HomeMy WebLinkAboutItem 3.13.1
TOWN OF LOS ALTOS HILLS June 7, 2007
Staff Report to the Planning Commission
RE: NEGATIVE DECLARATION AND TENTATIVE MAP FOR A SIX -LOT
SUBDIVISION: LANDS OF MAD MANOR II, LLC (RUTH MORRISON),
27641 PURISSIMA ROAD. FILE #22 -06 -IS -ND -TM -GD.
FROM: Leslie Hopper, AICP, Project Planner
APPROVED BY: Debbie Pedro, AICP, Planning Director
RECOMMENDATION
That the Planning Commission:
1. Review 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. Review and 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, as well as 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, AT&T, the Environmental Design and Protection Committee, the Pathways
Committee, and the Open Space Committee; and me 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 Mad Manor Jl, LLC
June 7, 2007
Page 2 of 13
ENVIRONMENTAL REVIEW
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 June 15, 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 dedication of an open space easement along
Deer Creek including the area within the dripline of four heritage oaks in Parcel 2;
replacement at a ratio of 3:1 of the five heritage oaks that will be removed for
construction of the road; 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.
BACKGROUND—LA CRESTA SEWER PROJECT
On March 17, 2005, the City Council approved construction of the La Cresta sanitary
sewer main extension, maintenance road and bridge across Deer Creek. The bridge is
currently under construction. When completed, the project will provide sewer service to
residences west of La Cresta Drive that currently rely on septic systems and leach fields.
The new sewer line will also provide sewer service to new residences on the Morrison
property if the proposed subdivision is approved and developed. An Initial Study,
Negative Declaration and Mitigation Monitoring Program were approved for the sewer
project.
PROJECT DESCRIPTION
The applicant is requesting approval of a six -lot subdivision on 11.899 acres located on
the east side of Purissima Road. The subject property is bounded by Altamont Road to
the west and residential lots containing single-family dwellings to the north, east and
south. The existing parcel is partially developed with a residence, bam, and other
accessory structures located in proposed Parcel 1. The remainder is undeveloped except
for a sewer line extension, maintenance road and bridge that are currently under
construction. The existing driveway approach is off of Purissima Road where it
intersects with Elena Road. Access to all six parcels will be from Purissima Road. All
lots will have sanitary sewer line service and will be located in the Palo Alto Sewer
District. Water service will be provided by Purissima Hills Water District. All existing
and new power and utility lines will be placed underground. No construction is proposed
Planning Commission
Lands of Mad Manor 11, LLC
June 7, 2007
Page 3 of 13
within the waterway.
Profile of Existing Parcel
Proposed Development Table
Lot Design and Building Sites
Sheet C-2 shows conceptual site design with building footprints, driveways, and drainage
installations. This development is conceptual but shows that all lots can be developed to
meet Town standards.
At 3.848 acres, Parcel 1 is the largest of the proposed lots and is designed to
accommodate the existing residence and accessory structures. Access is provided by the
existing driveway, which runs in a northerly direction from the entrance at Purissima and
Elena Roads, and crosses Deer Creek over an existing bridge.
Parcel 2 is bounded by Purissima Road on the west, the proposed new public road on the
north, and Deer Creek on the east. The buildable area of the parcel is constrained by four
heritage oaks and the open space easement along Deer Creek, and it probably will not
accommodate a house with the maximum floor area of 6,360 sq. ft. However, the parcel
is large enough to accommodate a house with a 2,465-s.f. footprint as shown on Sheet C-
2 of the plans.
� it� p
- \ �T
Y �VIM
iAhf
Lot Design and Building Sites
Sheet C-2 shows conceptual site design with building footprints, driveways, and drainage
installations. This development is conceptual but shows that all lots can be developed to
meet Town standards.
At 3.848 acres, Parcel 1 is the largest of the proposed lots and is designed to
accommodate the existing residence and accessory structures. Access is provided by the
existing driveway, which runs in a northerly direction from the entrance at Purissima and
Elena Roads, and crosses Deer Creek over an existing bridge.
Parcel 2 is bounded by Purissima Road on the west, the proposed new public road on the
north, and Deer Creek on the east. The buildable area of the parcel is constrained by four
heritage oaks and the open space easement along Deer Creek, and it probably will not
accommodate a house with the maximum floor area of 6,360 sq. ft. However, the parcel
is large enough to accommodate a house with a 2,465-s.f. footprint as shown on Sheet C-
2 of the plans.
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 4 of 13
Parcels 3, 4, 5 and 6 are east of Deer Creek and are accessed by the proposed new public
road, Morrison Way. Located in the steepest portion of the property, Parcels 5 and 6
have average slopes of 25.5% and 24.5% respectively.
Utilities
Water supply will be provided by Purissima Hills Water District. All parcels are to be
connected to the La Cresta sewer main that is currently under construction. PG&E will
provide gas and electric services underground, and AT&T will provide telephone service.
Access
Access to the project site is provided by an existing driveway entrance off Purissima
Road. The existing driveway and bridge over Deer Creek will remain, continuing to
provide access to Parcel 1. The existing driveway entrance will be improved as part of a
new public road called Morrison Way, which will provide access to Parcels 2 through 6.
The road will cross Deer Creek via a previously approved bridge that is currently under
construction as part of the La Cresta sewer project. A 60 -ft. right-of-way will be
dedicated for the road, and the paving will be 24 ft. wide with a cul de sac at the eastern
end. Beyond the cul de sac, a private access easement will provide access to Parcels 5
and 6. The private access easement drops from 35 -ft. in width to 25 -ft. once it clears the
driveway for Parcel 5. A public utility easement in the same location as the private
access easement will allow access to the sewer line for maintenance.
Fire Department Review
The Santa Clara County Fire Department has reviewed the plans and approved the
proposed access and firetruck turnaround in the cul de sac. The 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.
Geotechnical Review
Cotton, Shires and Associates have reviewed the proposed Tentative Map as well as the
soils report by BAGG dated May 17, 2006 and a supplemental letter dated March 12,
2007. 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. They pointed out that significant grading may be required to
construct the proposed roadway on the east side of the creek. They also noted that Parcel
2 has potential liquefaction hazard constraints that need to be addressed when plans for
site development are submitted for review. They recommend approval of the Tentative
Map with requirements for additional investigation related to future roadway construction
and residential development. (Condition #1)
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 5 of 13
Drainaee
The Conceptual Development Plan shows a storm drain retention system to capture water
runoff from the proposed development on each parcel. The Town Engineer is requiring a
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 (Condition # 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 April 10,
2007 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 (Attachment 6).
The issues discussed at the Subdivision Committee meeting (including staff response) are
as follow:
1. As shown in the proposed Tentative Map, the open space easement along Deer Creek
should include the area within the driplines of the heritage oak trees on Parcel 2.
Previously staff had worked with the applicants to determine the extent of the open
space easement and ensure that the heritage oaks were protected. (Condition #21)
2. Stormwater tends to pool at the driveway entrance on Purissima Road, and drainage
and flooding problems should be addressed. In response, a condition of approval has
been added to require improvement plans to include installation of a drainage system
to collect storm water and carry it to the swale that feeds into Deer Creek. Any
permits required by the State Department of Fish and Game and the Santa Clara
Valley Water District shall be obtained. (Condition #11)
3. The water reservoir and gravity flow irrigation lines on Parcels 5 and 6 should be
removed. If desired, they can be replaced on Parcel 1 with a new pressurized system
for irrigation water. Staff included a condition of approval to ensure removal of the
existing water reservoir and irrigation lines. (Condition #14)
4. It was suggested that a street name other than "Mad Manor Way' be proposed. Staff
worked with the applicant to find an alternative ("Morrison Way").
