power pole as necessary. Improvements shall be
bonded for or constructed to the satisfaction of the City Engineer prior to
recordation of the Final Map.
10. A grading and construction operation plan shall be submitted by the subdivider
for review and approval by the City Engineer and Planning Director prior to
issuance of any permits for subdivision improvements. The grading/construction
operation plan shall address truck traffic issues regarding dust, noise, and
vehicular and pedestrian safety on Magdalena Road and other surrounding
roadways; storage of construction materials; placement of sanitary facilities;
parking for constmction vehicles; and parking for construction personnel. A
debris box (trash dumpster) shall be placed on site for collection of construction
debris. Arrangements must be made with the Los Altos Garbage Company for the
debris box, since they have a franchise with the Town and no other hauler is
allowed within the Town limits.
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 12 of 15
11. Improvement plans for the subdivision shall be submitted for review and approval
by the Town Engineer prior to commencement of improvement work. These plans
shall conform to all standards adopted by the Town of Los Altos Hills.
12. All subdivision conditions of approval and subdivision improvements shall be
constructed and approved by the Town Engineer prior to issuance of any site
development or building permits.
13. Any, and all, wells on the property shall be shown on the Improvement Plans,
shall be properly registered with Santa Clara Valley Water District (SCVWD),
and shall be abandoned, capped in accordance with the SCV WD standards.
14. All existing structures located within the building setback lines shall be removed
prior to recordation of the Final Map.
15. The existing septic tanks on site shall be removed or abandoned per the County of
Santa Clara Health Department prior to recordation of the Final Map.
PLANNING AND ZONING
16. Payment of park and recreation dedication fees and all other applicable fees shall
be required prior to recordation of the Final Map. The park and recreation
dedication fees shall be provided in accordance with sections 9.1.1403 and
9.1.1404 of the Los Altos Hills Municipal Code.
17. The applicant shall inform the Town of any damage and shall repair any damage
caused by construction of the subdivision improvements to pathways, private
driveways and public and private roadways prior to final acceptance of the
subdivision by the Town. The applicant shall provide the Town with photographs
of the existing conditions of the roadways and pathways prior to recordation of
the Final Map.
18. Prior to beginning any grading or construction operations, all significant trees
shall be fenced at the dripline; and shall be of material and structure to clearly
delineate that dripline. Town staff must inspect the fencing and trees to be fenced
prior to starting grading or construction. The fence must remain in place
throughout the course of construction. No storage of equipment, vehicles or debris
shall be allowed within the driplines. All large and heritage trees shall be retained
to the greatest extent feasible. Any proposed removal of heritage trees is subject
to public hearing.
19. Upon discovering or unearthing any possible burial site as evidenced by human
skeletal remains or artifacts, the person making such discovery shall immediately
notify the County of Santa Clara Coroner and no further disturbance of the site
may be made except as authorized by the County Coordinator of Indian Affairs.
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 13 of 15
This shall be accomplished to the satisfaction of the County Coroner's Office and
the Planning Director, as may be necessary during the construction of the
subdivision improvements or individual lot development.
20. The addresses for the two parcels shall be assigned and approved by the Town as
required by the Santa Clara County Fire Department and in accordance with
Town policies.
21. The new residences on Parcels A and B shown on the Tentative Map Conceptual
Development Plan are conceptual only, and no approval of any residence is
indicated by approval of the Tentative Map. Site development applications for
the new residences shall be submitted to the Planning Department for review and
approval.
22. The property owner shall grant an Open Space Easement to the Town as shown
on the Tentative Map page C-1. No structures are permitted and no grading or fill
shall be permitted. Native vegetation may be planted within the easement but no
irrigation or sprinkler systems are permitted. The property owner shall provide
legal description and plat exhibits that are prepared by a licensed land surveyor or
a registered civil engineer and the Town shall prepare the grant document. All
required documents shall be signed and notarized by the property owner and
returned to the Town prior to recordation of the Final Map.
23. The applicant shall file a Notice of Intent to comply with the State's National
Pollutant Discharge Elimination System General Permit for Storm Water
Discharge associated with construction activity with the State Water Resources
Control Board prior to recordation of the Final Map.
24. The applicant shall prepare, implement, and maintain Stormwater Pollution
Prevention Plan and provide measures to minimize or eliminate pollutant
discharges from construction activities, the parking areas, and landscaping area
after construction.
25. Fire protection improvements, including installation of any required hydrants,
shall be constructed as requested by Santa Clara County Fire Department.
Improvements shall be constructed and ready for use prior to the recordation of
the Final Map, or shall be bonded for. Driveway access to each parcel shall be
installed prior to commencement of any construction on that lot.
26. Plans for new residences shall be reviewed and approved by the Santa Clara
County Fire Department at the time of site development permit application.
Conditions that may be applied at that time include, but are not limited to,
providing an acceptable water supply based on the size of the new residences,
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 14 of 15
providing an emergency vehicle turnaround, placement of property address signs
that are clearly visible from Altamont Road, and providing an approved access
system if the lots are fenced and gated.
Planning Commission
Lands of Joan K. Moeller Trust
January 4, 2007
Page 15 of 15
ATTACHMENT 2
RECOMMENDED FINDINGS FOR THE TWO LOT
SUBDIVISION OF A 2.91 -ACRE PARCEL
LANDS OF JOAN K. MOELLER TRUST, 11990 PAGE MILL ROAD
FILE #132 -06 -IS -ND -TM -GD
1. The subdivision as proposed would create two lots: Parcel A would be 1.209
acres in size, with a Lot Unit Factor of 1.079; Parcel B would be 1.448 acres in
size, with a Lot Unit Factor of 1.503. Each parcel would provide a viable
building site. In this and all other respects, the lots conform to the Los Altos Hills
Subdivision Ordinance.
2. The proposed subdivision would create two lots that would meet the General Plan
guidelines for land with an average slope between 10 and 30 percent, and in all
other respects will be consistent with the General Plan.
3. Access to the proposed lots will be provided from Central Drive, a private road.
Adequate services including water, gas and electric, telephone, fire protection and
police protection are available to serve the subdivision as described in the staff
report and the Mitigated Negative Declaration for the project. Future development
on the two parcels will require extension of the sewer system and connection of
each parcel.
