HomeMy WebLinkAbout3.4 TOWN OF LOS ALTOS HILLS September 27, 1995
Staff Report to the Planning Commission
RE: SITE DEVELOPMENT PERMIT,CONDITIONAL DEVELOPMENT PERMIT,
CONDITIONAL USE PERMIT,VARIANCE TO EXCEED THE ALLOWABLE
MDA AND MFA AND TO ENCROACH INTO THE REQUIRED SETBACKS,
AND ADOPTION OF A NEGATIVE DECLARATION FOR THE
REPLACEMENT AND EXPANSION OF AN EXISTING WATER TANK;
LANDS OF CALIFORNIA WATER SERVICES;25410 LA RENA DRIVE (File
#80-95-ZP-SD-GD-CDP-VAR-CUP-IS/ND).
FROM: Susan Manca,Planner `rl►'Y1
APPROVED BY: Curtis S. Williams,Planning Direct
RECOMMENDATION That the Planning Commission:
Recommend adoption of the Negative Declaration and approval of the requested Site
Development Permit,Conditional Development Permit,Conditional Use Permit,and
Variance subject to the attached conditions of approval.
BACKGROUND
The subject property is a .17 acre parcel,located at 24510 La Rena Drive, a cul de sac
serving 10 homes. The lot is located approximately 2,500 feet north of El Monte
Avenue,in Los Altos Hills.
The site is presently developed with a water tank located towards the front of the
property. The driveway which extends off of La Rena Drive,is utilized as access to the
tank and to an adjacent single family residence. Vegetation on the site consists
primarily of a number of evergreen pines and shrubs, circling the existing tank. The
majority of the site is flat,with an overall slope of 8.6%.
CODE REQUIREMENTS
The Los Altos Hills Municipal Zoning Code outlines the requirements for minimum
MDA and MFA for all lots within the Town (see sections 10-1.502(c) and 10-1.503(c)).
Lots with less than.50 Lot Unit Factor (L.U.Fr) require Conditional Development
Permits due to the difficulty of accommodating development on these lots. Specific
findings must be made to approve a Conditional Development Permit as outlined in
Section 10-1.1107(a). The Planning Commission may limit the MDA and MFA as a
condition of approval for a Conditional Development Permit.
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Planning Commission
September 27,1995
Lands of California Wat r Services
Page 2
A Variance is requir d to exceed the MDA and MFA as calculated utilizing the formulas
in Section 10-1.502 and Section 101.503. In addition, a Variance is required to allow any
structure or any porion of any structure to encroach into the setbacks (see Section 10-
1.505). Specific fin. ngs must be made to approve a Variance;as outlined in Section 10-
1.1107(2)(b).
The Code allows for uses other thn single family residential and agricultural with a
Conditional Use Per it (see Secti n 10-1.703). Public utilities are included in the
allowed uses within the Town. Fi dings must be made for the approval of a
Conditional Use Per it as outline in Section 10-1.1107(1).
According to Sectio 10-2.301 of t e Site Development Code, all structures over 15 feet
in height and 900 sq are feet in fl i or area are reviewed by the Planning Commission.
Generally, the sectio of Zoning ode utilized to evaluate structures involve floor and
development area li itations, gra ing,height,setback issues, and parking
requirements.
PROJECT DESCRIPTION j.
The subject property is presently eveloped with a water tarik�with a radius of 11 feet
and a height of 18 feet. The existi g water tank is constructed with redwood siding.
The applicant requeats approval of a Conditional Use Permit,Site Development Permit,
Conditional Development Permit, and Variance to replace/upgrade the existing water
tank with a new tans of a larger size. The new tank will measure 23' in radius by 25' in ,
height and will be 1 cated in the c nter of the property with lia 5' paved access and drain
around the tank. T e tank will be recessed into the ground lby 2 to 4 feet to make the
tank less visible. Th applicantsve proposed that the tank be metal with a grouse tan
color,which has a light reflectivit value of approximately 3iD%. The access and
turnaround to the t I will be mo ified to allow for adequate access to the new tank.
Project Description
All wable rop. Exist. j
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Devel. Area 2,65 ,210 950
Floor Area 1,062 • ,661 380 1
Height 27 feet '5 feet 18 feet
Setbacks
front 40 feet o 3 feet 33 feet
rear &sides 30 feet '3 feet 23 feet/304-
feet
eet/30+feet
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Planning Commission
September 27,1995
Lands of California Water Services
Page 3
DISCUSSION
There are several approval elements associated with the project,some requiring specific
findings be made by the Commission and/or City Council:
Variance
The proposed tank will be located in the center of the property and will encroach 7 feet
into all of the setbacks. The concrete gutter proposed around the tank extends an
additional 5 feet in width. The Town generally allows storm drain improvements
within setbacks.
The applicant proposes to construct a water tank and hardscape that exceed the MFA
and MDA for the lot, as calculated using the formulas outlined in Code. A Variance is
required for both the encroachment into the setback and to exceed the MFA and MDA.
The subject lot is substandard in size and the proposed use is less intense than the
residential use for which the MFA and MDA calculations were designed. The small size
of the lot, the type of use, and the ability to mitigate any negative impacts. Findings for
approval of the Variance have been prepared (see attachment 1),emphasizing that the
proposed use is less intense than a residential use and that a reduction in the setbacks
will not have a negative impact, as there is adequate area to landscape for mitigation of
the visual impact.
Conditional Use Permit
The proposed and existing use is a public facility which is allowed in the Town with a
Conditional Use Permit, as outlined in Section 10-1.703. The expansion of the existing
water tank will increase the holding capacity of the tank for domestic water supply and
fire protection services. This type of public facility requires infrequent visits to the tank
for maintenance purposes. The frequency of the service visits to the site will not
increase with the new tank.
The immediately-surrounding properties are all comprised of single family residences.
Access to the water tank traverses the property at 25400 La Rena Drive via a common
driveway. The expanded tank will have a visual impact on the neighboring properties.
The water tank would be required to be painted a color with a light reflectivity value of
50% or less. In addition, there is adequate area along the perimeter of the tank to
mitigate the increased visual impact through landscaping.
Findings for approval,have been prepared for the Commission's review (see attachment
2)emphasizing that theproposed use is listed as an allowed conditional use is existing
on the site, and that all impacts would be mitigated by the proposed conditions.
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Planning Commission
September 27,1995
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Lands of California Wat r Services
Page 4
Conditional Develoment Permit
Due to the small siz of the lot, th proposed project requires a Conditional
Development Permitto allow the ripplicant to utilize MDA and MFA numbers in excess
of those allowed by Code. The m ximum amount of development and floor area
allowed on the lot will be the floo and development area approved with this
application.
