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HomeMy WebLinkAboutItem 3.13-f Town of Los Altos Hills May 12, 2005 Staff Report to the Planning Commission RE: SITE DEVELOPMENT PERMIT AND CONDITIONAL USE PERMIT FOR PURISSIMA HILLS WATER DISTRICT TO CONSTRUCT A NEW OPPERATIONS CENTER; LANDS OF LOS ALTOS HILLS (TOWN HALL SITE); FILE# 35-05-ZP- SD-CUP. FROM: Brian Froelich, Assistant Planner 7 jy APPROVED BY: Carl Cahill, Planning DirectorC •L• RECOMMENDATION: That the Planning Commission: Forward a recommendation of approval for the requested Site Development Permit and Conditional Use Permit to the City Council. ALTERNATIVE The Commission may choose to deny the proposal or request additional information and continue consideration of this item to a subsequent meeting. PROJECT SUMMARY The Purissima Hills Water District requests Site Development and Conditional Use Permit approval to construct a new 1,948 square foot operations building on the south end of a 2.72 acre property at 26379 Fremont Road (Town Hall site). ZONING/GENERAL PLAN DESIGNATION The site is located in a Residential -Agricultural (R -A) zoning district and is designated "Institution" on the General Plan land use diagram. CODE PROVISIONS Section 10-1.703 (5) (h) of the Municipal Code establishes "Public utility and service uses" as conditional uses in the R -A zoning district. All proposed conditional uses are subject to four findings, which must be made in the affirmative to approve a Conditional Use Permit (CUP) as outlined in Section 10-1.1107(1). The findings for this proposal are attached to this report (see attachment 2). Section 10-1.1104 of the Municipal Code requires all CUP applications be reviewed by the Planning Commission and forwarded to the City Council with a recommendation. A Site Development Permit is required for this proposal pursuant to Section 10-2.301 (c) (6), the construction of any structure, combination of structures, or additions to structures which equal or exceed one thousand five hundred (1,500) square feet of floor area. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 2 of 11 DISCUSSION Site Description The subject site is approximately 2.72 acres and is located on the west side of Fremont Road, north of Esperanza Drive. The site currently contains the New Town Hall building and Council Chambers approved (March 2004), the current Purissima Hills Water District building, and the Heritage House. The total existing floor area on site is 10,490 square feet and the the maximum permitted for the site is 16,320 square feet. Further, the site currently contains 38,526 square feet of development area were the maximum permitted is 47,393 square feet. The site also includes decomposed granite pathways, landscaping/vegetation, and solar panels. Vehicular access to the site is taken from Fremont Road. The average slope of the site is generally flat (3%). Three Heritage Oak trees are in the vicinity of the proposed building site. Adjacent land uses include single-family residences, pathways, and roadways. Proposed Building The Purissima Hills Water District proposes to construct a new 1,948 square foot, single story operations center including: • Several offices • Conference room • Two restrooms • Storage space • Lunch room The exterior modifications include: • A loading/unloading zone (9' x 22') • Two concrete walkways, one each for the separate public and employee entries. • A decomposed granite walkway leading to the existing path adjacent to Conception Road with a drinking fountain and granite boulder seating. • A patio adjacent to the conference room. • A fenced enclosure for a mechanical area that includes an emergency generator, electric switch gear, and heat pump. The existing building used by the Water District will remain on the site in the same location and occupancy would be transferred to the Town after completion of construction. Code Analysis The proposed building complies with all height and MFA requirements for the site. The proposed eaves encroach into the required setback a maximum of 4'. Municipal Code Section 10-1.505 (b) (2) allows for eave encroachments for constrained lots. The Town Hall Center Planning Commission Purissur a Hills Water District (Operations Center) May 12, 2005 Page 3 of 11 property is exceptionally narrow and the eave encroachment appears justified. The proposed exterior modifications meet all MDA and setback requirements. The proposed 5' concrete walkway exceeds the code definition of a walkway[ and typically would not be permitted in the setback, however, state accessibility requirements prescribe a 60" minimum two-way wheel chair passing for public buildings. Site Data Table Criteria Existing n2posed Total Required or Max. Allowed Lot Size 2.72 acres No Chane 2.72 acres N/A Sloe 3% No Chane 3% N/A Floor Area 10,490 s . ft* 1,948 sq. ft. 12,438 sq. ft. 16,320 sq. ft. Development Area 40,054 sq. ft. 3,314 sq. ft. 43,368 sq. ft 47,393 sq. ft. Includes Town Hall, the Heritage House, am me existing