Planning Commission
Lands of Mad Manor Il, LLC
June 7, 2007
Page 6 of 13
Environmental Desitin Committee
The committee recorded comments regarding preservation of the heritage oak trees on
Parcel 2 and requested that the open space easement be extended to include the area
within the dripline of the trees as shown on the Tentative Map. (Condition #21)
Pathway Committee
The Pathway Committee recommends the construction of a 5 -ft. wide II -B path within
the public right-of-way along Morrison Way and along the pathway easement to the
eastern edge of the property. As requested by the committee, the easement runs north
and south along the eastern property line in order to provide flexibility in connecting to
other pathway segments. A pathway easement is not needed in the public right-of-way.
(Condition #9)
Open Space Committee
The Open Space Committee recommended that the open space easement along Deer
Creek be extended to include the area within the dripline of the heritage oak trees on
Parcel 2 as shown on the Tentative Map. (Condition #21) The committee also
recommended that drainage improvements be allowed in the open space easement. (A
storm drain easement will be dedicated in the same location as the open space easement
to ensure that drainage improvements can be made as needed.)
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.
Therefore, the Planning Commission should recommend that the City Council adopt the
Negative Declaration and Mitigation Monitoring Program and approve the Tentative
Map.
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 7 of 13
ATTACHMENTS
1. Recommended Conditions of Approval
2. Recommended Findings for Subdivision Approval
3. Initial Study and Mitigated Negative Declaration
4. Santa Clara County Fire Department comments, February 21, 2007
S. Cotton, Shires and Associates report March 5, 2007
6. Subdivision Committee hearing fact sheet, April 10, 2007
7. Subdivision Committee hearing report, April 10, 2007
S. Environmental Design Committee comments, March 27, 2007
9. Pathways Committee minutes, February 26, 2007
10. Open Space Committee comments, September 12, 2006
11. Tentative Map plans
Cc: Ruth Morrison
Mad Manor II, LLC
27641 Purissima Road
Los Altos Hills, CA 94022
Bruce Askari
Planning Commission
Lands of Mad Manor 11, LLC
June 7, 2007
Page 8 of 13
ATTACHMENT
RECOMMENDED CONDITIONS FOR THE SIX -LOT
SUBDIVISION OF AN 11.899 -ACRE PARCEL
LANDS OF MAD MANOR II, LLC (RUTH MORRISON)
27641 PURISSIMA ROAD
FILE 422 -06 -IS -ND -TM -GD.
This project is also subject to the Mitigation Measures included in the attached
Initial Study and Negative Declaration.
GEOTECHNICAL/EARTHWORK
1. Subdivision Improvement Plans—Detailed grading plans for roadway
construction and other subdivision -level improvements shall be prepared.
Proposed improvement plans shall be evaluated by the Project Geotechnical
Consultant and formally approved from a geotechnical perspective prior to
document submittal to the Town. Improvement plans shall be evaluated and
approved by the Town Engineer and Town Geotechnical Consultant prior to
issuance of permits for initiation of subdivision -level improvement construction.
2. Residential Development Permits – Individual permits for development of each
lot shall be supported by a lot -specific geotechnical investigation and geotechnical
design criteria that considers the intended site development plan. Parcel 2 has
potential liquefaction hazard constraints (documented from previous May 2006
geotechnical investigation) that shall be fully considered in the development of
construction plans for this lot. Intended site development plans and supporting
geotechnical investigations for individual parcels shall be submitted to the Town
for review by the Town Engineer and Town Geotechnical Consultant prior to
approval of specific individual development plans.
LAND AND EASEMENT DEDICATION
3. 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: SBC 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.
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 9 of 13
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.
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. All required drainage improvements shall be constructed or bonded for
prior to approval and recordation of the Final Map, and dedication of storm drain
easements shall be completed in conjunction with approval of the Final Map.
6. All six 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 approval and
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 approval and recordation
of the Final Map.
7. 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. All six lots within the subdivision shall be connected to the public sanitary sewer
system. An encroachment permit must be obtained from the 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.
Planning Commission
Lands of Mad Manor 11, LLC
June 7, 2007
Page 10 of 13
9. A Type IIB pathway shall be constructed along Morrison Way and along the
pathway easement to the eastern property line. The path shall be separated from
the edge of pavement by at least five feet and shall meander around trees and
power poles as necessary. Improvements shall be bonded for or constructed to the
satisfaction of the City Engineer prior to approval and 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 Purissima Road; storage of construction
materials; placement of sanitary facilities; parking for construction 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.
11. Improvement plans for the subdivision shall be submitted for review and approval
by the Town Engineer. The improvement plans shall include drainage
improvements at the intersection of Morrison Way and Purissima Road to address
flooding and ponding problems. The applicant shall obtain all necessary permits
from the Department of Fish and Game and the Santa Clara Valley Water District
prior to commencement of improvement work.
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 and capped in accordance with the SCV WD standards.
14. All existing structures located within the building setback lines, including the
water reservoir and gravity flow irrigation lines on Parcels 5 and 6, shall be
removed prior to approval and recordation of the Final Map.
PLANNING AND ZONING
15. Payment of storm drainage fees, park and recreation dedication fees, and all other
applicable fees shall be required prior to approval and 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.
Planning Commission
Lands of Mad Manor 11, LLC
June 7, 2007
Page 11 of 13
16. 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.
17. 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 greatest extent feasible. Any proposed removal of heritage trees is subject to
public hearing.
18. 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.
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.
19. Addresses for the new parcels shall be assigned and approved by the Town as
required by the Santa Clara County Fire Department and in accordance with
Town policies.
20. 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.
21. The property owner shall grant an open space easement to the Town that includes
the area within the dripline of the heritage oak trees on Parcel 2 as shown on the
Tentative Map page C-1. No structures, grading or fill shall be permitted in the
open space easement. 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 approval and recordation of the Final Map.
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 12 of 13
22. Prior to approval and recordation of the Final Map, the applicant shall file with
the State Water Resources Control Board 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.
23. The applicant shall prepare, implement, and maintain a Stormwater Pollution
Prevention Plan and provide measures to minimize or eliminate pollutant
discharges from construction activities, the puking areas, and landscaping areas
after construction.
24. 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 approval and
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.
25. 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,
providing an emergency vehicle turnaround, placement of property address signs
that are clearly visible from Purissima Road, and providing an approved access
system if the lots are fenced and gated.
Planning Commission
Lands of Mad Manor II, LLC
June 7, 2007
Page 13 of 13
ATTACHMENT
FINDINGS FOR APPROVAL OF THE
SUBDIVISION OF 11.899 ACRES INTO SIX LOTS
LANDS OF MAD MANOR II, LLC (RUTH MORRISON)
27641 PURISSIMA ROAD
FILE #22 -06 -IS -ND -TM -GD.
I. The subdivision as proposed would create six lots ranging in size from 1.174 to
3.846 acres. 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 six 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 Purissima Road (an existing
public road) and a new public road called "Morrison Way." 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 six
parcels will require connection of each parcel to the La Cresta sewer extension,
which has already been approved and is under construction.
4. All six lots proposed on the Tentative Map we physically suitable for future
residential 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.
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.
