HomeMy WebLinkAboutItem 3.2Item 3.2
TOWN OF LOS ALTOS HILLS January 15, 2008
Staff Report to the Planning Commission
RE: NEGATIVE DECLARATION AND TENTATIVE MAP FOR A TWO -LOT
SUBDIVISION: LANDS OF HOMA NATOMA LLC, 27270 NATOMA ROAD.
FILE #218 -08 -IS -ND -TM -GD.
FROM: Cynthia Richardson, Consulting Planner CP
APPROVED BY: Debbie Pedro, AICP, Planning Director
RECOMMENDATION
That the Planning Commission:
1. Review, make comments, and forward a recommendation that, based on the Initial
Study, the City Council adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program in Attachment 3; and
2. Forward a recommendation that the City Council approve the requested Tentative
Map, based on the findings in Attachment 2 and subject to the conditions of approval
in Attachment 1.
DISCRETIONARY ACTIONS
The following discretionary actions by the City Council are required for approval of the
subdivision:
1. Adoption of the Mitigated Negative Declaration and Mitigation Monitoring Program
2. Approval of the Tentative Map
The Planning Commission's actions are recommendations to the City Council.
TENTATIVE MAP REVIEW
In order to approve a subdivision, the Planning Commission must determine that the
project is consistent with the General Plan, Subdivision and Zoning Regulations, and that
none of the findings for denial can be made, as specified in Section 66474 of the State
Subdivision Map Act. Staff has prepared findings for approval of the project (Attachment
2). Comments on the Tentative Map have been received from the Town Geotechnical
Consultant, the Town Engineer, Santa Clara County Fire Department, PG&E, the
Environmental Design Committee, and the Pathways Committee; and are attached for the
Planning Commission's review. Neighboring residents and property owners within 500
feet of the site have been notified of the public hearing.
Lands of Homa Natoma LLC
January 15, 2008
Page 2 of 11
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 January 15,
2009. The Planning Commission may comment on both the Negative Declaration and the
Tentative Map. The Negative Declaration must be adopted by the City Council before
approving the Tentative Map. In order to recommend adoption, the Commission must
find that all potential significant environmental effects are addressed through the
proposed mitigation measures.
Recommended mitigation measures include geotechnical review of site development
plans, site-specific drainage improvements, site-specific erosion and sedimentation
control, tree protection measures and replacement planting, observation of State and
County requirements for handling archaeological remains and artifacts if found and
dedication of a open space easement.
PROJECT DESCRIPTION
The applicant is requesting approval of a two -lot subdivision on a 7.997 gross acre parcel
located on the north side of Natoma Road. The property is surrounded by residential
properties developed with a prix of one and two story dwellings. The site is gently
sloping with an average 14.6% slope that descends south to north toward Natoma Road.
The existing parcel is currently developed with one single family residence.
A Tentative Map for a 5 -lot subdivision was previously submitted to the Town in April
2008 but the project was modified to a 2 -lot subdivision after the current owners
purchased the property.
Existing Development
ExistingI 7.997 7,997 14.6 I 7.21 95,713 41,602
Site
3xisting site data is calculated prior to proposed right-of-way dedications.
Proposed Development
Lands of Homa Natoma LLC
January 15, 2008
Page 3 of I 1
Lot Design and Building Sites
Lot I is 4.902 net acres with a slope of 9.5%; Lot 2 is 2.337 net acres with a slope of
22.3%. The Tentative Map shows a 160 -foot diameter building circle on each lot,
showing that each contains a viable building site.
Sheet 2 of the Tentative Map shows conceptual site design, building footprints,
driveways, and drainage installations. This development is conceptual but shows that
both lots can be developed to meet Town standards.
Utilities
Water supply will be provided by Purissima Hills Water District. PG&E will provide gas
and electric services and Pacific Bell will provide telephone service. All utilities are
required to be underground.
The Town Engineer has required that both lots tie into the Town's sanitary sewer system.
An encroachment permit must be obtained from the Public Words Department for all
work performed within the public fight -of -way.
Access
Driveway access for both lots will come from the newly created Palomino Place which
will be a publically dedicated right-of-way. The applicant has worked with the Santa
Clara County Fire Department and the Engineering Department to allow increased slopes
on the roadway. The Fire Department is allowing short portions of the road to maintain a
20% slope and 17% slope where 15% maximum is allowed. The proposed roadway
meets all other criteria of the Fire Department. The increased slopes are necessary in
order to accommodate and meet the grade at the existing driveway which currently shares
the existing common driveway.
The applicant is proposing to remove a total of eight (8) trees including two (2) heritage
oak trees to accommodate installation of the proposed new cul-de-sac that serves the.
subdivision. Replacement trees will be required (Condition 23). The remaining six (6)
trees to be removed include pines, walnut and smaller oaks. These trees will be replaced
by 12 — 5 gallon native trees pursuant to Section 9-1.607(b)(1) of the Los Altos Hills
Municipal Code. An arborist report has been prepared (for the previous 5 lot
subdivision) and is attached (Attachment 11).
Geotechnical Review
The Town's Geotechnical Consultant, Cotton, Shires and Associates has reviewed the
proposed Tentative Map and Geologic Investigation provided by the applicant (Louis A.
Richardson, dated July 11, 2008). Cotton, Shires and Associates reported that the Project
Geotechnical Consultant has adequately characterized site conditions and recommended
Lands of Homa Natoma LLC
January 15, 2008
Page 4 of I l
appropriate geotechnical design criteria for future residential development on the
proposed lots. Cotton, Shires and Associates recommends that the building envelope on
proposed parcel 2 is cordmed to that portion of the parcel above an elevation of 668 feet
due to observed signs of creep of colluvial soils in the northern portion of the parcel.
Cotton, Shires and Associates recommend approval of the Tentative Map with
requirements for additional investigation related to future residential development of Lots
1 and 2. (Conditions 1, 2, 3 and 4)
Drainage
All proposed parcels naturally drain to the north over the site and will be required to
maintain the existing flow patterns, using surface flow designs whenever possible. The
Town Engineer requires the subdivision improvement plans be submitted with the final
map.
Subdivision Committee
The Subdivision Committee comprised of Commissioner Harpootlian, the Planning
Director, the Consulting Planner and the Assistant Engineer convened on November 4,
2008 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. The fact sheet and hearing report from this meeting is attached
(Attachments 7 and 8).
The issues discussed at the Subdivision Committee meeting are as follow:
1. Neighbors, Bob and Melinda Rowe, (12800 Lucero Lane), submitted a letter stating
that they would like the oak trees near their common lot line contained within a Open
space easement. Further, they would like to limit the grading near the roots of these
trees. They would also like to be sure that Almaden court is to remain a cul-de-sac
and no connections are allowed through to Natoma Road.
2. Ms. Shohreh Malek, neighbor located at 26801 Altamont Road attended the meeting
with concerns about preserving views.
Staff notes the following in response to the preceding comments:
Ms. Malek's view concern is for the area over Lot 1. The applicant noted the new
home would probably be built at a lower elevation then the existing home and
therefore she could see over the top of the new home. This issue can be more
accurately addressed at the Site Development stage of a proposal for Lot 1 when the
Site Development permit is proposed for a new residence.
Lands of Homa Natoma LLC
January 15, 2008
Page 5 of I l
Environmental Desim and Protection Committee
The Committee recommended preservation of oaks on the property.
Pathway Committee
The Pathway Committee recommended that the applicant pay a pathway in-lieu fee.
Open Space Committee
The Open Space Committee required that an Open Space Easement be placed on the
eastern side of Parcel 2 to protect the steep slopes and oak trees. The north-eastern part of
the site is located within a designated Open Space Conservation Area on the General Plan
Land Use Diagram.
CONCLUSIONS
Based on the Initial Study, staff has concluded that the proposed subdivision, 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 address the potentially significant environmental impacts
identified in the Initial Study.
Staff has also concluded that, as documented in the recommended findings of approval,
the proposed subdivision is in compliance with the General Plan and Subdivision
Ordinance, and would allow development to occur that meets the provisions of the
Zoning and Site Development Ordinances.
ATTACHMENTS
I. Recommended Conditions of Approval
2. Recommended Findings for Subdivision Approval
3. Initial Study, Negative Declaration & Mitigation Monitoring Program
4. Cotton, Shires and Associates report, September 11, 2008
5. Santa Clara County Fire Department comments, August 22, 2008
6. PG&E letter, May 7, 2008
7. Subdivision Committee hearing fact sheet, November 4, 2008
8. Subdivision Committee hearing report, November 4, 2008
9. Environmental Design Committee comments, September 15, 2008
10. Pathways Committee minutes, August 25, 2008
11. Arborist report prepared by Dennis Ynigues, April 12, 2008
12. Tentative Map plan set (Commission only)
Lands of Homa Natoma LLC
January 15, 2008
Page 6 of 11
ATTACHMENT 1
RECOMMENDED CONDITIONS FOR THE TENTATIVE MAP -TWO LOT
SUBDIVISION OF A 7.997 -ACRE PARCEL
LANDS OF HOMA NATOMA, 27270 NATOMA ROAD
FILE 4218 -08 -IS -ND -TM -GD
GEOTECHNICAL/EARTHWORK
1. The project geotechnical consultant shall formally review all geotechnical
aspects of the proposed Tentative Map, as well as all geotechnical aspects of
final subdivision improvement plans (primarily related to establishment of
Palomino Place, associated utilities, and drainage improvements).
Documentation of geotechnical plan approval shall be submitted to the Town
prior to installation of subdivision improvements.
2. Residential building on Parcel 2 is confined to that portion of the parcel above an
elevation of 668 feet.
3. Prior to issuance of building permits for individual parcels, supplemental
detailed geotechnical design criteria shall be prepared for specific proposed site
improvements. Supplemental exploratory borings and soil material property
testing shall be required as a basis for preparing project specific geotechnical
design criteria. Final recommended geotechnical design criteria (including
parameters for potential basements) shall be reviewed by the Town Geotechnical
Consultant prior to issuance of permits for residential construction.
4. The geotechnical consultant shall inspect, test (as needed), and approve all
geotechnical aspects of project construction. The inspections shall include, but
not necessarily be limited to: site preparation and grading, site surface and
subsurface drainage improvements, and excavations for foundations and
retaining walls prior to the placement of steel and concrete.
The results of these inspections and the as -built conditions of the project shall be
described by the geotechnical consultant in a letter and submitted to the Town
Engineer for review prior to final (granting of occupancy) project approval.
LAND AND EASEMENT DEDICATION
5. The applicant shall grant public utility easements 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
Lands of Homa Natoma LLC
January 15, 2008
Page 7 of 11
Purissima Hills Water District. The dedications shall all be completed in
conjunction with Final Map approval, to the satisfaction of the City Engineer.
6. The applicant shall dedicate a Open Space Easement as shown on the Tentative
Map to the satisfaction of the Town Engineer.
7. 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 hydro seeding; 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.
10. 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 recordation of the Final Map.
11. All lots within the subdivision shall be connected to the public water system to the
satisfaction of the City Engineer and Purissima Hills Water District. Services shall
be installed to the property lines or be bonded for prior to recordation of the Final
Map. An encroachment permit shall be required to be issued by the Public Works
Department for all work proposed within the public right of way. Any necessary
fees shall be paid prior to the recordation of the Final Map.
12. 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.
Lands of Hum Natoma LLC
January 15, 2008
Page 8 of 11
13. All 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.
14. 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 Natoma Road and surrounding roadway;
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 Green Waste Recovery, Inc. for the debris
box, since they have a franchise with the Town and no other hauler is allowed
within the Town limits.