4. All lots as proposed on the Tentative Map are physically suitable for the proposed
future development. The Town Geotechnical Consultant has indicated that stated
concerns can be addressed by adherence to the Project Geotechnical Report and
conditions of approval for the project. It has been determined that each of the
proposed lots contains a suitable building site, and that the proposed density is
consistent with the General Plan.
5. All potentially significant environmental effects can be reduced to a level of
insignificance as mitigated in the attached Mitigated Negative Declaration. The
design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage or to substantially and unavoidably injure fish
or wildlife or their habitat.
6. The Town Engineer has reviewed the project and has determined that the design
of the subdivision and the improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within
the proposed subdivision.
ATTACHMENT 3
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
INITIAL STUDY
In accordance with the policies regarding implementation of the California Environmental Quality Act of 1970, this
document, combined with the attached supporting data, constitutes the initial study on the subject project. This initial study
provides the basis for the determination of whether the project may have a significant effect on the environment. If it is
determined that the project may have a significant effect on the environment, an environmental impact report will be
prepared which focuses on the areas of concern identified by this initial study. If it is determined that the project would not
have a significant effect on the environment, it is eligible for a Negative Declaration. If it is determined that the proposed
project could have a significant effect on the environment, however, the significant effects of the project have been reduced
to a less -than -significant level because revisions in the project have been made by or agreed to by the project applicant, then
the project would be eligible for a Mitigated Negative Declaration.
L Project Title:
Lands of Moeller Subdivision (2 Lot)
(File # 132 -06 -TM -ND -GD)
2. Lead Agency Name and Address:
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
3. Contact Person and Phone Number:
Debbie Pedro, AICP, Planning Director (650) 941-7222
Initial Study prepared by:
Brian Froelich, AICP, Assistant Planner
4. Project Location:
11990 Page Mill Road, Los Altos Hills, CA 94022
APN#182-28-006
5. Project Sponsor's Name and Address:
Ralph Kraetsch
88 Karen Lane
Walnut Geek, CA 94598
6. General Plan Designation:
R (v -1) -Residential low to very low density
7. Zoning:
R -A (Residential -Agricultural)
8. Description of Project:
Proposed two lot subdivision of 2.91 net acres to create two new
single family residential properties. Parcel A: 1.21 acres; Parcel
B: 1.44 acres (net areage after right-of-way dedication). The
existing parcel is developed with a one story residence,
secondary dwelling unit, barn, and several accessory structures.
The existing driveway approach is off of Page Mill Road. Access
to the new lots will be from Central Drive. Both lots will have
sanitary sewer line service. Water service will be provided by
Purissima Hills Water District. All existing and new power and
utility lines will be placed underground.
9. Surrounding Land Uses and Setting: The project is located at the northeast corner Page Mill Road
and Central Drive. The subject parcel is bounded by Page Mill
Road to the north and west, Central Drive to the south, and a
residential property to the east. Surrounding land use includes
single family residence with minimum lot size of ] acre. Palo
Alto's Foothills Park is located across Page Mill Road to the
west.
10. Other public agencies whose approval
is required: Santa Clara County Fire Department
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
The environmental factors checked below would be potentially affected by this project, involving at least one
impact that is a "Potentially Significant Impact" as indicated by the checklist on the following pages.
❑
Aesthetics Agriculture Resources
❑
Air Quality
ZBiological
I❑7t
Resources Q Cultural Resources
0
Geology /Soils
❑
Hazards & Hazardous 0 Hydrology / Water Quality
❑
Land Use / Planning
Materials
❑
Mineral Resources ❑ Noise
❑
Population / Housing
❑
Public Services ❑ Recreation
❑
Tramportation/Traffic
❑ Utilities / Service Systems ❑ Mandatory Findings of Significance
This Initial study has been prepared in accordance with the California Environmental Quality Act. Information and
conclusions in the Initial Study are based upon staff research and the Town's General Plan and Municipal Code.
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE
❑
DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a
significant effect in this one because the mitigation measures described on an attached sheet have been added
to the project. A NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
❑
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a significant effect(s) on the environment, but at least one effect I)
has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been ❑
addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a
"potentially significant impact" or " potentially significant unless mitigated." An ENVIRONMENTAL
IMPACT REPORT is required, but it must analyze only the effects that remain in be addressed.
I find that although the proposed project could have a significant effect on the environment, there WILL. NOT
be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately ❑
in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that
earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project.
Signature: �i �--. Date: December 15, 2006
Debbie Pedro, AICP, Planning Director
Initial Study Checklist
Potentially
Significant
Less Than Less Than
Significant with
Significant No Impact
m
Mitigation
IncorporationImpart
L AESTHETICS -- Would the project:
c
a) Have a substantial adverse effectTscemc
❑
❑❑Q
sta?b)
Substantiallydamage scenic resluding,but
❑
❑❑historic
not limited to, trees, rock outcrd
buildings within a state scey?c)
Substantially degrade the existin❑
❑❑character
or quality of the site and dings?
d) Create a new source of substantial light or glare
❑
❑
❑
which would adversely affect day or nighttime
views in the area?
Sources:
on: Aesthetic impacts are expected to be minimal when new residences are built on the
1,2,5,20
els. Al the time of any proposed development, the projects will be evaluated on its
impacts such as structure height, size, setbacks, grading, fencing, Vee preservation,
ing and general design. Furthermore, the Town has established standards for screening and
Fandgeneral
and all new residential dwelling projects and their associated landscaping and lighting
reviewed at noticed public hearings.s
Hills General Plan notes "important vistas" and "historic sites"inthe Open Space
of the General Plan. None of these resources listed in the General Plan will benegatively
im acted b the ro sal.
11. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are
significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation
and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model
to use in assessing impacts on agriculture and farmland. Would the project:
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
LJ
❑
LlFarmland
Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural use,
❑
❑
❑
Z
or a Williamson Act contract?
e) Involve other changes in the existing
environment which, due to their location or nature, ❑ ❑ ❑
0
could result in conversion of Farmland, to non-
agricultural use?
Sources: 8
Conclusion: The proposed subdivision will have no foreseeable impact on Agricultural Resomces.
The site is not and has not been used as agricultural land.
III. AIR QUALITY -- Where available, the significance criteria established by the applicable air quality
management or air pollution control district may be relied upon to make the following determinations.