Water District mucc. Circulation and Parkins The site is currently served by Fremont Road and Conception Road. The existing parking lot provides 48 spaces. Per the current lease agreement the Water District will share the existing parking with the Town Hall facility and they will be responsible for maintenance of a portion of the parking area. The parking lot will be altered to provide one required ADA parking space adjacent to the proposed building. Further, this proposal includes a new loading/unloading space (approximately 9' x 22') near the main vehicular entrance to the site. The space is intended to provide a temporary loading/unloading zone for deliveries to the Operations Center. Staff has provided specific conditions of approval for this loading/unloading space to address: time limit (20 minutes), materials (permeable pavers), and use limits (see attachments 1 and 2). Grading and Drainage Drainage from the proposed building will be directed to the existing storm drainage system. Only minor grading and site preparation is proposed on the generally flat site. The Town Engineer has reviewed the drainage plan and the proposal meets the Town's requirements for onsite detention. Colors and Materials The proposal includes colors and materials to match the existing Town Hall building including: t 10.1.253 (a) Walkways "Walkways" shall mean a discrete surface not more than (4) feet in width constructed of paving, asphalt, masonry, or flagstone, used for the purpose of connecting one point to another to provide access. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 4 of 11 • Composition shingle roofing • 6" vertical wood siding painted to match Town Hall • Aluminum windows • Copper trim Trees and Landscaping The proposed construction area (as differentiated from the entire site) is well vegetated with mature trees and large shrubs. An Arborist Report was submitted by the applicant to supplement the proposal. The report recommends removal of three trees, Wild Plum #3, Stone Pine #12, and Stone Pine #16 (see attachment 3). According to the report, Tree #3 is dead, Tree #12 has grown at an exaggerated 45 degree angle and is potentially hazardous, and Tree #16 has grown with a lean and will interfere with the roof of the proposed structure. None of the trees proposed for removal are Heritage Trees. Three Heritage Oaks are located in the proposed construction area: Tree #7 Coast Live Oak (16" DSH), Tree #10 Coast Live Oak (14" DSH), and Tree #18 Valley Oak (15" DSH). These trees will be protected as conditioned by this report (see attachment 1). Hardscave Proposed hardscape onsite includes: • The aforementioned loading/unloading zone parking space. • A 5' wide concrete walkway to serve the main entrance. • A 4' wide concrete walkway to serve the rear employee entrance. • A 5' wide decomposed granite pathway connecting to the existing Pathway system adjacent to Conception Road. • A decomposed granite surface to the south of the building (approximately 260 square feet). • A stone and concrete patio to the north of the building (approximately 180 square feet). • A granite seating area and a drinking fountain are proposed adjacent to the Pathway along Conception Road. Outdoor Lighting The proposed outdoor lighting includes two recessed lights at the main entrance, one shielded down light on each side of the building to serve the side entrances, and two motion sensor, security lights along the rear of the building. This report conditions the landscape/screening plan be reviewed by the Planning Commission at the time of final framing and landscape lighting will be established at that time. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 5 of 11 Noise Conditions of approval are included to address noise during the construction phase of the proposed project. A model for the proposed generator has not been selected as of the writing of this report, however, the generator must comply with typical noise standards per Municipal Code Section 5-2.02. Conditional Use Permit Pursuant to Section 10-1.703 (5) (h) of the Municipal Code, public utilities and service uses are permitted with a Conditional Use Permit. The findings for the approval are attached (attachment 2). The Water District office has been operating on site for 41 years and proposed conditions address impacts to surrounding properties during and after construction. The Water District has reported to staff that an informal neighborhood outreach was successful and the neighborhood is generally supportive of this project. Staff recommends that the Planning Commission review the use permit at the same time the Town Hall use permit is reviewed, which is scheduled for review one year after completion and every five years thereafter. The review gives the community additional opportunities to comment on the ongoing operations of the entire site. Additional conditions may be imposed if operational conflicts are identified. Site Development Permit A Site Development permit is required