Findings for approval of the Con itional Development Permit have been prepared (see
attachment 3) for the Commissio 's review. Staff has indicated that the site is adequate
in size and shape to support the p oposed development,the i type of use proposed for
this substandard lot is less intens than a residential use, the type for which the MDA
and MFA calculatio s were desig ed and the proposed development will require minor
removal of vegetation and minor hanges to the natural topography of the site.
Initial Study/Negative Declaration
The initial study wa prepared in 2ccordance with the provisions of the California
Environmental Qua r
city Act. Infor ation and conclusions iis the Initial Study are based
upon staff research and review of the project plans, and application for the replacement
of the water tank. The Negative Declaration was preparedand notice was sent
regarding the publi,review perio. of the document. Staff received one call regarding
the project from a Town citizen in favor of the project.
The Negative Declaration contain-d a mitigation monitoring program which outlines
the mitigation meas}res for the i pacts of the project. The mitigation measures have
been included with the condition of approval for the project to ensure that they are
completed. Mitigation measures re proposed to address the visual impact of the larger
water tank (see conitions 2 and 3 , the temporary impact o£grading (see conditions 8,
9, 10, and 11) and co truction (se condition 10) and the proposed storm drainage
system for the new ank (see cond'tion 7).
The site drainage associated with he proposed new tank construction has been
designed to discharge onto the dr?veway at 25400 La Rena Drive. The current design
flow across the pavement. This d sign is not the design
shows the the outlet at the high side f the driveway resulting iixi the drainage having to
referred by the Town as it
may result in safety Concerns for 11 traffic using the driveway!(both the water company
employees and the djacent neigh ors). The Town would prefer to see the drainage
system designed,so that it dischar es onto the low side of th driveway. Wording has
been incorporated into condition to require that the drainage system either be
changed to dischargeto the lower side of the driveway,or to require submittal of a
letter from the adjacnneighbors which states that they are satisfied with the current
storm drain design.
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Planning Commission
September 27,1995
Lands of California Water Services
Page 5
Grading
The proposal includes grading the water tank into the ground by 2 to 4 feet. The
required grading for recessing the tank would be 275 cubic yards. The revised access
roadway and turnaround area for the tank will require approximately 95 cubic yards of
grading. The total grading for the project is 432 cubic yards. Export from the site is
required to be approved by the Engineering Department as required in conditions of
approval 10 and 11 (see attachment 4).
Recommendations
The Town Geologist has reviewed the proposal and has prepared conditions of
approval for the project. These are outlined in condition of approval 4. The Pathways
Committee recommends that a 10 foot pathway easement be dedicated to the Town
along the western boundary of the property. The Environmental Design Committee has
not responded with any conditions of approval for this project.
Staff is available to answer any questions that the Commission or community may have.
ATTACHMENTS:
1. Recommended findings for approval of the Variance;
2. Recommended findings for approval of the Conditional Use Permit;
3. Recommended findings for approval of the Conditional Development Permit;
4. Recommended conditions of approval;
5. Letter from William Cotton and Associates, dated June 19, 1995;
6. Negative Declaration;
7. Findings for the Variance, Conditional Use Permit, and Conditional Development
Permit as prepared by the applicant;
8. Letters from neighbors;
9. Development plans.
cc: Rick Steele Lawrence E. Beck
California Water Services California Water Services
Company Company
P.O. Box 1150 P.O. Box 1150
San Jose, CA 95108 San Jose, CA 95108
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Planning Commission
September 27,1995
Lands of California Water Services
Page 6
ATTACHMENT 1
LANDS OF CALIFORNIA WATER SERVICES -24510 LA RENA DRIVE
VARIANCE FINDINGS
1. That,because of exceptional or extraordinary circumstances applicable to the
subject property,including size, shape, topography,location, or surroundings,
the strict application of the provisions of this Title is found to deprive such
property of privileges enjoyed by other properties in the vicinity and under
identical zoning classifica ion;
There are exceptional or extraordinary circumstances applicable to the subject
property,including the sm 11 size (.17 acres) of the lot. There is limited area that
could be practically utilized for the water tank and proposed maintenance of the
water tank. In addition, thF proposed use is less intense than the residential use
for which the MDA and MFA calculations were designed;
2. That upon the granting of the Variance, the intent and purpose of the
applicable sections of this Title will still be served and the recipient of the
Variance will not be grant d special privileges not enjoyed by other
surrounding property owers;
The proposed expansion will allow the applicants to have a greater water storage
capacity for emergency purposes to the Town residents and is sited to have
adequate area to mitigate for visual impact through the use of a darker color
paint and landscaping. The proposed use is unique and alternative siting is
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unavailable;
3. That the granting of such Variance will not be materially detrimental to the
public welfare or injuriou to the property owners;
All negativeunpacts will be mitigated through the conditions of approval. The
visual impact of the proposed improvements will be mitigated through the use of
a darker paint color for the tank and landscaping. Storm drainage impacts will
be mitigated through drainage plan review by the City Engineer.
4. That the Variance will not authorize a use or activity which is not otherwise
expressly authorized by the zoning district regulations governing the parcel of
property;
The Code specifically allows for public utilities and service uses with an
approved Conditional Use Permit.
Planning Commission
September 27,1995
Lands of California Water Services
Page 7
ATTACHMENT 2
LANDS OF CALIFORNIA WATER SERVICES
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use or facility is properly located in relation to the community as
a whole,land uses, and transportation and service facilities in the vicinity;
The proposed water tank is properly located topographically at an existing water
tank site within the Town of Los Altos Hills. The lot is accessible by service
trucks required to access the new tank as the frequency of the service visits to the
site will not increase with the increase in the size of the tank;
2. The site for the proposed use is adequate in size and shape to accommodate
the proposed use and all yards, open'spaces,walls and fences,parking,
loading,landscaping, and such other features as may be required by this
chapter or,in the opinion of the Planning Commission,will be needed to
assure that the proposed use will be reasonably compatible with land uses
normally permitted in the surrounding area;
The size and shape of the subject property are adequate to accommodate the
proposed use as there would be adequate area on the property to mitigate the
visual impact of the expanded structure through landscaping and to buffer the
service visits to the tank from the neighboring property owners. There is
adequate access and turnaround for any required services to the tank;
3. The site for the proposed use will be served by streets and highways of
adequate width and pavement to carry the quantity andkind of traffic
generated by the proposed use;
The site for the expanded water tank is served by streets and access roadways
which have an adequate paved width;to carry the quantity and type of vehicles
which will construct and service the tank;
4. The proposed use permit granted may be subject to such conditions as are
deemed necessary to protect the public health, safety and general welfare and
secure the objectives of the General Plan and this chapter;
The proposed use is a public utility which will benefit the surrounding
community. The immediate neighbors will not be adversely affected by the
expansion of the water tank due to required landscaping, to mitigate the visual
impact of the new, larger tank.