Would the project:
a) Conflict with or obstruct implementation of the
❑
❑
❑
applicable air quality plan?
b) Violate any air quality standard or contribute
❑
❑
❑
Q✓
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non -attainment under an applicable
❑
Ll
LJfederal
or state ambient air quality standard
(including releasing emissions which exceed
quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial
Ll
L3
L)pollutant
concentrations?
e) Create objectionable odors affecting a substantial
❑
❑
❑
number of people?
Sources: 9
Conclusion: Santa Clara County is currently a non -attainment basin for ozone thresholds but
achieves an attainment level for carbon monoxide emissions. The increase of one developable
property does not constitute a "considerable cumulative impact".
IV. BIOLOGICAL RESOURCES -- Would the project:
a) Have a substantial adverse effect, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive, or special status
❑
❑
Lispecies
in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
❑
❑
Z
identified in local or regional plans, policies,
❑
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
❑
Ll
Llmarsh,
venial pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
❑
❑
or with established native resident or migratory
❑
wildlife corridors, or impede the use of native
wildlife nursery sites?
e) Conflict with any local policies or ordinances
❑
❑
protecting biological resources, such as a tree
❑
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
❑
Ll
Li
10
Plan, or other approved local,
regional, or state habitat conservation plan?
IMPACT:
Sources:
The site contains a number of heritage oak trees. Pursuant to Sections 12-2.302 and 12-2.502 of
1,6,10
the Los Altos Hills Municipal Coda;, the property owner shall seek to preserve and protect existing
trees, especially heritage oaks and subdivision lot design and development plans shall accommodate
existing trees whenever possible. No beritage oak tree is proposed to be removed as part of this
subdivision. If any heritage oak trees are proposed to be removed at the time of site development, a
notice public hearing and approval from the Town's Planning Commission will he required and the
project applicant will be required to mitigate the loss of the heritage oak trees.
MITIGATION:
Significant trees, as identified by the Planning Department, shall be fenced at the dripline throughout all
phases of grading and construction of subdivision improvements and individual residences and related
improvements.
V. CULTURAL RESOURCES — Would the project:
a) Cause a substantial adverse change in the
defined in
Ll
Ll
Ll
of a historical resource as
'15064.5?
b) Cause a substantial adverse change in the
Ll
Ll
Ll
of an archaeological resource pursuant
to'15064.5?
c) Directly or indirectly destroy a unique
❑
❑
❑
0
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those
❑
❑
Lointerred
outside of formal cemeteries?
IMPACT:
The proposed subdivision and anticipated residential development will have no foreseeable impact on Cultural
Resources as defined in Title 14; Chapter 3; Article 5; Section 15064.5 of the California Environmental Quality
Act. No listed historical buildings are located in the vicinity (within 500') of the proposed site and no known
archeological resources exist on die subject property.
However, if any artifacts or human remains are discovered during any future grading or construction onsite, work
in the vicinity of the find shall stop immediately until a qualified archaeologist can evaluate the site and determine
the significance of the find per the mitigation measure described below.
MITIGATION:
Sources:
Conditions of project approval require that upon discovering or unearthing any possible burial site
3,5,19
as evidenced by human skeletal remains or artifacts, the person making such discovery shall
immediately notify the County of Santa Clara Coroner and no further disturbance of the site maybe
made except as authorized by the County Coordinator of Indian Affairs.
VI. GEOLOGY AND SOILS -- Would the project:
a) Expose people or structures to potential
❑
❑
❑
substantial adverse effects, including the risk of
❑
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the Stale
❑
❑
❑
Geologist for the area or based on other substantial
evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42.
ii) Strong seismic ground shaking?
❑
❑
❑
iii) Seismic -related ground failure, including
❑
Ll
Llliquefaction?
iv) Landslides?
❑
❑
❑
0
b) Result in substantial soil erosion or the loss of
Ll
❑
LJI'7
IJf
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a result
❑
❑
Q
❑
of the project, and potentially result in on- or off-
site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined in Table
❑
❑
I8 -1-B of the Uniform Building Code (1994),
❑
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative waste water
L3
L3
Ll
systems where sewers are not available for
the disposal of waste water?
IMPACT:
Sources:
According to the geotechnical investigations prepared by Earth Investigations Consultants dated
12,16,17
July 6, 2006 and October 6, 2006, potential geological hazards on the property includes seismic
ground shaking in the event of an earthquake, minor creep of surficial soils, existing artificial fill
materials not meeting modem placement standards, shallow subsurface seepage conditions, and
moderately to highly expansive surficial materials. Based on the preliminary site fault exploration
program, the Project Engineering Geologist has concluded that there is a low risk of surface fault
rupture within the proposed building envelopes.
MITIGATION:
Proposed residential development will be subject to additional, more design specific
geotechnical evaluation as follows:
Detailed Geotechnical Investigations — Prior to approval of site development
applications on individual lots, detailed design -level geotechnical engineering
investigations should be completed for proposed project improvements (with ASTM
approved borings). Appropriate subsurface investigations should be completed to
characterize the distribution and engineering index properties of site earth materials
(existing fill materials, colluvium, alluvium, bedrock, etc.). Recommended geotechnical
design parameters should be prepared for proposed improvements. The following items
will be specifically addressed during site investigations:
a) The plan view distribution and depth of existing fills (or other
deleterious materials to be removed/reworked during site
grading) should be characterized and illustrated in plan view
and cross section
b) Detailed geotechnical design criteria should be prepared for any
proposed basements with emphasis on mifigation of subsurface
seepage.
C) Areas of previous exploratory trench excavation should be
delineated and identified for removal and recompaction of loose
backfill materials.
d) Consideration should be given to extending all house
foundation piers to acbieve embedment into underlying bedrock
materials.
e) Anticipated seismic ground shaking conditions should be
characterized considering the close proximity of the Bermeal
fault. Appropriate Uniform Building Code seismic design
parameters should be provided.