for the proposed construction. Attachment 2 contains proposed conditions for the site development permit. Staff has separated these conditions from the Use Permit conditions because they pertain to the construction of the structure opposed to the ongoing use. ENVIRONMENTAL CLEARANCE (CEOA) The proposed office building is categorically exempt from the provisions of the California Environmental Quality Act by provision of Section 15303, Class 3 (c): "Class 3 consists of construction and location of limited numbers of new, small facilities or structures... " "(c) A store, motel, office, restaurant or similar structure not involving the use of significant amounts of hazardous substances, and not exceeding 2500 square feet in floor area. " The proposed office building meets the above requirements for CEQA exemption. Planning Commission Purissima Hills Water Distinct (Operations Center) May l2, 2005 Page 6 of 11 CONCLUSION The architectural design of the structure is compatible with the Town Hall building and is compatible with the surrounding residential character of the neighborhood. The applicant has performed neighborhood outreach and reported the general response to be positive. The attached conditions provide standards to mitigate operational and construction impacts. The Conditional Use Permit also allows Town officials and residents the opportunity to assess the effectiveness of the conditions at prescribed intervals. ATTACHMENTS: 1. Conditions of Approval Site Development Permit 2. Conditions of Approval Use Permit 3. Conditional Use Permit Findings (prepared by applicant) 4. Arborist Report prepared by McClenahan Consulting February 29, 2005. 5. Project Plans (Commission only) Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 7 of 11 ATTACHMENT 1 CONDITIONS OF APPROVAL SITE DEVELOPMENT PERMIT FOR PURISSIMA HILLS WATER DISTRICT Lands of Los Altos Hills 26379 Fremont Road 35-05-ZP-SD-CUP A. PLANNING DEPARTMENT 1. Any modifications to the approved plans require prior written approval of the Planning Director or Planning Commission depending upon the scope of the changes. 2. Subsequent to final framing of the building, a landscape screening/lighting and an erosion control plan shall be reviewed by the Planning Commission at a public hearing. All landscaping required for screening purposes or for erosion control (as determined by the City Engineer) must be installed prior to final inspection. 3. A landscape maintenance deposit (or certificate of deposit), equal to the cost of materials and installation for all landscaping required for screening purposes or for erosion control (as determined by the City Engineer), but not to exceed $5,000.00, shall be posted prior to final inspection. An inspection of the landscape to ensure adequate establishment and maintenance shall be made two years after installation. The deposit will be released at that time if the plantings remain viable. 4. The applicant shall be responsible for implementing the tree preservation measures as identified in the Arborist Report prepared by McClenahan Consulting and dated February 20, 2005. A final letter from the arborist shall be submitted to the Planning Department prior to final inspection indicating the health of the trees and detailing the execution of the prescribed tree preservation guidelines. 5. Tree protection fencing (chain link) shall be installed as prescribed in the McClenahan Consulting report and inspected by the Planning Department prior to acceptance of plans for building plan check. 6. The loading/ unloading space located in front (north) of the Operations Center shall be constructed of permeable pavers with a border. 7. The storage (temporary or otherwise) of any equipment, vehicles, debris or construction materials within 30 -feet of any adjacent residential property line is prohibited at all times. 8. At the time of foundation inspection for the new residence the location and elevation of the new building shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 8 of 11 Site Development plan. At the time of framing inspection for the new building, the height of the building shall be similarly certified as being at the height shown on the approved Site Development plan. 9. Construction operations shall be permitted Monday through Friday only between the hours of 8:00 a.m. and 5:30 p.m. No outside construction work including loading or unloading of materials of the use of any noise -producing tool or equipment shall be permitted at anytime on Saturday or Sunday in accordance with Section 5-7.02 of the Los Altos Hills Municipal Code. ENGINEERING DEPARTMENT 10. Two sets of a final grading and drainage plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. Final drainage and grading shall be inspected by the Engineering Department and any deficiencies corrected to the satisfaction of the Engineering Department prior to final inspection. A letter shall be submitted from the project engineer stating that the drainage improvements were installed as shown on the approved plans and in accordance with their recommendations prior to final inspection. 