ATTACHMENT3
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
WITIAL 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 that focuses on the areas of
concern identified by this initial study.
1. Project Title:
Lands of Mad Manor 11, LLC (Ruth Morrison) -6 Lots
(422 -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, Planning Director (650) 941-7222
Initial Study prepared by:
Leslie Hopper, Project Planner
4. Project Location:
27641 Purissima Road (APN 175-43-035)
5. Project Sponsor's Name and Address:
Bruce Askari
6. General Plan Designation:
Residential (leery Low to Low Density)
7. Zoning:
R -A (residential - agricultural)
8. Description of Project:
Proposed six -lot subdivision of 11.899 acres gross
including Parcel I at 3.848 acres; Parcel 2 at 1.171 acres;
Parcel 3 at 1.229 acres; Parcel 4 at 1.550 acres; Parcel 5
at 1.612 acres; and Parcel 6 at 1.535 acres. The existing
parcel is partially developed with a residence, barn, and
other accessory structures located in proposed Parcel 1.
The remainder is undeveloped except for a sewer line
9. Surrounding Land Uses and Setting:
extension, maintenance road and bridge that are currently
under construction. The existing driveway approach is off
of Purissima Road where it intersects with Elena Road.
Access to all six parcels will be from Purissima Road. All
lots will have sanitary sewer line service and will be
located in the Palo Alto Sewer District. Water service will
be provided by Purissima Hills Water District. All existing
and new power and utility lines will be placed
underground. No construction is proposed within the
waterway.
The project is located on the east side of Purissima Road.
The subject parcel is bounded by Purissima Road to the
west, and residential lots with single-family dwellings to
the north, east and south. The proposed new subdivision
site consists primarily of open land with an average slope
of 20%. Deer Creek runs through the west portion of the
property, roughly parallel to Purissima Road. There are
heritage oak trees and redwoods along the creek, and oak
trees are also scattered on the upper slopes of the property.
The surrounding land use is single-family residential with a
minimum lot size of 1 acre.
to. Other public agencies whose approval is required: Santa Clara County Fire Department
ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
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
Biological Resources
ElPublic Services
LJ Utilities / Service Systems
LJAgriculture
Hazards & Hazardous
Z
Materials
L3Mineral
Resources
ElPublic Services
LJ Utilities / Service Systems
LJAgriculture
Resources
Z
Cultural Resources
L]
Hydrology /Water Quality
0 Noise
L3
Air Quality
Z
Geology/Soils
L]
Land Use / Planning
J
Population/Housing
LlRecreation J TransportationITTaffic
0 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 case 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 to 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
Ll
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: Date:
Debbie Pedro, Planning Director
3
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Mitigation
InCXparatlell
I. AESTHETICS -- Would the project:
❑
❑
❑
a) Have a substantial adverse effect on a scenic vista?
❑
❑
F,71
❑
b) Substantially damage scenic resources, including, but not limited to, trees,
❑
❑
❑
rock outcroppings, and historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character or quality of the site and
❑
❑
❑
its surroundings?
d) Create a new source of substantial light or glare which would adversely
❑
❑
z
❑
affect day or nighttime views in the area?
❑
❑
❑
0
U. 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:
❑
❑
❑
0
a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide
❑
❑
❑
Importance (Farmland), as shown on the maps prepared pursuant to the
❑
❑
❑
Farmland Mapping and Monitoring Program of the California Resources
Agency, to non-agricultural use?
b) Conflict with existing zoning for agricultural use, or a Williamson Act
❑
❑
❑
contract?
❑
❑
❑
c) Involve other changes in the existing environment which, due to their
❑
❑
❑
0
location or nature, could result in conversion of Farmland, to non-agricultural
use?
IH. 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 substantially to an existing or
❑
❑
❑
0
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 federal or
state ambient air quality standard (including releasing emissions which
exceed quantitative thresholds for ozone precursors)?
d) Expose sensitive receptors to substantial pollutant concentrations?
❑
❑
❑
e) Create objectionable odors affecting a substantial number of people?
❑
❑
❑
4
V. CULTURAL RESOURCES -- Would the project
a) Cause a substantial adverse change in the significance of a historical
Potentially Less Than Less Than No Impact
❑
Significant Significant Significant
Impact with Impact
Mitigation
Incorporation
b) Cause a substantial adverse change in the significance of an
❑
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 species 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 identified in local or regional plans, policies, regulations
unique geologic feature?
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 an,
❑
marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological
cemeteries?
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 Conservation Plan, or other approved local, regional, or
state habitat conservation plan?
g) Adversely affect previously established mitigation site(s) for other
❑ ❑ ❑ 0
projects?
V. CULTURAL RESOURCES -- Would the project
a) Cause a substantial adverse change in the significance of a historical
❑
❑
❑
resource as defined in ' 15064.59
b) Cause a substantial adverse change in the significance of an
❑
❑
❑
archaeological resource pursuant to 1 15064.5?
c) Directly or indirectly destroy a unique paleontological resource or site or
❑
❑
❑
Q
unique geologic feature?
d) Disturb any human remains, including those interred outside of formal
❑
❑
❑
cemeteries?
VI. GEOLOGY AND SOILS — Would the project:
a) Expose people or structures to potential substantial adverse effects,
S
VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the
Potentially
Less Than
Less Than
No Impact
iii) Seismic -related ground failure, including liquefaction?
Significant
Significant
Significant
0
iv)Landslides?
Impact
with
impact
2
b) Result in substantial soil erosion or the loss of topsoil?
❑
Mitigation
❑
c) Be located on a geologic unit or soil that is unstable, or that would become
❑
Inwrporation
❑
unstable as a result of the project, and potentially result in on or off-site
❑
❑
❑
Q
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 State 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?
❑
0
❑
❑
VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the
iii) Seismic -related ground failure, including liquefaction?
❑
❑
❑
0
iv)Landslides?
❑
❑
❑
2
b) Result in substantial soil erosion or the loss of topsoil?
❑
❑
❑
c) Be located on a geologic unit or soil that is unstable, or that would become
❑
❑
❑
unstable as a result of the project, and potentially result in on or off-site
❑
❑
❑
Q
landslide, lateral spreading, subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-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 wastewater disposal systems where sewers are not available for
❑
❑
❑
the disposal of wastewater?
VII. HAZARDS AND HAZARDOUS MATERIALS -- Would the
project:
a) Create a significant hazard to the public or the environment through the
Ll
❑
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?
c) Emit hazardous emissions or handle hazardous or acutely hazardous
❑
❑
❑
materials, substances, or waste within one-quarter mile of an existing or
proposed school?
d) Be located on a site which is included on a list of hazardous materials sites
❑
❑
❑
compiled pursuant to Government Code Section 65962.5 and, as a result,
would it create a significant hazard to the public or the environment?
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 airstrip, would the project
❑
❑
❑
result in a safety hazard for people residing or working in the project area?
Potentially Less Than Less Than No Impact
Significant Significant Significant
Impact with Impact
Mitigation
Incorporation
g) Impair implementation of or physically interfere with an adopted ❑ LJ ❑ 0
emergency response plan or emergency evacuation plan?
h) Expose people or structures to a significant risk of loss, injury or death ❑ U J
involving wildly ad fres, including where wildlands are adjacent to urbanized
areas or when residences are intermixed with wildlands?
VIII. HYDROLOGY AND WATER QUALITY -- Would the project
a) Violate any water quality standards or waste discharge requirements?