15. Improvement plans for the subdivision shall be submitted for review and approval
by the Town Engineer prior to commencement of improvement work. The plans
shall include a concrete lined V -ditch along Natoma Road (bordering the northern
edge of Parcel 2) to properly convey concentrated surface drainage discharged
from Palomino Place. These plans shall conform to all standards adopted by the
Town of Los Altos Hills.
16. All street improvements shall be constructed to the satisfaction of the Town
Engineer or bonded for prior to recordation of the Final Map.
17. Any, and all, wells on the property shall be shown on the Improvement Plans,
shall be properly registered with Santa Clara Valley Water District (SCVWD),
and shall be abandoned, capped in accordance with the SCV WD standards.
18. All existing structures located within the building setback lines shall be removed
prior to recordation of the Final Map.
19. The existing septic tanks on site shall be removed or abandoned per the County of
Santa Clara Health Department prior to recordation of the Final Map.
20. All subdivision conditions of approval and subdivision improvements shall be
constructed and approved by the Town Engineer prior to acceptance of any site
development or building permit applications.
Lands of Homa Natoma LLC
January 15, 2008
Page 9 of 11
PLANNING AND ZONING
21. Payment of park and recreation dedication fees, path in lieu fee and all other
applicable fees shall be required prior to recordation of the Final Map. The park
and recreation dedication fees shall be provided in accordance with sections
9.1.1403 and 9.1.1404 of the Los Altos Hills Municipal Code.
22. The applicant shall implement tree protection measures including tree protection
fencing as recommended by arborist Dennis Yniguez in a report dated April 12,
2008.
23. The applicant shall remove only trees in the area of the proposed right-of-way as
necessary to accommodate the construction of Palomino Place. Heritage oak trees
removed shall be replaced with 36" box oak trees at a ratio of 2:1. Other
specimens shall be replaced with native 5 gallon trees at a 2:1 ratio. A planting
plan shall be submitted to the Planning Director for review and approval, prior to
plant installation. All planting shall be complete, prior to recordation of Final
Map.
24. 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.
25. The applicant shall defend, indemnify, and hold harmless the Town of Los Altos
Hills and its agents, officers, and employees from any claim, action, or proceeding
against the Town of Los Altos Hills or its agents, officers, or employees to attack,
set aside, void, or annul an approval of the project to the extent such actions are
brought within the time period required by Government Code Section 66499.37 or
other applicable law; provided, however, that the Applicant's duty to so defend,
indemnify, and hold harmless shall be subject to the Town's promptly notifying
the Applicant of any said claim, action, or proceeding and the Town's full
cooperation in the defense of such actions or proceedings.
26. 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.
27. Upon discovering or unearthing any possible burial site as evidenced by human
skeletal remains or artifacts, the person making such discovery shall immediately
Lands of Homa Natoma LLC
January 15, 2008
Page 10 of I1
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.
28. The addresses for the two parcels shall be assigned and approved by the Town as
required by the Santa Clara County Fire Department and in accordance with
Town policies.
29. The new residences on Lots 1 & 2 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.
FIRE DISTRICT REQUIREMENTS
30. Driveway access to each parcel shall be installed prior to commencement of any
construction on that lot.
31. 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 the right-of-way, and providing an approved access
system if the lots are fenced and gated.
Lands of Homa Natoma LLC
January 15, 2008
Page 11 of 11
ATTACHMENT
RECOMMENDED FINDINGS FOR THE TWO LOT
SUBDIVISION OF A 7.997 -ACRE PARCEL
LANDS OF HOMA NATOMA LLC, 27270 NATOMA ROAD
FILE #218 -08 -IS -ND -TM -GD
1. The subdivision as proposed would create two lots: Lot 1 would be 4.902 acres in
size, with a Lot Unit Factor of 4.90; Lot 2 would be 2.337 acres in size, with a Lot
Unit Factor of 1.72. Each parcel would provide a viable building site. In this and
all other respects, the lots conform to the Los Altos Hills Subdivision Ordinance.
2. The proposed subdivision would create two lots that would meet the General Plan
guidelines for land with an average slope between 10 and 30 percent, and in all
other respects will be consistent with the General Plan.
3. Access to the proposed lots will be provided from the proposed Palomino Place a
public road. Adequate services including water, gas and electric, telephone, fire
protection and police protection are available to serve the subdivision as described
in the staff report and the Mitigated Negative Declaration for the project. Future
development on the two parcels will require connection of each parcel to the Los
Altos Basin Sewer System.
4. All lots as proposed on the Tentative Map are physically suitable for the proposed
future development. The Town Geotechnical Consultant has indicated that stated
concerns can be addressed by adherence to the Project Geotechnical Report and
conditions of approval for the project. It has been determined that each of the
proposed lots contains a suitable building site, and that the proposed density is
consistent with the General Plan.
5. All potentially significant environmental effects can be reduced to a level of
insignificance as mitigated in the attached Mitigated Negative Declaration. The
design of the subdivision and the proposed improvements are not likely to cause
substantial environmental damage or to substantially and unavoidably injure fish
or wildlife or their habitat.
6. The Town Engineer has reviewed the project and has determined that the design
of the subdivision and the improvements will not conflict with easements,
acquired by the public at large, for access through or use of the property within
the proposed subdivision.
Attachment 3
INITIAL STUDY
Initial Study Checklist & References
Tentative Subdivision Map Application
Lands of Homa Natoma, LLC
218 -08 -IS -ND -TM -GD
Prepared By:
Town of Los Altos Hills -Planning Department
26379 Fremont Road
Los Altos Hills, CA 94022
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 2 of 27
In accordance with the policies regarding implementation of the California
Environmental Quality Act of 1970, this document, combined with the attached
supporting data, constitutes the initial study on the subject project. This initial study
provides the basis for the determination of whether the project may have a significant
effect on the environment. If it is determined that the project may have a significant
effect on the environment, an environmental impact report will be prepared which
focuses on the area of concern identified by this initial study. If it is determined that the
project would not have a significant effect on the environment, it is eligible for a
Negative Declaration. If it is determined that the proposed project could have a
significant effect on the environment, however, the significant effects of the project have
been reduced to a less -than -significant level because revisions in the project have been
made by or agreed to be the project applicant, then the project would be eligible for a
Mitigated Negative Declaration.
Environmental Checklist Form
1. Project Title: Homa Natoma Subdivision 2 -lot Subdivision, (File # 218 -08 -IS -ND -
TM -GD)
2. Lead Agency Name and Address: Town of Los Altos Hills, 26379 Fremont Road,
Los Altos Hills, California 94022
3. Contact Person and Phone Number: Debbie Pedro, AICP, Planning Director
(650)941-7222
Initial Study prepared by: Cynthia Richardson, Consulting Planner (650) 941-
7222
4. Project Location: The project is located on the south side of Natoma Road, 27270
Natoma Road, Los Altos Hills, CA 94022, APN#182-20-012.
5. Project Sponsor's Name and Address: Homa Natoma LLC, 1187 Hilltop Drive,
Los Altos Hills, CA 94024
6. General Plan Designation: R (V -L) -Residential low to very low density
7. Zoning: R -A (Residential -Agricultural)
8. Description of Project: The project sponsor is requesting approval of a tentative
subdivision map to subdivide one parcel totaling 7.997 gross acres to create two (2)
parcels for development of single-family residential homes: Parcel 1 - 4.902 acres;
Parcel 2 - 2.337 acres (gross acres). Access to the parcels is proposed from a new
public street, Palomino Place. All parcels are planned to be connected to sanitary
sewer. Water service will be provided by Purissima Hills Water District. All
existing and new power and utility lines within the subdivision will be placed
underground.
9. Surrounding Land Uses and Setting: The project is located on the south side of
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 3 of 27
Natoma Road. Surrounding land uses include one and two story single-family
residences with minimum lot size of 1 acre.
10. Other public agencies whose approval is required: Santa Clara County Fire
Department
Town of Los Altos Hills
attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared.
Initial Study Lands of Homa Natoma
❑
and an ENVIRONMENTAL IMPACT REPORT is required.
December 23, 2008
❑
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable
Page 4 of 27
described on attached sheets, if the effect is a "potentially significant impact" or " potentially
ENVIRONMENTAL FACTORS
POTENTIALLY AFFECTED:
analyze only the effects that remain to be addressed.
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.
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that we imposed upon
the
proposed project.
❑ Aesthetics
❑
Agriculture Resources ❑
Air Quality
0 Biological Resources
0
Cultural Resources 0
Geology /Soils
❑ Hazards & Hazardous
0
Hydrology / Water Quality ❑
Land Use / Planning
Materials
❑ Mineral Resources
❑
Noise ❑
Population / Housing
❑ Public Services
❑
Recreation ❑
Transportation/Traffic
❑ Utilities / Service Systems
❑
Mandatory Findings of Significance
This Initial study has been prepared in accordance with the California Emironmental Quality Act.
Information and conclusions in the Initial Study are based upon staff research and the Town's General
Plan and Municipal Code,
DETERMINATION
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, 0
there will not be a significant effect in this case because the mitigation measures described on
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.
1 find that the proposed project MAY have a significant effect(s) on the environment, but at
❑
least one effect 1) 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 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 we imposed upon
the
proposed project.
Signature: Date: December 23, 2008
Debbie Pedro, AICP, Planning Director
Town of Los Altos Hills
Initial Study Lands of Hama Natrona
December 23, 2008
Page 5 of 27
l
;Less"Thmn `
Potentially Le6s,Thev '
n . fitgotficanf witk 'v-
Signlfle8ntx S]gnifc`ent No l6�paeL
ef`TI[Igetlnn
Impact ;.•, _ Impact
t �, corporation .
L AESTHETICS -- Would the project:
a) Have a substantial adverse effect on a ❑ ❑ ❑
Q
scenic vista?
b) Substantially damage scenic resources,
including, but not limited to, trees, rock ❑ ❑ ❑
Q
outcroppings, and historic buildings within
a state scenic highway?
c) Substantially degrade the existing visual ❑ ❑ Q
❑
character or quality of the site and its
surroundings?
d) Create a new source of substantial light ❑ ❑ Q
❑
or glare which would adversely affect day
or nighttime views in the area?
IMPACT:
The proposed project is not situated on a scenic vista or within the vicinity of a state scenic highway. The
Los Altos Hills General Plan identifies important vistas, historic sites, and scenic highways within the
Town. None of these resources listed in the General Plan will be negatively impacted by the proposal.
Aesthetic impacts due to site grading and residential buildings we expected to be mitigable when new
residences are built. At the time of any proposed development all projects will be evaluated for aesthetic
impacts such as structure height, size, setbacks, grading, fencing, tree preservation, and landscaping.
Furthermore, the Town has established standards for screening and lighting of all new residential dwelling
projects and their associated landscaping and lighting plans are reviewed at publicly noticed hearings.
Mitigation:
None
Sources:
1,2,5,6
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 6 of 27
IL AGRICULTURE RESOURCES—
Would the project:
a) Convert Prime Farmland, Unique
Farmland, or Farmland of Statewide
Importance (Farmland), as shown on the ❑ ❑ ❑ Q
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 ❑ ❑ ❑ Q
agricultural use, or a Williamson Act
contract?
c) Involve other changes in the existing
environment which, due to their location or ❑ ❑ ❑ Q
nature, could result in conversion of
Farmland, to non-agricultural use?
Discussion: The proposed subdivision will have no foreseeable impact on Agricultural Resources. The site
is not and has not been used as agricultural land.