VII. HAZARDS AND HAZARDOUS MATERIALS Would the project:
a) Create a significant hazard to the public or the
❑
❑
❑
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
❑
❑
❑
and accident conditions involving the release of
hazardous materials into the environment?
hazardous emissions or handle hazardous or
hazardous materials, substances, or waste
❑
❑
❑
ne-quarter mile of an existing or proposed
cated on a site which is included on a list of
Fona
us materials sites compiled pursuant mment
❑
❑
❑t
Code Section 65962.5 and, as a result,
create a significant hazard to the public or
ironment?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
❑
❑
❑
within two miles of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
f) For a project within the vicinity of a private
in hazard
❑
L3
Llairstrip,
would the project result a safety
for people residing or working in the project area?
g) Impair implementation of or physically interfere
❑
❑
❑
with an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk
of loss, injury or death involving wildland fires,
including where wildlands are adjacent to urbanized
U
❑
L
Q
areas or where residences are intermixed with
wildlands?
Sources:
Conclusion: The proposed subdivision and anticipated residential development does not produce a
13
hazard or hazardous waste and will have no foreseeable impact related to Hazards and Hazardous
Materials. The site is not located in an identified location according to CA Government Code
65962.5.
VIII. HYDROLOGY AND WATER QUALITY -- Would the project:
a) Violate any water quality standards or waste
L)
Lldischarge
Ll
requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
LJ
Ll
Ll
1-7f
Z
level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would not
support existing land uses or planned uses for which
permits have been granted)?
c) Substantially alter the existing drainage patrem of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
L)
❑
Q
would result in substantial erosion or siltation on- or
off-site?
d) Substantially alter the existing drainage pattern
of the site or area, including through the alteration
of the course of a stream or river, or substantially
❑
❑
Z
Ll
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
1-7f
IJ
Li
0
stormwater drainage systems or provide substantial
additional sources of polluted runoff?
0 Otherwise substantially degrade water quality?
❑
❑
Ll
0
g) Place housing within a 100 -year flood hazard
area as mapped on a federal Flood Hazard
Boundary or Flood Insurance Rate Map or other
flood hazard delineation map?
h) Place within a 100 -year flood hazard area
❑
Ll
0
structures which would impede or redirect flood
❑
flows?
people or structures to a significant risk of
including
❑
❑
❑
ury or death involving flooding,
as a result of the failure of a levee or dam?
Fe
ation by seiche, tsunami, or mudflow?
❑
❑
❑
T:
11,13,14
The proposed subdivision and anticipated residential development will have no immitigable impact
on Hydrology and Water Quality as defined above. Both parcels naturally drain in a northeast
direction. The Conceptual plans show that retention systems will be incorporated in the drainage
design.
MITIGATION:
The Town Engineer will require a final, detailed drainage improvement plan to be submitted for
review prior to approval of the Final Map. The drainage improvements must be designed to
mitigate drainage impacts based on 100 year storm flow calculations. While surface runoff may
increase due to the proposed site development, the proposed drainage improvements will mitigate
storm water runoff offsite to a less than significant impact.
IX. LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
❑
❑
❑
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with jurisdiction
over the project (including, but not limited to the
❑
❑
❑
general plan, specific plan, local coastal program, or
zoning ordinance) adopted for the purpose of
avoiding or mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
❑
❑
❑
plan or natural community conservation plan?
Conclusion: The proposed subdivision and anticipated residential development will not physically
Sources:
4,5,6
divide a community. The project complies with the Los Altos Hills General Plan and Subdivision
Code. The project is not located in an area denoted as Open Space Conservation Area on the
General Plan Map.
X. MINERAL RESOURCES -- Would the project:
a) Result in the lass of availability of a known
❑
❑
❑
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site delineated
❑
❑
❑
on a local general plan, specific plan or other land
use plan?
Sources:
Conclusion: The proposed subdivision and anticipated residential development will not result in a
5,6
loss of mineral resources. The project is not located in an area known for valued minerals.
XI. NOISE Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the local
❑
❑
❑
general plan or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of excessive
❑❑
❑
goundbome vibration or groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
LJ
LJ
L)1
-7t
IJ
airport, would the project expose people residing or
working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people residing or
LJ
LJ
Llworking
10
in the project area to excessive noise
levels?
Sources: 6
Conclusion: The proposed subdivision and anticipated residential development will have no
increased, permanent negative impact on noise standards. Interim construction external noise levels
associated with subdivision improvements and future site development will periodically exceed
60dB(A) but can be held to less than significant by adherence to Town standards for hours of
construction. Once development is complete, a minimal increase in the existing noise level that is
typical of residential uses will occur. No significant noise impacts are anticipated.
XII. POPULATION AND HOUSING .. Would the project:
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
LJ
Ll
Llhomes
and businesses) or indirectly (for example,
through extension of roads or other infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
❑
❑
U
0
housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction ofreplacement
U
❑
❑
housing elsewhere?
Sources:
Conclusion: The proposed subdivision and anticipated residential development will not have a
2,3
foreseeable impact on population or housing.
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
❑
❑
❑
significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
otection?
❑
❑
❑
protection?
❑
❑
❑
ls?
❑
❑
❑
z
❑
❑
❑
public facilities?
rand
❑
❑
❑
Sources:
usion: The proposed subdivision and anticipated residential development will not have a
eable impact on any public service or facility.
1,2.3
ECREATION -- Would the project:
uld the project increase the use of existing
orhood and regional parks or other
tional facilities such that substantial physical
❑
❑
❑
deterioration of the facility would occur or be
accelerated?
b) Does the project include recreational facilities or
require the construction or expansion of recreational
facilities which might have an adverse physical
❑
❑
❑
effect on the environment?
Conclusion: The proposed subdivision and anticipated residential development will not have a
foreseeable impact on recreation facilities. The Town's Parks and Recreation Department will
collect an in lieu fee if the project is approved.
Sources:
1,2,3
XV. TRANSPORTATION/TRAFFIC -- Would the project:
a) Cause an increase in traffic which is substantial
in relation to the existing traffic load and capacity
of the street system (i.e., result in a substantial
in either the number of vehicle trips, the
❑
Ll
L3
volume to capacity ratio on roads, or congestion at
intersections)?
b) Exceed, either individually or cumulatively, a
level of service standard established by the county
congestion management agency for designated
❑
❑
❑
roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or a
❑
❑
❑
change in location that results in substantial safety
risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
❑
❑
❑
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
❑
❑
❑
0
0 Result in inadequate parking capacity?
❑
❑
❑
0
g) Conflict with adopted policies, plans, or
❑
❑
❑
�-7(
Q
programs supporting alternative transportation (e.g.,
bus turnouts, bicycle racks)?