❑
Li
L3
0
b) Substantially deplete groundwater supplies or interfere substantially with
Ll
❑
Ll
z
groundwater recharge such that there would be a net deficit in aquifer volume
or a lowering of the local groundwater table 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 pattern of the site or area,
U
O'
Ll
including through the alteration of the course of a stream or river, in a
manner which 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 increase the rate or amount of surface runoff in a mower which
would result in flooding on- or off-site?
e) Create or contribute runoff water which would exceed the capacity of
Ll
LJ
existing or planned stormwater drainage systems or provide substantial
additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
L3
❑
❑
R1
g) Place housing within a 100 -year flood hazard area as mapped on a federal
Ll
❑
Ll
0
Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map?
h) Place within a 100 -year flood hazard area structures which would impede
Ll
Ll
Ll
z
or redirect flood flows?
i) Expose people or structures to a significant risk of loss, injury or death
LJ
involving flooding, including flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or mudflow?
LJ
LJ
❑
0
DL LAND USE AND PLANNING - Would the project:
a) Physically divide an established community?
LJ
U
LJ
W
7
Potentially
Less Than Less Than No Impact
Significant
Significant Significant
Impact
with Impact
general plan, specific plan, local coastal program, or Zoning ordinance)
Mitigation
Incorporation
b) Conflict with any applicable land use plan, policy, or regulation of an
Ll ❑
0
agency withjurisdiction 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
U U
U
community conservation plan?
X. MINERAL RESOURCES — Would the project:
a) Result in the loss 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
L 0
recovery site delineated on a local general plan, specific plan or other land
use plan?
XI. NOISE -- Would the project result in:
a) Exposure of persons to or generation of noise levels in excess of standards
L3 L]
L
established in the local general plan or noise ordinance, or applicable
standards of other agencies?
b) Exposure of persons to or generation of excessive groundborne vibration
U
or groundbome noise levels?
c) A substantial permanent increase in ambient noise levels in the project
L3 ❑
❑
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
0 ❑
U
has not been adopted, within two miles of a public airport or public use
airport, would the project expose people residing or working in the project
area to excessive noise levels?
t) For a project within the vicinity of a private airstrip, would the project
LJ ❑
Z
expose people residing or working in the project area to excessive noise
levels?
XH. POPULATION AND HOUSING — Would the project:
a) Induce substantial population growth in an area, either directly (for Ll L3 ❑
example, by proposing new homes 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 housing elsewhere?
9
Potentially
Less Than Less Than No Impact
Significant
Significant Significant
Impact
with Impact
Mitigation
Incorporation
c) Displace substantial numbers of people, necessitating the construction of
El
L3
L
D
replacement housing elsewhere?
XIII. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts
associated with the provision of new or physically altered governmental
L3
❑
❑
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
❑
U
❑
performance objectives for any of the public services:
Fire protection?
❑
❑
U
0
Police protection?
❑
❑
❑
0
Schools?
Ll
❑
0
Ll
Parks?
Li
0
z
L)
Other public facilities?
Ll
Ll
Ll
0
XIV. RECREATION
a) Would the project increase the use of existing neighborhood and regional El Ll Ll 0
parks or other recreational 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 J LJ J R1
or expansion of recreational facilities which might have an adverse physical
effect on the environment?
XV. TRANSPORTATION/TRAFFIC -- Would the project
a) Cause an increase in traffic which is substantial in relation to the existing
Ll
❑
R1
D
traffic load and capacity of the street system (i.e., result in a substantial
increase in either the number of vehicle trips, the volume to capacity ratio
on roads, or congestion at intersections)?
b) Exceed, either individually or cumulatively, a level of service standard
L3
❑
❑
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
❑
U
❑
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
Li
L]
U
0
or dangerous intersections) or incompatible uses (e.g., farm equipment)?
e) Result in inadequate emergency access?
9
Potentially
Less Than
Less Than
No Impact
Significant
Significant
Significant
❑ ❑
Impact
with
Impact
cause significant environmental effects?
Mitigation
c) Require or result in the construction of new storm water drainage facilities
❑ ❑
Incorppmnon
or expansion of existing facilities, the construction of which could cause
significant environmental effects?
❑
❑
❑
0
f) Result in inadequate parking capacity? ❑
❑
❑
z
g) Conflict with adopted policies, plans, or programs supporting alternative ❑ ❑ ❑ z
transportation (e.g., bus turnouts, bicycle racks)?
XVI. UTILITIES AND SERVICE SYSTEMS - Would the project:
a) Exceed wastewater treatment requirements of the applicable Regional
❑ ❑
❑ z
Water Quality Control Board?
b) Require or result in the construction of new water or wastewater treatment
❑ ❑
❑ z
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
❑ ❑
❑ 2
or expansion of existing facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve 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 project that it has adequate capacity to serve the
project' s projected demand in addition to the provider' s existing
commitments?
f) Be served by a landfill with sufficient permitted capacity to accommodate
❑ ❑
❑ z
the project, s solid waste disposal needs?
g) Comply with federal, state, and local statutes and regulations related to
❑ ❑
❑ z
solid waste?
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-sustaining levels,
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 we individually limited, but
❑ ❑
❑ z
cumulatively considerable? ("Cumulatively considerable' means that the
incremental effects of a project are considerable when viewed in connection
with the effects of past projects, the effects of other current projects, and the
effects of probable future projects)?
c) Does the project have environmental effects which will cause substantial
❑ ❑
❑ 0
adverse effects on human beings, either directly or indirectly?
10
Potentially
Less Than Less Than No Impact
Significant
Significant Significant
Impact
with Impact
Mitigation
Incmporattan
Sources: Los Altos Hills General Plan
Los Altos Hills Municipal Code
La Cresta Sewer Access Biological Resources Initial Study by Live Oak Associates, Inc. (June 2004)
La Cresta Sewer and Access Road Final Initial Study/Mitigated Negative Declaration prepared by MHA
Environmental Consulting Inc. (March 17, 2005)
Geotechnical Engineering Investigation by Bay Area Geotechnical Group (May 17, 2006)
Geotechnical Peer Review Letter from Cotton, Shires & Associates (June 29, 2006)
I. AESTHETICS
b) Substantially damage scenic resources, including, but not limited to, trees, rock
outcroppings, and historic buildings within a state scenic highway?
The project is located in the Town of Los Altos Hills east of Interstate 280. Deer Creek runs
through the western portion of the property, roughly parallel to Purissima Road and I-280.
Major habitats on the site include riparian woodland with heritage oak trees along Deer Creek
and non-native grassland mixed with oak woodland through the remainder of the parcel. The
majority of the surrounding area is open space with an existing residence, accessory
structures, and a remnant orchard.
Consistent with the General Plan, the applicant will be required to dedicate an open space
easement along Deer Creek and its tributary. The open space easement has been expanded to
the dripline of the four heritage oak trees along the west bank of the creek in order to protect
the trees. As shown on the Conceptual Development Plan, the driveways and footprints of
new residences have been designed to minimize removal of oak trees. Construction of the
road will result in the removal of five heritage oaks. Replacement planting at a ratio of 3:1 is
required along with a multi-year bond to ensure the planted trees are maintained and cued
for. Mitigation Measures I and 2 will ensure less than significant impacts to the trees:
Mitigation Measure 1: Prior to recordation of the Final Map, the applicant shall be required
to dedicate an open space easement along Deer Creek and its tributary. The easement shall
extend beyond the top of bank to include the dripline of four heritage oaks on the west bank
of the creek and steep slopes on the east side of the creek as shown on the Tentative Map.