Mitigation:
None
Source:
8
Town of Los Alms Hills
Initial Study Lands of Homs Natoma
December 23, 2008
Page 7 of 27
111. AIR QUALITY — Would the project:
a) Conflict with or obstruct implementation of
Potentially
Less Than
Signiwi
ficant th
LessThan
c
the applicable air quality plan?
Significant
Mitigation
Significant
Sign
Nolmpact
b) Violate any air quality standard or contribute
Impact
Incorporation,'
Impact
111. AIR QUALITY — 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 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
❑
❑
❑
Q
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
❑
❑
❑
Q
e) Create objectionable odors affecting a
❑
❑
❑
Q
substantial number of people?
Discussion: Santa Clara County is currently a non -attainment
basin for ozone thresholds but achieves an
attainment level for carbon monoxide emissions. The net
increase of one developable property
is not a
"considerable cumulative impact".
Mitigation:
None
Source:
9
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 8 of 27
Less Than
Potentially Significant with Less Than
Significant MitigationSign leant Nolmpact
Impact Mitigation
Impact,
IV. BIOLOGICAL RESOURCES —
Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified m a candidate, ❑ ❑ ❑
Q
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 ❑ ❑ ❑
Q
plans, policies, regulations or by the
California Department of Fish and Game or
US Fish and Wildlife Service?
c) Have a substantial adverse effect on
federally protected wetlands as defined by
Section 404 of the Clean Water Act ❑ ❑ El
(including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal,
filling, hydrological interruption, or other
means?
d) Interfere substantially with the movement
of any native resident or migratory fish or
wildlife species or with established native ❑ ❑ ❑
Q
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, ❑ Q ❑
❑
such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted
Habitat Conservation Plan, Natural ❑ El L1
Q
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
IMPACT:
There are no riparian areas or creeks on the site. The applicant has provided an Arborist's Report prepared
by certified arborist Dennis Ynigue4 Consulting Arborist dated April 12, 2008 which includes an inventory
of all trees on the subject property. The site contains one hundred and forty-two (142) trees many of which
are heritage oak trees. Per Section 12-2.502 of the Los Altos Hills Municipal Code, "subdivision lot design
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 9 of 27
and development plans shall accommodate existing trees whenever possible".
The applicant is proposing to remove a total of eight (8) trees including two (2) heritage oak trees to
accommodate installation of the proposed new cul-de-sac that serves the subdivision. The remaining six
(6) trees to be removed include pines, walnut and smaller oaks. All eight (8) trees to be removed are to
accommodate the new road. No other trees are m be removed.
MITIGATION:
Recommended conditions of approval for the proposed subdivision will require the applicant to plant four
(4) trees to replace the two heritage oak trees to be removed. The size of the replacement trees shall not be
smaller than 36 inch box size trees. The new planted trees will be planted within the right-of-way easement
or within the setback lines of adjacent lots, the exact location and species will be determined with the
landscape planting plan. Furthermore, the applicant will be required to implement tree preservation
measures including protective fencing for the remaining trees on the property as recommended by Arborist
Dennis Yniguez in his report dated April 12, 2008. All preservation measures as stated in the Arborist
report shall be implemented.
Additional landscape mitigation will occur at the time of site development of the individual lots. The
Town's Site Development Process requires that all new residences be screened. The proposed screening for
any new residence must be reviewed at a publicly noticed hearing after buildings are framed.
Neighborhood and Volunteer Committee input is heard during this process and if issues are not resolved,
screening plans will be reviewed by the Planning Commission.
Sources:
1,6,10
Town of Los Altos Hills
Initial Study Lands of Homa Natrona
December 23, 2006
Page 10 of 27
V. CULTURAL RESOURCES—
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined
ry
❑
❑
in '15064.5?
SignjRcaot §
R
S�gnd'icatlf<
14tl Tmpad�
b) Cause a substantial adverse change in the
Im�ack
,�hgapub
Tmpad
s
❑
`Innorptlrafson
❑
`� `
xtr n
c) Directly or indirectly destroy a unique
V. CULTURAL RESOURCES—
Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined
❑
❑
❑
in '15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource
❑
Q
❑
❑
pursuant to'l 5064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
❑
❑
❑
geologic feature?
d) Disturb any human remains, including
❑
0
❑
❑
those interred outside of formal cemeteries?
IMPACT:
The proposed subdivision and anticipated residential development will have no foreseeable impact on
Cultural Resources as defined in Title 14; Chapter 3; Article 5; Section 15064.5 of the California
Environmental Quality Act The site does not contain a listed historical building and no known
archeological resources exist on the subject property.
However, if any artifacts or human remains are discovered during any future grading or construction
onsite, work in the vicinity of the find shall stop immediately until a qualified archaeologist can evaluate
the site and determine the significance of the find per the mitigation measure described below.
MITIGATION:
Conditions of project approval require that 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.
Sources:
3,5,16,19
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 11 of 27
potentially
Less Than
' " Less
+ $gThad
�mficant wiM'
$ignilicaht Significant No Impact
Min
gand`n `
Impact IncnirTn-od Impytt
VI. GEOLOGY AND SOILS — Would the project:
a) Expose people or structures to potential _
❑
❑
❑
0
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquisl-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
❑
❑
❑
0
substantial evidence of a known fault? Refer
to Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
❑
0
❑
❑
iii) Seismic -related ground failure, including
❑
❑
❑
0
liquefaction?
iv) Landslides?
❑
0
❑
❑
b) Result in substantial soil erosion or the loss
of topsoil?
❑
❑
❑
0
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
❑
Q
❑
❑
on- or off-site 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
❑
❑
0
❑
property?
e) Have soils incapable of adequately
supporting the use of septic tanks or
alternative waste water disposal systems
❑
❑
❑
0
where sewers are not available for the disposal
of waste water?
IMPACT:
According to the geotechnical investigations prepared by Louis A. Richardson dated July 11, 2008,
mitigatible geological hazards on the property include seismic ground shaking and uncompacted fills. The
Town's Geotechnical Engineer has reviewed the Richardson report and concurs with the findings therein.
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 12 of 27
MITIGATION:
The Town's Geotechnical Engineer requires that no structures be placed on Parcel 2 below the 668 contour
in order to protect the possibility of slope stability impacts. Additional mitigation is needed along Natoma
Road for drainage. Future residential development will be subject to additional, more design specific
geotechnical evaluation as follows:
1. Lot Specific Geotechnical Evaluations - The applicant's geotechnical consultant shall evaluate lot -
specific development plans, update and supplement geotechnical recommendations for proposed
improvements (as needed) and consider additional subsurface investigation, if warranted to address
specific development plans. The consultant shall prepare geotechnical design criteria specific to the
proposed construction of improvements on individual lots.
The results of these investigations shall be presented in a report and submitted to the Town for
technical review with the Site Development Plan submittal.
2. The applicant will be required to submit a site specific grading and drainage plan with the Site
Development review showing proposed grading and addressing the
Sources:
12, 17, 18
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 13 of 27
VII. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:
a) Create a significant hazard to the public or ❑ ❑ ❑ 0
the environment through the routine transport,
use, or disposal of hazardous materials?
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions ❑ ❑ ❑ Q
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
Potentially
fess Than
with
Less Than
hazardous or acutely hazardous materials,
SigSignificant
Mitigation
Significant
Na Impact
substances, or waste within one-quarter mile
Im act
Impact
p
Incorporation
Im act
p
VII. HAZARDS AND HAZARDOUS MATERIALS --
Would the project:
a) Create a significant hazard to the public or ❑ ❑ ❑ 0
the environment through the routine transport,
use, or disposal of hazardous materials?
b) Create a significant hazard to the public or
the environment through reasonably
foreseeable upset and accident conditions ❑ ❑ ❑ Q
involving the release of hazardous materials
into the environment?
c) Emit hazardous emissions or handle
hazardous or acutely hazardous materials,
❑
❑
❑
0
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
❑
❑
❑
0
or public use airport, would the project result
in a safety hazard for people residing or
working in the project area?
I) For a project within the vicinity of a private
airstrip, would the project result in a safety
❑
❑
L1
Q
hazard for people residing or working in the
project mean
g) Impair implementation of or physically
interfere with an adopted emergency response
❑
❑
❑
0
plan or emergency evacuation plan?
b) Expose people or structures to a significant
risk of loss, injury or death involving wildland
fires, including where wildlands are adjacent
❑
❑
❑
0
to urbanized areas or where residences are
intermixed with wildlands?
Discussion: The proposed subdivision and anticipated residential development does not produce a hazard
or hazardous waste and will have no foreseeable impact related to Hazards and Hazardous Materials. The
site is not located in an identified location according to CA Government Code 65962.5.
Mitigation:
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 14 of 27
None
Sources:
13
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2006
Page 15 of 27
Less Than
pOtenfielly - I;essThah `
' Sigmfioant With'. 1 -
Sighlfitant;' Significant No Impaph
.Mitigation
Impadt `Incorporation Impact
Vlll HYDROLOGY AND WATER QUALITY—
Would the project:
a) Violate any water quality standards or waste
❑
❑
❑
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table 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, including through the
alteration of the course of a stream or river, in a
❑
❑
❑
0
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
❑
❑
0
❑
substantially increase the rate or amount of
surface runoff in a manner which would result in
flooding on- or off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
❑
❑
❑
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
❑
❑
❑
0
g) Place housing within a 100 -year flood hazard
area as mapped on a federal Flood Hazard
❑
❑
❑
0
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 or redirect flood
❑
❑
❑
0
flows?
i) Expose people or structures to a significant
risk of loss, injury or death involving flooding,
❑
❑
❑
0
including flooding as a result of the failure of a
levee or dam?
j) Inundation by sciche, tsunami, or mudflow? ❑ ❑ ❑ 0
Town of Los Altos Hills
Initial Study Lands of Homs Namma
December 23, 2008
Page 16 of 27
IMPACT:
The proposed subdivision and anticipated residential development will have no immitigable impact on
Hydrology and Water Quality as defined in this section. All proposed parcels naturally drain to the north
over the site and will be required to maintain the existing flow patterns, using surface flow designs
whenever possible. No construction is proposed at this time, other than utility improvements and installation
of the new road The Town Engineer will require a drainage improvement plan to be submitted prior to
construction of any future site development.
MITIGATION:
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. 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. The applicant's engineer shall provide data and peak discharge hydrologic model(s) utilized, as
well as, the calculations of the peak discharge value prior and post development.
Sources:
2, 11, 14
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 17 0£27
IX. LAND USE AND PLANNING --
Would the project:
a) Physically divide an established
community? ❑ ❑ ❑ 0
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but
not limited to the general plan, specific plan, ❑ ❑ ❑ 2
local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an, environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑ Q
conservation plan?
Discussion: The proposed subdivision and anticipated residential development will not physically divide a
community. The project complies with the Los Altos Hills General Plan and Subdivision Code. A portion
of the project site is located in an area denoted as Open Space Conservation Area on the General Plan Map,
The Open Space Committee recommends dedication of an open space easement along the eastern side of
Parcel 2. The easement is required in order to protect areas of steep slopes and oak tree coverage.
Mitigation:
None
Sources:
4,5,6
Potentially
Less Th..
Significant with '
Less Than
Significant
Mitigation
Significant
No Impact
'
Impact
Incorporation
Impact.
IX. LAND USE AND PLANNING --
Would the project:
a) Physically divide an established
community? ❑ ❑ ❑ 0
b) Conflict with any applicable land use plan,
policy, or regulation of an agency with
jurisdiction over the project (including, but
not limited to the general plan, specific plan, ❑ ❑ ❑ 2
local coastal program, or zoning ordinance)
adopted for the purpose of avoiding or
mitigating an, environmental effect?
c) Conflict with any applicable habitat
conservation plan or natural community ❑ ❑ ❑ Q
conservation plan?