11. Any, and all, changes to the approved grading and drainage plan shall be submitted as revisions from the project engineer and shall first be approved by the Town Engineering Department. No grading shall take place during the grading moratorium (November 1 to April 1) except with prior approval from the City Engineer. No grading shall take place within ten feet of any property line except to allow for the construction of the driveway access. 12. All public utility services serving this property shall be placed underground. 13. At the time of foundation inspection for the new building and prior to final inspection, the location and elevation of the new building shall be certified in writing by a registered civil engineer or licensed land surveyor as being in/at the approved location and elevation shown on the approved Site Development plan. At the time of framing inspection for the new building, the height of the building shall be similarly certified as being at the height shown on the approved Site Development plan. 14. Two copies of an erosion and sediment control plan shall be submitted for review and approval by the Engineering Department prior to acceptance of plans for building plan check. The contractor and the property owner shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control. The first 100 feet of the driveway shall be rocked during construction and all cut and fill slopes shall be protected from erosion. All areas on the site that have the native soil disturbed shall be protected for erosion control during the rainy season and shall be replanted prior to final inspection. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 9 of 11 15. Two copies of a grading and construction operation plan shall be submitted for review and approval by the City Engineer and Planning Director prior to acceptance of plans for building plan check. The grading/construction operation plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety on Fremont Road and Esperanza Drive, storage of construction materials, placement of sanitary facilities, parking for construction vehicles, clean-up area, and parking for construction personnel. A debris box (trash dumpster) shall be placed on site for collection of construction debris. Arrangements must be made with the Los Altos Garbage Company for the debris box, since they have a franchise with the Town and no other hauler is allowed within the Town limits. 16. The applicant shall submit photos to the Engineering Department of the pre -construction conditions of all pathways and private driveways/parking areas adjacent to the site and all public and private roadways within 500' prior to acceptance of plans for building plan check. Further, the applicant shall inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private driveways, and public and private roadways, prior to final inspection and release of occupancy permits and utilities. 17. The new building shall be required to connect to the public sanitary sewer prior to final inspection. An encroachment permit shall be required by the Town's Public Works Department for all work proposed within the public right of way prior to start work. Upon completion of construction and installation, a final inspection shall be set with the Planning Department at least one week prior to final building inspection approval. CONDITION NUMBERS 5, 10, 14, 15, AND 16 SHALL BE COMPLETED AND APPROVED BY THE PLANNING DEPARTMENT PRIOR TO SUBMITTAL OF PLANS FOR BUILDING PLAN CHECK Note: The Site Development Permit is valid for one year from the approval date. All required building permits must be obtained within that year and work on items not requiring a building permit shall be commenced within one year and completed within two years. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 10 of 11 ATTACHMENT 2 CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT FOR PURISSIMA HILLS WATER DISTRICT Lands of Los Altos Hills 26379 Fremont Road 35-05-ZP-SD-CUP 1. This Conditional use Permit allows use of the subject property as an office for the Purissima Hills Water District. Any further expansion or change of the use shall require an amendment to the Conditional Use Permit. The Planning Director may, at any time, schedule a review hearing before the Planning Commission or City Council regarding the Use Permit if any condition of approval is not being met or if the facility is being used inconsistent with the approved use or in violation of Town development codes. 2. Not later than one year after final inspection of the new building, the applicant shall request and the Planning Commission shall review the Use Permit at a noticed public hearing to assess compliance with the conditions of approval. Subsequent to the initial review, periodic reviews shall occur every five (5) tears thereafter. 3. No lighting except security lighting shall be on during night hours. 