HomeMy WebLinkAbout3.1 Special TOWN OF LOS ALTOS HILLS
MEMORANDUM
TO: PLANNING COMMISSION
FROM: Curtis Williams,Planning Direys 1
DATE: October 6, 1995
J�"
SUBJECT: Site Visits -Sewer Line Alignment
Quarry Hills Subdivision
Jeff Peterson has offered to lead site visits to walk the proposed sewer line
alignment through the Juan Prado Mesa Preserve on Tuesday, October 10th, at
4:00 p.m., and again on Wednesday, October 11th, at 2:00 p.m. If any
Commissioners are interested,please contact me or Lani before then to indicate
when you will attend. We will leave from Town Hall 15 minutes ahead of the
scheduled time, and meet at the Dawson Drive entrance to the preserve at the
scheduled time.
If neither of those times works for you, also let us know and we'll try to arrange
another time. Copies of the sewer plans are attached to your staff report packet.
Thank you.
cc: Jeff Peterson,Town Manager
Les Earnest, Pathways Committee
Guy Jinkerson, Environmental Design Committee
TOWN OF LOS ALTOS HILLS October 11, 1995
Staff Report to the Planning Commission
RE: REQUEST FOR CERTIFICATION OF FINAL SUPPLEMENTAL EIR, AND
APPROVAL OF GENERAL PLAN AMENDMENT, PRE-ZONING, AND
TENTATIVE SUBDIVISION MAP; LANDS OF VIDOVICH, 11920
STONEBROOK DRIVE. (254-93-TM and 257-93-EIR)
FROM: Curtis Williams, Planning Directp53,)
RECOMMENDATION That the Planning Commission:
1. Find, with regard to the Supplemental EIR ("SEIR"), that:
a. The Planning Commission has independently reviewed and analyzed
the SEIR and considered the information therein; and
b. The information and analysis contained in the SEIR reflect the Town's
independent judgement as to the environmental consequences of the
Project.
2. Recommend the following actions to'the City Council:
a. Certify the Final Supplemental EIR;
b. Approve the Tentative Subdivision Map, subject to the conditions
outlined in Attachment 1, based on the findings set out in Attachment
2;
c. Approve the General Plan Amendment map and text changes, based
on the findings set out in Attachment 3;
d. Approve pre-zoning to R-A (Residential Agricultural) zoning district,
based on the findings set out in Attachment 4;
e. Adopt the findings and facts and statement of overriding
considerations (Attachment 5); and
f. Adopt the Mitigation Monitoring Program (Attachment 6);
Staff further recommends that the Commission act to approve all of the elements of
the project, or to deny all of them. I The Commission's actions will be
recommendations to the Council, which will make final determinations on the EIR,
General Plan amendment, pre-zoning, and the Tentative Map.
BACKGROUND
On September 26, 1995, the Planning Commission discussed and reached tentative
conclusions regarding the key issues associated with the proposed project. The
Commission's determinations included:
Lands of Vidovich 1
October 11,1995
Page 2
1. Deletion of lots 20 and 21, and possibly lot 19 (3-3 vote), pending additional
information regarding tl-.e feasibility of access to that lot; with the upper
hillside areas being designated as conservation easements rather than creating
a common open space lot
1 in Lot 17 to remain, not to be merged with Parcel "A".
2. Allowing , g
3. Street "C" should be realgned, approximately 30 feet to the east, to minimize
grading and to provide a better transition for the driveway to Lot 19;
4. Trailhead parking should not be required within the subdivision boundaries;
the Stonebrook easement, behind lots 1-4, may be utilized for trailhead
parking purposes, if necesiary.
r
5. The easement/right-of-way behind lots 1-4 should not be abandoned; the lot
areas for those lots should be revised to reflect the easement; and pathway
easements should be granIted within or adjacent to the easement.
6. The pathway network should include hillside access (20 foot easement, to
include emergency access) from Street "C" along the existing fire road
between lots 20 and 21, then along the existing roads in the upper hillside
area, linking to the Midreninsula Open Space District trails; should also
include other staff recommendations, including the connection from the end
of Street "B" along the okitlet channel to the Preserve and along all streets,
including the extension of Stonebrook Drive and the easement behind lots 1-
4.
7. Corrective grading, as recommended by the applicant's geotechnical
consultant and the Town Geologist, should be required.