Discussion: The proposed subdivision and anticipated residential development will not physically divide a
community. The project complies with the Los Altos Hills General Plan and Subdivision Code. A portion
of the project site is located in an area denoted as Open Space Conservation Area on the General Plan Map,
The Open Space Committee recommends dedication of an open space easement along the eastern side of
Parcel 2. The easement is required in order to protect areas of steep slopes and oak tree coverage.
Mitigation:
None
Sources:
4,5,6
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 18 of 27
Potentially Lao; Than f.esa Than
Significant with
Significant Significant No Impact.
-Mitigation
Impact Incorporation' Impact
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 recovery ❑ ❑ ❑ 0
site delineated on a local general plan, specific
Plan or other land use plan?
Discussion: The proposed subdivision and anticipated residential development will not result in a loss of
mineral resources. The project is not located in an area known for valued minerals.
Mitigation:
None
Sources:
5,6,17,18
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 19 of 27
XI. NOISE—Would the project result in:
a) Exposure
Potentially
Less Than
Significan[wrth
Less Than
Significant
Mitjgahtin
Impact ant
No Impact
❑
Impact
.:Incorporation
Impact
XI. NOISE—Would the project result in:
a) Exposure
of persons to or generation of
noise
levels in excess of standards established
❑
❑
❑
Q
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 or
❑
❑
❑
D
groundbome noise levels?
c) A substantial permanent increase in
ambient noise levels in the project vicinity
❑
❑
❑
Q
above levels existing without the project?
d) A substantial temporary or periodic
increase in ambient noise levels in the project
❑
❑
❑
vicinity above levels existing without the
project?
e) For a project located within an airport land
use plan or, where such a plan has not been
adopted, within two miles of a public airport
❑
❑
❑
0
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 expose people
❑
❑
❑
E
residing or working in the project area to
excessive noise levels?
Discussion: The proposed subdivision and anticipated residential development will be regulated by the
Town's established noise standards. Interim construction noise levels associated with subdivision
improvements and future site development will likely periodically exceed 60dB(A) but can be held to less
than significant by adherence to Town standards for hours of construction. Once development is complete,
day to day living will produce noises such as vehicles and air conditioning units. These types of noises are
typical of a residential neighborhood. Further, the Town requires new residences, swimming pools, pool
equipment, and air conditioners to demonstrate compliance with Town Noise standards. No immitigable or
new types of noise impacts are anticipated.
Mitigation:
None
Sources:
6
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 20 of 27
XII. POPULATION AND HOUSING --
Would the project:
a) Induce substantial population growth in an
area, either directly (for 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?
c) Displace substantial numbers of people,
necessitating the construction of replacement
❑
❑
❑
0
housing elsewhere?
Discussion: The proposed subdivision and anticipated residential development
will not have a significant
impact on population or housing.
Mitigation:
None
Sources:
2,3
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 21 of 27
XIII. PUBLIC SERVICES-- Would the project:
a) Would the project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the El ❑ ❑
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:
Fire protection?
Polfhfially
Less Than
Significant with :
LaasThan
0
Police protection?
Signjficant,
Impact^
M �h bb
Significant
Impact
No Impact
Schools?
❑
IdcorpoYaSpn `
❑
0
Parks?
❑
❑
❑
0
XIII. PUBLIC SERVICES-- Would the project:
a) Would the project result in substantial
adverse physical impacts associated with the
provision of new or physically altered
governmental facilities, need for new or
physically altered governmental facilities, the El ❑ ❑
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:
Fire protection?
❑
❑
❑
0
Police protection?
❑
❑
❑
0
Schools?
❑
❑
❑
0
Parks?
❑
❑
❑
0
Other public facilities?
❑
Cl
❑
0
Discussion: The proposed subdivision and anticipated residential development will not have a foreseeable
impact on any public service or facility.
Mitigation:
None
Sources:
2,3
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 22 of 27
Bess Than *'
Thnn'
Puteettally Sigmficnotwith'� Izvs
SighjBcant Signifleknt Nalmpact''
11�it�alion
11upact h Inrorpai$tipn Impact
XIV. RECREATION— Would the project
a) Would the project increase the use of
existing neighborhood and regional 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 or
expansion of recreational facilities which ❑ ❑ ❑ 0
might have an adverse physical effect on the
environment?
Discussion: The proposed subdivision and anticipated residential development will not have a foreseeable
impact on recreation facilities. The Town's Parks and Recreation Department will collect an in lieu fee
prior to recordation of the Final Map.
Mitigation:
None
Sources:
5,6
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 23 of 27
XV. TRANSPORTATIONITRAFFIC —
Pignifiantlly
Less Than. t h
Less Than.
Would the project:
Significant
Signific with
Mitigation
Significant
No Impact
Impact
Incorporation..
Impact
XV. TRANSPORTATIONITRAFFIC —
Would the project:
a) Cause an increase in traffic which is
substantial in relation to the existing traffic
load and capacity of the street system (i.e.,
result in a substantial increase in either the
❑
❑ z
❑
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 established by the
❑
❑ ❑
county congestion management agency for
designated roads or highways?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels orLlEl❑
0
a change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a
design feature (e.g., sharp curves or dangerous
❑
❑ ❑
Q
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
❑
❑ ❑
0
f) Result in inadequate parking capacity?
❑
❑ ❑
0
g) Conflict with adopted policies, plans, or
programs supporting alternative transportation
❑
❑ ❑
0
(e.g., bus turnouts, bicycle racks)?
Discussion: The subdivision will create one additional new dwelling. The minor increase in traffic is not
anticipated to create traffic congestion on existing local roadways.
Mitigation:
None
Sources:
1,2,3,5
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 24 of 27
XVI. UTILITIES AND SERVICE SYSTEMS—
Would the project:
a) Exceed wastewater treatment requirements
of the applicable Regional Water Quality
❑
❑
❑ 0
Control Board?
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the
❑
❑
❑ 10
construction of which could cause significant
environmental effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion of
❑
❑
❑ 0
existing facilities, the construction of which
could cause significant environmental effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements
❑
❑
❑ 0
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 providers existing
commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
❑
❑
❑ 0
project's solid waste disposal needs?
g) Comply with federal, state, and local
L3
L3
L3statutes
and regulations related to solid waste?
Discussion: The proposed subdivision and anticipated residential development will not have a foreseeable
impact on utility and service systems. Water supply will be provided by Purissima Hills Water District All
parcels will be connected to the sanitary sewer system.
Mitigation:
None
Sources:
1,2,3,15
Town of Los Altos Hills
Initial Study Lands of Hama Natoma
December 23, 2008
Page 25 of 27
Less Than
Potentially LessThan
SYgrfl&.. with'
Significant Signif{eant No Impact
Miqui¢d .
Impact Inlpact +
incorporation„ , :�
XVII. MANDATORY FINDINGS OF
SIGNIFICANCE-- Would the project:
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 ❑ ❑ ❑ Q
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 are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a project ❑ ❑ ❑ z
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 adverse effects on ❑ ❑ ❑
human beings, either directly or indirectly?
Discussion: The proposed project, as mitigated, will not result in a negative impact to the environment,
wildlife, plant or historical resource. The project does not have any foreseeable cumulative or unmitigated
impacts as defined in this Initial Study.
Mitigation:
None
Sources:
1-20
Town of Los Altos Hills
Initial Study Lands of Homa Natoma
December 23, 2008
Page 26 of 27
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID
POTENTIALLY SIGNIFICANT EFFECS:
1. 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.
2. 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 10 -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. The
applicant's engineer shall provide data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value prior
and post development.
3. The applicant shall install four (4) 36 inch box size trees to replace the two (2)
heritage trees to be removed as part of the subdivision improvements.
4. The applicant shall implement tree protection measures including tree
protection fencing and mulching as recommended by arborist Dennis Yniguez
in his report dated April 12, 2008.
5. If any archaeological artifacts or human remains are discovered during
grading or construction, work in the vicinity of the find shall stop immediately
until a qualified archaeologist can evaluate the site and determine the
significance of the find. Project personnel shall not collect or alter cultural
resources. Identified cultural resources shall be recorded on form DPR 422
(Archaeological Site) and/or form DPR 523 (Historic Resources). If human
remains are found, the County Coroner shall be contacted immediately.
6. The applicant shall dedicate an Open Space Easement as shown on the
Tentative Map in order to protect the steep slopes and native oak trees.
Town of Los Altos Hills
Initial Study Lands of Home Natoma
December 23, 2008
Page 27 of 27
Mitigation Monitoring Program
Responsible Must Be
Mitigation Measure Department Completed By: Done
1. Geotechnical Reports
Engineering
Site Development Review/
(Supplemental)
Town Geologist
Final Inspection
2. Drainage Improvement Plan
Engineering
Site Development Review
3. Tree Installation
Planning
Final Inspection
4. Tree Preservation
Planning
Prior to grading
5. Archaeological Findings
Planning
Ongoing
Source List:
1. Field Inspection
2. Project Plans
3. Planner's Knowledge of the Area
4. Los Altos Hills Land Use and Zoning Map
5. Los Altos Hills General Plan
6. Los Altos Hills Municipal Code
7. Assessor's Maps, Office of County Assessor, Santa Clara County, 2006-2007
8. State Department of Conservation, Farmland Mapping and Monitoring Program
9. BAAQMD CEQA Guidelines: Assessing the Air Quality Impacts of Projects and Plans, December 1999
10. State Department Fish and Game CNDDP Map
11. Santa Clara Valley Water District Map
12. Geotechnical and Seismic Hazard Zones Map of Los Altos Hills, Cotton Shires and Associates, Dec -2004
13. DTSC Hazardous Waste and Substance Sites List, California Environmental Protection Agency
14. Federal Emergency Management Agency, Flood Insurance Rate Map, Los Altos Hills, January 2, 1980
15. Sanitary Sewer Map, Town of Los Altos Hills Engineering Department
16. Santa Clara County Municipal Code Chapter II Indian Burial Grounds (Title B Division B-6)
17. Louis Richardson, Geologic Fault Investigation, July 11, 2008
18. Cotton & Shires Assoc. Peer Review Letter September 1), 2008
19. CEQA Guidelines, 2008
20. Google Earth
Exhibit List:
1. Project plans
TOWN OF LOS ALTOS HILLS
NEGATIVE DECLARATION
PROJECT TITLE: Lands of Homa Natoma LLC (2 Lot)
PREPARED BY: Cynthia Richardson, Consulting Planner
NAME AND ADDRESS OF PROJECT SPONSOR:
Homa Natoma Subdivision LLC
1187 Hilltop Drive
Los Altos Hills, CA 94022
LOCATION OF PROJECT: 27270 Natoma Road, Los Altos Hills, CA 94022
APN#182-20-012
PROJECT DESCRIPTION: Proposed two (2) lot subdivision of 7.997 gross acres to create two new
single family residential properties. Lot 1-4.902 acres; Lot 2-2.337 acres
(gross acres). The existing parcel contains one single family residence.
Access to the parcels is proposed from a new public street, Palomino
Place. All Parcels are planned to be connected to sanitary sewer. Water
service will be provided by Purissima Hills Water District. All existing
and new power and utility lines within the subdivision will be placed
underground.
FINDING: The Town of Los Altos Hills has completed a review of the proposed
project, and on the basis of the attached Initial Study, has determined
that the project, as mitigated, will reduce impacts to a less than
significant level.