4. No outdoor sound amplification shall be allowed on site. Noise levels shall comply with the provisions of Section 5-2.02 of the Los Altos Hills Municipal Code. 5. No trucks in excess of one (1) ton capacity or construction equipment may be parked or stored on the site. 6. Water District vehicles shall not park in any parking space outside the assigned Water District spaces. 7. The loading/unloading zone shall be used for temporary parking (20 minute limit) only and the loading/unloading zone shall serve one vehicle at a time. These conditions run with the life of the Conditional Use Permit and can only be amended with a publicly noticed hearing and appropriate discretionary review. Planning Commission Purissima Hills Water District (Operations Center) May 12, 2005 Page 11 of 11 ATTACHMENT 3 FINDINGS FOR APPROVAL COMDITIONAL USE PERMIT FOR THE PURISSIMA HILLS WATER DISTRICT LANDS OF LOS ALTOS HILLS 26379 FREMONT ROAD 35-05-ZP-SD-CUP The applicant, The Purissima Hills Water District, for application of a conditional use permit located at 26379 Fremont Road in the Town of Los Altos, asserts that the proposed facility is compliant with the policies and ordinances of the Town of Los Altos Hills and satisfies the required findings in Section 10-1.1107 (1) of Zoning Ordinance as follows: 1. The proposed use or facility is properly located in relation to the community as a whole, land uses, and transportation and service facilities in the vicinity; The proposed Operation Center is on the same property as the Town Hall combining community services at a central crossroads. Fremont Road and Conception Road are adequate to serve all existing and proposed facilities on site. 2. The site for the proposed use is adequate in size and shape to accommodate this use and all yards, open spaces, walls and fences, parking, loading, landscaping, and such other features as may be required by this chapter or will be needed to assure that the proposed use will be reasonably compatible with land uses normally permitted in the surrounding area; The proposed use exists on the site but is less accessible and in a less desirable location. The proposed site is adjacent to the Town Hall and parking has been provided with the recent Town Hall construction. 3. The existing site is served by streets and highways of adequate width and pavement to carry the quantity and kind of traffic generated by this proposed use; and The proposed use would not increase traffic flow to the site and the adjacent streets and highways are adequate to serve the proposed use. The site is located at the intersection of two main arterial streets in the area. 4. The existing site does not adversely affect the abutting property or the permitted use thereof. The proposed use operates during regular business hours 8 a.m. to 5 p.m. and is not open on weekends. No adverse impacts such as noise or lighting are anticipated outside of these hours. ATTACHMEW �{ McCLENAHAN CONSULTING, LLC February 20, 2005 Purissima Hills Water District Attention: Mr. Patrick Walter 26375 West Fremont Road Los Altos Hills, CA 94022 RE: Proposed Operations Center Concepcion Road and Esperanza Road Los Altos Hills, California Assignment As requested, I inspected significant trees at proposed construction area to determine species, size, present condition, impact of proposed improvements and provide recommendations for tree preservation. Background The proposed Operation Center will be located at the abandoned Town Hall access drive from Esperanza Road. Additional proposed improvements will include construction of walkways, patios, underground alternative power generation and on-site water retention trench. The dominant site species is Italian stone pine. Additional species include Chinese pistache, Coast live oak, California pepper, Valley oak, Cork oak and Wild plum. Trees in close proximity to new Town Hall Drive have nylon tree protection fencing installed. No recent maintenance of these trees was observed. Summary Three trees should be removed for proposed project. Wild plum #3 is dead, Stone pine #12 is potentially hazardous and Stone pine #16 conflicts with proposed building construction. The remaining site trees are located beyond the limits of building construction and no significant impact to tree environments is expected. Location of site retention trench and alternative power source will not be located within tree environments on southerly side of site. Adoption of Preservation Guidelines will enhance tree vitality and prolong life expectancy for all site tree retained. MethodologY No root crown exploration, climbing or plant tissue analysis was performed as part of this survey. Tree numbers correspond to site plan enclosed. 1 ARASTRADERO ROAD, PORTOLA VALLEY, CA 94028-8012 • TEL (650)1268781 • FAx (650) 854-126] �.Sr LENNCw Purissima Hills Water District Attention: Mr. Patrick Walter Page 2 February 20, 2005 In determining Tree Condition several factors have been considered which include: Rate of growth over several seasons; Structural decays or weaknesses; Presence of disease or insects; and Life expectancy. The following guide for interpretation of Tree Condition as related to Life Expectancy is submitted for your information. 