S. Stonebrook Drive should be extended to Magdalena Ave. from the
subdivision, rather than being limited to emergency access only (3-3 vote, but
some indication that an lffirmative vote would result if the General Plan
indicates a through roadw y).
9. Sewer service should be provided with a lift station and force main up
Stonebrook Drive, rather han through Juan Prado Mesa Preserve.
10. Development review criteria should be established for the lots, especially for
lots 1-17, to provide variety in setbacks, heights, building materials, etc., to
avoid a tract housing look and to enhance view corridors.
11. A street tree plan for the ublic rights-of-way should be required and installed
at the time of other subdivision improvements.
Lands of Vidovich
October 11,1995
Page 3
The Commission also requested that staff return with additional information prior
to final action, including: 1) the design depth of the sewer line 'through the
Preserve; 2) the feasibility of access to lot 19; 3) General Plan discussion of
Stonebrook Drive; and 4) suggested development criteria for lots 1-17.
DISCUSSION
The staff reports from the September 7 and 26 meetings contain extensive
background information and discussion of.all project-related issues. The attached
conditions of approval reflect the direction of the Commission at the September
26th meeting.
Additional Information
The following information is provided in response to the Commission's request at
the last meeting:
1. Sewer Line Depth - Staff has reviewed the proposed design for the sewer line
through Juan Prado Mesa Preserve, and has determined that the average
depth would be about 6-8 feet and the maximum depth would be about 12 feet
deep. This depth would accommodate a gravity flow from the project site to
Dawson Drive, and Town records indicate that the existing manhole and line
at the downstream end are in place and are capable of accepting the flow. The
proposed sewer alignment appears to follow the existing path for the most
part, although some adjustments may be required which could alter the
needed depth. Staff believes that the line has been designed to minimize
depth, and that manholes can be further offset to avoid direct impacts to the
path. A copy of the sewer alignment plans is enclosed with the staff report.
2. Access to Lot 19 - The proposed driveway alignment for lot 19 appears to be
adequate for a driveway to a single hillside lot, with no intersecting
driveways, and given the realignment of Street "C". It also appears that the
existing fire trail on lot 19, which is at a 20-22% grade, might be modified to
provide access to the building site, with minimal grading. The intersection
with Street "C" would provide ample room for a flat transition area to and
from the street. Condition #5(e) requires that the applicant provide an
acceptable driveway design for the lot with the revised Tentative Map.
3. General Plan Discussion of Stonebrook Drive - Attached is page 40 from the
Town's General Plan, including a highlighted excerpt regarding Stonebrook
Drive:
Lands of Vidovich
October 11,1995
Page 4
"It is proposed that Stonebrook Drive be extended in the future
to provide access to future residential development and also
provide for better circulation for emergency vehicles and better
general circulation by linking two portions'of the planning area
now only connected by Interstate 280. The location of this
connection is sucht hat any significant increase in through traffic
in the affected area would appear to be minimal."
The Draft EIR included (pages 43-44) an analysis of;traffic impacts of the
project and supported the General Plan's conclusion that extending
Stonebrook Ave. through to Magdalena would not create a significant
impact on traffic volumes on Magdalena or Stonebrook (the EIR also
noted that not extending Stonebrook through would not create a
significant impact on El Monte or Stonebrook). The EIR did note,
however, that a sight distance problem currently exists at the
Magdalena/Stonebrook intersection, and that tree trimming along the
uphill curve would enhance sight distance at that corner. Condition
#23 has been modified to require intersection improvements and tree
trimming to the satisfa tion of the City Engineer to address this
concern.
Attached are letters from residents of the Stonebrook Drive/Magdalena
Ave. area, requesting tha the Commission re-open the public hearing
and reconsider the issue othrough access for Stonebrook. Staff would
prefer that the matter be forwarded to the City Council, but notes that
no majority recommendation has yet been made by the Commission,
so it would be appropriate to discuss the matter further among
Commissioners.