MITIGATION MEASURES INCLUDED IN THE PROJECT TO AVOID POTENTIALLY
SIGNICIANT EFFECTS:
1. Supplemental geotechnical investigation reports shall be submitted for review and
approval by the town's 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.
2. 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 10 -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. The applicant's engineer shall provide data and peak discharge
hydrologic model(s) utilized, as well as, the calculations of the peak discharge value prior
Mitigation Measures
Lands of Homa Natoma LLC
December 23, 2008
Page 2
and post development.
3. The applicant shall install four (4) 36 inch box size trees to replace the two (2) heritage
trees to be removed as part of the subdivision improvements.
4. The applicant shall implement all tree protection measures including tree protection
fencing and as recommended by arborist Dennis Yniguez in his report dated April 12,
2008.
5. If any archaeological artifacts or human remains are discovered during grading or
construction, work in the vicinity of the find shall stop immediately until a qualified
archaeologist can evaluate the site and determine the significance of the find. Project
personnel shall not collect or alter cultural resources. Identified cultural resources shall
be recorded on form DPR 422 (Archaeological Site) and/or form DPR 523 (Historic
Resources). If human remains are found, the County Coroner shall be contacted
immediately.
6. The applicant shall dedicate an Open Space Easement as shown on the Tentative Map to
protect the steep slopes and native oak trees.
Debbie Pedro, AICP, Planning Director
TOWN OF LOS ALTOS HILLS
Circulated on: 1,2 2 O
Adopted on:
(2 L23/o
a
Date
MCOTTON, SHIRES & ASSOCIATES, INC.
CONSULTING ENGINEERS AND GEOLOGISTS
TO: Brian Froelich
Assistant Planner
TOWN OF LOS ALTOS HILLS
26379 Fremont Road
Los Altos Hills, CA 94022
SUBJECT: Geotechnical Peer Review
RE: Homa Natoma, LLC
2 -Lot Subdivision, 68 -08 -IS -ND -TM
27270 Natoma Road
Attachment 4
September 11, 2008
L0078B
At your request, we have completed a geotechnical peer review of the Tentative
Map application using:
• Tentative Map — 27270 Natoma Road (4 sheets) prepared by
Giuliani & Kull, dated August 14, 2008.
• Geologic Fault Investigation at 27270 Natoma Road (report)
prepared by Louis A. Richardson, dated July 11, 2008; and
• Preliminary Summary Report — Geotechnical Engineering
Investigation prepared by BAGG Engineers, dated April 27, 2008.
In addition, we have reviewed pertinent technical documents from our office
files and inspected fault exploratory trenches at the subject property.
DISCUSSION
The applicant proposes to subdivide the subject property (approximately 8 acres)
into 2 lots for 2 future single-family residences. Access to the house sites would be
provided by minor realigning and widening of an existing driveway extending from
Natoma Road. The improved public entrance roadway will be named Palomino Place.
Two depicted new driveways extend from this central roadway to the house sites. A
single existing residence is present on the property within the limits of proposed Parcel
1. We understand that all existing structures are to be removed.
In our previous geotechnical peer review regarding the subject property (letter dated
July 15, 2008), we evaluated a proposed plan for a 5 -lot subdivision. We did not have
geotechnical feasibility concerns with the proposed subdivision, but noted that
Noahem California Office
330 Village Lane
Los Gatos, CA 9503(t-7218
(408) 354-5542 • Fax 008) 354-1852
e-maill losgatos@cotnc,hirea.com
www.cotton shire s.com
Central California Office
6417 Dogtown Road
San Andreas, CA 95249-9640
(203) 7364252 • Fax (209) 736-1212
e male. cottonshires@starband.net
Brian Froelich August 29, 2008
Page L0078B
development of the previously proposed Parcel 5 (parcel closest to Natoma Road) was
constrained by limiting residential construction to that area above an elevation of 668
feet, corresponding to the limits of previous site engineering geologic investigation. We
note that the referenced Tentative Map (Conceptual Development Plan, Sheet 2)
indicates that only landscape improvements will be permitted below the elevation of 668
feet for the parcel fronting Natoma Road (current Parcel 2).
CONCLUSIONS AND RECOMMENDED ACTION
The referenced report prepared by the Project Engineering Geologist concludes
that, based on completed site investigation, on-site fault rupture is not an anticipated
hazard in the proposed development area (portion of property above elevation 668 feet).
We are in concurrence with the Project Engineering Geologist that no indications
of active faulting was exposed in the exploratory trenches and that the fault trace
alignment depicted on the current Town Geologic Map is incorrect. The Project
Geologist concludes that the fault trace appears to be located offsite, further to the south.
We do not have geologic or geotechnical objections to the proposed Tentative Map with
the understanding that the residential building envelope on proposed Parcel 2 is
confined to that portion of the parcel above an elevation of 668 feet. We observed signs
of creep of colluvial soils in the northern portion of Parcel 2.
We question the advisability of locating a drainage dissipater near the top of the
slope in the northern portion of Parcel 2 (as depicted on the Conceptual Development
Plan) because of potential adverse slope stability impacts. We also note that storm water
collected from Palomino Place is proposed to be discharged into an unlined ditch along
the southern side of Natoma Road. The stability of slopes along this immediate section
of Natoma Road has been impacted by adverse seepage and concentrated drainage in
the past. We recommend that consideration be given to installation of a concrete lined
V -ditch along Natoma (bordering the northern edge of Parcel 2) to properly convey
concentrated surface drainage discharged from Palomino Place.
We recommend that the Project Geotechnical Consultant formally review all
geotechnical aspects of the Proposed Tentative Map, as well as all geotechnical aspects
of final subdivision improvement plans (primarily related to establishment of Palomino
Place, associated utilities, and drainage improvements). Documentation of geotechnical
plan approval should be submitted to the Town.
Prior to issuance of building peradts for individual parcels, supplemental
detailed geotechnical design criteria should be prepared for specific proposed site
improvements. Supplemental exploratory borings and soil material property testing
may be required as a basis for preparing project specific geotechnical design criteria.
Final recommended geotechnical design criteria (including parameters for potential
COTTON, SHIRES & ASSOCIATES, INC.
Brian Froelich
Page 3
August 29, 2008
L0078B
basements) should be reviewed by the City Geotechnical Consultant prior to issuance of
permits for residential construction.
LIMITATIONS
This geotechnical peer review has been performed to provide technical advice to
assist the Town with discretionary permit decisions. Our services have been limited to
review of the documents previously identified, and a visual review of the property. Our
opinions and conclusions are made in accordance with generally accepted principles
and practices of the geotechnical profession. This warranty is in lieu of all other
warranties, either expressed or implied.
DTS:TS:kd
Respectfully submitted,
COTTON, SHIRES AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
Ted Sayre if
Principal Engineering Geologist
CEG 1795
David T. Schrier
Principal Geotechnical Engineer
GE 2334
COTTON, SHIRES & ASSOCIATES, INC.
FIRr- DEPARTMENT
SANTA CLARA COUNTY
14700 Winchester Blvd., Los Gatos, CA 95032-1818
(408) 378-4010 • (408) 378-9342 (fax) • ..sccfd.org
DEVELOPMENT REVIEW COMMENTS
CODEAEO. [ SHEET 1 HO.I REQUIREMENT
Review of a two -lot subdivision.
Attachment 5
161
InlemalicnaAyAmtlitd
A9�
PUN REVIEW NNMBER pa 2427
BLDG PEBMM NUMBER
FRE NUMBER
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 determine
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.
No new structures are noted on the plans. However, note #12 on Page 2 of the plans
states that'all new dwellings' wil be sprinklered. Conditions for any new structures on
the lots in questions will be set at the time of submittal for a building permit.
No fire department conditions or requirements.
C4 PVNS SPE NEW PMOL lS
OCCUPANCY
CONST. TYPE
AFFt'.Nema
UPTE
PAGE
LAH N C] ❑ ❑ ❑
GIULIANI & KULL INC
8/22/2008
1 1
OF
$ECIFIAON
ARFA
LOAD
DESCRIPTION
6Y
Residential Development
Harding, Doug
NAME OF PROJECT
LOCATION
NATOMA SUBDIVISION
27270 Natoma Rd
as the Santa Clara Count, Central Fire Protection District
Serving Santa Clara County and the communities of Campbell, Cupertino, Los Altos,
Los Altos Wit, Los Gatos, Monte Sereno, Morgan Hill, and Saratoga
Attachment 6
Pacific Gas and
Electric Company"
Technical and Land Services 111 Almaden Boulevard, Am. 814
San Jose. CA 95115
May 7, 2008
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA. 94022
Attn: Mr. Brian Froelich, AICP
RE: File No. 68 -08 -TO -ND -TM
APM: 182-20, Map Date: April 2008
PG&E file: Y08 -MR -19
Den Mr. Froelich
Thank you for the opportunity to review the Tentative Map on the above referenced
property. PG&E has no objection to the map.
PG&E owns and operates a variety of gas and electric facilities which may be located
within the proposed project boundaries. Project proponents should coordinate with PG&E
early in the development of their project plans to promote the safe and reliable
maintenance and operation of existing utility facilities. Any proposed development plans
should provide for unrestricted utility access and prevent interference with PG&E
easements.
Activities which may impact our facilities include, but are not limited to,
permanent/temporary changes in grade over or under our facilities, construction of
structures within or adjacent to PG&E's easements, and planting of certain types of
vegetation over, under, or adjacent to our facilities.
The installation of new gas and electric facilities and/or the relocation of existing PG&E
facilities will be performed in accordance with common law or Rules and Tariffs as
authorized by the California Public Utilities Commission.
Please contact me at (408)282-7534 or tpgl@pge.com if you have any questions
regarding our comments.
Sincerely,
Ted Quach
Land Agent
Technical & Land Services
Attachment 7
Town of Los Altos Hills
November 4, 2008
Subdivision Committee Hearing Fact Sheet
Project Description: Two Lot Subdivision
File Number: 218 -08 -IS -ND -TM -GD
Site Address: 27270 Natoma Road
Owner(s): Homa Natoma, LLC / James Parivash
Staff Planner: Cynthia Richardson, Consulting Planner
Site Data
Net Lot Area: 7.997 acres
Average Slope: 14.6%
Lot Unit Factor: 7.21
PRnPOWTI nFVFi.nPMFNT TARIP
-nxisnng sae data is caiculatea prior to proposea ngnt-ot-way aeaieanons.
Grading: None proposed.
Sewer/Septic: Sewer system
Environmental Design Committee Comments: Preserve Oaks and remove Pampas
grass at entrance.
Pathway Committee Comments: Construct II -B path along the Manuella Road
frontage, separated by 5 feet from roadway; to meander around obstacles as necessary.
Fire Department Comments: Recommends approval with conditions.
Geotechnical Comments: Recommends approval with conditions.
Utility Company Comments: None
;
1
9.5
4.902
4.902
4.902
73,500
29,400
2
22.3
2.337
2.337
1.721
17,876
9,268
Existing
14.6
7.997
7.997
7.208
She-
-nxisnng sae data is caiculatea prior to proposea ngnt-ot-way aeaieanons.
Grading: None proposed.
Sewer/Septic: Sewer system
Environmental Design Committee Comments: Preserve Oaks and remove Pampas
grass at entrance.
Pathway Committee Comments: Construct II -B path along the Manuella Road
frontage, separated by 5 feet from roadway; to meander around obstacles as necessary.
Fire Department Comments: Recommends approval with conditions.
Geotechnical Comments: Recommends approval with conditions.
