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TOWN OF LOS ALTOS HILLS September 13, 1995
Staff Report to the Planning Commission
RE: • NEGATIVE DECLARATION '.AND TENTATIVE TRACT MAP
FOR A FOUR LOT SUBDIVISION,LANDS OF LE FEVRE; SOUTH
SIDE OF ALTAMONT'ROAD,EAST OF JULIETTA LANE.
FROM: Suzanne Davis,Planner . TD, '
APPROVED BY: Curtis S. Williams,planning ph
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RECOMMENDATION: That the Planning Commission:
1. Recommend that the City Council adopt the.Negative Declaration and
Tentative Map, subject to the attached findings and conditions of
approval;
OR _ . . .. _. .. .
2. Direct the applicant to revise plans as specified by the Planning
Commission, and direct staff to make any necessary corrections to the
Negative Declaration, findings and/or conditions of approval (suggested
continuance date: October 11, 1995). . .
BACKGROUND •
The subject application was originally scheduled to be considered by the
Planning Commission on August 9, 199 . The applicant requested a continuance
to allow him to address concerns discussed in the staff report, and to meet with
concerned neighbors. The applicant has met with residents of Julietta Lane, and
with the Clearys who own..the property surrounded by Lands of LeFevre. The
applicant and neighbors will report on the progress of those discussions at the
meeting. This report will discuss changes whichhave been madeto the tentative
map since August 9, 1995. The previous staff report,is attached.as much of the
information is still pertinent. •
DISCUSSION
The following are staff comments on tile changes which have been made to the
tentative map, and on new information received since August 9, 1995:
Driveway and Access to the Cleary Property
The existing:driveway which provides:access. to the Cleary property is now
shown on the.tentative map:for informational purposes. The applicant has met
with the Clearys to discuss their concerns about the project including the future
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Planning Commission
September 13, 1995
Lands of LeFevre
Page 2
access to the Cleary property. The Clearys would prefer to have access to their
property from the proposed new road (Elizabeth Court) rather than Silent Hills
Lane, a private road to be constructed off Altamont Court. Although the
applicant and the Clearys have discussed several options for access to the Cleary
property, no agreement has been reached. The applicant may be able to offer
further information on this issue at the public hearing date.
Location of Elizabeth Court Intersection and Cul-de-sac
The centerline of the proposed road and the driveway cut on Altamont Road will
be staked on,the site. While the right-of-way for Elizabeth Court will be 60 feet
wide, the actual paved roadway will be 20 to 24 feet. The roadway shown on the
map represents the entire right-of-way.
Trees
The tentative map has been revised to accurately show the trees on lot 1. None of
the proposed building sites has been changed. Some of the trees which are likely
to be removed for development of the road, driveways and new residences are
indicated on the map. The conceptual development plan shows that a house can
be built without encroaching too close to major trees on lot. 2, and without
removal of many trees on lot 1. The building footprints do not reflect as large a
house that could potentially be built given the available MFA, so additional trees
might be affected on those lots. Also, a 24-inch oak and two smaller oak trees
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would need to be removed to accommodate the relocated intersection with
Altamont Road.
Pathways
The Pathwakommittee has revised its recommendation and is requesting that a
Type IIB path be constructed on thetop of the bank along Altamont Road. In
addition, a 10 foot wide pathway easement is requested along the south and east
boundaries of lot 2. The pathway easement will allow a future path from Julietta
Lane to connect to the LeFevre property. Driveways will be required to be
roughened where they cross any pathways, and planting and irrigation shall not
be installed within five feet'of any path (see Attachment 3).
Drainage
The drainage that is shown for Elizabeth Court is currently being released onto
private property within the subdivision. The Town is requiring a storm drain
easement for the pipe from Elizabeth Court to Altamont Road. The Town is also
requiring subdivision street drainage to be connected to the existing storm drain
systems crossing Altamont Road. If there are any additional easements that are
Planning Commission
September 13, 1995
Lands of LeFevre
Page 3
required off-site,the applicant must attempt to obtain the easements as a part of
this project.
Fire Department Review •
Los Altos Fire Department reviewed an older version of the tentative map and
recommended approval with the condition that a fire hydrant be installed in a
location to be approved by the Fire Department. A copy of the current map has
been forwarded to the Fire.Departmentfor review. :If there are any additional
requirements, staff will advise:..the Planning Commission atthe:meeting.
Other Issues
The map does not show relinquishment of access for the frontage on Altamont
Road beyond Elizabeth Court, and does not indicate that the road will be
roughened at the pathway crossing. In addition, there is a possibility that lots 2
and 4 could be further subdivided,since,the lot unit factors are higher than 2.0;
conceptual further subdivision should be shown unless .the Commission
determines that such subdivision is not feasible, or if the lots are otherwise
restricted.
CONCLUSIONS
Findings and conditions of approval have been prepared for the Commission's
consideration, if approval is recommended. If the Commission chooses to defer
action on the application, it should address.all of the above issues and direct the
applicant and staff regarding appropriate revisions to the map, the Mitigated
Negative. Declaration, Mitigation Monitoring.Program, the findings and/or
conditions of.approval.
Staff is available to answer any questions that the Planning Commission or
public may have.
ATTACHMENTS
1. Recommended Findings and Conditions of Approval
2. Pathways Committee recommenciation, dated Sept.6, 1995 (one page)
3. Draft Mitigation Monitoring Program
4. Staff Report to the Commission dated August 9, 1995,with attachments
5. Revised Tentative Map
cc: Tom LeFevre. . . . ;Bill Kull
14850 Manuella Road iGiuliani.& Kull
Los Altos Hills,CA 94022 20431 Stevens Creek Boulevard,Ste. 230
'Cupertino,CA 95014
Planning Commission
September 131, 1995
Lands of LeFevre
Page 4
FINDINGS FOR APPROVAL OF FOUR LOT,SUBDIVISION
LANDS OF LE FEVRE - ALTAMONT ROAD
1. The subdivision as proposed would create four lots ranging in size from
1.21 acres to 8.83 gross acres,with Lot Unit Factors of from 1.04 to 3.69. In
this and all other respects, the lots conform to the Town of Los Altos Hills
Subdivision Ordinance.
2. The prioposed subdivision would create lots which would meet the
General Plan standards of one acre minimum net lot area for land with an
average slope between 0 and 10 percent, and one acre to seven acres for
land with an average slope between 10 percent and 50 percent, and in all
other respects would be consistent with the General Plan.
3. Access to all four lots is proposed off of a new public cul-de-sac off of
Altamont Road. Adequate services, including sanitary sewer, water, fire
and police protection, are available to serve the subdivision, as described
in the attached information and the Mitigated Negative Declaration for the
project.
4. All lots are physically suitable for the proposed development. The Town
Geologist has stated concerns that can be addressed through mitigation •
measures and conditions set forth in the Mitigated Negative Declaration
and conditions of approval for the project. It has been determined that
each of the newly proposed lots contains a site suitable for building.
Therefore,the site is suitable for the proposed density of development.
5. Since all significant environmental effects of the project as identified in the
Initial Study for the project have been mitigated as discussed in the
Mitigated Negative Declaration, the design of the subdivision and the
proposed improvements are not likely to cause substantial environmental
damage or substantially and unavoidably injure fish or wildlife or their
habitat.
6. All significant environmental effects of the project as identified in the
Initial Study for the project have been mitigated as discussed in the
Mitigated Negative Declaration, and therefore the design of the
subdivision and the proposed improvements are not likely to cause
serious public health problems.
7. The City Engineer and Planning Director have reviewed the project and
have 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, property within the proposed subdivision, given the
revisions to the existing conservation easement.
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Planning Commission
September 13, 1995
Lands of LeFevre I
Page 5
RECOMMENDED CONDITIONS OF APPROVAL -
FOR FOUR LOT SUBDIVISION
LANDS OF LE FEVR-ALTAMONT ROAD
Geotechnical/Earthwork
1. The project geologic consultant shall review and approve all geotechnical
aspects of the subdivision improvement plans to assure that the
consultant's recommendations .have been -properlyincorporated as
required by the Town Geologist. The results of the plan review shall be
summarized in a letter by the project geotechnical engineer and submitted
to the City Engineer for review and approval prior to final approval of the
subdivision improvement plans.
2. The geotechnical consultant shall inspect,test(as needed), and approve all
geotechnical aspects of the project construction. The inspections should
include,but not necessarily be limited to: excavations, grading, and trench
excavation and compaction. The results of these, inspections shall be
described by the geotechnical consultant in a letter and submitted to the
City Engineer for review prior to final project approval for the subdivision
improvements and for each of the new residences.
3: The surface of the areas to be cut and filled at the site shallbe stripped,
- cleared and grubbed to remove all existing vegetation and/or other
deleterious materials. The actualidepth of stripping is unknown and shall
be determined in the.field by the project Geotechnical Engineer. Stripped
material from the site,,shall.not be used:as,engineeredfill but may be
stockpiled and used later for landscaping purposes. Plans showing the
exact areas to be stripped and depth of stripping shall be submitted for
approval:'to the City Engineer .prior, to approval of the subdivision
improvement plans.
4. Any non-engineered fill shall,be removed, or if required to remain in its
current location, shall be recompcted as engineered fill. The actual extent
of removal shall be determined in the field by the Geotechnical Engineer
during grading and shall be accomplished to the satisfaction of the City
Engineer prior.to final project approval. .
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Planning Commission
September 0, 1995
Lands of LeFevre
Page 6
Land and Easement Dedication
5. A 10 foot wide pathway easement shall be granted to the public along the
east and south property lines of lot 2. Also,=additional pathway easement
shall be granted for the Type UB path to be constructed along Altamont
Road if it does not fit within the right-of-way. The pathway easement shall
be kept clear of obstacles,vegetation and obstructions. The easement shall
be accomplished as part of the subdivision Final Map.
6. The existing conservation easement on lot 4 shall be abandoned, and the
new conservation easement shall be granted as shown on the approved
tentative map. A second conservation easement shall be granted on that
portion of lots 1 and 2 where the slope exceeds 30%. Major oak trees shall
also be included in this conservation easement. The boundaries of the
easement shall be approved by the Planning Department. The
conservation easements shall be kept clear of structures. Clearing shall
not be permitted, except for removal of poison oak. Any new planting
within the conservation easements shall be native species. The
cone vation easements shall be indicated on the Final Map and shall also
be set out in separate easement documents to be approved by the City
Attorney,prior to approval of the Final Map.
7. The Final Map shall provide for the requested' easements to all utility
companies, including but not limited to: Pacific Bell,Pacific Gas &Electric
Company arid cable television.
8. Vehicular access for Lots No. 1,3 and 4 shall be restricted.from Altamont
Road and shall be accomplished as part of the Final Map to the satisfaction
of the City Engineer and the City Attorney.
9. The applicant shall dedicate to the Town of Los Altos Hills a 60 foot public
right-of-way as shown on the Tentative Map as Elizabeth Court (or other
appro'ed street name). The dedication shall be accomplished as part of
the Final Map'to the satisfaction of the City Engineer and shall be accepted
at this time.
10. The applicant shall grant-public utility easements and public utility access
easements to .the Town of Los Altos Hills where needed within the
subdivision for utility construction and maintenance to the satisfaction of
the City Engineer. This will provide access for installation and
maintenance of the public water system. The applicant shall dedicate 15'
wide sanitary sewer easements to the Town of Los Altos Hills at locations
that are determined to the satisfaction of the City Engineer. The
dedications shall be accomplished as part of the Final Map to the
satisfaction of the City Engineer.
Planning Commission
September 13, 1995
Lands of LeFevre
Page 7
Improvements
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11: A project grading plan which includes an.„approved;drainage.and erosion
control plan to minimize theimpacts_from erosion and sedimentation
shall be submitted to and approved by the,City Engineer prior to issuance
of grading permits. 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
erosion/sediment control including,but not limited to: a) restricting
grading during.the grading moratorium from.November 1.to April 1; b)
protectingall finished gradedslopes from erosion using such.techniques
as hill: slope benching, erosion: control matting,, hydroseeding; c)
protecting downstream storm drinageinlets from sedimentation; d) use
of silt fencing to retain sediment on the project site; e) any other suitable
measures outlined in the Association of Bay Area Governments (ABAG)
Manual of.Standards. _ .. , .
12. Thesite drainage -associated:with the proposed development must be
designedas surface flow whenever possible to avoid concentration of the
runoff. The' applicant shall construct drainage improvements: to the
satisfaction of.the City- Engineer.' .The proposed storm drainage system
shall bedesigned to maintain the existing flow patterns and shall be
connected to the existing systems crossing Altamont Road. If inadequate,
the applicant shallimprove the system and attempt to obtain all required
easements,. to the satisfaction ;of the. .City Engineer... All drainage
improvements shall be constructed or bonded for prior to recordation of
the final.map. .