0 - 5 Years = Poor 5 - 10 Years = Poor to Fair 10 - 15 Years = Fair 15 - 20 Years = Fair to Good 20 + Years = Good Tree Description/Observation #1: Chinese pistache (Pistacia chinensis) 13.4" DSH (diameter standard height) Height: 28' Spread: 35' Condition: Fair to Good Location: Southwest frontage Observation: Uniform budding indicates normal vitality. Tree structure is sound with no visible signs of decay. No impact from proposed construction is expected. #2: Olive (Olea europaea) 4.4", 5.1", 6.0" DSH, multi trunk Height: 25' Spread: 18' Condition: Fair Location: Southwest of proposed construction Observation: Foliage is typical of the species and indicates normal tree vitality. Multi trunk growth habit is an inherent defect. Pruning will enhance appearance. Proposed construction will encroach no closer than within 7 feet of trunk on northeasterly side. No significant impact to tree environment or long term health is expected. Purissima Hills Water District Attention: Mr. Patrick Walter February 20, 2005 Page 3 #3: Wild plum (Prunus cerasifera) 9.2" DSH Height: 20' Spread: 12' Condition: Dead Location: West of proposed construction Observation: Tree is dead is and should be removed. #4: California pepper (Schinus molle) 12.4", 12.1", 6.3", 6.1" DSH, low branching Height: 30' Spread: 35' Condition: Fair Location: West of proposed construction Observation: Foliage is typical of the species and indicates normal tree vitality, although minor infestation of Pepper Psyllid was observed. Low branching habit is an inherent defect. Proposed pathway will encroach no closer than within 6 feet east of trunk. No significant injury to lateral/functional roots is expected. Pruning to remove deadwood and provide pathway clearances will not adversely impact tree health. #5: Cork oak (Quercus suber) 8.8", 8.0" DSH, low branching Height: 22' Spread: 15' Condition: Poor to Fair Location: West of proposed construction Observation: Foliage is typical of the species although canopy has developed one-sided resulting from competition with adjacent Stone pine. Removal of southwesterly Stone pine (#8) scaffold limb will encourage more uniform growth. No impact to tree environment is expected. #6: Coast live oak (Quercus agrifolia) 7.5" DSH Height: 20' Spread: 16' Condition: Fair Location: West of proposed construction Observation: Foliage is typical of the species although canopy has grown to a phototropic westerly lean. Tree structure is sound with no visible signs of decay. Tree base abuts adjacent Oak. No impact to tree environment is expected. Purissima Hills Water District Attention: Mr. Patrick Walter Page 4 February 20, 2005 #7: Coast live oak 15.9" DSH Height: 35' Spread: 20' Condition: Fair Location: West of proposed construction Observation: Foliar canopy has grown to a phototropic lean. Trunk bifurcation at a 5 foot height is an inherent defect that will require eventual bracing. Bleeding canker and borer infestation on low trunk is treatable. No impact to tree environment is expected. #8: Italian stone pine (Pinus pineal 13.1", 17.6", 13.1", 8.3" DSH, multi trunk Height: 40' Spread: 36' Condition: Fair Location: West of proposed construction Observation: Foliage is typical of the species, although moderate accumulation of deadwood was observed. Multi trunk growth habit is a significant structural defect that will require eventual bracing. Removal of low scaffold limb will enhance growing environment of adjacent Oaks. No impact to tree environment is expected. #9: Italian stone pine 15.5" DSH Height: 20' Spread: 20' Condition: Fair to Good Location: North of proposed construction Observation: Foliage is typical of the species. Trunk bifurcation at a 5 foot height into codominant leaders will require eventual bracing. Proposed walkway will encroach no closer than within 4 feel of trunk on northerly side. Hand excavation at edge of required grading will be required when within 7 feet of trunk. No roots greater than 1 inch in diameter may be severed without prior inspection by a qualified arborist. Purissima Hills Water District Attention: Mr. Patrick Walter February 20, 2005 Page 5 #10: Coast live oak 13.9" DSH Height: 35' Spread: 25' Condition: Good Location: Northeast of walkway Observation: Foliage is typical of the species. Tree structure is sound with no visible signs of decay. Proposed walkway will encroach no closer than within 10 feet of trunk on southerly side. No impact to buttress roots will occur and impact to lateral root environment will not exceed 5 percent of total root area. A favorable response to Preservation Guidelines is expected. #11: Coast live oak 9.8" DSH Height: 20' Spread: 14' Condition: Fair Location: North of construction Observation: Foliage is typical of the