Under the terms of the open space easement agreement, the property owner shall leave the
area in a natural, undisturbed condition. No development will be allowed, with the exception
of drainage improvements needed to control stomtwater runoff and flooding.
Mitigation Measure 2. The applicant shall comply with the Town's tree ordinance
including consulting with Town representatives and following replacement
recommendations. Replacement of any heritage oak trees removed shall be at a ratio of 3:1
(15 -gallon size) and of the same species as removed trees, unless otherwise approved by the
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
Planning Director
c.) Substantially degrade the existing visual character or quality of the site and its
surroundings?
Aesthetic impacts are expected to be minimal when new residences are built on the new
parcels. At the time of any proposed development, a site development hearing will be
required in order to evaluate aesthetic impacts such as grading, fencing, tree preservation,
landscaping and general design. Fencing of all significant trees to remain will be required to
protect trees during grading and construction.
Mitigation Measures 3, 4 and 5 ensure that the visual character of the site will not be
significantly impacted:
Mitigation Measure 3: All structures must be setback at least 40 feet from the front
property line parallel to Purissima Road.
Mitigation Measure 4. The applicant shall submit a landscape screening plan for any new
residences proposed and approved on the property.
Mitigation Measure 5. 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.
IV. BIOLOGICAL RESOURCES
b) Have a substantial adverse effect on any riparian habitat or other sensitive natural
community identified in local or regional plans, policies, regulations or by the
California Department of Fish and Game or US Fish and Wildlife Service?
The General Plan requires the protection of creeks and riparian habitat through the dedication
of open space easements. Mitigation Measure 1 (see above) ensures that no development will
occur within the creek corridor and the riparian habitat will remain undisturbed.
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?
Movement of wildlife such as deer, fox, and smaller mammals occurs primarily along creeks
and riparian corridors, which will be protected through dedication of an open space easement.
In addition, Mitigation Measure 6 will ensure that the movement of wildlife along the creek
corridor will remain unobstructed:
12
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
Mitigation Measure 6. Under the Town's Municipal Code, no fencing will be allowed to
obstruct the movement of wildlife within the open space easement along Deer Creek.
V. CULTURAL RESOURCES
b.) Would the project cause a substantial adverse change in the significance of an
archaeological resource pursuant to 15064.5?
No archaeological resources should be affected by the project. However, if any artifacts or
human remains are discovered during any future grading or construction onsite, Mitigation
Measure 7 will ensure that archeological resources me not impacted:
Mitigation Measure 7. If any archaeological artifacts or human remains are discovered
during grading or construction, work within 50 feet 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 we found, the County Coroner shall be contacted immediately.
VI. GEOLOGY AND SOILS
a.ii.)Would the project expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving strong seismic ground shaking?
Based on the May 17, 2006 geotechnical engineering investigation for the project prepared by
BAAG, active earthquake faults have not been recognized within the immediate site area.
However, the San Francisco Bay Area is known to be a seismically active region, and the
proposed site is subject to possible liquefaction along the creek corridor, potential sloughing
of creek banks, and anticipated seismic ground shaking. To mitigate this potential impact, a
supplemental geotechnical investigation report is required by Mitigation Measure 8 for
review and approval by the Town's geotechnical consultant at the time of site development
for the new residences with emphasis on foundation and other structural designs.
Mitigation Measure 8. Supplemental geotechnical investigation reports shall be submitted
for review and approval by the Town's geotechnical 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.
13
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
VIL HAZARDS AND HAZARDOUS MATERIALS
h) Expose people or structures to a significant risk of loss, injury or death involving
wildland fires, including where wildlands are adjacent to urbanized areas or where
residences are intermixed with wildlands?
Wildland fire is a concern due to steep terrain with dry vegetation. The project has the potential to
spark wildland fires if precautionary measures are not taken during construction. Some of the
upper hillside to the east of the creek includes non-native grasses among the oak woodlot that
could pose afire hazard during the dry summer months when construction would likely occur.
Implementation of the following mitigation measures would reduce impacts to less than significant
levels during construction:
Mitigation Measure 9. Construction vehicles shall be equipped with appropriate fire
combatant equipment at all times.
Mitigation Measure 10. During construction, smoking shall not be allowed outside of
designated areas, which include anywhere with dry grass underfoot.
When residences are proposed and approved on the new lots, Mitigation Measure 11 will ensure
that risk of damage due to wildland fires is reduced to less than significant levels:
Mitigation Measure 11. At such time as development on the new parcels is proposed,
public fire hydrant location and adequacy shall be determined by the Santa Clara County Fire
Department and Purissima Hills Water District. Hydrant spacing shall not exceed 500 feet,
with a minimum single flow of 1,000 GPM at 20 psi, residual. Alternatively, a sprinklered
building may be proposed subject to Fire Department approval.
VIII. HYDROLOGY AND WATER QUALITY
c.) Would the project substantially alter the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner which
would result in substantial erosion or siltation on or off-site?
d.) Would the project 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
increase the rate or amount of surface runoff in a manner which would result in
flooding on- or off-site?
e.) Would the project create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional
sources of polluted runoff?
14
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
No construction is proposed at this time, other than grading and construction of the road. The
Town Engineer will require a drainage improvement plan to be submitted prior to construction
of the road and any future site development. Drainage improvements must be designed to
mitigate drainage impacts based on 100 -year storm flow calculations. Erosion control will be
required during construction and as permanent landscaping features. Mitigation Measures 12
and 13 will ensure that any impacts will be mitigated to a less than significant level:
Mitigation Measure 12. At such time as development on the new parcels is proposed, the
applicant shall submit a detailed drainage improvement plan for review and approval by the
Engineering Department. The drainage improvements must be designed to mitigate drainage
impacts based on 100 -year storm flow calculations. Peak discharge shall not exceed the
existing pre -development peak discharge value of the property. Detention storage must be
incorporated into the project to reduce the predicted peak discharge to the pre -development
value.
Mitigation Measure 13. At such time as development on the new parcels is proposed, the
applicant shall submit an erosion and sediment control plan for review and approval by the
Engineering Department. The contractor and the property owner shall comply with all
appropriate requirements of the Town's NPDES permit relative to grading and
erosiontsediment control. The first 100 feet of the driveway shall be rocked during
construction and all cut and fill slopes shall be protected from erosion. All areas on the site
that have the native soil disturbed shall be protected for erosion control during the rainy
season and shall be replanted prior to final inspection.
XI. NOISE
d.) Would the project result in a substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing without the project? _
No significant noise impacts me anticipated. Grading and construction of the road will result
in temporary, short-term increases in noise levels that may periodically exceed 60dB(A) but
will be held to less than significant levels by adherence to Mitigation Measure 14:
Mitigation Measure 14: Grading and construction of the road and any other site
development proposed and approved in the future shall be subject to the Town's construction
hours.
Once development is complete, a minimal increase in the existing noise level that is typical
of residential uses will occur.
15
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
XIII. PUBLIC SERVICES
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?
There is an existing residence on one of the six parcels; there will be a net increase of five
new residences when the project is built out At the time that development of the new parcels
occurs, the following impacts can be anticipated:
Fire Protection -Additional services will be required for five new units within the service
area of the Santa Clara County Fire District; a less than significant impact.
Schools -The proposed new dwelling units will probably generate between 5-10 school age
children based on average family size in Los Altos Hills; a less than significant impact.