Planning Commission L
September 27,1995
Lands of California Water Services
Page 8 '
ATTACHMENT 3
LANDS OF CALIFORNIA WATER SERVICES
Findings for Conditional Development Permit
1. The site for the proposed development is adequate in size,shape and
topography to accommod to the proposed intensity of development, including
all structure,yards, open spaces,parking,landscaping,walls and fences,and
such other features as ma be required by this chapter;
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There is ade uate area on he site to mitigate the visual impact of tank through
landscaping and regulatin the color of the tank. The required landscaping will
also help mi igate noise generated from servicing the tank;
2. The size an I design of the proposed structures create a proper balance,unity
and harmonious appearsce in relation to the size,shape and topography of
the site and in relation to he surrounding neighborhood;
While the use of the site is not for residential purposs, there is adequate buffer
area between the neighboring property owners and the tank to insure
compatibility and privacy or neighbors; h
3. The rural ch racter of the ite has been preserved as much as feasible by
minimizing vegetation and tree removal, excessive and unsightly grading and
alteration of natural land forms; j
The rural character of the site will be preserved as much as is feasible by siting
the tank in an area that wil require minimal vegetation and tree removal,and by
landscaping iipon comple on of the project to help screen the new tank. In
addition,minimal grading will occur, as the proposed site is relatively flat;
4. The proposed developme 1 t is in compliance with all regulations and policies
set forth in t a Site Devel pment ordinance.
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The propose new water tank is in compliance with the regulations of the Site
Development.Code including the height restrictions and grading regulations and
is receiving a Variance to encroach into the setbacks and to exceed the MDA and
MFA.
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Planning Commission
September 27,1995
Lands of California Water Services
Page 9
ATTACHMENT 4
RECOMMENDED CONDITIONS OF APPROVAL FOR
SITE DEVELOPMENT PERMIT VARIANCE,
CONDITIONAL DEVELOPMENT PERMIT, AND
CONDITIONAL USE PERMIT
(permit#80-95-SD-ZP-GD-CDP-VAR-CUP-IS/ND)
LANDS OF CALIFORNIA WATER SERVICES -24510 LA RENA DRIVE
A. PLANNING DEPARTMENT:
1. Any modifications to the approved plans shall be reviewed and approved
by the Town Planner or the Planning Commission, depending on the
scope of the changes.
2. Subsequent to framing, a landscape screening plan shall be reviewed by
the Site Development Committee. Particular attention shall be given to
plantings which will be adequate to break up the view of the water tank
from surrounding properties. All landscaping required for screening
purposes or for erosion control must be installed prior to final inspection.
Any proposed outdoor lighting shall be reviewed and approved with the
landscape plan.
3. Paint colors shall be chosen by the applicant and approved by staff in
conformance with the Town's adopted color board, and shall exhibit a
light reflectivity value of 50 or less. A color sample shall be submitted to
the Planning Department for approval prior to painting of the exterior of
the water tank. All applicable structures shall be painted in conformance
with the approved color(s) prior to final inspection.
4. All recommendations in William Cotton&Associates' report dated
June 19, 1995 are conditions of this permit. These include the following:
a. The project geotechnical consultant shall review the submitted
geotechnical investigation and verify that presented design
recommendations are still appropriate. Consideration should be
given to updating the site seismic information with the data
collected during the recent large earthquakes. The consultant shall
review and approve all geotechnical aspects of the development
plans to ensure that all recommendations have been properly
incorporated. A letter should be submitted to the Town Engineer
for review and approval prior to issuance of building permits.
Planning Commission
September 27,1995
Lands of California Water Services
Page 10
b. Seismic design aspects of the tank should be modified,if necessary,
to address site seismic accelerations that may exceed UBC design
criteria and be reviewed during the project structural plan check.
c. The geotechnical consultant shall inspect, test (as needed), and
approve all geotechnical aspects of the;project construction. The
inspections should include,but not be limited to: site preparation
and grading site surface and subsurface drainage improvements,
and excavations for foundations and retaining walls prior to the
placement of steel and concrete.
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The results of these inspections, and as-built conditions of the project,
shall be described bey the geotechnical consultant in a letter and submitted
to the Town engineer for review prior to final inspection.
5. At the time of founlation inspection for the tank, the location and
elevation of the ta4 shall be certified in writing by a registered civil
engineer or licensee}land surveyor as being in/at the approved location
and elevation shown on the approved Site Development plan. At the time
of framing, the heiglht of the structure shall be similarly certified as being
at the height shown on the approved Site Development plan.
6. A Pathway Easement shall be granted over the 10 feet along the western
boundary, as approy ed by the Planning Department. A legal description
and pat shall be submitted to the Planning Department for preparation of
the grant document` The signed, notarized document shall be returned to
the Town prior to acceptance of plans for building plan check.
B. ENGINEERING DEPARTMENT:
7. Prior to acceptance of plans for building plan check, the applicant must either
redesign the drainae so that it discharges on the low side of the driveway
or submit a letter from the adjacent neighbors which states that they are
satisfied with the c rrent storm drain design. The site drainage associated
with the proposed development must be designed to avoid concentration
of the runoff flow acid whenever possible to maintain the existing rate of
runof A final drai age plan shall be submitted for review and approval
by the City Engineer prior to acceptance of plans for building plan check. Final
drainage shall be inspected by the Engineering Department and any
deficiencies corrected to the satisfaction of the(Engineering Department
prior to final inspec lion.
Planning Commission
September 27,1995
Lands of California Water Services
Page 11
8. Any, and all, changes to the existing grading and drainage shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium between November 1 and April 1
except with prior approval from the City Engineer. No grading shall take
place within ten feet of any property line.
9. Any, and all, areas on the project site that have the native material
disturbed shall be protected for erosion control during the rainy season
and shall be replanted prior to final inspection.
10. An export plan shall be submitted to the Town which outlines the
anticipated schedule for the grading and export, the equipment to be used,
and any necessary traffic control. The plan shall limit construction hours
to 8:00 a.m. to 4:00 p.m. on weekdays, with 4:00 p.m. until 5:00 p.m.
reserved for clean-up of any debris or mud that has been tracked onto the
private driveway and public roads.
11. No export shall be allowed to be delivered to properties in the Town
unless the necessary permits have first been obtained through the Town.
12. The property owner shall inform the Town of any damage and shall repair
any damage caused by construction of the project to pathways,private
driveways, and public and private roadways prior to final inspection and
release of occupancy permits. Photographs of the existing situations
shall be submitted to the Town prior to acceptance of plans for building
plan check.
13. Upon completion of construction, a final inspection shall be set with the
Planning Department and Engineering Department at least two weeks
prior to final building inspection approval.