Sources:
Conclusion: The subdivision will allow one additional new dwelling and thereby generate an
1'2'3'5
additional 10-12 vehicle trips per day. The minor increase in traffic is not anticipated to create
traffic congestion on existing local roadways. The property owner is required to dedicate a 30 -foot
half -street right-of-way over Page Mill Road and Central Drive to meet Town standards.
XVI. UTILITIES AND SERVICE SYSTEMS Would the project:
a) Exceed wastewater treatment requirements of the
❑
❑
❑
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
❑
❑
❑
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
Ll
LJ
Llfacilities,
the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
❑
❑
❑
Q
the project from existing entitlements and resources,
or are new or expanded entitlements needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
❑
❑
0
project that it has adequate capacity to serve the
❑
project's projected demand in addition to the
provider's existing commitments?
t) Be served by a landfill with sufficient permitted
❑
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LJ
to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes and
❑
❑
❑
1-7f
LJ
regulations related to solid waste?
Sources:
1,2,3,15
Conclusion: The proposed subdivision and anticipated residential development will not have a
Water supply will be provided by Purissima Fulls
foreseeable impact on utility and service systems.
Water District. Both parcels will be connected to the sanitary sewer system.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE --
a) Does the project have the potential to degrade the
quality of the environment. substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustainingZa,
❑
Ievels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Does the project have impacts that areindividually
limited, but cumulatively considerable?("Cumulatively
considerable" means that the❑incremental
effects of a project are considerablewhen
viewed in connection with the effects of pastprojects,
the effects of other current projects,and
the effects of probable future projects)?c)
Does the project have environmental effects❑which
will cause substantial adverse effects onhuman
beings, either directly or indirectly?
Sources: 1 -
Conclusion: The proposed project, as mitigated, will ne impact ro the
Theve any foreseeablecumulative
20environment,
wildlife, plant or historical resource.
or unmitigated impacts as defined in this In
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNIFICANT EFFECTS:
I. Supplemental geotechnical investigation reports shall be submitted for review and approval
by the Town's getoechnical consultant at the time of site development review for the new
residences with emphasis on foundation and other structural designs. The Town Geologist
shall also review and approve the subdivision improvement plans prior to issuance of any
building permits for construction of the improvements.
2. The on-site and off-site drainage improvement shall be designed as surface flow whenever
possible to avoid concentration of runoff. The proposed drainage shall be designed to
maintain the existing flow patterns. The applicant shall design and construct all subdivision
drainage improvements as deemed necessary by the City Engineer. Storm drainage design
shall be for the 100 year storm with one hour rainfall duration and shall include analysis of
the existing downstream drainage channels and pipes that will receive drainage from the
subdivision to determine if they have adequate capacity to safely accommodate the additional
flows. All required drainage improvements including the earthen Swale along the east
property line of Parcel B shall be constructed or bonded for prior to recordation of the Final
Map.
3. Significant trees, as identified by the Planning Department, shall be fenced at the dripline
throughout all phases of grading and construction of subdivision improvements and
individual residences and related improvements.
4. If any archaeological artifacts or human remains are discovered during grading or
construction, work in the vicinity of the find shall stop immediately until a qualified
archaeologist can evaluate the site and determine the significance of the find. Project
personnel shall not collect or alter cultural resources. Identified cultural resources shall be
recorded on form DPR 422 (Archaeological Site) and/or form DPR 523 (Historic Resources).
If human remains are found, the County Coroner shall be contacted immediately.
Responsible Must Be
Mitigation Measure Department Completed By: Done
1. Geotechnical Reports Engineering Site Development Review
(Supplemental) Town Geologist
2. Drainage Improvement Plan Engineering Site Development Review
3. Protective Tree Fencing Planning Prior to Grading for
Future Development
4. Archaeological Findings Planning Ongoing
Source List:
1. Field Inspection
2. Project Plans
3. Planner's Knowledge of the Area
4. Los Altos Hills Land Use and Zoning Map
5. Los Altos Hills General Plan
6. Los Altos Hills Municipal Code
7. Assessor's Maps, Office of County Assessor, Santa Clara County, 2004-2005
8. State Department of Conservation, Farmland Mapping and Monitoring Program
9. BAAQMD CEQA Guidelines: Assessing the Air Quality Impacts of Projects and Plans, December 1999
10. State Department Fish and Games Natural Diversity Database Map
11. Santa Clara Valley Water District Map
12. Geotechnical and Seismic Hazard Zones Map of Los Altos Hills, Cotton Shires and Associates, Dec -2004
13. DTSC Hazardous Waste and Substance Sites List, California Environmental Protection Agency
14. Federal Emergency Management Agency, Flood Insurance Rate Map, Los Altos Hills, January 2, 1980
15. Sanitary Sewer Map, Town of Los Altos Hills Engineering Department
16. Santa Clara County Municipal Code Chapter II Indian Burial Grounds (Title B Division B-6)
17. Earth Investigations Soil Report October 6, 2006
18. Cotton & Shires Assoc. Peer Review Letter August 29, 2006
19, CEQA Guidelines, 2005
20. Google Earth
Exhibit List:
1. Photos of the site and surrounding areas
2. Aerial photo of the site and surrounding areas
3. Project plans
TOWN OF LOS ALTOS HILLS
NEGATIVE DECLARATION
PROJECT TITLE: Lands of Moeller Subdivision (2 Lot)
PREPARED BY: Brian Froelich, AICP, Associate Planner
NAME AND ADDRESS OF PROJECT SPONSOR:
Ralph Kraetsch
88 Karen Lane
Walnut Creek, CA 94598
LOCATION OF PROJECT: 11990 Page Mill Road, Los Altos Hills, CA 94022
APN#182-28-006
PROJECT DESCRIPTION: Proposed two lot subdivision of 2.91 net acres to create two new
single family residential properties. Parcel A: 1.21 acres; Parcel
B: 1.44 acres (net acreage after right-of-way dedication). The
existing parcel is developed with a one story residence,
secondary dwelling unit, bam, and several accessory structures.
The existing driveway approach is off of Page All Road.
Access to the new lots will be from Central Drive. Both lots will
have sanitary sewer line service. Water service will be provided
by Purissima Hills Water District. All existing and new power
and utility lines will be placed underground.
FINDING: The Town of Los Altos Hills has completed a review of the
proposed project, and on the basis of the attached Initial Study,
has determined that the project, as mitigated, will reduce impacts
to a less than significant level.