4. Development Criteria for Lots 1-17 - The Commission suggested that the
conditions of approval (i cluding the CC&R's) should specify some design
and review criteria for lot 1-17 to provide variety, protect view corridors, and
avoid a typical tract subdi ision appearance. Staff'has included an additional
condition of approval (#59) to address this concern (excepting lot 11) as
follows:
"At the time of site development review for new residences on
Lots 1-10 and 12-17, he following concerns shall be considered by
the Town's Site Development Authority to provide variety and
interest in the design of the subdivision homes, and to enhance
view of portunities:
(a) variable setb cks of 40-80 feet in front yards, and 30-50 feet
for side and rear yards;
Lands of Vidovich
October 11,1995
Page 5
(b) limitations on height or staggering buildings to afford
view opportunities to homes on the back tier of lots from
the lake;
(c) varying materials and colors.
These potential limitations shall also be reflected in the CC&R's
for the subdivision."
Conditions of Approval
The attached conditions of approval (Attachment 1) have been revised to reflect the
Commission's direction on September 26th,.as indicated above. The conditions are
formatted to show deletions as "strike through" and additions in bold.
Condition #5(m) has been modified to reflect a revised trail connection from the
end of Street "B" to Juan Prado Preserve, via lot 10 and across the bypass channel, to
connect to the trail in the McCullough Subdivision. Staff walked the proposed
alignment with the applicant and the Pathways Committee Chair, and all concurred
that the route was reasonable and achieved the desired objective of linking
subdivision residents to the Preserve. A,new condition #5(s) has been added to
require that notes on the face of the map be modified to the satisfaction of the City
Engineer, reflecting the project revisions and corrections. A few minor wording
revisions and clarifications were also made at the suggestion of the City Engineer
and City Attorney.
Subdivision Findings
Attachment 2 comprises proposed subdivision-findings to support approval of the
Tentative Map. The findings generally indicate the map's consistency with the
General Plan, the Zoning Code, and the Subdivision Code of the Town, pursuant to
Municipal Code Section 9-1.515, as well as the Subdivision Map Act.
General Plan Amendment and Pre-Zoning]
The proposed amendment to the General Plan and the proposed Pre-zoning of the
site are included as Attachments 3 and 4. These attachments include findings as
well.
CEQA Findings and Facts
Attachment 5 comprises the findings and; facts supporting the certification of the
Final Environmental Impact Report. The findings are arranged to support the
Town's determinations as to: 1) which impacts were considered significant but can
be reduced to a less than significant level by the proposed mitigation measures; and
2) which impacts are significant but cannot be avoided. The attached Mitigation
Lands of Vidovich
October 11,1995
Page 6
Monitoring Program (Attachment 6) is to be adopted along with the certification of
the EIR. Due to changes in the project design recommended by the Commission,
staff recommends that mitigation measures #67 and 68 (sewer line through Juan
Prado Mesa Preserve), #96 (accel s to lots 20 and 21), and #98 (trailhead parking) be
deleted.
1
Statement of Overriding Consi erations
Also included as the last page ilf the Findings and Facts is the Town's Statement of
Overriding Considerations, intended to indicate the Town's basis for approving the
project, despite certain unavoidable significant environmental impacts, as identified
by the EIR. In this case, there are two impacts to be addressed: 1) the loss of
mineral resources; and. 2) the cumulative loss of open space.
CONCLUSION
The attached Conditions of Approval, Findings, Statements of Overriding
Considerations, Mitigation Monitoring and Reporting Program, and the Final EIR
are provided to suk pport approval of the proposed subdivision. With relevant
policy determinations, action may be taken to certify the EIR, adopt the General Plan
Amendment, pre-zone the project site, and approve the Tentative Subdivision Map.
Staff again recommends that the Commission not take action on any one element of
the application until it is ready tact on all elements.
If the Commission recommends denial, the EIR should not be certified and findings
for denial of the subdivision should be stated.
Staff is available to answer questions from the-Commission or from the public. _
ATTACHMENTS: '
1. Tentative Map Conditions of Approval
2. Findings for Subdivision Approval
3. General Plan Amendment (Text and Map) and Findings
4. Pre-Zoning Description a d Findings
5. Findings and Facts for EI /Statement of Overriding Considerations
6. Mitigation Monitoring Pr gram
7. General Plan Excerpt Re: Storiebrook Drive
8. Correspondence Since September 26 Meeting
cc: John Vidovich
Jim Sisk
De Anza Properties
Attachment 1
RECOMMENDED CONDITIONS OF APPROVAL ,
Tentative Map (#254-93-TM) for
Quarry Hills Subdivision
Lands of Vidovich
In addition to the conditions listed below, all mitigation measures adopted as
part of the Mitigation Monitoring and Reporting Program shall also be
incorporated into the Conditions of Approval.