CONDITION NUMBERS 6, 7,AND 12 SHALL BE COMPLETED AND SIGNED OFF
BY THE PLANNING DIRECTOR AND THE CITY ENGINEER PRIOR TO
ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
NOTE: The Site Development permit is valid for one year from the approval date (until
September 27, 1996). All required building permits must be obtained within that year
and work on items not requiring a building permit shall be commenced within one year
and completed within two years.
GEOTECHNICAL CONSULTANTS
William Cotton 330 Village Lane
lkr Los Gatos, California 95030
and Associates (408) 354-5542 RECEIVED
�Ury 2 ' Ng;
Yme 19, 1995
TOWN OF LOS ALTOS HILLS L3105
TO : Susan Manca
Planner
TOWN OF LOS ALTOS HILLS
26319 Fremont Road
Los Altos Hills, California 94022
SUBJECT : Geotechnical Review
RE Cal Water eplacement Tank, 80-95-ZP-SD-CUP-GD
25410 La Rena Lane
At your request, we have completed a geotechnical review of the permit
application for proposed construction using:
• Geotechnical Inves igation (report) prepared by Milstone
Geotechnical, dated ugust 5, 1993; and
• Tank Design Plans (5 sheets, various scales) prepared by California
Water Service Co., da ed July 22, 1994.
In addition we have cora leted a recent site inspection and reviewed pertinent
technical documents from our office files.
DISCUSSION
The applicant proposes t remove an existing wood water tank and construct a
larger, steel tank l The replac ment tank will be centered approximately 20 feet
northeast of the existing tank. Approximately 430 cubic yards of excavation is
proposed to recess the tank int the hilltop. Construction of a 3-foot high redwood
retaining wall and various drainage improvements are proposed as part of the project.
SITE CONDITIONS
The existing and proposed tank site are located on the relatively level crest of a
knoll. Drainage from the tank vicinity appears to be directed�to the southeast along the
existing access driveway.
The tank site appears to be underlain by shallow sandstone bedrock of the Santa
Clara Formation. Surficial materials consist of silty sand to silty clay. A mapped trace
of the potentially active Morita Vista fault is located approximately 0.3 mile to the
southwest of the site.
ENGINEERING GEOLOGY • ENVIRONMENTAL EARTH SCIENCES • FOUNDATION ENGINEERING
Susan Manca June 19, 1995
Page 2 L3105
CONCLUSIONS AND RECOMMENDED ACTION
Construction of the proposed replacement tank does not appear to be
constrained by unusually adverse geotechnical conditions. Strong to violent seismic
ground shaking should be anticipated at the site. Based on our review of the referenced
report, it appears that satisfactory foundation design recommendations have been
prepared for the proposed tank. However, the report notes that the provided
recommendations are only valid to August 1994 without appropriate review and
possible updates. It appears that the project geotechnical consultant may have changed
since preparation of the referenced report, and the current project geotechnical
consultant of record should verify that design recommendations contained in the
referenced August 1993 report are still appropriate. Consequently, we recommend
approval of the permit application for proposed tank construction with the following
conditions:
1. Geotechnical Update and Plan Review - The current project
geotechnical consultant shall review the August 1993 Geotechnical
Investigation and verify that presented design recommendations are
still appropriate. Consideration should be given to updating site
seismic acceleration estimates with evaluation of the potential for
topographic amplification and data collected during recent large
earthquakes. The consultant shall review and approve all
geotechnical aspects of the development plans (i.e., site preparation
and grading,site drainage improvements and design parameters for
foundations) to ensure that his recommendations have been
properly incorporated. The consultant should specifically review
proposed back drainage measures for the redwood retaining wall.
The results of the plan review should be summarized by the
geotechnical consultant in a letter and submitted to the Town
Engineer for review and approval prior to issuance of building
permits.
2. Structural Design - Structural design aspects of the proposed tank
should be modified, if necessary, to address anticipated site seismic
accelerations that may exceed Standard Uniform Building Code
design criteria (see related comments in condition #1). Seismic
design aspects of the tank should be reviewed during the project
structural plan check.
3. Geotechnical Field Inspection - The geotechnical consultant shall
inspect, text (as needed), and approve all geotechnical aspects of
the project construction. The inspections should include, but not
necessarily be limited to: site preparation and grading, site surface
and subsurface drainage improvements, and excavations for
foundations and retaining walls prior to the placement of steel and
concrete.
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town engineer for review prior to final (as-
built) project approval.
William Cotton and Associates
Susan Manca June 19, 1995
Page 3 L3105
The results of these inspections and the as-built conditions of the
project shall be described by the geotechnical consultant in a letter
and submitted to the Town Engineer for review prior to final (as-
built) project approval.
Respectfully submitted,
WILLIAM COTTON AND ASSOCIATES, INC.
TOWN GEOTECHNICAL CONSULTANT
C],i-c-LC71-e----
Ted Sayre
Senior Engineering Geologist
Wt-
William R. Cotton
Principal Engineering Geologist
CEG 882
WRC:TS:rb
William Cotton and Associates
TOWN OF LOS ALTOS HILLS
NEGATIVE DECLARATION
PROJECT TITLE: LANDS OF CALIFORNIA WATER SERVICE COMPANY,
#80-95-ZP-SD-GD-CDP-VAR-CUP-IS/ND
NAME AND ADDRESS OF PROJECT SPONSOR: California Water Service
Company
Rick Steele
P.O. Box 1150
San Jose,CA 95108
LOCATION OF PROJECT: 25410 La Rena Drive
Los Altos Hills,California
APN 175-37-014
PROJECT DESCRIPTION: Replacement/Expansion of Water Tank.
The Town of Los Altos Hills has completed a review of the proposed project,and
on the basis of the attached Initial Study, determined that the project,if subject to
the attached mitigation measures,will not have a significant effect upon the
environment for the following reasons:
a. The project does not 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 species,or eliminate
important examples of the major periods of California history or pre-history.
b. The project does not have the potential to achieve short-term goals to the
disadvantage of long-term environmental goals.
c. The project does not have impacts which are individually limited but
cumulatively considerable.
d. ThePjroect does not have environmental effects which will cause
substantial adverse effects on human beings,either directly or indirectly.
lI -1\-1-7A/ 1/1C
Curtis S.Williams Date
Planning Director-TOWN OF LOS ALTOS HILLS
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August 28, 1995
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TOWN OF LOS ALTOS HILLS
NOTICE OF PROPOSED MITIGATED NEGATIVE
DECLARATIN AND PUBLIC REVIEW PERIOD
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Pursuant to the provisions of e California Environmental Quality Act(CEQA),
the public revie' v period has been opened for the following proposed Negative
Declaration . The review pen' d to receive comments will;extend from August 28
through September 28, 1995.
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#95-04 Neg. Dec. -Pro osed Negative Declaration for the Lands of
California Water Servi e Company (80-95-SD-GD-CDP-VAR-CUP-
IS/ND)for a proposed replacement/expansion of a water tank
(APN 175-37-014).