Utility Company Comments: None
Attachment 8
Town Of Los Altos Hills November 4, 2008
Subdivision Committee Hearing Report
Project Description: Two Lot Subdivision
File Number: 218 -08 -IS -ND -TM -GD
Site Address: 27270 Natoma Road
Owner(s): Homa Natoma, LLC / James Parivash
Staff Planner: Cynthia Richardson, Consulting Planner
Attendance: Debbie Pedro, Cynthia Richardson, John Chau, Richard Chiu,
Commissioner Harpootlian, Commissioner Abraham, Sandy Humphries, William Shreve,
Jenna Ellis, Shohreh Malek and James Paravish.
Environmental Design Committee Comments: None.
Neighbor Comments:
• Shohreh Malek adjacent neighbor has concerns about her view.
• Several neighbors had concerns about saving the oak trees.
• One neighbor had concerns about the continuance of Almaden Court through the
subdivision.
H TH t - L,�r —(C-tj ft Ll,- 5Ubc(t/ - Attachment 9
Environmental esign and Protection Committee
RECEIVED
New Residence/Remodel'Evaaluation SEP 15 ZOOS
Reviewed by:/ gyp, iN of LOS ALTOS HILL% g� /F
ate lS
Applicant /
Named} gt4hta L LCr
Address 1
Site impact/lighting/noise
Creeks, drainage, easements:
Existing Vegetation:
re dr.p Q R
4� �n
r. t
Significant issues/comments:
Attachment 10
Los Altos Hills Pathway Committee DRAFT
Minutes of Meeting of August 25, 2008
1. ADMINSTRATIV
Chairman Ginger Summit called the meeting to order at 7:05 PM
Members present Jim Bliss, Courtenay Corrigan, Nick Dunckel, Nancy Ginzton
Ginger Summit, Bill Silver, Bob Stutz, Jolon Wagner, Chris Vargas,
Sue Welch
Members absent Anna Bnmzell
Members of public present City Councilman Mike O'Malley
Debbie Pedro, Los Altos Hills Planning Director
Jim Abraham, Planning Commission?
John Burger, owner 11580 Old Ranch Road
J. Paridasly representing owners of 27272 Natoma
Mr. Jamisludian, owner of 12670 Dianne drive
Tom Mope, landscape architect representing the owners of 26880
Elena Road
The agenda was approved as amended.
1. COMMUNICATIONS FROM THE FLOOR
2. NEW BUSINESS
A. The following properties were reviewed for pathway recommendations:
27270 Natoma Road (Lands of Homa). J. Paridzsh was present representing the
owners. This property was previously reviewed when development plans were for a
five -lot subdivision. The property has been sold and the new plan is for a two -lot
subdivision. The road proposed earlier will not be constructed and entry to the
property will be via a cul-de-sac. No off-road pathway is shown through this property
on the 2005 Master Path Plan (MPP). The MPP shows a nearby route from the end of
Lucemo Lane to Almaden Court Chris Vargas moved that the PWC request a
pathway in -lieu fee from the owners of this property. RX seconded. The vote was 8
in favor, 2 opposed.
13571 Hill Way (Lands of Hmafi). The reason for pathway review is a remodel. The
property is on a short cul-de-sac off Burke Road, close to Los Altos and adjacent to
Shoup Park. Although the MPP shows an arrow from the end of Hill Way into Shoup
Park, there has been resistance from Los Altos to opening this route. A path would
have to lead directly over Adobe geek and the terrain is heavily wooded and
precipitously steep. Courtenay Corrigan moved that the Town request a pathway in -
lieu fee from the owners of 13571 Hill Way. Bill Silver seconded. The vote was
unanimously in favor.
iii. 12670 Dianne Drive (Lands of Jamshidian). The reason for pathway review is a
remodel and addition. The homeowner was present and argued against the need to
construct a pathway. The property is at the comer of Dianne Drive and O'Keefe. A
pathway exists along O'Keefe. Because of the topography, this side of Dianne is the
preferred side for a pathway. The proposed path segment would connect with an
existing pathway on the adjacent lot Bill Silver moved that a IIB path be required
along the west side of the property along Dianne Drive from O'Keefe to the back of
the property line. XX seconded. The vote was unanimously in favor. The homeowner
Dra£tPwc Min 082508 10/15/08
Dennis Yniguez TREE DECISIONS
Kegistered Consulting Arborist
Dennis@TreeDecisims.com
1, Attachment 11
x..._...71-1 --
510-649-9291 Tel
510-649-9292 Fax
TREE INVENTORY, REMOVAL, AND MITIGATION PLANTING
AT 27270 NATOMA ROAD IN LOS ALTOS HILLS, CALIFORNIA
RE
PERMIT FOR RESIDENTIAL CONSTRUCTION
IN LOS ALTOS HILLS, CALIFORNIA
FOR
JAMES PARIVASH, PRESIDENT AND APPLICANT
DESIGN AND BUILDING SOLUTIONS
POST OFFICE Box 86
Los ALTOS, CALIFORNIA 94023
BY
DENNIS YNIGUEZ, CONSULTING ARBORIST
TREE DECISIONS, BERKELEY, CALIFORNIA
treedec@aol.com
APRIL 12, 2008
RECEIVED
APR 16 2008
TOWN OF LOS ALTOS HILLS
Tree Health & Risk Assessment Forensic Examination & Case Analysis Appraisal of Tree Value
Insurance Claim Evaluation Land Development Consultation Resolution of Trae-Related Disputes
Contents
Executive Summary I
Background and Assignment 1
Observations and Discussion 1
Recommendations 2
Conclusion S
Qualifications, Assumptions, and Limiting Conditions 6
Appendices:
A. Partial panoramic map of 27270 Natoma Road
B. Roster of trees proposed for removal
C. Location map of the "Buckeye Grove," Tree
Protection Fencing, and all trees 6 inches in
diameter or greater that are proposed for removal
D. Inventory of all trees 6 inches or greater in diameter
E. Inventory of trees in the area indicated on the Site
Map as "Buckeye Grove"
F. Conceptual Development Plan (24" x 36") included
as a fold -over insert at the end of this report
TREE INVENTORY, REMOVAL, AND MITIGATION PLANTING
2 EXECUTIVE SUMMARY
Development of a fi -parcel residential subdivision at 27270 Natoma Road in Los Altos
Hills would necessi ate the removal of trees, which constitute less than eight percent
of existing trees at the site that are or greater in diameter. The Applicant proposes to
replace at least twice as many trees as required by the planting mitigation guidelines of
the Los Altos Hills Planning Department and the Los Altos Hills Municipal Code, using
species selected from a city -approved list of native California trees.
BACKGROUND AND ASSIGNMENT
On April 3, 2008, Mr. James Parivash of Design and Building Solutions phoned to ask if
I was available to inventory trees at a site in Los Altos Hills as part of an application for
development. I agreed to visit the site, review the proposed specifications for
development of a small subdivision, prepare an inventory of existing trees that are 6
inches or greater in diameter, identify the trees proposed for removal, and specify the
number and size of replacement trees required for mitigation planting according to the
Los Altos Hills Planning Department and the Los Altos Hills Municipal Code (Title 12.
Parks and Recreation, Chapter 2. Trees, Shrubs, and Plants).
OBSERVATIONS AND DISCUSSION
I visited the site with an associate on April 4 and April 8, and met each time at the site
with the Applicant, Mr. James Parivash. We reviewed the 24" x 36" site plan (Appendix
F). The Applicant proposes to site homes at locations that are sparsely populated with
trees, and this would preserve over 92 percent of all trees on the site that are 6" or
greater in diameter.
Subsequent to the April 4 on-site meeting, I conferred with Mr. Brian Froelich, a senior
planner with the Los Altos Hills Planning Department. Mr. Froelich informed me that
the Planning Department has a list of native trees from which the Applicant could select
species suitable for replacement in mitigation for trees that are removed. We discussed
replacement formulas for planting native trees of a prescribed quantity and size to reflect
the size and species of trees that are proposed for removal. Those replacement
recommendations are reflected in Appendix B, which includes mitigation planting data.
The applicant proposes to have plans approved for the construction of ff* eeesidences on
the eight -acre property at 27270 Natoma Road in Los Altos Hills. The site includes
several groves of native trees, consisting mainly of coast live oaks (Quercus agrifolia),
blue oaks (Quercus douglasii), valley oaks (Quercus lobata), buckeyes (Aesculus
californica), California bay laurel (Umbellularia californica), and Northern California
black walnut (Juglans califomica'Hindsii ).
DENNISYN15VEZ
TREE DECISIONS APRIL 12, 2Oa8
TREE INVENTnRY, REMOVAL, ANTIMITIGATION PI NTING
One grove of trees consists almost entirely of buckeyes, and is delineated as the "Buckeye
Grove" in an 11" x 17" site map (Appendix Q. The number of trunks and condition of
these trees is described in Appendix E, the roster of Buckeye Grove trees. Many trees
have multiple trunks and are counted as single trees. Not a single tree from this grove
would be removed under the proposal set forth in the Conceptual Development Plan
(Appendix F).
Other non,native trees have been planted around the site, such as English walnut
(Juglans regia), European olive (Olea europaea), Monterey pine (Pinus radiata),
ornamental plum (Prunus cerasifera), and apricot (Prunus armeniaca).
Very few trees at the outskirts of the native groves would have to be removed to
construct an entry road, utility improvements, . and structures as set forth in the
accompanying Conceptual Development Plan (Appendix F). Several non-native trees
would also be removed.
The eleven trees oposed for removal—seven coast live oaks, two European olives, one
buckeye, one apricot, and one Monterey pine—make up less than eight percent of all
trees on the sire that are six inches or more in diameter.
If all elev trees were to be removed, the site would appear virtually the same from
Natom oad, because the largest natural groves of trees viewed from the road would be
left almost entirely untouched.
RECOMMENDATIONS
The applicant agrees to plant at least twice the number of trees that are required for
mitigation as set forth by the Los Altos Hills Planning Department and Municipal Code.
Exact sizes, locations, and species, to be selected from the Planning Department's
approved list of native trees, would be set forth in detailed landscaping plans later in the
development process.
Protective Tree Fencing
"Tree Protection Zones" would be delineated by temporary fences (consisting of 5 -foot
metal stakes and 4 -foot high sturdy orange poly plastic mesh fencing) that would be
installed in the locations shown in Appendix C.
No parking or storing of vehicles, construction trailers, equipment, machinery, or
construction materials would be permitted, nor would dumping of oils or chemicals be
allowed within areas delineated by the protective fences.
DENNI$YNIGuEZ
TREEDECISIONS APRIL 12,2008
TREE INVENTORY, REA10VAL, ANTI MITIGATION PLANTING
Special Considerations for Native Oaks
Two blue oaks (Quercus douglasoare indicated on the Conceptual Development Plan
as Tree No. 12 and Tree No 4. Both trees are healthy and attractive specimens with
trunks situated about 125 13 feet from the existing entry drive from Natoma Road.
The applicant proposes to install a water line alongside the entry road that is about 12
feet from the base of the blue oak trunks. Installation would require construction of a
trench several feet deep. Care must be taken to disturb roots as little as possible. If roots
must be cut, they should be cut cleanly with a tool such as a reciprocating saw. A root
that is cut cleanly without ripping or tearing will have the greatest opportunity to form a
natural chemical barrier to prevent undue infection of the remaining root. If the roots of
the blue oaks are severed at least eight to ten feet from the base of the trees, there should
be no significant decline in tree health or stability.
Two of the greatest threats to well-established native oaks are heavily compacted soils
and chronically saturated soils. It is imperative to prevent these conditions before,
during, and after development of the site.