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13. Fire protection improvements including installation of a fire hydrant shall
be constructed ,as requested by Los Altos Fire Protection District.
Improvements shall be constructed;and ready,for use,_.or a bond posted to
ensure completion,prior to the recordation of the Final Map.
14. - All lots within the subdivision shall be connected to the public water
system as part-of the subdivision improvements. ,A water main shall be
installed to serve the subdivision to the satisfaction of the City Engineer
and the Purissima.Hills Water Ditrict,prior to the:recordation of the Final
Map or be bonded for. Services'shall be installed to.the property lines.
Any necessary fees shall be paid prior to recordation of the Final Map. . .
Planning Commission
September 1t3, 1995
Lands of Le evre 1
Page 8 1
1
15. All existing and proposed utilities located within 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 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
recoration of the Final Map.
16. -A sanitary sewer system shall be constructed on Altamont Road and
Elizabeth Court to the satisfaction of the City Engineer and the City of Los
Altos. Altamont Road shall be repaired to the satisfaction of the City
Engineer upon completion of the sewer installation. The.affected-roadway
shall be slurry sealed after the pavement ispatched,-as directed by the
City Engineer. '
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17. The applicant shall design roadway improvements for Elizabeth Court (or
other approved street name) to the satisfaction of the City Engineer. The
usable paved width of the street shall be 22 feet. The terminus of the
roadway shall be designed as a turnaround that is adequate for a fire
truck, to the satisfaction of the City Engineer and Los Altos Fire
Department. Improvements shall be constructed or bonded for prior to
recordation of the Final Map. 1
18. A Type IIB path shall be installed on the top of the bank.along Altamont
. Road, to the satisfaction of the Engineering Department. The location of
the path shall be approved by the Pathway Committee and the
Engineering Department. Driveways shall be roughened where they cross
any pathways.
19. The applicant shallberesponsible for continuity of access and utility
service to the Cleary property throughout all phases of construction.
Planning and Zoning
20. Any;and all, wells on the property shall be shown on the Improvement
Plans, and shall be properly registered with Santa..Clara Valley Water
District (SCVWD)." Wells shall either be maintained .or abandoned in
accordance with the SCVWD standards. 1
21. Payment of Park and Recreation fees, Pathway lin-lieu fees, Roadway in-
lieu and all other applicable fees shall be required prior to recordation of
the Final Map.
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Planning Commission
September 13, 1995
Lands of LeFevre
Page 9
22. Elizabeth Court (or other approved street name) addresses shall be
assigned and approved by the Town for all four lots as required by the .
Los Altos Fire Department,and in accordance with the Town's policies.
23. All subdivision conditions of approval shall be,.met and subdivision
improvements shall be constructed and approved by the City Engineer
prior to acceptance of any site development permit or building permit
applications.
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 approval of the subdivision:
25. 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 grading permit for subdivision
improvements. The grading/construction operation plan shall address
truck traffic issues regarding dust, noise, and vehicular_ and pedestrian
safety on Altamont Road and .other surrounding roadways; storage of
construction materials; placement of sanitary 'facilities; parking for
constructionvehicles; 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:
26. Prior to beginning any grading or construction operations, all significant
trees shall be fenced at the dripliine. The fencing shall be of material and
structure to clearly delineate the dripline. Town staff must inspect the
fencing and the trees to be fenced prior to commencement of 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 of these trees.
27. Upon discovering or unearthing any possible burial site as evidenced by
human skeletal remains or artifacts, the person making such discovery
shall immediately notify the County of Santa Clara Coroner and no
further disturbance of the site may be made except as authorized'by,,the
County Coordinator of Indian Affairs. This shall be accomplished to the
satisfaction of the County Coroners Office and the Planning Director, as
may be necessary during the construction of the subdivision
improvements.
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• • • k • •• • ,••,.•• ..,.1.4kAy.A.47PS'qadaf
ATIACIA KA EMT 2.
Town of Los Altos Hills
9/6/95
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To: plannin: 'Commission & Staff
From: Les Earnest, Pathways Committee Chair
Subject: Pathway requests
26105 lena; Lands of Waller: Restore II-B path along Elena. Obtain a 10
foot pathway easement along the boundary adjacent to the 280 Freeway
and along the northwest boundary, connecting to Elena.
Altamont Road; Lefevre Subdivision: In view of the reconfiguration of the
subdivision, replace the Pathways Committee's 8/21/94 request with the
tfollowing. Construct a 11-B path on top of the bank 'adjacent to Altamont
Road and obtain a pathway easement there if needed to encompass the
path. Additionally, obtain a 10 foot pathway easement along the south )
and east boundaries of Lot• 2.
28404 Christophers Lane; Lands of Wickett: Restore 11-B path along
Chistophers Lane as needed.
27765 Lupine Lane: No request.
28210.Natoma; Lands of Poor Clare: No request.
Note: where construction or upgrading of paths to the .I1B standard is (
recommend ,anon.sleidp stti fsaics et on nany includecroi rsrsiignagt idorni vaetwa least.ys5wfneeetr ea wt naeyref rios m.npoat h
request" we recommend that in lieu fees be collected where possible.
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LeFevre Subdivision
Mitigation Monitoring Program
May 1995
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
(415) 941-7222
Table of Contents
Introduction 1
Roles and Responsibilities 1
Mitigation Monitoring Program Procedures 1
Program Operations 2
Summary of Mitigation Measures 3
Mitigation Monitoring Checklist Appendix
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Introduction
Assembly Bill 3180 (AB 3180) was passed by the California State Assembly on August 22,
1988 and subsequently signed into law by the Governor of California. AB 3180 requires a
lead or responsible agency that approves or carries out a project where a Environmental
Impact Report or Mitigated Negative Declaration has identified significant environmental
effects to adopt a "reporting or monitoring program for adopted or required changes'to
mitigate or avoid significant environmental effects:" This bill became effective January 1,
1989 as Section 21081.6 to the Public Resources Code.
The Town of Los Altos Hills is acting as lead agency for the LeFevre Subdivision project. An
Initial Study and Mitigated Negative Declaration were prepared for the project which
addressed potential environmental impacts, and where appropriate, recommended measures
to mitigate or avoid these impacts. A mitigation reporting or monitoring program is required
to ensure that the adopted mitigation measures under the jurisdiction of the Town are
implemented. The Town will adopt this Mitigation Monitoring Program'(MMP) when
certifying that the Mitigated Negative Declaration is deemed adequate.
The proposed project includes subdivision of 9.45 acres into parcels ranging in size from 1.21
to 3.83 gross acres for the purpose of constructing single-family residences: The project site
lies within,the Town of Los Altos hills immediately adjacent:to Altamont Road and Silent
Hills Lane and lies between the intersection of Altamont Road and Taaffe Road/Byrne Park
Lane Altamont Road and Altamont Lane. The site consists primarily of rolling hills with an
average slope of approximately 14.6 percent.
Roles and Responsibilities
The MMP for the proposed project will be in place through all phases of the project,
including final design, pre-grading,construction and operation. The Town will have the
primary enforcement role for the mitigation measures.
Mitigation Monitoring Procedures
The MMP consists of a Mitigation Monitoring Checklist, filing requirements and compliance
verification. These procedures are outlined below.
Mitigation Monitoring Checklist
The Mitigation Monitoring Checklist provides a comprehensive list of the required mitigation
measures. In addition, the Mitigation Monitoring Checklist includes: the implementing action
when the mitigation measure will occur; the method and timing of verification of compliance;
the responsible team member for implementing j the mitigation measures; and compliance
verification.
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Mitigation Monitoring Program Files
Files shall be established to document and retain the records of the MMP. The files shall be
established, organized and retained by the Town of Los Altos Hills Planning Director.
.
Compliance Verification
The Mitigation Monitoring Checklist shall be signed when compliance of the mitigation
measure is met according to the Planning Director or City Engineer.
Program Operations
The following steps shall be followed for implementation, monitoring and verification of each
mitigation measure:
1. The Planning Director shall designate a partyresponsible for monitoring of the
mitigation Measures.
2. The Planning Director shall provide to the party responsible for the monitoring of a
given mitigation measure a copy of the Checklist indication the mitigation measures
for which the person is responsible and other pertinent information.
3. The party responsible for monitoring shall then verify compliance and sign the
Compliance Verification column of the Checklist for the appropriate mitigation
measures.
Mitigation measure shall be implemented as specified by the Checklist. During any project
phase, unanticipated circumstances may arise requiring the refinement or addition of
mitigation measures. Should any refinements to the Checklist be required, the Planning
Director would document the change and shall notify the appropriate design, construction or
operations personnel about refined requirements.
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Summary of Mitigation Measures
Earth
1. The project grading plan shall include an approved drainage and erosion control plan
to minimize the impacts from erosion during construction. This plan shall conform to
all standards adopted by the Town of Los Altos Hills and Santa Clara County.
2. Prior to approval of building permits, the project proponent shall supply a landscape
plan that provides long-term control of erosion.
Water
3. Prior to approval of grading permits, the project applicant shall apply for NPDES stor-
mwater discharge permit that applies to the grading of five or more acres of land, if it
is deemed necessary.
4. The culvert at the southern end of the project shall be periodically cleaned of debris
and sediment prior to commencement of the rainy season (November 1), and during
the rainy season (November to April 1) as necessary to maintain free-flowing condi-
tions. To facilitate maintenance the culvert shall be designed to Town standards.
This shall be accomplished to be satisfaction of the City Engineer.
5. The project grading plan shall include an approved drainage and erosion control plan
to minimize the impacts from erosion and sedimentation. This plan shall conform to
all standards adopted-by the Town of Leos Altos Hills and Santa Clara County. The
plan shall include procedures such as: (a) restricting grading to the dry season; (b)
protecting all finished graded slopes from erosion using such techniques as hillslope
• benching, erosion control matting, hydroseeding; (c) protecting downstream storm
drainage inlets from sedimentation; (d) 'use of silt fencing to retain sediment on the
project site; and (e) any other suitable measures outlined in the Association of Bay
Area Governments' (ABAG) Manual of Standards. The plans shall be submitted to
and approved by the City Engineer prior to issuance of a grading permit.
6. Prior to the expiration of the warranty all drainage culverts shall be inspected for
accumulated sediment. If sediment accumulation has occurred, these drainage struc-
tures shall be cleared of debris and sediment by the Applicant. This shall be com-
pleted to the satisfaction of the City Engineer.
7. The project site drainage shall use grass-lined ditches and swales wherever practical.
The drainage plan shall be submitted to the City Engineer for approval prior issuance
of a grading permit.
Plant Life
8. Prior to subdivision improvements, the;applicant shall submit to the Planning Director
a plan for protection of trees on-site during the construction and grading process. The
plan shall be approved by a certified arborist.
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9. Areas of significant oak woodlands are to be protected by an established conservation
easement. The easement shall be extended to the dripline of the trees. The con-
servation easements shall be specified on the subdivision map.
10. Prior to issuance of occupancy permits the applicant shall replace each Heritage Oak
removed or damaged with five (5) 48-inch box trees of the same species as the tree re-
moved. Only trees indicated for removal on the Tentative Map (and subsequently
"tagged" in the field) shall be removed. The location of replacement trees shall be ap-
proved by Ithe Planning Director. A multi-year bond shall be paid by the applicant to
ensure maintenance and care for replacement trees.
Land Use
11. No construction activities of any kind, including grading and excavation shall occur
within the area designated for the proposed conservation easement on Lots 1 and 2.
This shall be demonstrated to the satisfaction of the City Engineer prior to issuance of
grading or building permits.
12. No building or placement of structure that humans will inhabit shall occur within the
existing HHSBL. This shall be shown on a revised tentative map to the satisfaction of
the City Engineer prior to the issuance of building permits.
13. Only native landscaping is allowed in the conservation easement, as approved by the
Town. Only clearing of poison oak and fire clearing, as approvedbythe Town is
allowed. This shall be indicated on landscape plans submitted for the subdivision
and individual lot development (as applicable), and approved by the Planning
Director prior to approval of the Tentative Map.
14. No building or structure of any type is allowed in the conservation easement except
lawful open-style fencing which does not hamper the movement of wildlife. This
shall be accomplished to the satisfaction of the Planning Director prior to approval of
the Tentative Map.