On or before September 28, 1995,any interested person may present written
comments to the Planning Department. A public hearing will be scheduled by
the Planning Commission of1 e Town of Los Altos Hills to receive comments on
the Negative Declaration. Th meeting will be held in Council Chambers located
at 26379 Fremo It Road,with eparate notice provided for that meeting.
Under California Government Code Section 65009,if you challenge the nature of
the proposed action in court, ou may be limited to raising only those issues you
or someone else raised regar !ng the matter described iri this notice or written
correspondence delivered to a Town at or prior to the date and time of the
determination. 1
For further information,conta t Susan Manca,Planner,at(415) 941-7222. The
Negative Declaration/Initial tudy are available for review between the hours of
8:00 a.m. to noon}and 1:00-5:0 p.m. Monday through Friday at the Town of Los
Altos Hills Planning Department,26379 Fremont Road, ,Los Altos Hills,CA
94022. Written comments shoild be submitted to that address,or may be faxed
to (415)941-3160.
auvb -3(--W kcitli)LAN-4
Curtis S.Williams
Planning Director
Town of Los Altos Hills
California Water Services
August 28, 1995
page 2
INITIAL STUDY
LANDS OF CALIFORNIA WATER SERVICES COMPANY
Case#80-95-ZP-SD-GD-CDP-VAR-CUP-ND/IS
24510 La Rena Lane
Los Altos Hills,California 94022
PROJECT DESCRIPTION
The applicant requests approval of a Conditional Use Permit;Site Development
Permit;Zoning Permit;Conditional Development Permit;and Variance to
replace/upgrade the existing water tank at 24510 La Rena Drive with a new tank
of a larger size,measuring 26' radius by 25' in height,which would be located in
the center of the property with a 5' paved access and drain around the tank. The
property is presently developed with a water tank with a radius of 11 feet and a
height of 18 feet. The water tank is constructed with redwood siding. The
applicants have proposed that the tank be metal with a grouse tan color. The
subject property is a .177 acre lot,with a slope of 8.6%and a Lot Unit Factor
(L.U.F.) of.17. The lot,owned by the California Water Service Company,is
located on the end of a cul de sac.
The proposed tank encroaches 7 feet into all of the setbacks. The concrete gutter
proposed around the tank extends an additional 5 feet in width. Therefore,the
proposed development on the lot encroaches approximately 12 feet into the
setbacks. The applicant proposes to construct a water tank and hardscape that
exceeds the Maximum Floor Area (MFA) and Maximum Development Area
(MDA)for the lot. A Variance is required for both the encroachment into the
setback and to exceed the MFA and MDA.
Due to the small size of the lot,the proposed project requires a Conditional
Development Permit to allow the Town to utilize MDA and MFA numbers lower
than the minimum maximum areas allowed by Code. The area of the tank is
1,662 square feet. The proposed development area for the project is 3,210 square
feet. The lot has an LUF of.17, and a MDA of 2,550, and a MFA of 1,020.
PROJECT LOCATION
The subject property is a .177 acre parcel (Assessor's Parcel Number 175-37-014),
located at 24510 La Rena Drive, a cul de sac serving 10 homes. The lot is
approximately 2,500 feet north of El Monte Avenue,in Los Altos Hills.
California Watelr Services
August 28, 1995
page 3
ENVIRONMENTAL SETTING
The subject property is presently developed with a water tank,located in the
center of the site. The access driveway is utilized as access to the tank and a
residence,extending off of La Rena Drive. Vegetation on the site consists
primarily of a number of ever reen pines and shrubs, circling the existing tank.
The majority of the site is flat,with an overall slope of 8.6%.
The site is unde_lain by 2 to 3 feet of sand and day residual soil,that overlies stiff
and very dense zonglomerate and weathered sandstone; siltstone, and claystone,
of the Santa Clara Formation.
Surrounding properties are all comprised of single family residences on lots of 1
acre or larger. Access to the liater tank traverses the property at 25400 La Rena
Drive via a co on drivewa .
P•TE AL I NIFI ANT EFFE T
This initial study has been pr-pared in accordance with',the provisions of the'
California Environmental Qu.lity Act. Information and conclusions in the Initial
Study are based upon staff re•earch and review of the project plans, application
for the replacement of the wa er tank to the Town of Los Altos Hills,which
includes a site plan,elevation, and a soils report. Additionally,the Town
Geologist,Willi4m Cotton and Associates,has provided a June 19, 1995 letter in
response to the geotechnical report,including recommendations for conditions of
approval.
California Water Services
. j
August 28, 1995
page 4
ENVIRONMENTAL CHECKLIST
TOWN OF LOS ALTOS HILLS PLANNING DEPARTMENT
I. BACKGROUND
1. Name of Proponent: California Water Services.. The proponent's
representative is Lawrence E. Beck.
2. Address and Phone Number of Proponent:
P.O. Box 1150,San Jose,CA 95108, (408)451-8246.
3. Date of Checklist Preparation: August 14, 1995
4. Name of Proposal: LANDS OF THE CALIFORNIA WATER SERVICES
25410 La Rena Drive
APN 175-37-014,File Number
#80-95-ZP-SD-GD-VAR-CUP-IS/ND
ENVIRONMENTAL IMPACTS
(Explanations of all "yes" and "maybe" answers are found on the last sheet.)