All of the following conditions must be satisfied prior to approval of the Final
Map, unless indicated otherwise. In the case of improvements, a subdivision
improvement agreement and required bonding may be approved by the City
Council prior to Final Map approval, allowing the improvements to be deferred
as per the agreement:
General
1. The applicant/owner must, not later than 30 days after approval of the
Tentative Map by the City Council,provide written consent to include the
property in the Town's Urban Service Area and to annexation of the
property to the Town of Los Altos Hills. The consent shall be submitted to
the Town and to the Santa Clara County Local Agency Formation
Commission (LAFCO). Failure to provide written consent shall render
the Tentative Map approval null and void.
2. The applicant/owner shall finalize the abandonment of access casements
accommodate continued access to' off site properties. Alternatively, the
The applicant may shall retain the existing access easement to the rear of
Lots 1-4 and shall indicate on the revised Tentative and Final maps
reduced appropriate lot sizes and net lot area for those lots Lots 1 4.
3. The applicant shall obtain from the Town an encroachment permit for
construction of the sewer line through the Juan Prado Mesa Preserve. In
consideration for the permit, the applicant shall implement fire protection
enhancements within the Preserve,to the satisfaction of the City Engineer.
Enhancements, such as clearing dead brush, wood and branches, shall be
prunings shall be removed from the Preserve at the applicant's expense.
3. The applicant shall obtain from the Town an encroachment permit for
construction of the sewer line within Stonebrook Drive.
Conditions of Approval: Quarry Hills
Page 2
4. Upon City Council approval of the Tentative Map, no further construction
activities shall take place within the subdivision boundaries without
submittal of plans to th+Town of Los Altos Hills and approval by the City
Engineer or the City Cuncil, as appropriate.
Revised Tentative Map and Fi al Map
I
5. The applicant shall submit a revised Tentative Map indicating the
following changes:
a) elimination of L9ts 4-7;20 and 21 as building sites;
b) realignment of treet "C" from its intersection with Street "B"
easterly, as dete ined by the City Engineer, to minimize cut into
the hillside an to provide adequate an improved transition for
the driveway to of 19, and related revisions to the configuration
of Lot 17 and others,if needed;
c) Lot 17 shall be combined with Parcel "A" and used for lake access
•
c) access to the La le,to the satisfaction of the City Engineer;
d) Lots 20 and 21 hallsbe combined into a common open space lot
(Parcel "B"), alsd encompassing the upper,hillside areas of Lots 18
and 19,with adjoining lots, and the uppeihillside area of Lots 18-
21 shall be set aside as conservation easements, to be restricted
from all development other than trails;
e) demonstration that the driveway grade for,Lot 19, as it approaches
Street "C", will not exceed a maximum of 6% for at least 40 feet
fro im the street, and that driveway grades are reduced to the
maximum exte t practicable; to the satisfaction of the City _
Engineer;
f) building envelo e and debris flow building exclusion zones on
hillside lots (18-23), consistent with the recommendations of the
geotechnical consultants;
g) a diainage pipe to convey off-site flow from Lot 23 to the western
corner of the lake;
h) a drainage pipe to convey flow between Lots 13 and 14 to the lake;
i) relocation of the drainage pipe between Lots 7 and 8 to avoid the
private well site;
j) a d ainage easement along the rear of Lots 1-4;
k) elimination of th trails adjacent to Lots 18 and 23;
1) provision of a mi imum 4-0 20 foot wide trail and emergency access
easement from S reet "C" to the upper hillside trail connecting to
MPROSD lands, either through Lot 19 or in the approximate
location of the proposed driveway to Lots 20 and 21, or otherwise
and along existing roads and trails within the recommended
Conditions of Approval: Quarry Hills
Page 3
common arca open space lot (Parcel "B") upper hillside
conservation easement areas;
m) provision of a minimum 10 foot wide trail easement from the end
of Street "B" adjacent to Lot 10 and across the outlet bypass
channel to connect to the McCullough Subdivision trail to the
Juan Prado Mesa Preserve,;to include a crossing of the bypass
channel to the Preserve entrance; in addition, the triangular area
between the bypass channel, the north property line of lot 10 and
the east property line of lot 10 shall be designated as a trail
easement.