Impacts will be mitigated by payment of school fees prior to issuance of a building permit for
new residences.
Parks -The proposal will result in a population increase of 15-20 people that would not place
significant demands on the park system. Impacts will be mitigated by payment of parks and
recreation fees prior to recordation of the Final Map.
XV. TRANSPORTATION/TRAFFIC
a.) Would the project 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
increase in either the number of vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
When future site development of the new parcels occurs, the five new dwellings will generate
an additional 50-60 vehicle trips per day. The increase in traffic is not anticipated to create
traffic congestion on existing local roadways.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
c) Does the project have environmental effects which will cause substantial adverse effects
on human beings, either directly or indirectly?
Although the project may have potentially significant impacts on the environment, the
mitigation measures included in this document will ensure that no significant impacts will
occur.
16
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNIFICANT EFFECTS
I. Prior to recordation of the Final Map, the applicant shall be required to dedicate an open
space easement along Deer Creek and its tributary. The easement shall extend beyond the top
of bank to include the dripline of heritage oaks on the west bank of the creek and steep slopes
on the east side of the creek as shown on the Tentative Map. Under the terms of the open
space easement agreement, the property owner shall leave the area in a natural, undisturbed
condition. No development will be allowed, with the exception of drainage improvements
needed to control stormwater runoff and flooding.
2. The applicant shall comply with the Town's tree ordinance including consulting with Town
representatives and following replacement recommendations. Replacement of any heritage
oak trees that we removed shall be at a ratio of 3:1 (15 -gallon size) and of the same species as
removed trees, unless otherwise approved by the Planning Director.
3. All structures shall be setback at least 40 feet from the front property line parallel to
Purissima Road.
4. The applicant shall submit a landscape screening plan for any new residences proposed and
approved on the property.
5. 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.
6. Under the Town's Municipal Code, no fencing will be allowed to obstruct the movement of
wildlife within the open space easement along Deer Creek.
7. If any archaeological artifacts or human remains are discovered during grading or
construction, work within 50 feet 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.
8. Supplemental geotechnical investigation reports shall be submitted for review and approval
by the Town's geotechnical 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.
17
DISCUSSION OF ENVIRONMENTAL EVALUATION
(Explanation of responses)
9. Construction vehicles shall be equipped with appropriate fire combatant equipment at all
times.
10. During construction, smoking shall not be allowed outside of designated areas, which include
anywhere with dry grass underfoot.
11. At such time as development on the new parcels is proposed, public fire hydrant location and
adequacy shall be determined by the Santa Clara County Fire Department and Purissima Hills
Water District. Hydrant spacing shall not exceed 500 feet, with a minimum single flow of
1,000 GPM at 20 psi, residual. Alternatively, a sprinklered building may be proposed subject
to Fire Department approval.
12. At such time as development on the new parcels is proposed, the applicant shall submit a
detailed drainage improvement plan for review and approval by the Engineering Department.
The drainage improvements must be designed to mitigate drainage impacts based on 100 -year
stomr flow calculations. Peak discharge shall not exceed the existing pre -development peak
discharge value of the property. Detention storage most be incorporated into the project to
reduce the predicted peak discharge to the pre -development value.
13. At such time as development on the new parcels is proposed, the applicant shall submit an
erosion and sediment control plan for review and approval by the Engineering Department.
The contractor and the property owner shall comply with all appropriate requirements of the
Town's NPDES permit relative to grading and erosion/sediment control. The fust 100 feet of
the driveway shall be rocked during construction and all cut and fill slopes shall be protected
from erosion. All areas on the site that have the native soil disturbed shall be protected for
erosion control during the rainy season and shall be replanted prior to final inspection.
14. Grading and construction of the road and any other site development proposed and approved
in the future shall be subject to the Town's construction hours.
is
MITIGATION MONITORING PROGRAM
13. Erosion & Sediment Engineering Site Development Review
Control Plan
14. Construction Hours Building & During Construction
Engineering
19
Responsible
Must Be
Mitigation Measure
Department
Completed By: Done
1.
Dedication of Open
Planning
Recordation of Final Map
Space Easement
2.
Replacement of
Planning
Recordation of Final Map &
Heritage Oaks
Site Development Review
3.
40 -foot Front Setback
Planning
Site Development Review
4.
Landscape Screening
Planning
Site Development Review
5.
Protective Tree Fencing
Planning
Prior to Grading for Road
& Future Development
6.
Fencing
Planning
Site Development Review
7.
Archaeological Findings
Planning
During Construction
8.
Geotechnical Reports
Engineering
Site Development Review
(Supplemental)
Town Geologist
9.
Fire Equipment on
Building &
During Construction
Construction Vehicles
Engineering
10.
Smoking Areas
Building &
During Construction
Engineering
11.
Fire Hazard
Fire Department
Site Development Review
Reduction Facilities
12.
Drainage Improvement Plan
Engineering
Site Development Review
13. Erosion & Sediment Engineering Site Development Review
Control Plan
14. Construction Hours Building & During Construction
Engineering
19
FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 3784010 • (408) 378-9342 ((ax) • www.sccfd.org
DEVELOPMENT REVIEW COMMENTS
COOEGEL. I SHEET
UFC
902.2.4.1
UPC
902.2.2.4
UFC
902.2.2.5
NO.I REQUIREMENT
ATTACH ._.�.w �-
Inurwnonelly AcaN�ted
PL RENEW NUMBER 67 0416
SLOG PERNn NUMBER
MLENUMSER 22 -06 -TM
r of tentative parcel map for a proposed 6 lot subdivision and new railcar
and driveway.
ions from review 03-1147 are still in effect.
review is ONLY for 6 Lot pacel subdivision.
Review of this Developmental proposal is limited to acceptability of site access and
water supply as they pertain to fire department operations, and shall not be
construed as a substitute for formal plan review to detern-ne compliance with
adopted model codes. Prior to performing any work the applicant shall make
application to, and receive from, the Building Department all applicable
construction permits.
Fire Apparatus (Engine) Access Roads Required: Provide access roadways with a
paved all weather surface, a minimum unobstructed width of 20 feet, vertical
clearance of 13 feet 6 inches, minimum circulating fuming radius of 36 feet outside
and 23 feet inside, and a maximum slope of 15%. Installations shall conform with
Fire Department Standard Details and Specifications sheet A-1. UFC 902.2.2.
Identify the slop of the roadway.
Fire Department (Engine) Roadway Turn -around Required: Provide an
approved fire department engine roadway turnaround with a minimum radius of
36 feet outside and 23 feet inside. Installations shall conform with Fire Department
Standard Details and Specification sheet A-1. Cul -De -Sac Diameters shall be no less
than 72 feet. The slope of the turn -around shall not exceed 5%.
The structure shall reflect load bearing capacity of 40,000 pounds. The
t as engineered shall be posted at the entry point to the bridge.