15. The final tract map shall note and the applicant shall dedicate a conservation/open
space easement of equal public benefit as the easement being abandoned as may be
determined by the City Council. .,
16. No construction activities of any kind, including grading and excavation shall occur
within the area having a slope greater than 30 percent. This area should be consid-
ered a conservation easement and shall be indicated on the Tentative Map. This shall
be demonstrated to the satisfaction of the City Engineer prior to issuance of grading
permits.
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MITIGATION MONITORING CHECKLIST
LeFevre Subdivision
MITIGATION MEASURE IMPLEMENTING METHOD/TIMING RESPONSIBLE INITIAL
ACTION VERIFICATION TEAM MEMBER & DATE
1. —The project grading plan shall include an Grading Permit Review of grading City Engineer
approved drainage and erosion control plan plans, prior to grading.
to minimize the impacts from erosion during
construction. This plan shall conform to all
standards adopted by the Town of Los Altos
Hills and Santa Clara County.
2. Prior to approval of building permits, the Building Permit Review of landscape City Engineer
project proponent shall supply a landscape plan, prior to
plan that provides long-term control of ero- construction.
sion.
3. Prior to approval of grading permits, the Grading Permit Review of NPDES Per- Planning Director
project applicant shall apply for NPDES stor- mit, during review of
mwater discharge permit that applies to the grading plan prior to
grading of five or more acres of land, if it is grading.
deemed necessary.
4. The culvert at the southern end-of the project On-Going -- - Review of site plans City Engineer
shall be periodically cleaned of debris and and site visits to verify
sediment prior to commencement of the rainy maintenance, during
season (November 1), and during the rainy grading and construc-
season (November to April 1) as necessary to tion.
maintain free-flowing conditions. To facili-
tate maintenance the culvert shall be
designed to Town standards. This shall be
accomplished to be satisfaction of the City •
Engineer.
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MITIGATION MONITORING CHECKLIST
LeFevre Subdivision
MITIGATION MEASURE IMPLEMENTING METHOD/TIMING RESPONSIBLE INITIAL
ACTION VERIFICATION TEAM MEMBER & DATE
5. The project grading plan shall include an ap- Grading Permit Review of grading City Engineer
proved drainage and erosion control plan to plan, prior to grading.
minimize the impacts from erosion and sed-
imentation. This plan shall conform to all
standards adopted by the Town of Los Altos
Hills and Santa Clara County. The plan shall
include procedures such as: (a) restricting
grading to the dry season; (b) protecting all
finished graded slopes from erosion using
such techniques as hillslope benching, erosion
control matting,hydroseeding; (c) protecting
_ _ downstream storm drainage inlets from
sedimentation; (d) use of silt fencing to retain
sediment on the project site; and (e) any
other suitablemeasuresoutlined in the
Association of Bay Area Governments'
(ABAG) Manual of Standards. The plans -
shall be submitted to and approved by the
City Engineer prior to issuance of a grading
permit.
6. Prior to the expiration of the warranty all Warranty Ex- Site visit to verify cul- City Engineer
drainage culverts shall be a inspected for piration vert conditions,prior to
accumulated sediment. If sediment return of warranty.
accumulation has occurred, these drainage
structures shall be cleared of debris and 'sedi-
ment by the Applicant. This shall be com-
pleted to the satisfaction of the City Engineer.
II of 5
MITIGATION MONITORING CHECKLIST
LeFevre Subdivision
MITIGATION MEASURE IMPLEMENTING METHOD/TIMING RESPONSIBLE INITIAL
ACTION VERIFICATION TEAM MEMBER & DATE
7. The_project-site-drainage-shall-use-grass-lined -Grading-Permit Review-of-drainage City-Engineer
ditches and swales wherever practical. The plan, prior to grading.
drainage plan shall be submitted to the City
Engineer for approval prior issuance of a gra-
ding permit.
8. _ _ Prior to subdivision improvements, the appli- Grading Permit Review of grading, Certified Arborist and
cant shall submit to the Planning Director a construction and land- Planning Director
plan for protection of trees on-site during the scape plans, prior to
construction and grading process. The plan grading.
shall be approved by a certified arborist.
9. Areas of significant oak woodlands are to be Recordation of Review of Final Map. Certified Arborist and
protected by an established conservation Final Map Planning Director
easement. The easement shall be extended to
the dripline of the trees. The conservation
easements shall be specified on the subdivi-
sion map.
10. Prior to issuance of occupancy permits the Occupancy Site visit to verify tree Planning Director
applicant shall replace each Heritage Oak re- Permit condition and replace-
moved or damaged with five (5) 48-inch box ment, prior to return of
trees of the same species as the tree removed. bond.
Only trees indicated for removal on the Ten-
tative Map (and subsequently "tagged" in the
field) shall be removed. The location of re-
placement trees shall be approved by the
Planning Director. A multi-year bond shall
be paid by the applicant to ensure mainte-
nance and care for replacement trees.
III of 5
MITIGATION MONITORING CHECKLIST
LeFevre Subdivision
MITIGATION MEASURE IMPLEMENTING METHOD/TIMING RESPONSIBLE INITIAL
ACTION VERIFICATION TEAM MEMBER & DATE
11. No construction activities of any kind,
including grading and excavation shall occur Grading and Review grading and City Engineer
within the area designated for the proposed Building Per- building plans and site
conservation easement on Lots 1 and 2. This mits visits, prior to grading
shall be demonstrated to the satisfaction of and construction.
the City Engineer prior to issuance of grading
or building permits.
12. No building orplacement of structure that
humans will inhabit shall occur within the Building Per- Review building plans, City Engineer
existing HHSBL. This shall be shown on a mits prior to construction.
revised tentative map to the satisfaction of
the City Engineer prior to the issuance of
building permits..
13. Only native landscaping is allowed in the
conservation easement, as approved by the Recordation of Review of Final Map. Planning Director
Town. Only clearing-of poison oak and fire Final Map
clearing, as approved by the Town is
allowed. This shall be indicated on
landscape plans submitted for the subdivision
and individual lot development (as applica-
ble), and approved by the Planning Director
prior to approval of the Tentative Map.
14. No building or structure of any type is al-
lowed in the conservation easement except Recordation of Review of Final Map. Planning Director
lawful open-style fencing which does not Final Map
hamper the movement of wildlife. This shall
be accomplished to the satisfaction of the
IV of 5
MITIGATION MONITORING CHECKLIST
LeFevre Subdivision
MITIGATION MEASURE IMPLEMENTING METHOD/TIMING RESPONSIBLE INITIAL
ACTION VERIFICATION TEAM MEMBER & DATE
Planning-Director-prior-to-approval of-the
Tentative Map.
15. The final tract map shall note and the appli-
cant shall dedicate a conservation/open space
easement of equal public benefit as the ease- Recordation of Review of Final Map. Planning Director
ment being abandoned as may be determined Final Map
by the City Council.
16. No construction activities of any kind, includ-
ing grading and excavation shall occur within
the area having a slope greater than 30 per- Grading Permit Review of grading and City Engineer
cent. This area should be considered a con- building plans, prior to
servation easement and shall be indicated on grading.
the Tentative Map. This shall be
demonstrated to the satisfaction of the City •
Engineer prior to issuance of grading per-
mits.
V of 5
a
TOWN OF Los ALTOS HILLS ' August 9, 1995
Staff Report to the Planning Commission
RE: NEGATIVE DECLARATION-AND TENTATIVE TRACT MAP
FOR FOUR LOT SUBDIVISION,LANDS OF LE FEVRE; SOUTH
SIDE OF ALTAMONT ROAD,EAST OF JULIETTA LANE.
FROM: Suzanne Davis,Planner
APPROVED BY: Curtis S. Williams,Planning Direc*
RECOMMENDATION: That the Planning Commission:
1. Review and make comments on the Negative Declaration and proposed
Tentative Tract Map. -
2. 'Continue the application to September 13,1995, to allow the applicant to
revise plans as directed and to allow staff to -prepare findings and
conditions of approval, address issues, and make any necessary
corrections to the Negative Declaration.
REQUIRED DISCRETIONARY ACTIONS
The following describes the Town's discretionary actions which are required for
approval of the subdivision:
•
1. Adoption of the Mitigated Negative Declaration by the City Council.
2. Approval of the Mitigation Monitoring Program by the City Council.
3. Approval of the-Tentative Subdivision Map by the City Council. -
4. Abandonment a portiowof the existing conservation easement, which requires
approval by the City Council.
The Planning Commission's action relative to the Negative Declaration. and
Tentative Map 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 and subdivision and zoning
regulations, and that none of the findings fordenial can be made, as specified in
Section 66474 of the State Subdivision Map Act. If the Commission can make any
of the findings listed in Attachment 1, the subdivision must either be redesigned
or denied. Comments on the tentative,map have been received from the Town
Planning Commission
Lands of LeFevre
August 9, 1995
Page 2
Geologist,pathways Committee and Los Altos Fire Department, and are attached
for the Commission's review (see Attachments 3-5.). I Neighboring residents and
property owners within 500.feet of the site have been notified of this hearing.
After this hearing, staff will address any concerns of the Planning Commission
and public and will return at a meeting on or after September 13, 1995, as
directed by the Planning Commission.
ENVIRONMENTAL REVIEW
An Initial Study, Mitigated Negative Declaration and draft Mitigation
Monitoring Program have been prepared for the project by environmental
consultant Julie M. Blakeslee. The review period for the Mitigated Negative
Declaration (Attachment 2) for the proposed four lot subdivision ended July 26,
1995.{ The Planning Commission may make comments on both,the Mitigated
Negative Declaration and the Tentative Map. The Negative Declaration must be
approved in order to approve the tentative map.: In order to recommend
approval of the document, the Commission needs to find. that there are no
significant environmental effects which are not addressed through the proposed
mitigation measures.
Recommended mitigation measures primarily deal with drainage and grading
controls, protection and/or replacement of oak trees, and designation of
conservation easements. If the Commission determines that substantive changes
to the Negative Declaration are needed, the document will need to be
recirculated for another 21 day public review period.
BACKGROUND
The subject property was formerly owned by the Eshner family, and was part of
a 33 acre estate called Silent Hills Ranch. In, 1970 the Town approved a
subdivision which divided the Eshner property into 14 lots (Tract 4897, which
was recorded in 1971). The Eshner home site was reduced to two acres, and was
surrounded by a donut shaped parcel just under 15 acres in size. In 1989, the 15
acre parcel (lot 14) and the two acre Eshner home site were subdivided into three
lots and a 9.45 acre remainder parcel (Parcel Map 625-M-4/6, which was
recorded in 1990). That remainder parcel is the site ofthe proposed four lot
subdivision. The former Eshner home is now the Lands of Cleary, and is 2.43
acres. The applicant owns the 9.45 acre site and the two lots to the south (2.6 and
1.5 acres).
The 1989 Julie Eshner subdivision approval included a number of improvements
which were kequired.to be done. To date a number of the improvements have
not been completed including the construction of Silent Hills Lane,and provision
of water andsewerservice.
Planning Commission
Lands of LeFevre
August 9, 1995
Page 3
There have been several previous proposals to subdivide the 9.45 acre remainder
parcel; the most recent was a five lotsubdivision which was forwarded to the
City Council with a recommendation for denial by the Planning Commission in
1992. The Commission had concerns about proposedchanges to the existing
conservation easement, the number of lots being proposed, the access to the lots,
and the configuration of some of the parcels, particularly a flag lot. There was
also considerable discussion on the pathway requirements.. The City Council
held one hearing on the subdivision on September 16, 1992, continued it to
October 9, 1992, and then to November 4, 1992. The applicant eventually
dropped the application. The City Council had.concerns about the realignment
of the conservation easement and multiple access points tothe subdivision from
Altamont Road. The Councilalso stated that the subdivision should be reduced
from five to four lots. .
There are two historic brick pillars marking the driveway entrance to the
property. One has a metal placard with'the name "Eshner" and "26410 Altamont
Road" on it, and the other has a nameplate for "Silent Hills Ranch." The pillars
and entry gate may be relocated by the Clearys when the new road is put in..
DISCUSSION
Project Location and Setting
The project site is located within the Town Limits of Los Altos Hills in Santa
Clara County. The site is comprised of a horseshoe-shaped parcel consisting of
9.45 gross acres. The parcel fronts on the Altamont Road on the northerly side,
and is surrounded by residential zoning on the remaining sides. The project site
is.located just north of the intersection of Altamont Court and Altamont Road.
There is an abandoned cottage on the property, and the remainder of the site is a
walnut orchard. There is a trace of the Berrocal fault on the property and.a 60
foot wide human habitation setback is shown on the tentative map.