species, although canopy has developed one-sided as a result of competition with adjacent Oak tree. Small basal cavity on westerly side has not compromised structural integrity. No impact to tree environment is expected. #12: Italian stone pine 18.0" DSH Height: 30' Spread: 30' Condition: Poor/Potentially Hazardous Location: East of construction Observation: Foliage is typical of the species. Tree has grown to an exaggerated 45 degree westerly lean which dramatically increases failure potential particularly during periods of environmental extremes. Removal is recommended. Purissima Hills Water District Attention: Mr. Patrick Walter Page 6 February 20, 2005 #13: Italian stone pine 17.8" DSH Height: 30' Spread: 30' Condition: Fair Location: East of construction Observation: Foliage is typical of the species. Slight trunk lean is not considered a significant defect. Proposed walkway will encroach no closer than within 11 feet of trunk on westerly side. No impact to tree environment is expected. #14: Italian stone pine 8.5" DSH Height: 20' Spread: 18' Condition: Good Location: East of construction Observation: Foliage is typical of the species. Tree structure is sound with no visible signs of decay. No impact to tree environment is expected. #15: Italian stone pine 14.2" DSH Height: 28' Spread: 20' Condition: Fair to Good Location: East of construction Observation: Foliage is typical of the species, although moderate accumulation of deadwood was noted. Trunk bifurcation at a 7 foot height into codominant leaders will require eventual bracing. Proposed construction will encroach no closer than within 12 feet of trunk on west side. No impact to tree environment is expected. #16: Italian stone pine 11.9" DSH Height: 28' Spread: 20' Condition: Fair Location: East of construction Observation: Foliage is typical of the species, although moderate accumulation of deadwood was noted. Southwesterly trunk lean has resulted from competition with adjacent Pine. Proposed lean will interfere with roof construction and tree removal is recommended. Purissima Hills Water District Attention: Mr. Patrick Walter February 20, 2005 Page 7 #17: Italian stone pine 31.3" DSH Height: 35' Spread: 35' Condition: Poor to Fair Location: Southeast corner of site Observation: Foliage is typical of the species, although canopy has been headed on easterly side to provide utility line clearances. Tree has grown to a slight southwesterly lean. Previous limb failures indicate need of endweighl reduction pruning. No impact to tree environment is expected. #18: Valley oak (Quercus lobata) 15.0", 11.0" DSH, low branching Height: 35' Spread: 35' Condition: Fair Location: East of construction Observation: Uniform budding indicates normal vitality. Appearance of'oak apples' on twigs (caused by cynipid gall wasps) will not adversely impact tree health. Eventual bracing of codominant stems will be required. No impact to tree environment is expected. #19: Chinese pistache 8.0" DSH Height: 22' Spread: 22' Condition: Fair Location: East of construction Observation: Uniform budding indicates normal vitality. Tree structure is sound with no visible signs of decay. No impact to tree environment is expected. Conclusion The proposed improvements will not significantly impact tree environments of those trees retained. No impacts to buttress/anchoring roots will occur and sufficient lateral root environment will remain to allow sustained vitality. The adoption of the Tree Preservation Guidelines will ensure long term tree health and enhance the aesthetic appearance of the site. Prior to initiation of site work, tree protection fencing shall be installed per Preservation Guidelines. Inspection by the Site Arborist to determine compliance is required. Purissima Hills Water District Attention: Mr. Patrick Walter Page 8 TREE PRESERVATION GUIDELINES February 20, 2005 Tree Preservation and Protection Plan In providing recommendations for tree preservation, we recognize that injury to trees as a result of construction include mechanical injuries to trunks, roots and branches, and injury as a result of changes that occur in the growing environment. To minimize these injuries, we recommend grading operations encroach no closer than five times the trunk diameter, (i.e. 30" diameter tree x 5=150" distance). At this distance, buttress/anchoring roots would be preserved and minimal injury to the functional root area would be anticipated. Should encroachment within the area become necessary, hand digging is mandatory. Barricades Prior to initiation of construction activity, temporary barricades should be installed around all trees in the construction area. Six -fool high, chain link fences are to be mounted on steel posts, driven 2 feet into the ground, at no more than 10 -foot spacing. The fences shall enclose the entire area under the dripline of the trees or as close to the drip line area as practical. These barricades will be placed around individual trees and/or groups of trees as the existing