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNICIANT EFFECTS:
1. Supplemental geotechnical investigation reports shall be submitted for review and
approval by the Town's getoechnical consultant at the time of site development
review for the new residences with emphasis on foundation and other structural
designs. The Town Geologist shall also review and approve the subdivision
improvement plans prior to issuance of any building permits for construction of the
improvements.
2. The on-site and off-site drainage improvement shall be designed as surface flow
whenever possible to avoid concentration of runoff. The proposed drainage shall be
designed to maintain the existing flow patterns. The applicant shall design and
construct all subdivision drainage improvements as deemed necessary by the City
Engineer. Storm drainage design shall be for the 100 year storm with one hour
rainfall duration and shall include analysis of the existing downstream drainage
channels and pipes that will receive drainage from the subdivision to determine if
they have adequate capacity to safely accommodate the additional flows. All required
drainage improvements including the earthen Swale along the east property line of
Parcel B shall be constructed or bonded for prior to recordation of the Final Map.
3. Significant trees, as identified by the Planning Department, shall be fenced at the
dripline throughout all phases of grading and construction of subdivision
improvements and individual residences and related improvements.
4. If any archaeological artifacts or human remains are discovered during grading or
construction, work in the vicinity of the find shall stop immediately until a qualified
archaeologist can evaluate the site and determine the significance of the find. Project
personnel shall not collect or alter cultural resources. Identified cultural resources
shall be recorded on form DPR 422 (Archaeological Site) and/or form DPR 523
(Historic Resources). If human remains are found, the County Coroner shall be
contacted immediately.
Debbie Pedro, AICP, Planning Director Date
TOWN OF LOS ALTOS HILLS
Circulated on, December 15, 2006
Adopted
W COTTON, SHIRES & ASSOCIATES, INC. ATTACHMENT
ENT y
CONSULTING ENGINEERS AND GEOLOGISTS
November 15, 2006
L0136A
TO: Debbie Pedro
Planner RECEIVED
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022 NOV 2 5 2006
SUBJECT: Supplemental Geotechnical Peer Review TOWN OF LOS ALTOS HILLS
RE: Moeller, Two -Lot Subdivision
132 -06 -GD -IS -ND -TM
11990 Page Mill Road
At your request, we have completed a supplemental geotechnical peer review of
the subject permit application for the proposed two -lot subdivision using:
• Preliminary Soil Report — Proposed 2 -Lot Residential Subdivision
prepared by Earth Investigations Consultants, dated October 6,
2006;
• Engineering Geologic Feasibility Study (report) prepared by Earth
Investigations Consultants, dated July 6; 2006; and -
• Tentative Parcel Map and Civil Plans (5 sheets, 30- and 80 -scale)
prepared by Lea and Braze Engineering, Inc., dated July 17, 2006.
In addition, we have reviewed pertinent technical documents from our office
files
DISCUSSION
The applicant proposes to subdivide the subject property of approximately 2.8
acres into two lots for future single-family residential development. Currently, access to
the property is via a private driveway off of Page Mill Road in the western portion of the
property. In our previous review report (dated August 29, 2006), we concluded that site
fault investigation had been satisfactorily completed. We recommended that a
preliminary site geotechnical investigation be completed prior to approval of the
Tentative Parcel Map.
CONCLUSIONS AND RECOMMENDED ACTION
Proposed site development is constrained by anticipated very strong seismic
ground shaking, minorcreep of surficial soils, existing artificial fill materials not
NoMhem Califom5a Office
330 Village lane
Los Gatos, CA 95030-Td13
(408) 3545542 • Fax (403) 3541652
e-mail: losgat a@icoeonshires.Mm
www.cottonshires.com
cmhal Califamia offire
6419 Dogtow Road
San Andreas, CA 95249-9640
(209) 7344252 • Fax (209) 9341212
e-mail: mttonsfiivcs@stazband.nef
Debbie Pedro November 15, 2006
Page 2 L0136A
meeting modem placement standards, shallow subsurface seepage conditions, and
moderately to highly expansive surficial materials. Based on the previously completed
site fault exploration program, the Project Engineering Geologist has concluded that the
risk is low for the occurrence of surface fault rupture within the proposed building
envelopes.
The referenced Preliminary Soil Report adequately addresses the
recommendations of our previous peer review. The Project Geotechnical Consultant
(EIC) has pointed out a number of geotechnical items that should be addressed in
greater detail during completion of design -level geotechnical investigations for
individual houses and during preparation of detailed site development plans. For
example, EIC notes that any planned basements would probably encounter profuse
seepage warranting consideration of designing basement walls for undrained conditions
(to avoid possible year-round pumping of wall backdrain systems). We note that if
thorough water proofing measures are not entirely successful, then some level of
dampness may be associated with basement construction at this site. In addition, EIC
has recommended that existing site fill materials (up to 14 feet thick) should be removed,
or reworked as engineered fills, in proposed development areas.
We recommend geotechnical approval of the Tentative Parcel Map application
with the following conditions:
Detailed Geotechnical Investiate ions — Prior to approval of site
development applications on individual lots, detailed design -level
geotechnical engineering investigations should be completed for
proposed project improvements (with ASTM approved borings).
Appropriate subsurface investigations should be completed to
characterize the distribution and engineering index properties of site
earth materials (existing fill materials, colluvium, alluvium, bedrock, etc.).
Recommended geotechnical design parameters should be prepared for
proposed improvements. The following items should be specifically
addressed during site investigations:
a) The plan view distribution and depth of existing fills (or
other deleterious materials to be removed/reworked
during site grading) should be characterized and
illustrated in plan view and cross section.
b) Detailed geotechnical design criteria should be prepared
for any proposed basements with emphasis on mitigation
of subsurface seepage.
COTTON, SHIRES & ASSOCIATES, INC.
Debbie Pedro
Page 3
November 15, 2006
L0136A
C) Areas of previous exploratory trench excavation should be
delineated and identified for removal and recompaction of
loose backfill materials.
d) Consideration should be given to extending all house
foundation piers to achieve embedment into underlying
bedrock materials.
e) Anticipated seismic ground shaking conditions should be
characterized considering the close proximity of the
Berrocal fault. Appropriate Uniform Building Code
seismic design parameters should be provided.