1. Earth. Will the proposal result in: yes maybe no
a. Unstable earth conditions or in changes
in geologic substructures? X
b. Disruptions,displacements, compaction,
or overcovering of soil? X
c. Change in topography or ground surface
relief features? X
d. The destruction, covering,or modification
of any unique geologic or physical
features? X
e. Any increase in wind or water erosion of
soils,either on or off the site? ; X
California Water Services '
August 28, 1995
page 5
yes maybe no
f. Changes in deposition or erosion of beach 1
sand or changes in s ltation, deposition,
or erosion which ma modify the
channel of a river or stream or the bed
of an oean or any bay,inlet,or lake? X
g. ExposiLre of people r property to geologic
hazards such as ear 1 quakes,landslides,
mudslides, ground failure,or similar
hazards? X
2. Air. Will the proposal result in:
a. Substantial air emissions or deterioration
of ambient air quality? X
b. The creation of objectionable odors? X
c. Alteration of air movement,moisture,or
tempeilature,or any ,hange in climate,
either locally or regi nally? X
3. Water. Will the proposal esult in:
a. Changes in currents or in the course or
direction of water movements in either
marine or fresh wate_s? X
b. Changes in absorpticn rates, drainage
patterns,or the rate and amount of
surface runoff? X
c. Alterations to the course or flow of
flood waters? X
d. Change in the amount of surface water
in any water body? X
California Water Services
August 28, 1995
page 6
yes maybe no
e. Discharge into surface waters,or in any
alteration of surface water quality,
including but not limited to temperature,
dissolved oxygen,or turbidity? X
f. Alteration of the direction or rate of flow
of ground waters? X
g. Change in the quality of ground waters,
either through direct additions or
withdrawals,or through interception
of an aquifer by cuts or excavations? X
h. Substantial reduction in the amount of
water otherwise available for public
water supplies? X
i. Exposure of people or property to water
related hazards such as flooding;or
tidal waves? X
4. Plant Life. Will the proposal result in:
a. Change in the diversity of species,or
number of any species of plants
(including trees, shrubs, grass, crops,
and aquatic plants)? X
b. Reduction of numbers of any unique,
rare,or endangered species of plants? X
c. Introduction of new species of plants
into an area,or in a barrier to the normal
replenishment of existing species? X
d. Reduction in acreage of any agricultural
crop? X
i ;
California Water Services
I
August 28, 1995
page 7
yes maybe no
5. Animal Lif . Will the pr•posal result in:
a. Change in the diver ity of species,or
numbers of any spe•ies of animals
(birds,land animals including reptiles,
fish and shellfish,be thic organisms,
or insects)? X
b. Reduction in the n bers of any unique,
rare,or endangered .pecies of animals? X
c. Introduction of new pecies of animals
into an,area,or result in a barrier to
the miration or moement of animals? X
d. Deterioration of existing fish or wildlife
habitat? X
6. Noise. Will the proposal result in:
a. Increases in existing F oise levels? X
b. Exposure of people t. severe noise
levels? I X
7. Light and Glare. Will the •roposal produce
new light or glare? X
8. Land Use. Will the propo al result in a
substantial alteration of e present or
planned land use of an ar-a? X
,
9. Natural Resources. Will e proposal result
in an increase in the rate o use of any
natural resources? X
10. Risk of Upset. Will the pr posal involve:
a. A risk of an explosion or the release of
hazardous substances (including,but
not limited to,oil,pe ticides, chemicals
or radiation) in the etent of an accident
or upset condition? X
California Water Services
August 28, 1995
page 8
yes maybe no
b. Possible interference with an emergency
response plan or an emergency
evacuation plan? X
11. Population. Will the proposal alter the
location, distribution, density,or growth
rate of the human population of an area? X
12. Housing. Will the proposal affect existing
housing,or create demand for additional
housing? X
13. Transportation/Circulation. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement? X
b. Effects on existing parking facilities or
demand for new parking? X
c. Substantial impact upon existing
transportation systems? X
d. Alterations to present patterns of
circulation or movement of people
and/or goods? X
e. Alterations to waterborne,rail,or air
traffic? X
f. Increase in traffic hazards to motor
vehicles,bicyclists,or pedestrians?, X
14. Public Services. Will the proposal have an
effect upon or result in a need for new or
altered governmental services in any of the
following areas:
a. Fire Protection? X
b. Police Protection? X
California Water Services
August 28, 1995
page 9
yes maybe no
c. Schoo s? X
d. Parks and other recreational facilities? X
e. Maintenance of pub is facilities,
including roads? X
f. Other governmental services? X
15. Energy. Will the proposa result in:
a. Use of substantial amounts of fuel or
energy? X
b. Substantial increase ' demand upon
existing sources of e ergy,or require
the de-elopment of ew sources of
energy? X
16. Utilities. Will the propos 1 result in a need
for new sys ems,or subst ntial alterations to
utilities? I X
17. Human Health. Will the proposal result in:
a. Creation of any heal h hazard or potential
health hazard (exclu 'ng mental health)? X
b. Exposure of people t potential health
hazards? X
18. Aesthetics. Will the prop sal result in the
obstruction of ny scenic ista or view open
to the public,or will the p oposal result in the
creation of ail.aestheticall3i offensive site open
to public vi w? X
19. Recreation. Will the prop sal result in an
impact upon the quality o quantity of
existing recreational oppo tunities? X
California Water Services
August 28, 1995
page 10
yes maybe no
20. Cultural Resources. Will the proposal result in:
a. The alteration of or the destruction of a
prehistoric or historic archaeologic
site? X
b. Adverse physical or aesthetic effects to a
prehistoric or historic building,
structure,or object? X
c. Or have the potential to cause a physical
change which would affect unique
ethnic cultural values? X
d. The restriction of existing religious or
sacred uses within the potential
impact area? X
21. Mandatory Findings of Significance.
a. Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of 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? X
b. 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 while long-term
impacts will endure well into the future.) X
California Wate Services
August 28, 199
page 11
yes maybe no
c. Does the project hav impacts which are
indivic}ually limited but cumulatively
considerable? (A project may impact on
two or more separat resources where
the im act on each r source is relatively
small,but where the cumulative effect
of those impacts on e environment is
significant.) X
d. Does the project hav environmental
effects which will cause substantial
adverse effects on h an beings,either
directly or indirectly' X
III. DI ISN •F E Ro NMENTAL EVAL ATION
(ExplanatioAs of"yes"an' "maybe"responses.)
1. Earth. Will the proposal result in:
b. Disruptions,disp acements,compaction,or overcovering of soil?
Gra ing will disr pt, displace, and compactlsoils at the time of
construction of th new water tank. Due to the flat area upon which
the water tank is roposed,along with the recommendations set
forth in the geologic review letter submitted by the Town Geologist,
it is anticipated that the site can accommodatethe proposed water
tank without any pedal grading restrictions,and that the related
project impacts wl 1 not be significant.
3. Water. ill the propo al result in:
b. Changes in absor tion rates,drainage patterns,or the rate and
amount of surfac runoff?
Compaction of soi s and added impervious cover associated with
construction of a ew water tank and drainage channel will likely
result in decrease absorption rates for runoff. The new tank design
incudes a storm d ain system to collect the storm flow at the site and
releases it onto th shared driveway access. The proposed drainage
for the project incl des the release of the storm water collected on the
project site to the higher elevated side of the private driveway shared
with the neighbor. The water will then flow across the driveway,
• I
California Water Services
August 28, 1995
page 12
possibly creating an unsafe driving situation both for vehicles
accessing the project site and the adjacent residence.
6. Noise. Will the proposal result in:
a. Increases in existing noise levels?
Grading and construction activities proposed on the site will cause
temporary noise increases during construction. Long term increases
in noise levels from maintenance of the tank will be minimal. These
noise levels are not considered significant,however, since they are
normal noise levels associated with the surrounding area.
13. Transportation/Circulation. Will'the proposal result in:
a. Generation of substantial additional vehicular movement?
f. Increase in traffic hazards to motor vehicles,bicyclists,or
pedestrians?