environment dictates. The temporary barricades will serve to protect trunks, roots and branches from mechanical injuries, will inhibit stockpiling of construction materials or debris within the sensitive 'dripline' areas and will prevent soil compaction from increased vehicular/pedestrian traffic. No storage of material, topsoil, vehicles or equipment shall be permitted within the tree enclosure area. The ground around the tree canopy shall not be altered. These barricades should remain in place until final inspection of the building permit, except for work specifically required in the approved plans to be done under the trees to be protected. Designated areas beyond the driplines of any trees should be provided for construction materials and on site parking. Root Pruning (if necessary) During and upon completion of any trenching/grading operation within a tree's dripline, should any roots greater than one inch (1") in diameter be damaged, broken or severed, root pruning to include flush cutting and sealing of exposed roots should be accomplished under the supervision of a qualified Arborist to minimize root deterioration beyond the soil line within twenty-four (24) hours. Purissima Hills Water District Attention, Mr. Patrick Walter Page 9 February 20, 2005 Pruning Pruning of the foliar canopies to include removal of deadwood is recommended and should be initiated prior to construction operations. Such pruning will provide any necessary construction clearance, will lessen the likelihood or potential for limb breakage, reduce'windsail' effect and provide an environment suitable for healthy and vigorous growth. Fertilization A program of fertilization by means of deep root soil injection is recommended with applications in spring and summer for those trees to be impacted by construction. Such fertilization will serve to stimulate feeder root development, offset shock/stress as related to construction and/or environmental factors, encourage vigor, alleviate soil compaction and compensate for any encroachment of natural feeding root areas. Inception of this fertilizing program is recommended prior to the initiation of construction activity. Irrigation A supplemental irrigation program is recommended for the Stone pines and should be accomplished at regular three to four week intervals during the period of May 1" through October 31s'. Irrigation is to be applied at or about the'dripline' in an amount sufficient to supply approximately fifteen (15) gallons of water for each inch in trunk diameter. Irrigation can be provided by means of a soil needle, 'soaker' or permeable hose. When using 'soaker' or permeable hoses, water is to be run at low pressure, avoiding runoff/puddling, allowing the needed moisture to penetrate the soil to feeder root depths. Mulch Mulching with wood chips (maximum depth 3") within tree environments (outer foliar perimeter) will lessen moisture evaporation from soil, protect and encourage adventitious roots and minimize possible soil compaction. Inspection Periodic inspections by the Site Arborist are recommended during construction activities, particularly as trees are impacted by trenching/grading operations. Inspections at approximate four (4) week intervals would be sufficient to assess and monitor the effectiveness of the Tree Preservation Plan and to provide recommendations for any additional care or treatment. Purissima Hills Water District Attention: Mr. Patrick Walter Page 10 February 20, 2005 All written material appearing herein constitutes original and unpublished work of the Arborist and may not be duplicated, used or disclosed without written consent of the Arborist. We thank you for this opportunity to be of assistance in your tree preservation concerns. Should you have any questions, or if we may be of further assistance in these concerns, kindly contact our office at any time. Very truly yours, McCLENAHgN QQNSIJ TING, LLC M. JMMc: pm cc: John Miller Architects 105 Fremont Avenue, Suite F Los Altos, CA 94022 J Consulting Arborist #249 Society of Consulting Arborists McCLENAHAN CONSULTING, LLC ARBORIST DISCLOSURE STATEMENT Arborists are tree specialists who use their education, knowledge, training and experience to examine trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risk of living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like a medicine, cannot be guaranteed. Treatment, pruning, and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, landlord -tenant matters, etc. Arborists cannot take such issues into account unless complete and accurate information is given to the arborist. The person hiring the arborist accepts full responsibility for authorizing the recommended treatment or remedial measures. Trees can be managed, but they cannot be controlled. To live near a tree is to accept some degree of risk. The only way to eliminate all risks is to eliminate all trees. Arborist: 20,2005 ROAD, PORTOIA VALLEY, CA 94028-8012 -TEL (650) 726-8181 • FAx (650) 851-1267 YMVI,S.LEWJWi.CW