Appropriate documentation to address the above should be submitted to the
Town for review by the Town Engineer and Town Geotechnical Consultant prior to
approval of site development applications for individual lots.
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to
assist the Town with discretionary permit decisions. Our services have been limited to
review of the documents previously identified, and a visual review of the property. Our
opinions and conclusions are made in accordance with generally accepted principles
and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or implied.
TS:DTS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre
Associate Engineering Geologist
CEG 1795
171955 . , ^
David T. Schrier
Associate Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 - (408) 378-9342 (fax) •—.-cfd.org
ATTACHMENT 5
PLAN NEvim NUMBER 06
BLDG.....um-EN
DEVELOPMENT REVIEW COMMENTS TRE NUMBER3-3
GODSPEED. I MEET I NO.I NEOUPEMENT
of tentative parcel map for a two lot subdivision.
fire department conditions or requirements.
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ATTACHMENT (a
Pack Gas and
Electric Company`
Corporate Real Estate 111 Almaden Blvd., Rm. 614
Land services San Jose, CA 95115
Mailing Address
ID. Bos 15005
San Jose, CA 951150005
August 1, 2006
Planning Commission
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
RE: Tentative Parcel Map and Diagrams (Dated July 2006)
11990 Page Mill Road, Los Altos Hiiis
PG&E file: Y06 -MR -41
Dear Planning Commission:
Thank you for the opportunity to review the Tentative Parcel Map and diagrams on the
above referenced property. PG&E has no objection to the maps or diagrams.
PG&E owns and operates a variety of gas and electric facilities which may be located
within the proposed project boundaries. Project proponents should coordinate with PG&E
early in the development of their project plans to promote the safe and reliable
maintenance and operation of existing utility facilities. Any proposed development plans
should provide for unrestricted utility access and prevent interference with PG&E
easements.
Activities which may impact our facilities include, but are not limited to,
permanent/temporary changes in grade over or under our facilities, construction of
structures within or adjacent to PG&E's easements, and planting of certain types of
vegetation over, under, or adjacent to our facilities.
The installation of new gas and electric facilities and/or the relocation of existing PG&E
facilities will be performed in accordance with common law or Rules and Tariffs as
authorized by the California Public Utilities Commission.
Please contact me at (408)282-7401 or DQTl@PGE.com if you have any questions
regarding our comments.
Sin�ely,
Dad'g Tran
Land Technician
ATTACHMENT 7
Town Of Los Altos Hills December 19, 2006
Subdivision Committee Hearing Fact Sheet
Project Description: Two Lot Subdivision
File Number: 132 -06 -GD -IS -ND -TM
Site Address:
11990 Page Mill Road
Owner(s):
Joan K. Moeller Trustee
Staff Planner:
Brian Froelich, AICP, Assistant Planner
Site Data
Net Lot Area:
2.91 acre
Average Slope:
16.5%
Lot Unit Factor:
2.33
PROPOSED DEVELOPMENT TABLE
A
15 1.312 1.209 1.079 14,162 6,204
B
'112'
1.448 1.503 21,700 8,905
Existing
16.5 3.13
2.91 2.33
Site*
-Existing site data is calculated prior to proposed right-of-way dedications
Grading: None
Sewer/Septic: Force main sewer connection to Palo Alto Basin.
Environmental Design Committee Comments: Proposed buildings should be sited
away from the large heritage trees on site.
Pathway Committee Comments: Construct II -B path along the Page Mill Road
frontage, separated by 5 feet from roadway; to meander around trees, obstacles as
necessary. No path required along Central Drive.
Fire Department Comments: None
Geotechnical Comments: Recommends approval with conditions.
Utility Company Comments: None
Lands of Moeller
11990 Page Mill Road
December 19, 2006
Page 2 of 2
ATTACHMENT 8
Town Of Los Altos Hills December 19, 2006
Subdivision Committee Hearing Report
Attendance: Debbie Pedro, Brian Froelich, John Harpootlian, Jeff Lea, Frank Dietrich,
Pat Ley (EDC)
Environmental Design Committee Comments: Would like to see trees on site
preserved.
Commissioner Harpootlian Comments: Would like to see septic system and well
abandonment details on the plans.
Neighbor Comments: Frank Dietrich, 12541 Zappettini Court described a drainage issue
in the neighborhood. Mr. Dietrich would like the Town or the project applicant to address
and correct the neighborhood drainage issue.
Conditions of Approval Added: Require detailed plans for well abandonment and septic
system demolition with the subdivision improvement plans. The applicant shall obtain
permits from the Santa Clara County Health Department and Santa Clara Valley Water
District for the septic demolition and well abandonment.
Z / (S / 06
Director Uate
ATTACHMENT 9
Subdivision Evaluation
Environmental Design and Protection Committee Date:
Grading:
Creeks, drainage, easements:
Existing Vegetation:
/
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Significant issu comments:
ATTACHMENT /0
PWC Meeting September 25, 2006
2366 Priscilla Lane (Lands of Hyver). The reason for pathway review is construction of a new
residence; Mr. Bob Owen, builder, was present representing the owners of 12366 Priscilla Lane.
The property is located on a flag lot and a pathway easement already exists on the opposite side
of Priscilla Lane. Neither Priscilla Lane nor the property under review connects to an off-road
pathway. Nick Dunckel moved that the PWC recommend an in lieu fee be collected for 12366
Priscilla Lane because Priscilla does not connect to off-road pathways and because a pathway
easement already exists on the opposite side of the road. Ann Duwe seconded; the motion carried
unanimously.
PWC Meeting August 28, 2006
i. 14414 Liddicoat Circle (Lands of Kuppalli). The reason for pathway review is addition of a
second story; the homeowners were present. The property is located on the inside of Liddicoat
circle across from Yale Court and rises steeply up from the edge of the roadway. The PWC has
previously determined that the opposite side of Liddicoat, which is flatter, is the preferred side
for a roadside path and several segments are already in place. Courtenay Corrigan moved that
the PWC recommend an in lieu fee be collected for 14414 Liddicoat Circle because Liddicoat does
not connect to off-road pathways and the opposite side of the road is the preferred site for a
pathway. Ann Duwe seconded; the vote was 10 in favor, 1 abstention.
ii. 12060 Elise Way (Lands of Kwon). The reason for pathway review is
construction of a new residence. Elise Way is a cul-de-sac that could serve six lots. Bill Silver
moved that no on -road pathway be required at 12060 Elise Way and the Town collect an in lieu
fee because this cul -se -sac serves less than 8 properties and does not connect to an off-road path.