The project site is bounded to the west by properties'developed with-single
family residences, one fronting on Altamont Road and four fronting on Julietta
Lane; to the south by two undeveloped parcels owned by the applicant; to the
east by a 12.92 acre parcel, and to the north by properties developed with single
family residences. The project site and I the two parcels to the south surround a
2.43 acre parcel with an existing single family residence (Lands of Cleary).
Access to the site is provided by an existing-driveway off Altamont Road, which
also leads to the Cleary property. 0
Project Description
•
The applicant proposes to subdivide the 9.45-acre parcel into four smaller parcels
ranging in size from 1.21 to 3.83net acres. All four lots would be served by a
Planning Commission
Lands of LeFevre
August 9, 1995
Page 4
new public roadway (Elizabeth Court) which will enter. off Altamont Road.
Private driveways would extend off Elizabeth Court to the four lots. The
driveway to the:Cleary property is to be changed to access from Silent Hills Lane
(see additional discussion on this issue below). The proposed right of way width
for(Elizabeth Court is shown to be 60 feet, ending in a 60 foot radius cul-de-sac
bulb. The name Elizabeth was suggested by Town Historian Rosemary
Meyerott, as it is historically significant being the former name for Altamont
Road.
The following table includes an analysis of each lotand its:corresponding Lot
Unit Factor (LUF), Maximum Development Area (MDA) and Maximum Floor
Area (MFA) as required by Sections 10-1.502 and 10-1:503 of the Town of Los
Altos Hills Zoning Ordinance. The average slope for the entire site is 14.6%.
Step-on-contour or Type II foundations will be required for lots 1 and 2 due to
the slope.
TABLE 1
Lot# Net Acres Ave. Slope LUF MDA MFA
1 1.30 19.5% 1.04 11,895 5,746
2 2.55 19.4% 2.04 . . 23,409 11,281
3 1.21 5.4% 1.21 18,150 7,260
4 3:83 11.7% 169 52,998 21,826
Source: Giuliani&Kull,Inc.
i
Staff has identified the following issues:which are critical to.the evaluation of this
subdivision. 'The Planning Commission should discuss each issue and provide
direction for the applicant and staff. j
Driveway and Access to the Cleary Property.
Access to they Cleary property is.presently taken from a private driveway off
Altamont Road. When the four-lot parcel map (Eshner, 1990) was approved, a
private street called Silent Hills Lane was to be constructed off Altamont Court.
The:Cleary property (parcel 3) was to gain access from this road as were the two
LeFevre properties (parcels 1 and 2). However, the road and other remaining
subdivision improvements have not been completed, and the existing Altamont
driveway access to the Cleary site has remained and is.still in use. Although the
applicant and the Clearys have been in recent negotiation about the relocation.of
the driveway, an existing quiet title action between the two parties has not been
settled. A tentative agreement was signed by both Mr. LeFevre and Dr. Cleary
last October (see Attachment 6). According to the agreement Mr. LeFevre will be
I
Planning Commission
Lands of LeFevre
August 9, 1995
Page 5
responsible for the completion of Silent Hills Lane, and Dr. Cleary will be
responsible for the new driveway as it enters his property. A condition of
approval of the proposed subdivision should be the requirement to complete any
subdivision improvements for parcel map 625-M-4/6 which affect the continuity
of access and utility services to the Cleary property,including the construction of
Silent Hills Lane.
Location of Elizabeth Court Intersection!and Cul-de-sac
The section of Altamont Road along the, site has a number of curves and hills.
Due to lack ofvisibility there.is .a question about safety for vehicles heading
north on Altamont Road making a left turn onto Elizabeth Court and. for cars
exiting Elizabeth Court. The proposed road will intersect Altamont Road
approximately 35 feet closer-to the northwest corner of the property than the
existing driveway. The sight distance required for vehicles traveling on
Altamont Road to have clear view of a vehicle exiting or slowing down to enter
Elizabeth Court would be improved with the road in the proposed location.. The
Negative Declaration notes that the: street intersection is in the location
recommended by the traffic consultant (TJKM) for the 1992 subdivision
application.
The proposed right-of-way almost abuts the southerly property line of the Cleary
property. If the right-of-way is pulled back from the common property line,
there would be more space to plant landscaping so that there is a better buffer
between the Cleary property and the new street.
Building Sites
The proposed building areas on lots 3 and 4 appear to be in reasonable locations.
The proposed building site on lot 1, however,,,hasthe potential to impact a
number of trees. Although it is in a level area,the proposed building site for lot 2
is in a poor location given the proximity of the Cleary residence. An alternative
location for a building site is the southwesterly portion of the lot, between the
water tank and the sanitary, sewer easement.. While there is more slope in this
location, there are no trees which would be impacted, and a new house would
not be directly in front of the Cleary residence. However, the adjacentresidents
on Julietta Lane (Spohr,and Stanley)'may be concerned about a shift of the
building site towards their properties. A combination of lots 1 and 2 would
allow a building site providing greater separation from the existing residence
and protection of the existing trees. The Commission should also discuss
whether setback, height, or other development restrictions should be placed on
any of the lots.
Planning Commissione.
.
Lands of LeFevre
August 9, 1995
Page 6
'Conservation Easements
At the time of the original subdivision which was recorded in 1971, a 1.939 acre
conservation easement was created for preservation of view and slope control
purposes, although the dedication was not accepted at the time. The owners
certificate on the recorded map states that the conservation easement shall be
"kept free and clear of buildings and structures of any kind." Over the past five
years there have been numerous discussions on the possibility.of abandoning the
easement and the granting of a conservation easement with a different
configuratioi . A request to rescind the conservation easement was denied.by the
City Council in 1991, and a resolution was adopted accepting the easement for
public purposes (see Attachment 7).
The existing conservation easement is proposed to be realigned to include a
portion of the present easement,with additional land area added elsewhere in an
amount equivalent to what'is proposed to be removed. The conservation
easement was established for preservation of the view and slope and serves to
benefit the.public in several ways:
• It provides a visual corridor for the Cleary (formerly Eshner) home and the
existing lots of the Julie Eshner subdivision.
• It provides a similar view corridor for the residents of Julietta Lane, the
properties created by Tract 4897(Jules &Margaret Eshner subdivision).
• It provides benefit to the public-at-large by retaining the existing natural
rolling hulls (presently planted with orchard trees) and serves as a buffer
along Altamont Road.
In order.to abandon the conservation easement, the Planning Commission and
City Council will need to make findings that it is no longer needed by the public.
With the applicant's "proposed lot configuration,! the realignment of the
conservation easement would continue to preserve a;large land area while not
splitting the usable land in'two pieces. Should the easement be abandoned and a
new easement granted, the conditions of approval may include provisions to
limit development in the area to be removed from conservation easement status,
to ensure thai the neighboring properties still have a view corridor. For example,
development could be limited to recreational or outdoor uses- such as a
swimming pool,decking,patios,etc.,with no structures allowed,or the height of
structures'co. ld be limited.
A second conservation easement is shown over a portion of lots 1 and 2 where
the slope exceeds 30%. The Commission should discuss whether this
conservation ileasement should be larger to include some of the heritage oaks in
the vicinity. n alternative would be to specify with a condition of approval that
Planning Commission
Lands of LeFevre
August 9, 1995
Page 7
the oak trees shall be protected, and that noneof the oaks,may be removed
without permission of the Town.
Staff recommends that no structures of:any type be allowed in the conservation
easements being created as part of the subdivision.: Staff also recommends that
landscaping within the easements be limited tonative,non-invasive species, and
the removal of poison oak, or dead-:or diseased trees as.recommended by a
certified arborist,be allowed.
Irggi
There are numerous trees on the property including Coast Live Oak,Valley.Oak,
Pepper,Sycamore, Eucalyptus and Black Walnut. There are also many orchard
walnut trees. Staff visited the site and observed some trees on lot 1.whichare not
shown accurately on the tentative map. Which trees are proposed for removal
and which are, intended to remain should be clarified, and may require
modification of.. the map. ,:or the Negative Declaration, or both. . The
Environmental Design & Protection Committee has been,asked_to review the
proposed subdivision, and,will present recommendations at the Commission
meeting. •
Utilities . .
Sanitary sewer service will be provided for the four lots. There is an existing
• sewer easement from Altamont Road through the LeFevre and Cleary properties.
Portions of this easement are proposed to be abandoned and relocated on
proposed lots 2 and 4. The installation of subdivision improvements should not
unreasonably interfere with the utility service to the Cleary property. The
agreement between Dr. Cleary and Mr. LeFevre includes a provision that Mr. _
LeFevre shall be responsible for the relocation of any utilities as necessary.
Conditions of approval should assure continuityof services to the Cleary
property.
Purissima Hills Water Company .and PG&E have.reviewed.the proposed
subdivision and have stated that utility service can be provided. PG&E has
requested an additional 10 foot wide public utility easement through lot 2 (from
the right-of-way to the Cleary property);
Remainder Parcels _
Potential for future subdivision is possible for the two larger parcels,lots 2 and 4.
Pursuant to the requirements of Section 9.1.506(36)of the Subdivision Ordinance,
the applicant should either show potential lot splits or preclude future
subdivision of any of the lots by recorded restriction.
Planning Commission
Lands of LeFevre
August 9, 1995
Page.8
Comments from Other Agencies and Committees
The, Town Geologist has reviewed the geotechnical reports and plans for the
proposed subdivision and has visited the property. ' There is a 60 foot wide
human habitation setback line' (HHSBL) over a potentially active trace of Ithe
Berrocal fault The HHSBL is 30 feet on either side of the mapped surface trace of
the fault as recommended by the project geotechnical consultant. The HHSBL
will;place some development limitations on lot 3 as no 'structures will be allowed
within the defined area. The Town Geologist has recommended that the
geotechnical consultant review the current map arid evaluate whether.the
depicted seismic setback is accurately located and appropriate at this site based
on new'seismic data. Site development plans for the individual lots will be
reviewed and approved by the Town Geologist prior to issuance of any building
permits for grading or construction..
The Pathway Committee has recommended that a type IIB path be installed
along Altamont Road, on one side of Elizabeth Court and along the southern
boundary of lot 2 from Silent Hills Lane to the path leading to Julietta Lane. The
Committee is also requesting a native path along the southwestern edge of lot 4
(see Attachment 4).
Los Altos Fire Department has reviewed this proposed subdivision and has
recommended approval with the condition that a fire hydrant be installed in a
location to be approved by the Fire Department (see Attachment 5): The
• proposed street name,Elizabeth Court,is acceptable to the Fire Department. The
Santa Clara County Water District commented that the subdivision will not
directly affect any of the District's facilities.
CONCLUSIONS
The Planning Commission should address all of the-above issues and direct the
applicant and staff regarding appropriate revisions to the map and/or the
Mitigated Negative Declaration. Once the applicant has resubmitted, staff will
prep',are detailed conditions of approval and findings for a subsequent Planning
Commission meeting.
I
Staff is available to answer any questions that the Planning Commission or
public may have.
y I
Planning Commission
Lands of LeFevre
August 9, 1995
Page 9
ATTACHMENTS
1. Findings for Subdivision Denial
2. Initial Study & Mitigated Negative Declaration, including Slope Density
Calculations
3. Report from William Cotton&Associates, dated September 21, 1994
4. Pathways,Parks &Recreation Committee recommendation(one page)
5. Letter from City of Los Altos Fire Department(one page)
6. Tentative Access Agreement between LeFevre &Cleary
7. City Council Resolution Accepting Conservation Easement
8. Letter from Dr. &Mrs. Gary Cleary,received August 3, 1995 (two pages)
9. Tentative Map
cc: Tom LeFevre
14850 Manuella Road
Los Altos Hills,CA 94022
Susan Roberts
Giuliani &Kull
20431 Stevens Creek Boulevard,Suite 230
Cupertino,CA 95014
Gary Cleary&Nobuko Saito Cleary
26410 Altamont Road
Los Altos Hills,CA,94022
FINDINGS FOR SUBDIVISION DENIAL
SECTION 9-1.515(E):
1. THAT THE PROPOSED MAP IS NOT CONSISTENT
WITH THE APPLICABLE GENERAL PLAN AND
SPECIFIC PLANS;
2. THAT THE DESIGN OR IMPROVEMENT OF THE
PROPOSED SUBDIVISION IS NOT CONSISTENT
WITH THE APPLICABLE GENERAL PLAN AND
SPECIFIC PLANS;
3. THAT THE SITE IS NOT PHYSICALLY SUITABLE
FOR THE PROPOSED DENSITY OF DEVELOPMENT;
4. THAT THE DESIGN OF THE SUBDIVISION OR THE
PROPOSED IMPROVEMENTS ARE LIKELY TO
CAUSE SUBSTANTIAL ENVIRONMENTAL
DAMAGE OR SUBSTANTIALLY AND AVOIDABLY
INJURE FISH OR WILDLIFE OR THEIR HABITAT;
5. THAT THE DESIGN OF THE SUBDIVISION OR THE
TYPE OF IMPROVEMENTS ARE LIKELY TO CAUSE
SERIOUS PUBLIC HEALTH PROBLEMS;
6. THAT THE DESIGN OF THE SUBDIVISION OR THE
TYPE OF IMPROVEMENTS WILL CONFLICT WITH
EASEMENTS, ACQUIRED BY THE PUBLIC AT
LARGE, FOR ACCESS THROUGH OR USE OF,
PROPERTY WITHIN THE PROPOSED SUBDIVISION.