n) widening of the 10 foot wide trail easement at the northeastern
corner of lot 11 to 20 feet wide; and
o) accurate delineation of the subdivision property boundary, to be
clearly shown as a bold line around the subdivision;
p) depiction of the Stonebrook Drive easement to the rear of Lots 1-
4, and a 10 foot wide trail easement on the north side of Lots 1-4
and on the westerly side of Lot 1;
q) the relocation of sanitary sewer easements, including the location
of a lift station and other appurtenant structures, to accommodate
a lift station and force main up Stonebrook Drive;
r) designation of Stonebrook Drive as "through" to Magdalena
Avenue; and
s) revisions of notes on the face of the map to reflect the project
conditions and modifications, to the satisfaction of the City
Engineer.
The revised Tentative Map shall be submitted for review and approval by
the Planning Director and the City Engineer.
(as combined with Parcel "A"), which Jelin atcs a minimum of 6 parking
spaces, lake access, and maintenance and/or recreational facilities.
7. The revised Tentative Map shall reflect which water company is to serve
the subdivision, and shall be accompanied by an updated "will-serve"
letter, outlining the company's requirements for easements and
improvements.
8. The Final Map shall reflect all of the above revisions to the Tentative Map,
including applicable easements as'required. All drainage casements shall
be a minimum of 20 feet in width.
9. The Final Map shall reflect any building exclusion zones for hillside lots
(18-23), and shall stipulate the restrictions of those zones.
Conditions of Approval: Quarry Hills
Page 4
10. The Final Map shall depict and stipulate the restricted use of the common
arca open space lot (P reel "B") conservation easements over the upper
hillside areas, such th t those areas are limited to trail use and minimal
brush clearing for fire rotection purposes, and shall state that Parcel "A"
is not to be used as a re idential building site.
11. The Final-Map shall include a note or other method of stipulating that
precluded.
12. The Final Map shall reflect any easements required by the water purveyor.
13. The Final Map shall contain a note prohibiting vehicular access to any lots
in the subdivision fro71 Stonebrook Drive or Street "A". The restriction
shall also e included ii1i the CC&R's for the subdivision.
14. The Final Map shall indicate street names acceptable to the Town and to
the Los Altos Fire Dep tment.
Land and Easement Dedications
15. The Final Map shall i elude an irrevocable offer to dedicate sufficient
right-of-way( a minim m of 10 feet and, if necessary, slope easements) on
the north side of Sto ebrook Avenue on the applicant's property to
accommodate widenin of this segment of roadway (approximately 1,000
linear feet) to a mini um 20 24 foot pavement width, and to perform
corrective grading wor (as recommended by Alan Kropp Associates) and
required drainage an other improvements in the right-of-way. The
right-of-way shall be d dicated to the satisfaction of the City Engineer and
County authorities.
16. The Final Map shall include dedication of street right-of-way for
Stonebrook Drive adjacent to Lots 5-7, such that the right-of-way width is
no less than 60 feet, to the satisfaction of the City Engineer.
17. The Final Map shall in Jude dedication of all road rights-of-way to public
use; all internal road ays shall be dedicated to the Town of Los Altos
Hills, and dedicatio as required for Stonebrook Avenue in the
unincorporated area sh.11 be offered to Santa Clara County. All rights-of-
way dedicated to the T.wn shall be a minimum width of 60 feet.
18. A minimum 20 foot wi.e emergency access easement shall be dedicated
. - _ "5" - . - . to the lake, to the satisfaction of the City
Engineer. The easemen shall be shown and dedicated on the Final Map.
Conditions of Approval: Quarry Hills
Page 5
19. 10 foot wide pathway Pathway easements shall be granted to the Town
for public use, as shown on the revised Tentative Map, except that the
easement in the northeastern corner of Lot 11 (cermecting the McCullough
subdivision to Juan Prado Mesa Preserve) shall be 20- feet wide. The
subdivision CC&R's shall include language restricting improvements or
vegetation from infringing on these easements. The dedications shall be
accomplished as part of the Final Map.
20. The Final Map shall provide for any requested easements to all utility
companies, including but not limited to: Pacific Bell,Pacific Gas &Electric
Company and cable television.