CXY PLANS SPECS NEW RMDL AS
OCCUPANCY
CONST. TYPE
APPIbnimne
GATE
PAGE
❑ ® ❑ ❑
LEA & SUNG ENGINEERING
2/21/2007
1 2
LAH ®
OF
SECJFLOOfl
MFA
LOAD
-----Pn-H
IT
Residential Development
Amadkani, Fred
NAME OF PROJECT
LOCATION
LANDS OF MAD MANOR
27641 Purissima Rd
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gams, Monte Sereno, Morgan Hill, and Saratoga
�Pr'LMq�,04 FIRE DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378 4010 • (408) 378-9342 (tax) • www.sccfd.org m,emauo„siy A—vdle
A,
PL&N R.M NUMBER 07 0418
' P"' NUMBER
DEVELOPMENT REVIEW COMMENTS PILE NUMBER
CAOEISEC. I SHEET I NO.I REQUIREMENT
dic Fire Hydrant(s) Required; Provide public fire hydrant(s) at location(s) to
letermined jointly by the Fire Department. Maximum hydrant spacing shall be
feet, with a minimum single hydrant flow of XXX GPM at 20 psi, residual. If
L fire hydrants exist, reflect their location on the civil drawings included with
building permit submittal. Required fees to be paid ASAP to prevent
ineering delays.
iitional comments regarding fire flow and fire sprinkler requirements will be
vided at future submitalls (building development) where additional detail
struction data is provided.
LAH H ❑ ® ❑ ❑
LANDS OF MAD MANOR
LEA & SUNG ENGINEERING
Residential Development
27641 Purissima Rd
Organized as the Santa Clara County Central Fire Protection District
Serving Santa Clam County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Hills, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
2/21/2007 I 2 of 2
Amadkani, Fred
ATTACHMENT 5
COTTON, SHIRES & ASSOCIATES, INC.
'- CONSULTING ENGINEERS AND GEOLOGISTS
March 5, 2007
L0093F
TO: Leslie Hopper
Planning Department
TOWN OF LOS ALTOS HILLS RECEIVED
26379 Fremont Road
Los Altos Hills, California 94022 MAR 0 7 2007
SUBJECT: Geotechnical Peer Review TOWiv CF LOS ALTOS HILLS
RE: Askari/Morrison Six Lot Subdivision
#22-06-ZP-SD-TM
27641 Purissima Road
At your request, we have completed a geotechnical peer review of permit
applications for the proposed subdivision using:
Tentative Parcel Map, Conceptual Development Plan, Cross
Sections and Details Exhibit (3 sheets, 40 -scale), prepared by Lea
and Braze Engineering, Inc., dated January 17, 2007, and
• Geotechnical Engineering Investigation (report), prepared by
BAGG, dated May 17, 2006 - - -
In addition, we have reviewed pertinent maps and reports from our office files.
DISCUSSION
The applicant proposes to subdivide the existing property into six parcels for
single-family residential development. Access will be via a driveway extending east
from Purissima Road. A previously approved bridge would serve as a driveway across
Purissima/Deer Creek to access four proposed undeveloped parcels within the eastern
portion of the subject property. Proposed Parcel 1, located northeast of the bridge,
contains an existing residence to remain.
We previously evaluated a proposed three lot subdivision at the subject property
(letter dated June 29, 2006). Given that potential site flooding constraints were
addressed to the satisfaction of the Town Engineer, we did not have other geotechnical
concerns with the proposed subdivision.
CONCLUSIONS AND RECOMMENDED ACTION
The subject property does not include large mapped landslides and is not
crossed by a mapped fault trace. No geotechnical constraints have been identified that
would impact the basic layout of the proposed six lots. Proposed site subdivision and
North. Califomu Office
330 Yf)lage Lane
Los Gatos,CA950. 7218
(406) 359-5542 •Fix (406) 354-1852
e-mail losgatos®<ononshires.rom
www.cottonshires.com
centra] Califomia Office
6417 rogt Road
San Andreas, CA 95249-9640
(209) 7369252 • Fax (209) 7361212
e-mail: cononshima@stazband.net
Leslie Hopper March 2, 2007
Paget L0093F
future construction is constrained by areas of thick relatively young alluvium from
potential liquefaction, possible liquefaction along the creek corridor, potential sloughing
of creek banks, ongoing fluvial erosion, expansive soil conditions and anticipated
seismic ground shaking. We understand that any potential flooding issues associated
with proposed Parcel 2 (west of the modem creek channel) will be addressed to the
satisfaction of the Town Engineer. Parcel 2 appears to be underlain by relatively young
alluvial deposits likely associated with past flooding of undetermined age.
Previous investigation of the subject property by the Project Geotechnical
Consultant (BAGG) identified possible differential settlement and expansive earth
material constraints on Parcel 2 that warrant consideration of a rigid mat type
foundation. Previously provided pier foundation design criteria (including minimum
pier depths and diameters) for the hillside parcels east of the creek should be reviewed
and updated after future residential improvement plans are prepared.
We recommend that BAGG evaluate the proposed Tentative Map and verify the
geotechnical feasibility of the current development plan including proposed building
envelopes. Adequate building setbacks from the top of creekbanks should be
specifically addressed. Future grading plans for roadway construction should be
evaluated both by the Project Geotechnical Consultant and appropriate Town staff prior
to issuance of permits for construction of subdivision -level improvements. It should be
understood that relatively significant grading may be required to construct the proposed
roadway and provide vehicular access to new residences east of the creek. We
recommend the following conditions:
1. Geotechnical Subdivision Plan Review — The Project
Geotechnical Consultant should complete appropriate
supplemental evaluations/ investigation to address the
geotechnical feasibility of the proposed development plan
including indicated building envelopes. Adequate building
setbacks from local creekbanks should be evaluated considering
potential future creek erosion and possible lateral spreading
hazards. Any future geotechnical studies needed for the design of
subdivision -level improvements should be summarized.
Appropriate documentation to address the above should be
submitted to the Town, for review by appropriate Town staff,
prior to Tentative Map approval.
Subdivision Improvement Plans — Detailed grading plans for
roadway construction and other subdivision -level improvements
should be prepared. Proposed improvement plans should be
evaluated by the Project Geotechnical Consultant and formally
approved from a geotechnical perspective prior to document
submittal to the Town.
COTTON, SHIRES & ASSOCIATES, INC.
Leslie Hopper March 2, 2007
Page 3 L0093F
Improvement Plans should be evaluated and approved by the
Town Engineer and Town Geotechnical Consultant prior to
issuance of permits for initiation of subdivision -level
improvement construction.
3. Residential Development Permits — Individual permits for
development of each lot should be supported by a lot -specific
geotechnical investigation and geotechnical design criteria that
considers the intended site development plan. Parcel 2 has
potential liquefaction hazard constraints (documented from
previous May 7006 geotechnical investigation) that should be fully
considered in the development of construction plans for this lot.
Intended site development plans and supporting geotechnical
investigations for individual parcels should be submitted to the
Town, for review by the Town Engineer and Town Geotechnical
Consultant, prior to approval of specific individual development
plans.
LIMITATIONS
This 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.
POS:TS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
TedSayre
Associate Engineering Geologist
CEG 1795
David T. Schrier
Associate Geotechnical Engineer
GE 2.334
COTTON, SHIRES & ASSOCIATES, INC.
Town Of Los Altos Hills
Subdivision Committee Hearing Fact Sheet
Project Description: Six -Lot Subdivision
File Number: 22-06-ZP-SD-TM
Site Address: 27641 Purissima Road
Owner(s): Mad Manor Il, LLC (Ruth Morrison)
Staff Planner: Leslie Hopper, AIC?, Project Planner
Net Lot Area:
11.899 acres
Average Slope:
20%
Lot Unit Factor:
9.35
PROPOSED DEVELOPMENT TABLE
ATTACHMENT (D
April 10, 2007
tai
Sewer/Septic: Sewer connection to La Cresta sanitary sewer main (all lots).
Environmental Design Committee Comments: The open space easement should
extend to the dripline of the Heritage Oaks along the creek bank.