•
LeFevre Subdivision
Initial Study and
Mitigated Negative Declaration
May 1995
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills, California 94022
(415) 941-7222
Table Contents
ab e o f Co to s
Section 1 Project Description
Section 2 Initial Study and Checklist
Appendix MD /MFA Worksheets
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S •
ection 1
. - - .. H , Project Description'
Project Description .
Project Location
The project site is located within the Town Limits of Los Altos Hills in Santa Clara County. The
site is comprised of a horseshoe-shaped, parcel consisting of 9.45 gross acres. Approximately
two-thirds of the parcel lies•adjacent to Altamont Road. The project site lies between the
intersections of Altamont Road and Taaffe Road/Byrne Park Lane and Altamont Road and
Altamont Lane.
The project site is bounded to the west and north by Subdivision Tract No. 4897 and Subdivision
Tract No. 4215 to the north, to the east by PM 641 M 16 and 7, and to the south by PM 625 M
4-6. A single-family residence is located on a separate parcel in the center of the horseshoe-
shaped project site. The residence is served by a paved driveway extending along the proposed
private street. The proposed tentative subdivision map indicates that this parcel would be
accessed in the future by Silent Hills Lane.
The site consists of primarily rolling hills with an average slope of approximately 14.6 percent.
The current on-site vegetation-is composed of high grasses along with clusters of oak trees, an
orchard, and other fruit trees interspersed throughout the site.
Project Characteristics
The proposed project as defined by the proponent in the Tentative Map application filed on June
2, 1994, is to subdivide the 9.45 acre parcel into four smaller parcels rangingin size from 1.21
to 3.83 gross acres for the purpose of constructing single-family residences. Refer to Figure 1.
All four lots of the proposed subdivision would be served by a private roadway(Elizabeth
Court) which enters from Altamont Road. A i conservation easement currently exists on the
eastern portion of the project site. The proponent has requested that this easement be relocated
and established further to the south.
For the purpose of environmental analysis, additional figures have been provided: Figure 2 -
Conceptual Development Plan; Figure 3 - Slope Analysis Map; and Figure 4 - Local
Vicinity/Aerial Photo. As shown in Figure 2, an existing cottage is proposed to be removed.
The following table includes an analysis of each!lot and its corresponding Lot Unit Factor (LUF),
Maximum Development Area (MDA) and Maximum Floor Area (MFA) as required by Sections
10-1.502 and 10-1.503 of the Town of Los Altos'Hills Zoning Ordinance.
Lot# Net Acres Ave. Slope LUF MDA MFA
1 1.30 19.5 I 1.04 11,895 5,746
2 2.55 19.4 2.04 23,409 11,281
3 1.21 5.41.21 18,150 7,260
4 3.83 11.7 3.69 52,998 21,826
. 1
II
t
Lot numbers 2 and 4 could potentially be subdivided in the future because they are at
least twice as large as the one acre minimum zoning for the site. Existing easements on
these lots may limit the ability to subdivide.
Project Contact Persons
Town of Los Altos Hills - Lead Agency Debbie Pollart,
Interim Town Planner and
Suzanne Davis,
Assistant Planner
26379 Fremont Road
Los Altos Hills, California 94022
(415) 941-7222
Project Proponent Tom LeFevre
Proponent Consultant Bill Kull
Giuliani & Kull, Inc.
20431 Stevens Creek Boulevard
Suite 230
Cupertino, California 95014
(408) 257-6446
Proposed Finding
The proposed project is not anticipated to have a significant effect onthe environment after
implementation of the mitigation measures proposed. Issues of the project were identified in
an Initial ,Study completed and included in this document. The issues include land use,
hydrology and biological resources. Refer to the Initial Study and attached narrative.
2
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Figure 4
Local Vicinity/Aerial Photo 6 a
Section 2
Initial Study and Checklist
• CEQA:CALIFORNIA ENVIRONMENTAL QUALITY ACT
Initial Study and Checklist
Title of Proposal: LeFevre Subdivision
•
Date Checklist Submitted: _ 1995
Agency Requiring Checklist: Town. of Los Altos Hills
Agency Address: 26379 Fremont Road
City/State/Zip: Los Altos Hills CA 94022
Agency Contact: Debbie Pollart/ Suzanne Phone: ( 41 5) 941 —7222
Davis
DETERMINATION
(To be completed by the Lead Agency.)
On the basis of this initial evaluation:
a) I find that the proposed project could not have a significant effect on the environment,and
A NEGATIVE DECLARATION will be prepared ❑
b) I find that although the proposed project could have a significant effect on the environment,there will not be a
significant effect in this case because the mitigation measures described on an attached sheet have been added
to the project.
A NEGATIVE DECLARATION will be prepared
c) I fmd the proposed project may have a significant effect on the environment,and
An ENVIRONMENTAL IMPACT REPORT is required ❑
Signature Print Name
For Date
7
CEQA:CALIFORNIA ENVIRONMENTAL QUALITY ACT
' I
ENVIRONMENTAL CHECKLIST FORM
PROJECT LOCATION: Los Altos Hills Santa Clara County
City County
PROJECT ADDRESS: Altamont Road
between Julietta and Altamont Lanes
DESCRIPTION OF PROJECT: Four lot subdivision of a 9.45 acre parcel
(see attached Tentative Subdivision Map)
ENVIRONMENTAL IMPACTS:
(CEQA requires that an explanation of all"yes"and"maybe"answers be provided along with this checklist,including a
discussion of ways to mitigate the significant effects identified. You may attach separate sheets with the explanations on
them.)
Yes Maybe No
I.EARTH.Will the proposal result in:
a) Unstable earth conditions or in changes in geologic substructures? ❑ ❑ NJ
b) Disruptions,displaceml nts,compaction or overcovering of the soil? ® ❑
c) Change in topography or ground surface relief features? ❑ ] []
d) The destruction,covering or modification of any unique geologic or physical
features? ❑ ❑
e) Any increase in wind or water erosion of soils,either on or off the site? ❑
f) Changes in deposition or erosion of beachsands,or changes in siltation,
deposition or erosion wlhichmay modify the channel of a river or stream or the
bed of the ocean or any bay,inlet or lake? 0 ❑
g) Exposure of people or property to geologic hazards,such as earthquakes,
landslides,mudslides,ground failure,or similar hazards? ❑ ® ❑
II.AIR. Will the proposal result in:
a) Substantial air emissions or deterioration of ambient air quality? ❑ ❑
b) The creation of objectionable odors? ❑ ❑
c) Alteration,of air movement,moisture,or temperature,or any change in
climate,either locally or regionally? ❑ ❑
III.WATER. Will!the proposal result in:
a) Changes in currents,or the course of direction of water movements,
in either marine or freshwaters? ❑ 0
8
I
CEQA:CALIFORNIA ENVIRONMENTAL QUALITY ACT
I
b) Changes in absorption rates,drainage patterns,or the rate and amount of
surface runoff? in 0 0
c) Alterations to the course or flow of flood waters? ❑ 0 (I
d) Changes in the amount of surface water in any water body? 0 0 Ed
e) Discharge into surface waters,or in any alteration of surface water quality,
including,but not limited to,temperature,dissolved oxygen or turbidity? 0 () 0
f) Alteration of the direction or rate of flow of ground waters? 0 0
g) Change in the quantity of ground waters,either through direct additions or
withdrawals,or through interception of an aquifer by cuts or excavations? 0 0 Eia
h) Substantial reduction in the amount of water otherwise available for public
water supplies? 1 0 0 NI
i) Exposure of people or property to water related hazards such as flooding .
or tidal waves? 0 0
IV.PLANT LIFE.Will the proposal result in:
a) Change in the diversity of species,or number or'any species of plants
(including trees,shrubs,grass,crops,and aquatic plants)? ® 0 0
b) Reduction of the numbers of any unique,rare,orlendangered species of plants? 0 0 IZ
c) Introduction of new species of plants into an area,or in a barrier to the normal
replenishment of existing species? 0 0
d) Reduction in acreage of any agricultural crop? j 0 0 iZi
V.ANIMAL LIFE.Will the proposal result in: •
a) Change in the diversity of species,or numbers of any species of animals
(birds;land animals,including reptiles;fish and shellfish,benthic organisms
or insects)? ❑ ❑ ®
1
b) Reduction of the numbers of any unique,rare,orlendangered species
or animals? ! ❑ 0 IN
c) Introduction of new species of animals into an area,or result in a barrier to
the migration or movement of animals? ❑ ❑ ®-
d) Deterioration to existing fish or wildlife habitat?I ❑ 0
VI.NOISE.Will the proposal result in:
a) Increases in existing noise levels? ❑ ❑ El
b) Exposure of people to severe noise levels? ❑ ❑
VII.LIGHT and GLARE.Will the proposal: I
a) Produce new light or glare? I ❑ ❑
I
VIII.LAND USE. Will the proposal result in:
a) Substantial alteration of the present or planned land use of an area? ® ❑ ❑
IX.NATURAL RESOURCES.Will the proposal result in:
I
a) Increase in the rate of use of any natural resources? ❑ ❑ MI
X.RISK OF UPSET.Will the proposal involve:
I
a) A risk of an explosion or the release of hazardous substances(including,
but not limited to: oil,pesticides,chemicals or radiation)in the event of an
accident or upset conditions? ❑ ❑ III
9
, CEQA:CALIFORNIA ENVIRONMENTAL QUALITY ACT
b) Possible interference with an emergency response plan or an emergency
evacuation plan? ❑ 0
XI.POPULATION.Will the proposal:
a) Alter the location,distribution,density or growth rate of the human population
of an area? 0 ❑
XII.HOUSING.Will the proposal:
a) Affect existing housing,or create a demand for additional housing? 0 ❑
XIII.TRANSPORTATION/CIRCULATION.Will the proposal result in:
a) Generation of substantial additional vehicular movement? 0 ❑ .
b) Effects on existing parking facilities,or demand for new parking? ❑ ❑
c) Substantial impact upon existing transportation systems? ❑ 0
d) Alterations to present patterns of circulation or movement of people
and/or goods? 0 0
e) Alterations to waterbome,rail or air traffic? ❑ 0 El
f) Increase in traffic hazards to motor vehicles,bicyclists;or pedestrians? 0 0
XIV.PUBLIC SERVICES.Will the proposal have aneffect upon,or result in a need
for new or altered governmental services in any of the following areas:
a) Fire protection? 0 0
b) Police protection? ❑ ❑
c) Schools? ❑ ❑
d) Parks or other recreational facilities? ❑ ❑ EZI
e) Maintenance of public facilities,including roads? ❑ 0
f) Other governmental services? 0 ❑
XV.ENERGY. Will the proposal result in:
a) Use of substantial amounts of fuel or energy? ❑ 0 El
b) Substantial increase in demand upon existing sources of energy,or require
the development of new sources of energy? ❑ 0
XVI.UTILITIES and SERVICE SYSTEMS. Will the proposal result in a need
for new systems,or substantial alterations to the following utilities:
a) Power or natural gas? ❑ ❑
b) Communications systems? ❑ ❑
c) Water? 0 ❑
d) Sewer or septic tanks? ❑ 0
e) Storm water drainage? ❑ ❑
f) Solid waste and disposal? ❑ ❑
XVII.HUMAN HEALTH. Will the proposal result in:
a) Creation of any health hazard or potential health hazard (excluding mental health)? 0 ❑
b) Exposure of people to potential health hazards? ❑ ❑
10
CEQA: CALIFORNIA ENVIRONMENTAL QUALITY ACT
XVIII!.AESTHETICS. Will the proposal result in:
a) The obstruction of any scenic vista or view open to the public? ❑ ❑
b) The creation of an aesthetically offensive site open to public view? ❑ ❑
XIX.RECREATION.Will the proposal result in:
a) Impact upon the quality or quantity of existing recreational opportunities? ❑ ❑
XX.CULTURAL RESOURCES.Will the proposal:
a) Result in the alteration of or the destruction of a prehistoric or
historic archaeological site? ❑ ❑
b) Result in adverse physical or aesthetic effects to a prehistoric or historic
building,structure,or object? (,❑ ❑
c) Have the potential to cause a physical change which would affect unique
ethnic cultural values? ❑ ❑
d) Restrict existing religious or sacred uses within the potential impact area? ❑ ❑
XXI.MANDATORY FINDINGS OF SIGNIFICANCE.
a) j Potential to degrade: Does the project have the potential to degrade the
quality of the environment,substantially reduce the habitat of a fish or wildlife
species,cause a fish or wildlife population to drop below self sustaining levels,
threaten to eliminate a plant or animal community,reduce the number or restrict
the range of a rare or endangered plant or animal or eliminate important
examples of the major periods of California history or prehistory? ❑ ❑ 0
b) Short-term: Does the project have the potential to achieve short-term,to the
disadvantage of long-term,environmental goals?(A short-term impact on the
environment is one which occurs in a relatively,brief,definitive period of time.