21. 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 and sewer system. The dedications shall
be accomplished as part of the Final Map to the satisfaction of the City
Engineer.
21a. All public drainage easements shall be a minimum of 20 feet wide. The
lake, the outlet channel, and the subsurface interceptor shall be
designated as private drainage easements.
22. The Final Map shall provide an show any existing access easements in
favor of Ridgewater Associates and Silver (A.P.N. 336-26-005 and 336-26-
006) from Street "B" between Lots 7 and 8 for purposes of access to the
existing parcels, to the satisfaction-of the City Engineer. This These
easements shall be recorded by a;separate document and signed by the
affected property owners prior to approval of the Final Map.
Improvements
23. Improvement plans shall be submitted, for approval by the City Engineer,
providing details of all street improvements, including the widening of
the Stonebrook Avenue pavement;from Street "C" to Magdalena Road, to
a width of 20 24 feet. Sight distance improvements at Stonebrook and
Magdalena, including tree and brush trimming at and uphill of the
intersection, shall be included to, the satisfaction of the City Engineer.
Where such widening would damage heritage oak trees, the pavement
shall also include a gate above Street "C", accessible only by emergency
vehicles.
Conditions of Approval: Quarry Hills r
Page 6
24. Improvement plans shall be submitted, for approval by the City Engineer
and the Town's geotechnical consultant, detailing the corrective grading
work outlined by the applicant's geotechnical consultant regarding the
southern Quarry wall adjacent to Stonebrook .Avenue. Improvement
plans shall also include revegetation of the graded area, including trees for
screening to the satisfa tion of the Planning Director.
25. The improvement plan shall include fencing at the top of the quarry wall
from the end of Street "C" to Magdalena Avenue and along the rear of
those lots along the east end of the subdivision boundary, where feasible.
The weig"lt, type and location of this fence shall be subject to review and
approval of the Planning Director and City Engineer.
26. The applicant shall submit with the improvement plans details of
proposed stabilizationp lantings of the quarry wall, as recommended by a
licensed Landscape Architect, to be reviewed and approved by the
Planning Director, the Town's arborist or landscape architect, and the
Town's geotechnical consultant.
27. Improvement plans shall be submitted detailing plans for construction of
a debris basin at the northwestern boundary of Lot 21. The plans should
minimize the height of the berm for the basin and shall include plans for
landscaping the fill and other disturbed areas. Plans must be reviewed
and approved by the Ilanning Director, City Engineer, and the Town's
geotechnical consultant
28. Improvement plans shall be submitted, detailing the construction plans
for all drainage facilities, and demonstrating that all facilities can
accommodate 100-year torm flows,with the exception of short sections of
channels or pipes card ying only localized on-site drainage, and the
Prospect Avenue drain ge pipe, which may be designed to handle 25-year
flows. The design of he by-pass channel shall include an impervious
lining (concrete is no an acceptable material), and the plans shall
demonstrate that adequate measures to control erosion and siltation on
the proposed roadsid ditches will be incorporated. Drainage plans
should incorporate deris grates and, if determined feasible by the City
Engineer, grease traps into inlet or outlet structures. Plans shall be
submitted for the review and approval of the City Engineer.
29. Improvement plans sh 11 be submitted which outline construction details
of the access road to th lake, and fencing, gates and signage around the
lake, prohbiting access for all but emergency and maintenance purposes,
non-motofized boatinI and access other than along the rear of Lots 12
through 16. Plans shall be submitted for the review and approval of the
Planning Director and the City Engineer.
Conditions of Approval: Quarry Hills
Page 7
30. Improvement plans shall provide erosion and sedimentation control
measures at the channel outlet to Hale Creek, and shall include a Hale
Creek restoration plan, in accordance with the Quarry Reclamation Plan,
or as required by the Town, for review and approval by the Planning
Director and the City Engineer.
31. Improvement plans shall be submitted detailing proposed trail
construction. Plans shall include a Class IIB pathway along the frontages
of Lots 1 through 10 (streets "C" and "B"), along Street "A", along the
Street "C" cul-de-sac and the Stonebrook Avenue emergency access route
from Street "C" to the subdivision boundary, and along the pathway
easement from Lot 10 to Juan Prado Mesa Preserve, including a crossing
of the outlet channel. Trail connections to the MidPeninsula Open Space
property shall be native paths. Plans shall be submitted for review and
approval by the Planning Director, City Engineer, and Pathways
Committee.