Additional vehicular movement including parking and traffic,will
be a temporary result of the construction of the new water tank
during the construction period. The temporary increase will also
result in potential traffic hazards to motor vehicles,bicyclists,or
pedestrians. The applicant is required to submit a plan for on site
parkingand access, and a construction sequence,and will be held
responsible for any damages to the roadway or nearby pathways.
These measures will reduce the impact to a less than significant
level.
The proposed drainage for the project includes the release of the
storm water collected on the project site to the higher elevated side
of the private driveway shared with the neighbor. The water will
then flow across the driveway,possibly creating an unsafe driving
situation both for vehicles accessing the project site and the
adjacent residence. The tank will be required to be built to Uniform
Building and Plumbing Codes to reduce the risk of surges of water
flow due to tank failure. In addition,the applicant will be required
to submit a drainage plan for review and approval of the
Engineering Department that address the impact of the drainage
and reduce it to a less than significant level.
i
I
California Water Services
August 28, 1995
page 13
14. Public S rvices. Will the proposal result in changes to:
a. Fire protection?
Tile replacemen of the water tank with a larger tank,with a larger
holding capacit will have a beneficial effect on fire protection
sei'vices in the 1 ng term due to the additional water available for
fire fighting.
16. Utilities. Will the pro osal result in a need for new systems,or
substantial alterations to utilities? '
The proposed w ter tank will substantially increase the water
seivices and fire protection potential,as the new tank has a larger
holding capacit for water than the existing water tank.
17. Human Health. Will the proposal result in:
a. Cration of any l ealth hazard or potential health hazard
(excluding mental health)?
The constructio of a larger tank could result in a greater volume of
water released,i the event of a tank leak or break. The tank will
be equired to m et all requirements of theUniform Plumbing
Co e and the U ' orm Building Code to ensure that the tank is
built to withstand breakage in most circumstances.
I
18. Aesthetics. Will the proposal result in the obstruction of any scenic
vista or view open tot a public,or will the proposal result in the
creation of an aestheti ally offensive site open to public view?
The proposed wat r tank will be more visible on the hillside than the
existing tank. The present tank is smaller in height and width,and is,
therefore,not as v Bible as will the proposed tank. Mitigation
measures have ben proposed to require a landscape screening plan
be approved and plantings installed prior to final inspection, and to
require the painting of the new tank an earthtone color with a low
reflectivity(less the n 50%light reflectivity value).
1
i
1
California Water Services
August 28, 1995 -
page 14
IV. DETERMINATION OF THE LEAD AGENCY OF ENVIRONMENTAL
DOCUMENT REQUIRED
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have
a significant effect on the environment, and a
NEGATIVE DECLARATION has been prepared.
I find that although the proposed project could have a
significant effect on the environment,there will not
be a significant effect in this case because the mitigation
measures described on the attached sheet have been
added to the project. A MITIGATED NEGATIVE
DECLARATION HAS BEEN PREPARED:. X
I find the proposed project MAY have a significant effect
on the environment,and an ENVIRONMENTAL
IMPACT REPORT is required.
QINdkivi W&CLA <3 "Zi6 199
Curtis S. Williams,Planning Director Date
TOWN OF LOS ALTOS HILLS
Attachments
Mitigation Measures
Mitigation Monitoring Program
California Wat Ir Services
August 28, 199
page 15
MITIGATION MEASURES,IF ANY,INCLUDED IN THE PROJECT TO
AVOID POTENTIALLY SI NIFICANT EFFECTS:
1. Prior to submittal of pl ns for building plan check,the applicant shall
prepare and submit a detaile drainage improvement plan for review and
approval by the Engineering epartment. The drainage improvement plan shall
demonstrate how drainage fr m the site will be accommodated without causing
any drainage problems on La Rena Drive and adjacent properties.
2. Prior to submittal of pl ns for building plan check, the applicants shall
prepare and submit a detaile grading plan to be reviewed and approved by the
Engineering Department.
I
3. Prior to submittal of pl ns for building plan check,the applicants shall
prepare and submit a detaile construction plan addressing truck traffic issues
regarding dust,noise, and ve 'cular and pedestrian traffic safety on La Rena
Drive,Dianne Drive, and O'K?efe Lane or other roadways in the area;storage of
construction materials;place ent of sanitary facilities; clean-up area;parking for
construction velucles;and pacing for construction personnel,to be reviewed
and approved bV the Engine ing Department. A debris box (trash dumpster)
shall be placed on site for collection of construction debris: In addition,prior to
submittal of plans for buildin permit review,the applicant shall submit
photographs of.he pathways,private driveways,and private and public roads in
the area,to show the existing ituations. Any damage done to these areas must
be repaired prior to final inspection.
t
4. Prior to final building ' spection,the applicans hall prepare and submit a
landscape scree I ng plan tob . reviewed by the Town's Site Development
Committee. Required plantings must be installed prior to final inspection.
5. Prior to final building ' spection,the applicant shall choose a paint color
of an earthtone hue in confor , ance with the Town's adopted color board which
has a light reflectivity value o'50 or less. A color sample shall be submitted to
the Planning Department for .pproval prior to painting of the exterior of the
residence. The tank shall be p;inted in conformance with the approved color(s)
prior to final ins.ection.
i
•
California Water Services
August 28, 1995
page 16
Mitigation Monitoring Program
Mitigation Responsible Must Be
Measure Department Completed By Done
Drainage Engineering Submittal of plans
improvement plan Department to the Building
Department
Grading and Submittal of plans
erosion control Engineering to building
plan Department department
Construction Engineering Final building
access and Department inspection
sequence
Landscape plan Planning Final building
Department inspection
Color requirement Planning Final building
Department inspection
' I
September 23 , 1994
Est . 3319 LAS
Linda Niles '
Planning Director - Town of Los Altos Hills
26379 Fremont Rd.
Los Altos Hills, CA 24022
Statement of Findings for a Variance :
1 . Because of exceptional or extraordinary circumstances
applicable to the subject property, including size, shape,
topography, location, or surroundings, the strict
application of the ordinance is found to deprive the
property of privileges enjoyed by other properties in the
vicinity and under ide tical zoning classifications :
- Due to the unique nor -residential use of the subject
property, unlike any of the neighboring residential
properties, this finding is not applicable.
2 . That upon granting of the Variance, the intent and
purpose of the ordinance will still be served and the
recipient of the Variance will not be granted special
privileges not enjoyed by other surrounding property owners :
- The intent and purpo e of the ordinance ,is to preserve the
quality of the natural environment and to 'accommodate a
contextually rural development style. The natural
environment at the tanksite fortunately includes the
existence of many large trees which will act as a natural
screen to offsite obseiTvers . That combined with the use of
earth tone paints and additional landscaping will allow the
facility to blend into the scenery and minimize visual
impact . A reasonable erson would not see the Variance as a
special privilege gran ed to an individual owner but instead
as a necessary concess ' on made for the benefit of the
community as a whole .