Open Space Committee Comments: The open space easement should extend to the
dripline of the Heritage Oaks along the creek bank.
Pathway Committee Comments: Construct path from the east end of the public road,
along the sewer easement to east property line; extend north and south along east
property line to allow flexibility in connecting to future path to La Cresta.
Fire Department Comments: No conditions or requirements at this time.
Geotechnical Comments: Recommends approval with conditions.
Utility Company Comments: None
ATTACHMENT
Town Of Los Altos Hills April 10, 2007
Subdivision Committee Hearing Report
Project Description: Six -Lot Subdivision
File Number: 22-06-ZP-SD-TM
Site Address: 27641 Purissima Road
Owner(s): Mad Manor II, LLC (Ruth Morrison)
Staff Planner: Leslie Hopper, AICP, Project Planner
Attendance: Debbie Pedro, John Harpootlian, Leslie Hopper, John Chau, Ruth
Morrison, Bruce Askari, Nancy Couperus (OSC), Dan
Rassmussen, Bob Fenwick
Open Space Committee Comments: The open space easement should extend to the
dripline of the Heritage Oaks along the creek bank.
Commissioner Harpootlian's Comments: It should not be difficult to relocate the
water reservoir on the eastern edge of the property. The water is pumped from the creek,
stored in the tank, and used to irrigate Mrs. Morrison's gardens and pastures. Also, the
drainage and flooding problems on Purissima Road need to be addressed.
Neighbor Comments: Bob Fenwick, 28011 Elena Road, was concerned about traffic
impacts. The Planning Director explained that the project will generate an estimated 10-
12 trips per day per lot, which will not be a significant increase in traffic along Purissima
Road. Dan Rasmussen, 27589 Samuel Lane, asked about the timeframe for pathway
construction. Staff replied that prior to approval of the Final Map, the path will be
constructed or a bond will be posted to ensure its construction.
Other Comments: Nancy Couperus questioned the proposed time of the public road
("Mad Manor Way") and suggested that an alternative name be considered.
Conditions of Approval Added: To alleviate flooding problems on Purissima Road,
improvement plans shall be required to adequately address stormwater drainage through
installation of a drain pipe or some other method of collecting the water and carrying it to
the swale and ultimately to Deer Creek. Appropriate permits shall be required from the
State Department of Fish and Game and the Santa Clara Valley Water District. Removal
of the existing water reservoir from Parcel 6 shall be required as shown on the Tentative
Map.
0
'.
n
0
m
c�
a
a
v
Los Altos Hills Pathway Committee APPROVED ATTACHMENT
of Meeting February 26, 2007
property along Magdalena and 2) that LAH engineering staff verify that an easement
exists along Magdalena for this path and if not, they request one. Courtenay Corrigan
seconded. The vote was unanimously in favor.
V. 12866 La Cresta (Lands of Ghosh). The reason for pathway review is a new residence. The
owner, Sudip Ghosh, was present The property is a flag lot with access via a shared
private driveway off La Cresta. Part of the lot also touches A acapa Drive. Current PWC
working maps recommend that the roadside paths on both La Cresta and Anacapa be on
the opposite side of the road from this property. Nancy Ginzton moved that an in -lieu
fee be collected from the property owners of 12866 La Cresta Drive. Chris Vargas
seconded. The vote was unanimously in favor.
vi. 25875 Estacada Way (Lands of Bourean). The reason for pathway review is a major
addition The owner, Abbie Bomgan, was present The property is on Estacada Way, a
small cul-de-sac off Miranda. The west side of the property borders on Saltamontes Way.
A IIB path needing repairs exists on the Saltamontes side of the property. The owner says
that this pathway is in the street right of way. Chris Vargas moved that an in -lieu fee be
collected from the property owners of 25875 Estacada Way. Bob Stutz seconded. The
vote was 8 in favor; one opposed.
vii. 25080 La Loma Drive (Lands of Tones). The reason for pathway review is construction of a
new residence. The owner was present and addressed the committee. The lot is numbered
incorrectly as 25090 on the parcel maps. The owner expressed concern about protecting
the two large oaks that stand chose to La Loma near the north comer of the lot He does
prefers to avoid grading around the base of these trees and thus prefers not to construct a
pathway near them. These are the only two oaks on the property. The discussion focussed
on which side of La Loma is preferred for a roadside pathway. Current PWC working
maps recommend that the roadside path be on the opposite side of La Loma. Some
pathway segments exist farther down La Loma on the opposite side of the street
Continuing the pathway on that side would avoid forcing pedestrians to cross the road,
maintain consistency, and follow the route currently recommended by the PWC maps.
Courtenay Corrigan moved that an in -lieu fee be collected from the property owners of
25080 La Loma. Chris Vargas seconded. The vote was unanimously in favor.
viii. 27641 Purissima Road (Morrison subdivision). This is a second review for this property.
The PWC reviewed this property in February, 2006. The reason for another review is a
change in the subdivision layout and in the proposed number of lots. The PWC considers
a connection from Purissima Road to La Cresta Drive important and the Off -Road Master
Path Plan approved by the Council shows arrows through this Property (designating a
connection). The proposed pathway route runs up a public cul-de-sac that is being built
part way through subdivision. Using this road for a pathway will save construction costs.
From the end of the cul-de-sac, the path will follow a driveway, then a pathway easement
across to the eastern edge of the property. It is important to assure that a connection can
be made to the existing easement on the NE border of 12489 Canario. Some flexibility is
required to assure a connection through to La Cresta Drive as well. Chris Vargas moved
that the owners of 27641 Purissima Road install a 5 -foot wide IIB pathway in the
proposed 10 -foot wide pathway easement from the end of the driveway to the eastern
edge of the property with the following two enhancements: l) Add a north -south
connector that connects to the NE comer of 12849 Cmario; and 2) Request city
engineering staff to ensure that the proposed road has a pathway easement in the road
and if it does not to require one. Nick Dunckel seconded. The vote was unanimously
in favor.
DraftPWC_Min_o22607
OPe-�
Se /2� _Z006z ATTACHMENTIO
Leslie Hopper
From: Roger Spreen [
Sent: Tuesday, September 12, 2006 1:04 PM
To: Leslie Hopper
Cc: Nancy Coupems
Subject: Re: Open Space Committee meeting on 9/12
Leslie:
Bruce came to the meeting, and we went over the project. There wasn't anything new or controversial. We
agreed that we want to focus on the creek area as an area that has strong open space value. The sloped areas'
lack of connectivity, lack of trees or other significant vegetation, and general topography doesn't seem to
warrant any special protection not provided by general building codes.
The area you have marked off for the creek area is excellent, with 2 comments:
(1) We believe there are some significant trees (heritage oaks) whose canopies span across the "25 -foot" line,
and we would want to make sure they are included in the creek protection area. We'd be happy to re -visit the
site to indicate areas where the open space boundary should be extended in a way that truly protects the riparian
habitat; we don't think any of those areas would affect planned development, so presumably there wouldn't be
any controversy there.
(2) We agree with Mr. Askari that language should be included in the easement to allow appropriate future
work to be performed related to drainage of the water that comes off the road, which is currently overflowing
the existing small drains.. Whether you'd like to spell out now exactly what the solution should be, orjust
permit drainage work to be performed with a stipulation that the terrain be put back the way it was before, etc.,
is up to you, as I don't know the typical way to codify that.
Hope this helps! Great job by the way, 6e dwr.c
Roger
i��