32. Improvement plans shall be submitted for construction of on-site and off-
site sewer lines and facilities, and shall be accompanied by supporting
calculations for facility sizing. Lift station design shall incorporate
backup storage and power in the event of failure. and shall reflect all of
- - _ . . •- _ •- - - - P and in the 1990 Staff Rcport for the
Quarry Hills Sewer Line Extension, including compliance with the
recommendations of a licensed arborist,where the line is to be constructed
within the driplincs of oak trees. Plans shall be reviewed and approved
by the City Engineer and the Planning Director, as well as by the City of
Los Altos. Access shall be limited to be taken from the Quarry Hills
Subdivision only, and the maintenance service road shall be of a natural
of the Planning Director and City Engineer.
33. Improvement plans shall be submitted with details of any required water
system improvements, to be reviewed and approved by the City Engineer
and the water purveyor.
34. A project grading plan which includes an approved drainage and erosion
control plan to minimize the impacts from erosion and sedimentation
shall be submitted with the improvement plans, to be reviewed 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
encompassed in a Stormwater Pollution Prevention Plan submitted to the
Town and to the Regional Water Quality Board including, but not limited
to: a) restricting grading during the grading moratorium from November
1 to April 1; b) protecting all finished graded slopes from erosion using
Conditions of Approval: Quarry Hi is '
Page 8
such techniques as hillslope benching, erosion control matting, and
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.
35. Prior to beginning any grading or construction operations, all significant
trees shall be fenced at the dripline. The fencing shall be of material and
structure to clearly delineate the dripline. Town staff must inspect the
fencing and the trees t? 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.
36. A Grading and Con truction Operation Plan for all subdivision
improvements shall b submitted for review arid approval by the City
Engineer and Plannin Director. The plan shall address truck traffic
issues regarding dust, noise, and vehicular and pedestrian traffic safety;
storage of construction materials; placement of sanitary facilities; parking
for construction vehicles; and parking for construction personnel. One or
more debris boxes shall be placed on site for collection of construction
debris.
37. Prior to acceptance of the subdivision improvements, the applicant shall
reconstruct Stonebroold Drive from Prospect Avenue to the subdivision
entrance, with a minimum pavement width of 24 feet, along with any
necessary drainage impovements, to the satisfaction of the City Engineer.
38. The applicant shall pr vide the City-Engineer with photographs of the
existing condition of Stonebrook Drive from El Monte Road to the
property boundary, and of Stonebrook Drive from Magdalena Ave. to
the property boundary, and of all pathways adjacent to or on the site.
The applicant shall agrO, as part of an improvement agreement, to inform
the Town of any damage and shall repair any damage caused by the
construction of the project to pathways, private driveways, and/or public
and private roadwa, s prior to acceptance of the subdivision
improvements.
39. The applicant shall apply for and receive any Creek Alteration Permits
required by the California State Department of Fish and Game or by the
U.S. Army Corps of ngineers for proposed improvements, prior to
issuance o constructio or encroachment permits.`
40. Improvement plans fo fire protection, including the installation of fire
hydrants or other im movements as required by the Los Altos Fire
Conditions of Approval: Quarry Hills
Page 9
Department, shall be submitted for the review and approval of the City
Engineer and the Fire Department.
41. All utilities located within the subdivision shall be installed underground,
in accordance with Subdivision Ordinance,Sec. 9-1.1105. Cable television,
gas, electric, and telephone services installed 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.
42. All subdivision improvements shall be constructed and installed prior to
Final Map approval, or may be deferred per an improvement agreement
and required bonding, if approved by the City Council prior to Final Map
approval.