Compacted soil
Soil compaction is the reduction of the space between soil particles. It usually occurs
when heavy construction equipment is driven repeatedly over soil. Compaction can
restrict oxygen diffusion through soil, reducing the ability of roots to absorb sufficient
water to keep a tree in vigorous health.
Restoring adequate space between soil particles by remedial soil treatment can be
difficult. The best way to eliminate soil compaction adjacent to these oaks is to prevent
it by keeping protective fencing in place before and during construction.
Saturated soil
Native oaks have adapted to climatic fluctuations in water availability. In this area of
Northern California, oaks often survive entire summers with little or no rainfall.
However, homeowners often don't realize this and over -irrigate within the driplines of
native oaks to the detriment of the trees.
When soil becomes chronically saturated, oxygen no longer diffuses efficiently through
the soil and root functioning is impaired. The spaces between soil particles fill with
water, beneficial soil microorganisms die, and anaerobic bacteria proliferate. Roots are
then forced to shift from aerobic to anaerobic respiration, producing toxic chemical
compounds that destroy fine roots.
DENNISYNIGUEZ
TREE DECISIONS APRIL 12, 2004
TREE INVENTORY, REMOVAL, AND MITIGATION PLANTING
If a native oak has become stressed from sustained drought, a moderate amount of water
can help it to retain a leafy crown and to resist biotic and abiotic environmental
pressures. However, irrigation must be minimal to moderate, soil must not remain
saturated, and sprinklers must not be directed against the trunk.
Phytophthora Root Rot (Phytophthora cinnamomi)
One byproduct of chronically saturated soil is a dramatic increase in the population of
Phytophthora cinnamomi, a prevalent soil fungus that is found in minute concentrations
under normal soil -moisture conditions. Chronically saturated soil encourages a massive,
rapid, and sustained increase in the soil population of this fungus, which then destroys
the delicate roots that are essential for the efficient uptake of water.
This destruction of fine roots causes a paradoxically stressful condition: despite an
overabundance of water, the tree cannot obtain enough moisture! The leafy crown
continues to lose water through transpiration, but the lost water cannot be replaced
through root absorption. The leaves increase their production of waxy cuticle (surface
cells) to decrease transpiration, and also curl to avoid the drying effects of sunlight. The
tree drops leaves prematurely, and newer leaves are smaller and less plentiful.
Fortunately, this condition can often be reversed. When the soil returns to a non -
saturated condition, the population of pathogenic Phytophthora fungi "crashes" and
newly formed absorption roots can survive. The tree can again sustain a lush crown of
leaves by constantly replenishing the moisture that is lost through leaf transpiration.
Oak Root Fungus (Armillaria mellea)
Oaks that have been weakened by excess summer irrigation are also often most
susceptible to oak root fungus, a soil microorganism that is found in low concentrations
in normal soils. Sprinklers should not spray directly against the trunk of an oak, because
saturated soil is an ideal environment for the proliferation of this fungus, especially
during summer months. The fungus will grow into living tissues until significant amounts
of wood are weakened and destroyed. The vascular system of the tree is increasingly
disrupted, making it ever more difficult for the tree to continue functioning as a
homeostatic system. Once the tree begins to exhibit symptoms of advanced infection,
such as massive leaf loss throughout the crown, it may well be too late to save the tree.
Appropriate Understory Landscaping
To avoid the above-mentioned damage and destruction of native oaks that can be
caused by overwatering, the tree owner is advised to plant only drought -tolerant plant
species within ten feet of the subject trees, or to minimally water plants as necessary to
maintain their health.
DENNISYNIGUEZ
TREE DECISIONS APRIL 12, 2008
TREE INVENTORY, REMOVAL, AND MITIGATION PIANTING
An excellent booklet, Compatible Plants Under and Around Oaks, is available from the
California Oak Foundation at 1212 Broadway, Suite 810, Oakland, California 94612.
Their telephone number is (510) 763-0282.
CONCLUSION
Development of a five -parcel residential subdivision at 27270 Natoma Road in Los Altos
Hills would necessitate the removal of eight native trees and three introduced trees, all
of which are 6' or greater in diameter. These trees constitute less than eight percent of
all trees at the site that are 6" or greater in diameter.
The Applicant proposes to replace at least twice as many trees as required by the
planting mitigation guidelines of the Los Altos Hills Planning Department and the Los
Altos Hills Municipal Code, using species selected from a city -approved list of native
California trees.
Respectfully submitted,
Dennis Yniguez
Registered Consulting Arborist
DENNISYNIGUE2
TREE DECISIONS APRIL 12,2008
TREE INVENTOAT, REMOVAL, ANDMITIGATION PLANTING
QUALIFICATIONS, ASSUMPTIONS, AND LIMITING CONDITIONS
Any legal description provided to the consultant is assumed to be correct. Any titles or
ownership of properties are assumed to be valid and marketable. All property is appraised
or evaluated as though free and clear, under responsible ownership and competent
management.
All property is presumed to be in conformance with applicable codes, ordinances,
statutes, or other regulations.
Care has been taken to obtain information from reliable sources. However, the
consultant cannot be responsible for the accuracy of information provided by others.
The consultant shall not be required to give testimony or to attend meetings, hearings,
conferences, mediations, arbitrations, or trials by reason of this report unless subsequent
contractual arrangements are made, including payment of an additional fee for such
services.
This report represents the opinion of the consultant, and the consultant's fee is not
contingent upon making any particular recommendation.
Sketches, drawings, and photographs in this report are intended for use as visual aids, are
not necessarily to scale, and should not be construed as engineering or architectural
reports or surveys. The reproduction of information generated by architects, engineers, or
other consultants on any sketches, drawings, or photographs is only for coordination and
ease of reference. Inclusion of said information with any drawings or other documents
does not constitute a representation by Dennis Yniguez or Tree Decisions as to the
sufficiency or accuracy of said information.
Unless otherwise expressed: a) this report covers only the examined items and their
condition at the time of inspection; and b) the inspection is limited to visual
examination of accessible items without dissection, excavation, probing, or coring.
There is no warranty or guarantee, expressed or implied, that structural problems or
deficiencies of plants or property may not arise in the future.
DENNISYNIGUEZ
TREE DECISIONS APRIL 12, 2008
1a
0
x
X
x
x
x
x
X
X
x
x
X
f
W
cs
X
X
X
X
`r
N
Z
ZZ-G)
.D
n
L°
D
D
d
N
�N
N
(O
(O
N
N
�w
(O
to
to
(O
`d a
N
m
m
(h
N
Cl)
M
m
Cl)
H
O
O
O
O
O
O
O
O
O
O
O
v�
3
JE
3
3
3
3
3
43-:
d
N
N
N
N
N
W
N
N
0
N
WJ
U
U
ttl
U
N
U
N
U
N
U
W
U
tC
U
N
U
N
U
td
U
O
U
N
Z
W
w
m
ti
m
m
n m
n
a
n
n
¢ d
d d
¢
d d
¢
m
¢
m
¢
0
d m
¢
d d
¢ «
d
¢
d
¢
�
¢
d
¢
Ow
«
«
C
G
Ld
z
O
0
O p W
1
Ld
w e
W
w
F "
O
9
F -LO
rc
m
p
N
n
m
N
Wagz
om"
W
ry
L
W
Y
Y
Y
Y
11-
6
Z
0
0
0
0
0
0
0
Z
m
?
0
N
>
>
>
>
r
Y
V
.2:>
N
CO
m
O
O
O`
O`
O
O
O
O
O
U
U
U
U
W
W
U
U
U
U
W
�
Z
m
Z
❑
U
O
`
U
�p
�p
U
U
O
Q
O
y
N
N
N
d
N
N
N
N
m
R
o
m
d
0
d
O
o
d
Q
w
W
r
y
N
2
N
N
N
S
V
<
N
6
f
1a
±
2
x
x
x
\\
\
\
)
]
]
c
§
O
§
/
Q
$�),
_$_
!2
!!
!!
/
/
Z(\
w
,
,
,
CD_
(D
_
,
w
uj
(L�WW
��
¥
e
b
(mo
q
,
}
`
66
g{
°
-
2
U
}
\
\\
\
\
\\\
W
0
,
U
/
±
0
ff%
ƒ
m CO
)
k�
: _
ƒƒE
-(\))
\
`
co
j
kk)k
k
-
-
•0
2!■
;
\Ea)
\E��
k
42§$
/0
!
O,J
w
w
m
w
m
„
_
!>■
\/m
\
/
;
§
\
?
z
\
\
■
@
)
,
&
�
&
&
§
a
)
)
a
&
a
Re
)
5
}
m
0)
O
r
d
U
i
w
J
W
Y
c
w
m
E
w
x
F
N
W
U
7
a
N
OD
N
x
X
x
f
W
Q
O
C
C
N
N
o
o
a
F
d
O
N
=
O
6
co
g
a
n
OF
W
O
N
N
N
20
h
N
N
« C
f f
O
O
O
N
O
« d
c o.
o
z
m
mN
mN
-'n
W
a
CL
Cc
CL
F
z
ooh
S
O O W
o a
w60
¢`
c
m
of
W O Nm
T
n
H ow
m
LNCI
m
m
Q)
O
^
Oi
O
N
^
m
m
no
m
pj
N
"a
O
Y
O
Y
ro
ro
N
a
x
a
ro
n
m
¢
'c
o
0
2
o
a
'`
o
o
'c
o
0
0
Z
N
E
C
ro
O
O
d
C
O
O
G
O
O
O
U
U
W
W
a
t
U
U
r
U
U
U
L
C
C
o
Z
Z
Z
W
N
U
N
A
V
N
N
U
N
N
N
`
z
Z
¢
O
o
U
U
u
U
y
]
y
m
U
y
y
]
y
y
]
y
]
tp
]
2
y
]
y
y
w
w
N
m
w
h
N
e
N
n
N
m
N
m
N
o
M
C)
N
Cl
N
N
N
m
0)
O
r
d
U
i
w
J
W
Y
c
w
m
E
w
x
F
N
W
U
7
a
N
OD
N
\1
0)
0
rl
I
0)
Q
U
W
w
J
W
Y
W
CD
W
W
0:
F-
N
W
U
x
IL
IL
N
OD
N
z
Z
O_
U)
U
W
O
W
W
Q:
F-
W
0
z
Y
T)
Z
z
w
J
Q
0
W
Q
z
m
m
m
m
m
m
c
0
c
0
c
0
c
0
c
0
c
0
a
N
N
N
N
N
N
N
N
N W-
N a)
N a)
N 0-
2�
t
O-
U
a
2
O`
0
0
'Y 0
O
U�
c
`a
c
`a
a
`O.
c
`a
c
`a
Ja
N C
N C
N c
N C
N C
N C
J
N n
N n
(D 0
m 0
N 0
N a
Z
N O)
N2)
N@
N M
N m
N m
C
C
F- C
F- C
F-
F- C
F- C
F-
z
oaf.
m w
0
ZO,
co
m
n
n
co
U W
w cru
¢ IY
r
N
0
n
o
G
c6
T
O]
N
N
M
N
Q L
r
o 'm
6
e
w
E
0
sm
W
c
c
YN
m
¢
m
o
o
o
o
g
.n
o
0
z
O
>
>3
>
00=---=
¢
C0
C
N
W
0
m
O
U
m
U
C
W
O
U
p
U
U
0
U
U
m
`
j
W
l0
N
O
N
O
'`
G
z
Z
�
_
.G
ro
m
Oi
U
>
>
>
>
a
a
°�
o>
o
a
o
a
2
a
o
g
0
0
m
U
w
W
m
a
N
m
n
m
rn
o
N
m
T
H
\1
0)
0
rl
I
0)
Q
U
W
w
J
W
Y
W
CD
W
W
0:
F-
N
W
U
x
IL
IL
N
OD
N
z
Z
O_
U)
U
W
O
W
W
Q:
F-
W
0
z
Y
T)
Z
z
w
r
W
QD
Q
Q.