Anna Brunzell seconded; the vote was 10 in favor, 1 abstention.
—�
iii. 11990 Page Mill Road (Lands of Moeller). The reason for pathway
review is two -lot subdivision. The lot is at the comer of Page Mill Road and Central Drive. A
pathway exists in the right-of-way of Central Drive, which forms the southern border of the
Moeller property. Subdvision is proposed along an east -west line across the property; access to
the northern lot will be from Central via a driveway near the east border of the property. A small
stream crosses under Page Mill Road at the north west corner of the property and runs east
across the northern part of the property. Several drainage swales run near the eastern edge and
connect to this stream. Ralph Kraetsch, a family member and executor of the Moelller estate was
present and addressed the committee. He strongly prefers that a pathway be routed along Page
Mill Road rather than along the eastern property line adjacent to 27961 Central Drive. He
reported that the eastern border of the property was often wet in the winter months and that
access up to Page Mill Road in this area is very steep. The committee discussed the pros and
^ons of various path routes; it was generally agreed that one pathway through the property,
Aber along Page Mill Road or along the eastern edge is appropriate, but not pathways in both
locations. A pathway also exists in the right-of-way of Central Drive, which forms the southern
border of the Moeller property. Anna Brunzell moved that on the property at 11990 Page Mill
Road, a IIB path be required along Page Mill Road and that the path be separated from the road
by at least five feet. In the interest of privacy, no pathway is required along the property line
adjacent to 27961 Central Drive. Chris Vargas seconded; the vote was 9 in favor, 2 opposed, 1
Sstention.
iv. 11571 Buena Vista (Lands of Lizaur). The reason for pathway review is
an addition. Buena Vista is a cul-de-sac that currently serves six properties. An off-road pathway
(fire road) runs from Central Drive to Buena Vista along the western edge of the adjacent
property (11641 Buena Vista); future subdivision of this property is likely. Chris Vargas moved
that the Town request an in-road easement along Buena Vista for the purpose of providing
public access. Anna Brunzell seconded; the vote was 10 in favor, 1 abstention.
v. 25844 Springhill Drive (Lands of Askarinam). The reason for pathway
review is construction of a new residence. The property is a flag lot bordering on Foothill
Expressway. Springhill is a cul-de-sac that serves five houses. Although an informal local path
connects to Saltamontes Road, no official off-road pathways connect to Springhill. Anna Brunzell
moved that no on-road pathway be required at 25844 Springhill Drive and the Town collect an in
lieu fee from the property owners because this cul-de-sac serves only five properties and does not
have a connecting off-road path.
Sue Welch seconded and the motion passed unanimously. Chris Vargas seconded, the vote was
10 in favor, 1 abstention.
vi. 26063 Todd Lane (Lands of Klein). The reason for pathway review is
construction of a new residence. Todd Lane is a private road and a cul-de-sac that has an off-road
-athway that connects to Bullis School. The PWC previously determined that because of the
,opography the side of Todd Lane opposite 26063 is the preferred side for a roadside pathway.
Because this private road is an important connecting route, the Committee considers it
important to assure public access. Nancy Ginzton moved that because the flatter, south side of
Todd Lane is the preferred side for a roadside pathway, no in lieu fee is required of the owners of
26063 Todd Lane. The Committee requests a 10-foot easement within the road right-of-way to
assure public access to Todd Lane. Bill Silver seconded; the vote was 9 in favor, 1 opposed, 1
abstention.
vii. 13880 Cicerone Lane (Lands of Winner). The reason for pathway review
is an addition. This property is adjacent to Fremont Road and next to another property (13902
Campo Vista Lane) that is also under pathway review at this meeting (see below). A retaining
wall, a concrete staircase, and a number of mature oaks are within the road right-of-way along
the Fremont.
Because Fremont Road carries a significant amount of traffic and the existing roadside pathways
are heavily used the committee considers the roadside pathway here important. Bill Silver
moved that the Committee require a safe IIB pathway on 13880 Cicerone Lane along the border
with Fremont Road. Courtenay Corrigan seconded; the vote was 10 in favor, 1 abstention.
viii. 13902 Campo Vista Lane (Lands of Creative Center of Los Altos). The
reason for pathway review is a five-lot subdivision. Campo Vista is a narrow cul-de-sac; it is not
know if this is a private road. Anna Brunzell moved that the Committee recommend the
allowing for 13902 Campo Vista Lane: 1) a IIB path on the east side of Campo Vista Lane; 2) a
IIB path on Fremont Road to be separated from the road for safety; 3) a 10-foot easement in
Campo Vista Road right-of-way if Campo Vista is a private road. Bill Silver seconded; the vote
LEA A BRAZE 9W EERIA INC.
Awwww-& CIVIL ENGINEERS • LANO SURVEYORS
2495 Industrial Parkway West
Hayward, California 94545
(510) 987-4096
Fax (510) 887-3019
WWW.LEABRAZE.COM
ATTACHMENT II
RECEIVED
DEC 0 3 2006
November 7, 2006 TOWN OF LOS ALTOS HILLS
Pathways Committee - Town of Los Altos Hills
26379 Fremont Rd.
Los Altos Hills, CA 94022
Subject: Moeller Minor Subdivision — Page Mill and Central
Job No. 2060241
To the Committee:
As Engineer of Record for the proposed minor subdivision I wish to respectfully
request that a pathway not be proposed or constructed along Page Mill Road because,
primarily, of safety reasons.
The area is on a blind curve with, in my experience, fast-moving traffic and a
sense of "surprise" to pedestrians and presumably equestrians as traffic noise
approaches. I urge the members of the committee to walk the frontage along Page Mill
and assess the desirability of encouraging equestrian/vehicular proximity in that location.
Even if the path were to be moved away from the roadway it would become very
problematic to bring it back to the paved area at the end away form Central because of
severe grade differential.
Please contact me with any questions.
Very truly yours,
Jeffrey C. Lea
Civil Engineer
m
Copy: John Chau, Assistant Engineer
Brian Froelich, Assistant Planner
2495 Industrial Parkway West Hayward, CA 94545 — 510.887.4086 — Fax 510.887.3019