3 . That granting the Variance will not be materially
detrimental to the pub is welfare or injurious to the
property, improvements or uses within the immediate vicinity
and within the same zo ing district : 1
- In fact the granting of the Variance is materially
beneficial to the public welfare. This project is designed
to improve reliability and capacity of the. system.
Improving the fire flo capacities is of critical importance
to this rural communit .
4 . That the Variance will not allow a use or activity
which is not expressly authorized by the Zoning Ordinance :
The granting of the Variance will not alter the present use
or activity of the site. The Zoning Ordinance provides for
the existenceI of utilit distribution lines . The Reservoir
Tank is an esIsential acOessory to the distribution lines,
particularly in an area that is hilly and heavily wooded.
September 23 , 1994
Est . 3319 LAS
Linda Niles
Planning Director - Town of Los Altos Hills
26379 Fremont Rd
Los Altos Hills, CA 94022
Statement of Findings for Conditional Use Permit :
(Response to Sec . 10-1 . 1107)
i) The proposed use and facility is properly located in
relation to the community as a whole, its land uses, and
transportation and service facilities in the vicinity.
This is demonstrated by the present use and facility of the
subject property which is relatively the same as that being
proposed for the site now.
ii) The site for the proposed use is adequate in size and
shape to accommodate that proposed use and any other features
needed to assure that the proposed use will be reasonably
compatible with land uses normally permitted in the surrounding
area. This is best illustrated by the set of drawings being
submitted with this application.
iii) The site for the proposed use will be served by streets
and highways of adequate width and pavement to carry. the
quantity and kind of traffic generated by the proposed use, as
is currently the case for the existing, similar use of the
site. Operational and maintenance traffic will not vary from
the traffic at present . Any damage to shared driveway
facilities during construction will be repaired and resurfaced.
•
iv) The proposed use will not adversely affect the abutting
property or the permitted use thereof . The proposed use does
not alter the present use which has been compatible with the
abutting properties and permitted uses thereof . Through the
use of earth-tone paints, landscape screening, and by taking
advantage of the thick, natural cover provided by numerous
trees and bushes already growing on site, impact from the
increased size of the facility will be minimized to an
acceptable level . The same benefits provided to the community
by this improved facility will be available to the owners and
residents of the abutting properties . Specifically, the
benefits of improved water service reliability, increased
earthquake/fire flow supply, and ,modern earthquake resistant
design for the tank structure.
Sincerely,
e .6 _
pp
Lawrence E. Beck
Asst . Engineer - CWS Co.
I
September 23 , 1994
Est . 3319 LAS
Linda Niles '
Planning Director - Town of Los Altos Hills
26379 Fremont Rd
Los Altos Hills, CA 94022
Statement of Findings for Conditional Development Permit :
1 . The site flor the proposed development is adequate in size,
shape, and topography tolaccommodate the proposed intensity of
development, including 0.1 structures, yards, open spaces,
parking, landslicaping, waiLls, and fences, and other such
features as may be required by Chapter 2 on; Site Development .
This is can best be esta lished from the materials and drawings
submitted with the appli ation.
The size and design of t e proposed structure creates the
proper balance between the water-storage-capacity needs of the
community and the unity Ole
harmonious appearance of the site
in relation to its size, shape, and topography and also in
relation to the surrounding neighborhood. .
The rural character of tie site has been preserved as much as
feasible by minimizing vegetation and tree removal, excessive
and unsightly grading, and alteration of natural land forms .
The proposed development is in compliance, to the best of our
knowledge and ability, with all regulations and policies set
forth in the Site Development Ordinance.
Sincerely,
Lawrence E. Beck
Asst . Engineer - CWS Co.
i
r i
RECEIVED
September 19, 1995
Planning Commission TOWN OF LOS ALTOS HILLS
Town of Los Altos Hills
26379 Fremont Road
Los Altos Hills CA 94022
Subject: Public Hearing 9/27/95; Lands of California Water Service Co.
I reside at 25400 La Rena Lane. Your Commission has recently approved
the plans for my new home on this site. The new tank (twice the
diameter, four times the volume and visual mass) will stand sixty feet
from the front door of my new home. (Photo of existing tank from front
door enclosed.)
The Water Co, and in particular Mr. Rick Steele, has been very straight-
forward and helpful in this matter. However, as he is aware, I still have
several serious concerns:
-The new tank is of such a size it requires a variance to exceed the
usual setbacks. Given the close proximity to surrounding homes, is the
need for a tank this size urgent enough to justify such a variance and its
impact on the neighborhood?
-In my geotechnical review from Cotton & Associates, the issue of
tank failure from seismic shaking was raised; can the Water Service Co.
offer some reassurances to someone living so close- - -and downhill?
-I invite members of the Commission to re-visit my site. The
visual impact of this massive new tank, so close to my new house, is
devastating. I understand the water needs of the community, and I have
never opposed this new tank outright. What I (andmy neighbors) strongly
oppose is the proposed color of the tank, and ask instead for a color that
will "hide" it within the existing and proposed screening vegetation. The
present color is far more acceptable.
-My ultimate goal, and I think the goal of anyone who looks at this
site, is to hide this tank as effectively; and as soon as possible with
appropriate (tall and dense!) screening vegetation, leaving in place any
existing screening plants and trees. I hope the Water Service Co. will
address this issue before your Commission.
I
-My most urgent concern relates to the pathway easement that has
been requested of me as a condition of approval to construct my new home.
My concerns regarding a pathway over a driveway have been growing daily.
Most relevant to your hearing however, directly relates to the Water
Service Co.'s expressed concern regarding public access to their property
and the possibility that this could make it necessary to FENCE the
property around the tank. Tis area has always had an open and park-like
setting which has done much o make the existing tank acceptable to the
neighborhood. Thie idea of a fenced area is abhorrent to us and would
make the hiding and screening of the new tank far more difficult. If my
pathway would mandate such fencing, I would formally request your
Commission to remove the pa hway easement as a condition of approval
for my building permit.
Since , 1
/ t/
Bennett Gates
25400 La Rena Lane
Los Altos Hills, CA 94022
Phone 415-948-14981
Fax 415-949-1060
1
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12791 W. Sunset Dr.
Los Altos Hills, California 94022
Mr. Rich Steele 10/1/94 •
4 California Water co . .
..
44-: It is my understanding that a new water tank will. be constructed at
Los Altos Heights station.
• Over the years as an immediate
neighbor of the Cal Water Co .
on the top of the hill, I've
•
been impress1 bar the dedication ..
and professionalism of the 'later .
Co. staff. I certainly hae no .
objection to the future construction
and improvement of the water supply
system.
v+ / .
A. A. ..et,„
•
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