ci
X
O
Z
W
a
IL
Q
vi
z
0
N
U
W
W
W
F-
N
W
Z
T
z
Z
W
0
X
x
X
X
f
W
�
N
N
d
N
N
Z
5
C
°
«
x
«
x
«
a
X
X
X
X
N ¢
°
ttl
�°
a
�°
a
2s (7
N d
0~
U �
0
C �
2
L
z
o
m c
3
3
3
3
U
N n
U
U
U
U
Z
« L
tR
t0
l6
t6
N rn
n
H
n
a
¢
H
z
0�
W
Dp
z 1 W
r
m
N
N
n
n
n
N
w
m
U U
W X
¢`W
H
9
CJ
¢
NCl)
N
N
«
N
S V
N
N
N
a 8 Z
L9
O m
v
c
m
m
m
m
m
m
o
z
.a
o
0
0
0
o
O
>
o
>
o
o
o
0
m
j
_
2
2
i
_
i
=
0
N
N
N
A
A
m
N
?
m
m
o
U
2
U U
U
U
U
U
U
U
U
W
m
Z
o
0m
m
O
O
d
d
O
b
d
b
p
p
d
O
O
V
V
V
IA
N
¢
f
r
W
QD
Q
Q.
ci
X
O
Z
W
a
IL
Q
vi
z
0
N
U
W
W
W
F-
N
W
Z
T
z
Z
W
0
To,
w
a
IL
0
x
0
z
w
a
IL
Q
W
0
r
v
rn
U
J
w
Y
It
w
Q]
O
w
w
cs
z
Z
z
ro
Uf
2
O
J
U
z
z
°0F
S W
O O
Z d
m
f0
wdo
H
0
e0
m
m
N
N
N
r
O
OPIZr
N
N
N
N
w=
0
0
m
4
m
N
a
W
Y
O
Y
O
N
Y
O
Y
N
O
A
m
O
Z
O
itl
N
T
>_
U
`0
Sam
m
�+
?
Q
N
N
N
m
m
a
m
m
m
e
m
m
m
m
m
n
m
m
m
f
To,
w
a
IL
0
x
0
z
w
a
IL
Q
W
0
r
v
rn
U
J
w
Y
It
w
Q]
0
s
w
¢
a
z
�o
Zr
w
8Ca7
f
U �
Z
O
J
U
Z
Z
°0F
O ¢
a
w
Z
U w
w
r
c
Iw- Mw
N
t°
In
N
LA
N
Cl)
S V
M
N
N
CD
N
C6
OD
fO
N
m
a Z
B c
0
e
m
m
Y
Q
Zj
O
Y
Y
Y
Y
Y
Y
Y
Y
O
O
m
O
O
O
O
O
O
O
O
j_
j
T
°
m
m
m
m
m
m
m
m
m
O
w
C°
U
U
U
_
QU
U
U
U
U
(,J
U
U
O
O
N
d
O
O
m
b
O
O
Q
b
O
d
w
m
n
n
n
n
n
n
n
n
n
n
m
¢
r
00
�~zF
a0W
0 d W 0' ao n (D n eo n (0 W OD 10 n
PC . 6
J
Q
y
m
m
>
o
U
j
m
a
c m
U
o
0
m
m
o
m
m
o
m
o
U
N
0
m
0
U
m
o
m
0
U
m
0
0
m
0
U
m
0
0
m
o
U
s
0
m
t0
0
s
0
m
(0
0
rn
'0
n
m0
0
N
.-O
N
IT;
N
f
U
N
W
l
O
N
N
V
O
t6
N
O
W
W
r
_
m
N
m
f7
m
<
m
N
m
m
m
m
m
8i
m
m
00
�~zF
a0W
0 d W 0' ao n (D n eo n (0 W OD 10 n
PC . 6
1e,
0)
O
It
0)
d
U
w
J
W
Y
IrW
m
W
Ir
F-
W
U
7
K
IL
N
OD
N
a
UA
Z
O
W
W
W
W
U
Z
Z
Z
W
O
c
f
i
Z
0
U
y
m
m
>
o
U
j
m
a
c m
U
o
0
m
m
o
m
m
o
m
o
U
N
0
m
0
U
m
o
m
0
U
m
0
0
m
0
U
m
0
0
m
o
U
s
0
m
t0
0
s
0
m
(0
0
rn
'0
n
m0
P'
N
.-O
N
IT;
N
c
U
N
W
l
O
N
N
V
O
t6
N
O
W
W
r
_
m
N
m
f7
m
<
m
N
m
m
m
m
m
8i
m
m
1e,
0)
O
It
0)
d
U
w
J
W
Y
IrW
m
W
Ir
F-
W
U
7
K
IL
N
OD
N
a
UA
Z
O
W
W
W
W
U
Z
Z
Z
W
O
W
f
i
Z
0
U
y
m
m
>
o
U
j
m
a
c m
U
o
0
m
m
o
m
m
o
m
o
U
N
0
m
0
U
m
o
m
0
U
m
0
0
m
0
U
m
0
0
m
o
U
s
0
m
t0
0
s
0
m
(0
W
U
m0
U
N
W
l
O
N
N
V
O
t6
N
O
W
W
r
_
m
N
m
f7
m
<
m
N
m
m
m
m
m
8i
m
m
1e,
0)
O
It
0)
d
U
w
J
W
Y
IrW
m
W
Ir
F-
W
U
7
K
IL
N
OD
N
a
UA
Z
O
W
W
W
W
U
Z
Z
Z
W
O
s
J
0
f
W
Q
c�
3z
7
a
I
_O
M~
20
2
U
O
Z
O
J
U
Z
O O
�p
2
0 O W
ZO a W
(O
i11
n
N
n
7
(p
N
N
W
N
OJ
U U
w
W
v
H wW
> U
W
N
p
W
Lf?
N
t0
O
N
N
cD
m Z
N
C
e
w
z
oY
ro
O
Y
ro
Y
ro
Y
ro
Y
ro
Y
ro
Y
N
Y
Y
N
Z
>
!
o
N
>
0
0
0
0
0
0
N
0
ro
0
0
y
J
y
J
J
J
J
J
J
J
J
m
m
m
U
U
U
Q
V
(I
V
U
U
U
U
U
U
U
U
U
f
N
N
N
m
o
o'
ci
o
0
of
of
o
0
0
0
of
W
f
0)
w
Q
a
0
x
zz
w
L
IL
Q
a)
O
Q
U
i
w
J
W
Y
W
m
Ld
W
CEF
W
U
7
IL
IL
OD
N
V
z
Z
O
N
U
w
❑
W
W
F-
N
W
t�
z
T)
z
z
w
W
Q
d
0
X
5
Z
W
IL
(L
0)
0
r
a
rn
U
r
J
W
Y
W
m
E
W
w
F-
U)
W
U
7
It
a
N
W
N
d
J
Q
O
i
W
2
z
S
a
�o
Z
g
0
2f
Uf
z
O
J
U
z
°pF
OO ¢ W
oaw
m
m
n
n
m
U
o%U%
W W
F
e
WAN
G m 2
V
co
0)
m
mLO
> U
—
r
W
og=
e
w
am
0
m
z
N
yA
N
°
0
0
N
N
°
°
N
z
o
0
o
>
o
°
o
o
>
Z
o
O
O
m
m
=
y
m
J
m
J
m
J
m
J
=
y
—
y
m
0
m
m
m
m
m
m
m
m
O
U
U
U
z
O
O
O
O
O
O
O
o
a
�
m
m
W
O
O
O
O
O
O
N
^
O
In
f
W
Q
d
0
X
5
Z
W
IL
(L
0)
0
r
a
rn
U
r
J
W
Y
W
m
E
W
w
F-
U)
W
U
7
It
a
N
W
N
d
W
Q.
W
X
O
Z
W
CL
a
0
r
It
0)
u
W
J
W
Y
W
CL1
mop
POW
oO
w
U
U
0
LL
L Ld
[Z'
0,
O
m z
N
V
W
(7
't
7
0
(O
0
N
N
N
W g
Z
}
z x
W MLd
g
O J
2
m
T
m
T
ry
T
m
T
m
T
m
T
m
T
m
T
m
T
m
T
m
T
m
T
m
T
J
Z
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
m
s
N
O
o
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
0
>
m
LL
f
m
m
m
m
m
m
m
m
m
m
m
m
I7�
tJ
O
U
W
WWWN
Ld
S
O
w
al
U
m
U
of
U
N
U
W
U
ai
U
W
U
m
V
a1
U
a1
U
m
U
a1
U
of
U
U
Z
a
E
EE
EEE
EE
E
EE
E
z
v
(yl
a
o
0
0
0
0
0
0
0
0
0
0
0
LLJ
O
m
y
y
m
w
m
w
m
n
y
h
m
u
U
U
U
U
U
U
U
U
U
U
U
U
U
O
ami
m
ami
ami
m
m
m
ami
ami
m
ami
m
ami
m
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
W
T
n
Q
f
W
Q.
W
X
O
Z
W
CL
a
0
r
It
0)
u
W
J
W
Y
W
CL1
=op
POW
P
aj
N
m
r-
a
a
a
co
r
n
(o
m
cc
a
N
w
C U
U
0,
X
m j
N
N
V
C]
N
I7
N
f�
z
G
T
T
T
T
T
T
T
T
T
T
T
T
T
T
Z
d
Y
d
Y
d
Y
m
Y
d
Y
m
Y
m
Y
m
Y
m
Y
m
Y
m
Y
d
Y
m
Y
d
Y
O
v
v
v
v
v
v
U
v
U
U
v
U
V
v
J
m
J
m
J
m
J
m
O
m
J
m
J
m
J
m
J
m
J
m
J
m
O
m
J
m
J
m
�
U
w
m
m
m
m
m
m
m
m
m
m
m
E
E
E
E
E
E
E
E
E
E
E
E
E
z
o
v
v
v
v
v
v
v
v
v
v
v
v
v
v
Oy
m
m
m
a�'i
N
m
ayi
ayi
ahi
ayi
m
m
m
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
zc
W
m
O
N
M
V
N
F
m
O
N
F
—
—
T
0)
O
r
V
U
w
W
J
W
Y
W
m
w
W
W
U
7
x
CL
N
OD
N
a
L6
Z
O
N
U
W
W
W
IJ
W
Z
}
N
Z
Z
W
O
Attachment 12
56EF�i
:�FF�� SS-FFs
Same
gra eC;. i'^y�J
F i� �pY $ 3
a
66
y?}
e°
2]3NATOMA ROAD
e°
2]3NATOMA ROAD
��i{GIW1W kltwy^•
-A {
TENTATIVE MAP
NA10TOMA SUBDIVISION
wi
FOR 5 LOT SUBDIVISION
e`.°oonn
P^s
le
E�$9
j gl WHO, 4
p
W�e ogP oe a
R as $
3@!Rigz
g v g
-_ ---
54
� M 4� g�igi Sae �Feg z�g �qv 3 p t�
,P
9 a,gg a A! �
7` g g p dS 4 g
27271 NATOMA ROAD 7l`�GlWlwl ll(uq lne.
CONCEPNAL DEVELOPMENT
ge ^ N S NATOMA SUBDIVISION.`a'�eo-.000:�.m�n ww°
'" PLAN ,,,.