Long-term impacts will endure well into the future.) ❑ ❑
c) Cumulative Does the project have impacts which are individually limited,
but cumulatively considerable? (A project may impact on two or more separate
resources where the impact on each resource is relatively small,but where the
effect on they total of those impacts on the environment is significant.) ❑ [J ❑
d) :Substantial adverse: Does the project have environmental effects which will
cause substantial adverse effects on human beings,either directly or indirectly? ❑ ❑
XXII.DISCUSSION OF ENVIRONMENTAL EVALUATION. •
(This section may be filled out by using narrative,or by using a form,such as the example given in the CEQA Guide-
lines.)
Refer to attached narrative.
XXIII.DISCUSSION OF LAND USE IMPACTS.
(An examination of whether the project would be consistent with existing zoning,plans,and other applicable land use
controls.)
Refer to attached narrative.
•
11
Environmental Checklist/Initial Study
LeFevre Subdivision
Environmental Evaluation
The following is an explanation of answers provided in the Initial Study. The roman numeral
and letter reference the individual questions of the Initial Study. Answers to the Initial Study
were largely based upon previous environmental documentation of the subject property
provided by the Eshner Subdivision Initial Study, technical reports and subsequent Draft and
Supplemental Draft Environmental Impact Reports (SCH 91063085). The reports are on file at
the Town and can be viewed during 8:00am- 12:00 and 1:00 -5:00pm Monday through Friday.
Explanation of "No" Responses -
I. Earth
Responses a and d and are based on the Terra Search Report dated May 7, 1990 and the
letter from William Cotton & Associates dated June 2, 1990 which states that due to the
nature of the project no unstable earth conditions or destruction of any unique geologic
feature is anticipated to occur. Response to item f: no oceans, bays, inlets or streams will
be effected by the development of this property.
II. Air
Responses to a,b and c: because of the relatively small project proposal, development of
this property for single-family residential use will not significantly modify air quality.
III. Water
Responses to a and d: no marine'or fresh water oceans, lakes or streams are effected
directly by this project. Responses c and I: no federally identified flood areas or tidal
areas are associated with this project. Responses to f and g: any existing wells on the
property will be required to be permitted through the Santa Clara Valley Water.District
and no other significant impact on ground water quality or recharge is anticipated.
Response to h: Purissima Hills Water Company will be servicing this development and
indicates no problems with or significantimpact on water availability.
IV. Plant Life
Responses to b, c and d: the property is not identified as agriculturally significant
(California Department of Conservation mapping dated July 1, 1990). No rare or
endangered species have been identified,in association with this property.
V. Animal Life ' '
Responses to a through d: no significant wildlife habitat areas or rare or endangered
species have been identified in association with this property.
12
XVI. Utilities and Service Systems
Responses a through f: utility companies have indicated no problems with the provision
of services to the proposed project.
XVII. Human Health
Responses to a and b: no health hazards have been identified relative to the proposed
project that are not identified in some other category on this checklist.
XVIII. Aesthetics
Response to a and b: no obstruction of any scenic vista or creation of an aesthetically
offensive site open to public view is anticipated due to the proposed project. Distant
views from the existing house in the center of the horseshoe-shaped project site are not
anticipated to be effected due to the existing conservation easement. Proposed houses
are not anticipated to result in a significant impact to near views.
XIX. Recreation
Response to a: no effect on the availability or quality of recreational resources will occur
due to the proposed project.
XX. Cultural Resources
Responses to a through d: no culturally or historically significant resources have been
identified in association with this site.
Explanation of "Maybe" or "Yes" Responses
Earth
Disruptions of the soil, change in topography, increase in erosion of soils, and exposure of people
or property to geologic hazards (Responses b, c, e and g):
Limited overcovering of soils and regrading of the property will occur as a result of its
development, however, these impacts arenot considered significant. Erosion control
plans will be required as conditions of approval during the construction of the
subdivision and the residences. Construction will not be allowed to occur within the set
Human Habitation Setback Line (HHSBL).
Proposed Miltigation Measures:
1. The project grading plan shall include an approved drainage and erosion control
plan to minimize the impacts from erosion during construction. This plan shall
confom to all standards adopted by the Town of Los Altos Hills and Santa Clara
County.
2. Prior to approval of building permits, the project proponent shall supply a
landscape plan that provides long-term control of erosion.
14
VI. Noise
Responses to a and b: residential development of this property is not anticipated to
increase noise levels above those permitted in the Town by the General Plan or the
Municipal Code.
VII. Light and Glare
Response to a: no significant levels of light or glare in excess of those providedfor the
Town Ordinances is anticipated to result from the development of this property.
VIII. Land Use
Refer to Explanation of "Maybe" or "Yes" Responses.
IX. Natural Resources
Response to a: due to the small number of residences proposed, development of this
property is not anticipated to significantly impactthe rate of use or availability of any
natural resource.
X. Risk of Upset
Responses to a and b: residential development of this property will not result in
significant increased risks associated with hazardous materials or interference with any
emergency plan.
XI. Population
Response to a: no significant alteration of population trends are associated with this
project.
XII. Housing
Response to a: this project will slightly add to housing stock but has no significant impact
on the availability of or need for housing. Removal of the existing cottage structure is
not considered a significant impact to housing.
XIII. Transportation/Circulation
Responses to a through f: significant volume: increases will not result from this
development. The proposed private roadway is located at the position recommended by
TJKM Transportation Consultants for traffic safety and site distance requirements.
XIV. Public Services
Responses to a through f: the development of four residential lots is not anticipated to
significantly effect the provision of public services in the Town.
XV. Energy
Responses to a and b: the development of four new residential lots will not significantly
impact energy resources or their availability.
13
III. Water
Changes in absorption rates, drainage patterns, the rate or amount of surface runoff and discharge
to, surface waters (Responses b and e):
Drainage and hydrologic information on the subdivision has not been submitted by the
proponent, and as a result evaluation of impacts related to changes in drainage patterns
and quantitiI s cannot be fully evaluated at this time. Erosion control measures should
be evaluated to determine which would be most effective in controlling erosion on this
property primarily during the construction period of the subdivision improvements and
also the individual site development. The rate of absorption of this property will be
reduced due to the subdivision improvements of future site development. The effects
of increased Istormwater flow off the site will need to be investigated downstream of the
project and appropriate mitigation measures incorporated into the downstream system
to; accommodate the increased rate of runoff.
Proposed Mitigation Measures:
3. Prior to approval of grading permits, the project proponent shall apply for NPDES
stormwater discharge permit that applies to the grading of five or more acres of
land, if it is deemed necessary.
4.! The culvert at the southern end of the project shall be cleaned of debris and
sediment prior to commencement of the rainy season (November 1), and during the
rainy season (November to April 1) as necessary to maintain free-flowing
conditions. To facilitate maintenance the culvert shall be designed to Town
standards. This shall be accomplished to the satisfaction of the City Engineer.
5. The project grading plan shall include an approved drainage and erosion control
plan to minimize the impacts from erosion and sedimentation. This plan shall
conform to all standards adopted by the Town of Los Altos Hills and Santa Clara
County. The plan shall include procedures such as: (a) restricting grading to the
dry seal son; (b) protecting all finished graded slopes from erosion using such
techniques as hillslope benching, erosion control matting, hydroseeding;
protecting downstream storm drainage inlets from sedimentation; (d) use of silt
fencing to retain sediment on the project site; and (e) any other suitable measures
outlined in the Association of Bay Area Governments' (ABAG) Manual of
Standards. The plans shall be submitted to and approved by the City Engineer
prior to issuance of a grading permit.
6. Prior tol the expiration of the warranty all drainage culverts shall be inspected for
accumulated sediment. If sediment accumulation has occurred, these drainage
structures shall be cleared of debris and sediment by the Applicant. This shall be
completed to the satisfaction of the City Engineer.
7. The project site drainage shall use grass-lined ditches and swales wherever
practical. The drainage plan shall be submitted to the City Engineer for approval
prior to issuance of a grading permit.
15
IV. Plant Life
Plant life change in number (Response to a):
The west side of the property and a portion of the north boundary of the property
contains stands of high quality Oak woodlands which would be significantly effected if
not set aside for preservation by conservation easements or some other form of
protection. Individual tree protection is inadequate to address the protection of these
areas which are outlined to be preserved in the Town's.General Plan. The Conceptual
Development Plan shows that five (5) 15" live oaks and three,(3) 10" live oaks would be
removed from Lot 1 and one (1) 15" locust would be removed from Lot 2. The plan also
indicates that building footprints may encroach upon tree driplines.
Proposed Mitigation Measures:
8. Prior to subdivision improvements, the applicant shall submit to the Planning
Director a plan for protection of trees on-site during the-construction and grading
process. The plan shall be approved by a certified arborist, and by the Town prior
to issuance of any grading permits.
9. Areas of significant oak woodlands are to be protected by an established
conservation easement. The easement shall be extended to the dripline of the trees.
The conservation easements shall be specified on the subdivision map.
10. Prior to issuance of occupancy permits the applicant shall replace each Heritage
Oak removed or damaged with five (5) 48-inch box trees of the same species as the
tree removed. Only trees indicated for removal on the approved Tentative Map
(and subsequently "tagged" in the field) shall be removed. The location of
replacement trees shall be approved'by the Planning Director. A multi-year bond
(2 to 5 years to be determined by the Town) shall be paid by the applicant to
ensure maintenance and care for replacement trees.
VIII. Land Use
This development is proposed to relocate an existing 1.94 acre Conservation Easement
by "shifting" it to the south. The new Conservation Easement would encompass 2.0
acres. Siting of the development circle for Lot 3 intrudes-on the Human Habitation
Setback Line (HHSBL).
Proposed Mitigation Measures:
11. No construction activities of any kind,including grading and excavation shall occur
within the area designated for the proposed conservation easement on Lots 1 and
2. This shall be demonstrated to the satisfaction of the City Engineer prior to
issuance of grading or building permits.
12. No building or placement of structure that humans will inhabit shall occur within
the existing HHSBL. This shall be shown on a revised tentative map to the
satisfaction of the City Engineer prior to the issuance of building permits.
16
13. Only native landscaping is allowed in the conservation easement, as approved by
the Town. Only clearing of poison oak and fire clearing, as approved by the Town
is allowed. This shall be indicated on landscape plans submitted for the
subdivision and individual lot development (as applicable), and approved by the
Planning Director prior to approval of the Tentative Map.
14. No building or structure of any type is allowed in the conservation easement except
lawful open-style fencing which does not hamper the-movement of wildlife. This
shall be accomplished to the satisfaction of the Planning Director prior to approval
of the Tentative Map.
15. The final tract map shall note and the applicant shall dedicate a conservation/open
space easement of equal public benefit as the easement being abandoned as may
be determined by the City Council.
16. No construction activities of any kind, including grading and excavation shall occur
within the area having a slope greater than 30 percent. This area should be
considiered a conservation easement and shall be indicated on the Tentative Map.
This shall be demonstrated to the satisfaction of the City Engineer prior to issuance
of grading permits.
17
.
•
•
Appendix
M • A/MFA Worksheets
TOWN OF LOS ALTOS HILLS
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX(415) 941-3160 •
• PLANNING DEPARTMENT
WORKSHEET #1
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR
' MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME LEFEV G .
PROPERTY ADDRESS -m-p p-nnr RD R-- - PARceL 1
CALCULATED BY 6 /u (A-Al I 4,A1C ��LC DATE /l — -
1. CALCULATION OF AVERAGE SLOPE
A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
•
CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
(INCHES) (INCHES) (INCHES) (INCHES)
Ila 'p =2.W
I5 11 155 1.0
- -1 coo
5,(0
-7 3c 5.1
74o 1
�. - 55 C _ 55 C .05e3) = 2.e9 TOTAL 3
55 00 3 L ,00-23 ( ��
Convert inches to feet (multiply by map scale) = (L) = /13, la1 / feet
B. AVERAGE SLOPE WITHLv' NET AREA OF LOT
=S = (0.0023) (I) (L) I = contour interval' L= total length of An = net acreage
An in feet. 1 contours in feet of lot
S = (0.0023) ( ) ( ' ) _
( /.3-6 ) t` .5; nearest 0.1%
2. CALCULATION OF LOT UNIT FACTOR (LUF)
LUF = (An)(1 - [0.02143(S - 10)]} = f, O' /-
•
C> If the average slope is less than 10%, the LUF for the lot is equal to the net area.
C> If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit.
Make an appointment with the Town Planner for further information.
/ Page 1 of 2
REVISED 12/09/91 111.r11- — v�7�� LDJ: MAC HD/ORICINALS/PLANNING/Worksheet It1
' TOWN OF LOS ALTOS HILLS .
26379 Fremont Road • Los.Altos Hills,California .94022 • (415)941-7222 • FAX(415)941-3160 '
• PLANNING DEPARTMENT
WORKSHEET:#1
CALCULATION OF AVERAGE:SLOPE, LOT UNIT FACTOR
MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA
•TURN IN WITH YOUR APPLICATION •
PROPERTY OWNERS NAME L1✓pEV f?E
PROPERTY ADDRESS . -4j om-r 120 ASO - PA-RGEL a. •
CALCULATED BY. . (5, 4 l a Yl l $. KW I DATE
1. CALCULATION OF AVERAGE SLOPE
A. CONTOUR LENGTH WITHIN NET AREA OF:LOT (An)
•
CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
(INCHES) , . (INCHES) (INCHES) (INCHES)
105• -Pre .1 "7 g.0
1/0 ‘1.4 75D •0
ltd q. 0 755
- `7mac; g 7cco q, g
7d5 q•IS . . . 705 3.
$.(P '170 •3
•
73.5 g.5 -115 ..
�5
,oma,C = 55 ( ) _ TOTAL L O I . I
6 00a.-3) (z) c5)
Convert inches to feet (multiply by map scale)',.= . (L) -F x,07• (42 93 feet
B. AVERAGE SLOPE WITHIN NET AREA OF LOT
S = (0.0023) (I) (L) I = contour interval ; L= total length of An = net acreage
A n in feet contours in feet of lot
S = (0.0023) ( 6 ) ( L 293) = .
( 2.55 ) 19 :4 4 . nearest 0.1%
-
2. CALCULATION OF LOT UNIT FACTOR (LI_TF) ..
LUF = (An)(1 - [0.02143(S - 10))) = 2.0 14
E> If the average slope is less than 10%, the LUF.for the lot is equal to the net area.
C:). If the LUF is equal to,or,less than 0.50, you will need a Conditional Development Permit.
Make an appointmentwith the Town Planner for further; information.
041- - 23)1/09 Page 1, of2
REVISED 12/09/91 m F,4 -. I 1,281 LDJ: MAC HD/ORIGINALS/PLANNING/Worksheet*1
TOWN OF LOS ALTOS HILLS •
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX(415)941-3160 ' +
PLANNING DEPARTMENT'
WORKSHEET #1 •
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR
MAXIMUM DEVELOPMENT AREA; AND MAXIMUM FLOOR AREA
' • TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME L,ErEvRE •
PROPERTY ADDRESS A-L-r' o-nT Ro 4-D . PAi2.cEz 3
CALCULATED 1 BY G ti(.,( (owl 8 .Ktk( I :. DATE '
1. CALCULATION OF AVERAGE SLOPE j. -
A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
CONTOUR' LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
I (INCHES) (INCHES) (INCHES) (INCHES)
(eqo D,
(&q5 o
-7 e-o 7,o •
- 1D5 L-1.S I.
TOTAL I 4.2,
Convert inches to feet (multiply by map scale) = . (L) = 5 g feet
B. AVERAGE SLOPE WITHIN NET AREA OF LOT
=S = (0.0023) (I) (L) I = contour interval L= total length of An = net acreage
I A n in feet contours in feet of lot
S = . (0.0023) ( 5 ) ( me, ) = •
( i.a -)' .. 5 • nearest 0.1%
'2. CALCULATION OF LOT UNIT FACTOR (LUF)
LUF = (An){1 - [0.02143(5 - 10)]} _ I , 211 • - .
C> If the.average slo, a is less than 10%, the LUF for the lot is equal to the net area.
E If the LIJF is equal to or less than 0.50, you will need a Conditional Development Permit.
Make an appointment with the Town Planner for further information.
rn D'A b (50 Page1 of 2
REVISED 12/09/91 LDJ: MAC HD/ORIGINALS/PLANNINC/Worksheet 111
(
•
TOWN OF LOS ALTOS HILLS •
26379 Fremont Road • Los Altos Hills,California 94022 • (415)941-7222 • FAX(415)941-3160
• PLANNING DEPARTMENT
WORKSHEET #1
CALCULATION OF AVERAGE SLOPE, LOT UNIT FACTOR
MAXIMUM DEVELOPMENT AREA, AND MAXIMUM FLOOR AREA
• TURN IN WITH YOUR APPLICATION •
PROPERTY OWNER'S NAME L EFEV R •
PROPERTY ADDRESS A Lr��-(o tt-i Po 4-0 •-
CALCULATED BY 6(Lt( (an I $. K bo I DATE 1/ - - 9.74
1. CALCULATION OF AVERAGE SLOPE
A. CONTOUR LENGTH WITHIN NET AREA OF LOT (An)
CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH CONTOUR LENGTH
(INCHES) (INCHES) . . (INCHES) (INCHES)
(;5D /, .. & .O /�{-- p
5— 4-0 1�q4 9-0
( coo 5.co Toa • a.
( (o 5" 7 4
6-15
(oo I
TOTAL cl 7. 5
Convert inches to feet (multiply by map. scale) = . (L) = 6 v feet
B. AVERAGE SLOPE WITHIN NET.AREA 'OF LOT
=S = (0.0023) (I) (L) I = contour interval L= total length of An = net acreage
A n in feet contours in feet of lot
S = (0.0023) ( 5 ) ( ) ••
( 3.83 ) I I. 1 nearest 0.1%
.2. CALCULATION OF LOT UNIT FACTOR (LUQ
LUF = (An)(1 - [0.02143(S- 10)]) = 3 .
•
b If the average slope is less than 10%, the LUF for.the lot is equal to the net area.
E If the LUF is equal to or less than 0.50, you will need a Conditional Development Permit.
Make an appointment with the Town Planner for further information. • -.
Plan - 52219a Page'1 of 2
REVISED 12/09/91 _- LDJ: MAC HD/ORIGINALS/PLANNING/Worksheet NI
21626
A'. `l Cobb' 30 Village LaneV:;::;
ihian�' b n ;
Los Gatos, California 95030
`j � and Associates (408) 354-5542
September 21, 1994
L3164
G .'*';)
TO: Linda S. Niles '\99A
Town Planner SSP Z
TOWN OF LOS ALTOS HILLS 0-O-S
26379 Fremont Road NO-1°S
Los Altos Hills, California 94022 a \-0
100
SUBJECT: Geologic and Geotechnical Review
RE: Lands of LeFevre
26410 Altamont Rd.
4-Lot Subdivision
' At your'request, we have completed a geologic and geotechnical review of the
subject property'using:
• Soil and Geologic Investigation (report) prepared by Terrasearch,
dated June 10, 1981;
Soil and Geologic Investigation Update (letter) prepared by
Terrasearch, dated November 18, 1988;
• • Supplemental Geologic Investigation prepared by Terrasearch,
dated August 24, 1992; and
• Tentative Map, Conceptual Development Plans (4 sheets, 40-
scale) prepared by Giuliani and Kull, dated March 31, 1992.
In additior, we completed a recent site reconnaissance, and
reviewed pertinent
technical documents (L3192 and L3273) from our office files concerning the subject
property.
DISCUSSION
Our review of the referenced documents indicates that the applicant is proposing
to subdivide a single parcel into four residential lots. The single parcel is Parcel C of a
four parcel subdivision that was approved by our office in November, 1988. The subject
property surrounds an existing developed lot. Access to this lot is provided by an
asphalt driveway that crosses proposed lots 1 and 2. An existing water tank and
•
cottage are located on proposed Lot 2. Proposed lots 3 and 4 are undeveloped. Access
to the four lots is to be provided by proposed Elizabeth Court, which extends from
Altamont Road at the northern end of the property.
ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING
Linda S. Niles September 21, 1994
Page 2 L3164
Under previous applications (November 1989 and August 1992), the subject
property was proposed to be subdivided into six and five residential lots, respectively.
In our review report dated August 27, 1992,we recommended approval of the Tentative
Map for the proposed five-lot subdivision. In October 1993, a subsequent application
was submitted for a four-lot subdivision of the subject property. In our review report
for this application, dated October 11, 1993, we recommended that the applicant's
geotechnical consultant review the submitted Tentative Map to verify the location of the
recommended seismic setback zone.
CONCLUSIONS AND RECOMMENDED ACTION
According to the 1981 Soil and Geologic Investigation (report) completed by
Terrasearch for the original four parcel subdivision (of which the subject property is
Parcel C), a potentially active trace of the Berrocal fault was identified and mapped
through the property. The consultant recommended a 30-foot seismic setback zone on
either side of the mapped surface trace of the fault. This zone crosses through proposed
Lots 3 and 4. In August 1992, the consultant concluded that based on available data,
the seismic hazard of surface fault rupture was negligible outside of the designated
setback zone.
Based on our review of the referenced documents, the recommended seismic
setback zone appears to be accurately located on the submitted Tentative Map.
However, considering new seismic data and heightened awareness regarding thrust
faults, resulting-from the recent Northridge earthquake (January 17, 1994), as well as
research along the thrust faults of the local peninsula, Terrasearch should review the
proposed Tentative Map and verify that the recommended seismic setback zone is
accurately depicted and still appropriate at this site. We recommend that the following
condition be completed as a condition of Tentative Map approval:
1. Seismic Setback Verification-The applicant's geotechnical consultant
should review the current Tentative Map. Considering new seismic data
resulting from the recent Northridge earthquake,as well as recent studies
of thrust faulting along the local front range (Lettis, 1994), the consultant
should evaluate whether the depicted seismic setback zone is accurately
located and appropriate at this site.
The results of this seismic setback verification should be summarized in a
letter by the consultant and submitted to the Town Engineer for review
prior to granting Tentative Map approval.
Site development plans should be approved by the Town Geotechnical
Consultant prior to issuance of grading and/or building permits for individual lots.
William Cotton and Associates
`� Wi4 •�
Linda S. Niles September 21, 1994
Page 3 L3164
Respectfully submitted,
WILLIAM COTTON AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
TV/1r
Julia Branch Lopez
Project Engineering Geologist
Ltffq14S.C4)14—•
William R. Cotton
Principal Engineering Geologist
CEG 882
WRC:TS:JL
•
William Cotton and Associates
Town of Los Altos Hills •
Pathways, "`
�L:,F Parks&Recreation Connnittee
Les Earnest: 12769 Dianne Drive; Los Altos Hills, CA 94022
Phone: 415 941-3984 Fax: 415 941-3934 Internet: Les@cs.stanford.edu
8/21/94
To: Planning Commission & City Engineer "u �
"IVO
From: Les Earnest, Pathways Committee Chair/Z. ,8 0
Subject: Pathway requests
The Pathway Committee makes the following recommendations.
Lands of Noghrey; 27870 Fawn Creek Court: restore II-B path along Fawn
Creek.
Lands of Chan; 14265 Berry Hill Court: no request.
•
Bellucci Subdivision: in addition to previously specified native pathways
parallel to Moody Road between the toe of the slope and Adobe Creek,
and the pathways along Francemont Avenue and both sides of Adobe
Creek Lodge Road, the degraded native path going from the end of
Francemont diagonally uphill toward the West and connecting with a
graded road in the open space easement should be regraded and the
graded road in the open space should be made a part of the pathway
system. There should also be a II-B path with switchbacks constructed
from the West lobe at the end of Adobe Creek Lodge Road going uphill to
connect with the graded road.
Lefevre (former Eschner) Subdivision: request II-B pathway on top_.:of the
)(c... bank along Altamont; along either side of Elizabeth Court (don't care
which side); and along the southern boundary of Lot 2 from Silent Hills
Lane to the pathway leading to Julietta Lane. Also grade a 10 foot native
path along the Southwestern edge of Lot 4.
Note: where construction or upgrading of paths to the II-B standard is
recommended, this is to include irrigation at least 5 feet away from path
and a non-slip surface on any crossing driveways. Where there is "no
,request we recommend that in lieu fees be collected where possible.
®S Ali ' CITY OF LOS ALTOS � 1 .
�, ®� FIRE DEPARTMENT
10 Almond Avenue ,
.Jr '�
Los Altos California 94022-2201 f
1'' ®6c� (415) 948-2404 'gym
i
August 18, 1994 •
RECEIVED
AUG 2 3 1994
Mr. Jeff Peterson
Town of Los Altos Hills TOWN 0F LOS ALTOS HILLS
26379, Fremont Road
Los Altos Hills, CA 94022
RE: T/M Lands of LeFevre Elizabeth Ct . at Altamont Road
Dear Mr. Peterson:
The Los Altos Fire Department approves the above subject to the
following condition:
Install one fire hydrant at a location specified by the Fire
Dept . The hydrant shall be installed and ready for use prior
to the issuance of any building permits .
Sincerely,
,J7-/ig:/&//AFee
Stuart Farwell
Los Altos Fire Dept .
RESPONSIVE-INNOVATIVE-CONCERNED
,
. .......
r.
THOITS, LOVE. HERSH8ERGER Cs NicLEAN
A PRO/C$8IONAL CORPORATION
p1ANA•CACIMA4J8CN ATTORNF�Y$/1T LAW
TCRRCNCC p•CONNC1r its UNIVCMaiTY AVCN1.It. WIC 1200
SITAR Cm A.OENNis'
STCPRCN C.OCRRIsH •ALO AUTO.CALIIOANIA 1143OI I - -
r,RONALD NRR$N•C114Cw 7CLCPNON6 14151 3 a,.4CoO
TMOMAS I.JACOO FACSIMILC 14161 ,Y C j.00/+
otRALO 4.KITC NKN
WILLIAM.J.MQLCAN 40“04 C..LCMMAN
ARUCC N.warm"1 11....—. 1
PAVI.C.RICE
*ARACrt4 R.MOITS Ow WILLIAM d OtC
JUOY KOONO SACT$4
JAMCa R.laARNCTT
RICMARO L.CMRMAN
E.DAV4e MARKS I •
WALTER T.MOCIRC i
JCANNC ORALE RO1;CN/ICLO
JRIlCfEV A.SNYDC:A
October 21, 1994 '
YI PROS (4 51 96 ••0666
Harry I. Price, Esq.
Reynolds, Roux, Price & Cases
5150 El Camino Real, Suite C-21 •
• Los Altos, CA 94022-1527
Re: Cleary 1.J. Phelps, L.Bevre, et al.
Dear Harry: -
.
This will confirm that our clients have agreed to settle the above
• referenced matter for the following:
I. Mr. LeFevre shall construct 100% of Silent Hills Lane at
. his sole coat;.
2. Dr. Cleary- shall be responsible If= constructing the
driveway from Silent Hills Lane as it .enters his property
to .his home at his. cost; .
• .
.3. Upon .completion. of Silent Hills Lane, and certification ..
•
by the Town of Los Altos Hills that Silent Rills Lane is
usable, Dz.. Cleary shall use Silent Hills Lane as the
sole access to his property and shell agree that he has
i no rights to the use of the existing driveway as set.
forth in the. 1964 easement;
4 . Mr. LeFevre shall be responsible' for the relocation--of
any and all utilities, . telephone, water, sewer, etc. as
necessary to ' Dr. Cleary's property pursuant to the
Subdivision Agreement with Los Altos Hills;
• 5. Dr. Cleary shall be responsible fors, the relocation of any
and all utilities as sat forth in the proceeding
paragraph from the end of Silent Hills Lane or elsewhere
on Dr. cleary',s property;
6I. Dr. Cleary and Mr. LeFevre shall execute any necessary
three-way maintenance agreement for Silent Hills Lane
A:�C2406.00t(2)�eRSCt.L10 � •
October 211, 1994 I �
Harry I. Price, Esq.
October 21, 1994
Page 2
such that Parcels 1, 2 and 3, as set forth on the 1991
map, shall each be responsible for 1/3 of the maintenance
of Silent Hills Lane;
7. All the obligations of this letter shall run with the
owner of the different properties bound by this agreement
and the necessary documents shall be recorded to bind
said property:
8. Dr. Cleary may take the gate and; brick. pillars which are
presently located at the Altamontentrance to , the
existing driveway and move them to the point at which
Silent Hills Lane enters his property at the sole cost of
Dr. Cleary subject to the approval of Los Altos Hills;
9 . All parties shall waive costs and fees in this matter; •
and '
10. All parties agree to execute all .necessary documents to
effectuate this settlement, including a foxxtal settlement
agreement. •
It is understood that Dr.. Clearn, is making no representation of
what actions ha might take in regard to any subdivision efforts by
Mr. LeFevre. This settlement shall not in any -way impact any other
issues or potential obligations between the parties other than the
quiet title action which is presently filed in Santa Clara County
and the obligation to construct Silent-Hills Lana. •
If this letter conforms with your understanding of the agreement,
please have your client execute a copy of this agreement and return
it to me. I will also obtain a 'signature from-my client.
Thank you for your professional courtesy and cooperation in this
regard.
Very truly yours,
•
;27: i
Marks
for
Thoite, Love, Hirshberger A McLean
I have read and agree to the settlement of the above
referenced ,action based..on the terms set forth in this letter.
•Date: October _, 1994 (5ra , on-, apird'l . pagcJ
Gary W. Cleary u pad
e,)
October j, 1994 fliiimwwee 4. 1104PLAL ,,_.
Thomas LeFevre
AIWzocoolahr ltett.Llo
October 21. 1994
, ,,,
4. . )
‘ . 1111 L688PAGE 1349 1078534 .
'►11.t.0 FUM h ::u►tli
6 j ' AT REQUEST OF
LOS ALTOS ff s .
This Document is Recorded �PR 25 52liti
'g0
For the Benefit of the .
Town of Los Altos Hills OFFICIAL RECORDS
And is Exempt from Fee . SANTA CLARA COUNTY ,
Per Government Code - LAMr KANE
Sections 6103 and 27383 REC(,RUF R
•
When Recorded, Mail to: APR 2 5 1991
•
Town of; Los Altos Hills
26379 Fremont Road
Los Altos Hills, CA 94022
Attention: ' City Clerk - .
RESOLUTION NO. 13-91 . 'irm .
A RESOLUTION OP NO F E E
- - - • THE CITY COUNCIL. OP' . .
THE TOWN OP LOS ALTOS HILLS
ACCEPTING CONSERVATION EASEMENT ON TRACT NO. 4897 .
WHEREAS, on October 5, 1970, the Town required, as a ;.
• condition. to approval of a tentative • subdivision map. of fourteen
(14) lots, that the. subdivider dedicate the development rights.:to
2.3 acres :.lying between the Eshner homesite and Altamont. Road, or
dedicate it to' the Town as Open Space; and
WHEREAS, in order to fulfill this condition, the final map-
for Tract No. 4897 ("Map") designated a Conservation Easement
reserved:,for preservation .of view and slope control purposes;.. and .
WHEREAS., the City Council approved the Map on August 16,
1971 and it was recorded in the Office of the, County Recorder of
Santa Clara County on August 2.0, 1971; and
WHEREAS, the Certificate of the City Clerk on the Map
indicates that the Town rejected all parcels of land shown on the j
Map 'whichwere offered for dedication to public use in conformity -
with the term of the dedication offer; and
WHEREAS, the City Clerk's Certificate leaves some doubt as
to whether the Conservation Easement was rejected- by the Town;
and 1 ;
WHEREAS, the- Town wishes . formally to ;accept the Conservation
Easement noted on the Map' on behalf of the public;
NOW, THEREFORE, the, City Council of the Town of Los Altos
Hills does RESOLVE as follows:
i
1 .
. .
. , III 6sspt�435O
.
. .
. . .
Section 1. The rejection, if any,' of the Conservation -•
Easement of approximately 1.99 acres designated on the Final-- . .
Subdivision Map for Tract No. 4897, which Map was recorded on
August 20, 1971 at Book 288, pages 42 ;and 43 in the Office of the ,..
County Recorder of Santa Clara County !is hereby rescinded, and •
said Conservation Easement is hereby accepted by the City Council
on behalf of the residents 'of-Tract-NO.-4897 and-the Public. - -
Section 2. The City Clerk is hereby directed to cause" a
certified copy of this resolution .to, be recorded. in the Office of
the County Recorder of Santa -Clara" County.
REGULARLY PASSED AND ADOPTED this 3rd day of. ..
•April . 1991. .
,By: (N.c.�%G- ,... A
•
Mayor'
ATTEST: e--,\
' 7 :-/) ' • .
C tx.. C1 k ,
•
•
•
•
•
•
•
PB\MAS\1494906J.W50 ,
I
- 2 -
•-• ' '
. .
. . 1. 668ME1351 .
. 1
)
STATE OF CALIFORNIA ) ,
r ss.
COUNTY OF SANTA CLARA ) ,
. ,
On this 9th day of April , 19 91 , before me, . :
a Notary Public in and for the County of Santa Clara, State of
a ,
California, person lly appeared William M. Siegel and
Patricia Dowd , known to me to be the Mayor and
City Clerk, respectively, of the City of
State of California, and known to me to be the persons who executed
the within instrument on behalf of the Municipal Corporation therein
named, and acknowledged to me that such Municipal1, Corporation executed
the within instrument pursuant to a Resolution of its City Council.
IN WITNESS WHREOF, I have hereunto set my hand and affixed
my official seal the day and year in this Certificate first above
written. ,
,--- s
,
°''2"1*-. 6'"="'''="" *"=-1 -=`-4-'2"•="2fte,
;
i „,t_2.-LY----c,--------- -
$ 602A-14.4 OFFICIALSEAL Notary Pub c in and for
1.HARRISON the Count of Santa Clara
NOTARY PUBUC-CAUFORNIA 6
SANTA CLARA COUNTY ' State of California
soll' "=.4'gg!=g4Q !
My commission expires: 2-2-94
(SEAL)
•
' .
RECEIVED
Dr. and Mrs. Gary W. Cleary
AUG - 3 1995 26410 Altamont Road
Los Altos Hills, CA 94022
TOWN OF LOS ALTOS HILLS August 3, 1995
' I
Ms. Suzanne Davis Planner
Los Altos Hills Planning Department
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Ms. Davis:
My wife and I live in the center of the proposed LeFevrei,Subdivision that is totally
surrounded by land owned by Mr. LeFevre. The area has been commonly
known in the past as "The Eshner Estate". Attempts to subdivide the land since
1990 has had no representation from anyone living here until now. We have
lived here for 2 plus years and would like to share oulr experiences, concerns
and observations with you.
The purpose of my letter is to ask you, the Planning Commission of Los Altos Hills,
to carefully consider the proposed LeFevre Subdivision, and to withhold the
necessary permits to allow this development project to begin, as the project
appears to violate certain town resolutions, recordings and principles as well as
conflicts with docJmented Town Hall records. There are four major issues that I
would like to brin6,to your attention:
1 . There is an existing quiet title action between iMr. LeFevre and us over
our current driveway. Thecurrentsubdivision map does not show our driveway
and the issue still remains unsettled in the court. The subdivision should not move
forward until the issue is settled.
2. The current conservation easement to the east of us should not be
shifted but left as it was intended by the Town Hall. The citizens of Los Altos Hills
would also be giv'ng up land that has been made a conservation easement in
trade for land tha already is essentially a conservation easement.
3. 1The pro osed "Elizabeth Court" does not address certain safety issues
which either was mentioned or was not taken into consideration in the previous
draft EIRs.. Earlier documentation needs to be revisited.
1 •
4. Oak tree on the hill west of us were left off of the map and need to be
re
consided before chopping them down as proposed by the subdivider. This
impacts on the preservation of oak trees in the environrment,
1
C.
J
page 2
We have spoken to Mr. Curtis Williams and Ms. Suzanne Davis in the Town
Planning Department about these concerns and they said they would be taking
these concerns in consideration in their report to you. I will go into more detail
with these and other issues at the hearing on August 9.
Nobuko and I look forward to meeting you and having the opportunity to
address our concerns on August 9.
Sind% ,
14;
Gary ry Cleary
cc: Town of Los Altos Hills Planning Commission
Mr. Curtis Williams
Ms. Suzanne Davis