CC&R's and Maintenance Agreements
43. The applicant shall prepare Conditions, Covenants, & Restrictions
(CC&R's) for the subdivision, setting forth, at a minimum, the following
limitations on the subject properties:
a) all of the recommended restrictions contained in the 1994 Lake
Management Plan and the related EIR mitigation measures;
b) prohibition of motorized boats on the lake, other than for
emergency or maintenance purposes;
c) prohibition of pedestrian access to the lake, other than for
emergency access and maintenance purposes, and for those
residential lots which abut the lake;
d) prohibition of vehicular access to lots from Stonebrook Drive or
Street "A";
e) all mitigation measures identified in the EIR related to building
setbacks, heights, locations, and design and colors, plus a
statement reflecting condition of approval #59,regarding varying
setbacks,building materials and heights for Lots 1-17;
f) fire safety requirements for non-combustible roof coverings,
interior fire sprinklers, and maintenance of brush clearances from
structures;
g) restriction on residential construction within any building
exclusion zones;
h) restrictions on uses allowed'within Parcel "B" (common open space
lot) conservation easements and on Parcel "A" (lake and parking),
as well as maintenance responsibilities, such as for weed/brush
abatement;
i) acknowledgement of all trail easements, and limitations on
encroachments of improvements or vegetation into the easements;
j) any special restrictions on foundation design, as identified by the
applicant's geotechnical consultant;
Conditions of Approval: Quarry Hills
Page 10
k) maintenance responsibilities of the Homeowners Association
and/or individual property owners regarding lake maintenance,
access to the lake, Parcel "A", common area landscaping, or open
space lots, conservation easements, areas,of corrective grading, the
debris basin on Lot 21, the outlet channel, and the subsurface
interceptor on Lots 5-10; and
1) acknowledgem9nt of hold harmless provisions releasing the Town
from any liabilifiy associated with water quality impacts potentially
caused by drainage from public facilities.
The CC&R's shall be blinding on all present and future property owners in
the subdivision, and shall prohibit modification of the above provisions
without the approval o the Town of Los Altos Hills. The CC&R's shall be
submitted for revie and approval by the City Engineer, Planning
Director, and City Atto ney, prior to recordation.
44. An easement - : : -. -- - agreement, with hold harmless provisions,
shall be submitted, applicable to all present and future owners of property
in the subdivision, relesing the Town of Los Altos Hills from any liability
associated with water quality impacts potentially caused by drainage from
public facilities. The 4greement shall be prepared by the City Attorney,
and shall be signed by the applicant and notarized prior to recordation.
Provisions of the agree ent shall also be incorporated into the CC&R's for
the subdivision.
45. Maintenance agreemerts shall be submitted providing for the long-term
maintenance of, at a minimum: the lake area and access to the lake, the
debris basin, areas of corrective grading and revegetation, the outlet
channel, and the subsurface interceptor for seepage on lots 5-10. The
agreements shall pr vide mechanisms for sharing the costs of
maintenance as well. The agreements shall be submitted for review and
approval by the Planni g Director,City Engineer, and City Attorney, prior
to recordation.
Geotechnical
46. Not later than thirty (3 ) days after the approval of the Tentative Map, the
applicant shall notify in writing the Mid-Peninsula Regional Open Space
District and all privat property owners potentially impacted by debris
flow hazrds, as iden ified by the applicant's geotechnical consultant.
The form and content o the notification shall be approved by the Planning
Director and the City A torney.
21 shall be prepared and accepted by the applicant's geotechnical
Conditions of Approval: Quarry Hills
Page 11
geotechnical consultant.
48. Study Plan #4, delineating final building envelopes and driveway
alignments, as identified by the applicant's geotechnical consultant, shall
be modified with the changes identified by the Town's geotechnical
consultant, and submitted for approval by the City Engineer and the
Town's geotechnical consultant. The project geotechnical consultant shall
certify in writing that the recommendations of the plan are reflected in the
proposed improvement plans.
49. The applicant's geotechnical consultant shall submit preliminary
foundation recommendations to define the general type of residential
foundation deemed appropriate for each proposed lot. The potential need
for any unusually deep or rigid foundation systems shall be addressed.
The range of differential fill thickness across proposed building envelopes
shall be quantified as part of this;evaluation. Any requirements for fill
settlement monitoring prior to construction shall be addressed. The report
recommendations shall be prepared to the satisfaction of the City Engineer
and the Town's geotechnical consultant.
50. The applicant's geotechnical consultant shall identify the extent of
necessary corrective grading activities resultant from ongoing grading on
the site. The report shall be prepared to the satisfaction of the City
Engineer and the Town's geotechnical consultant, and any corrective
grading must be included on the improvement plans.
51. The applicant's geotechnical consultant shall review all proposed
improvement plans and shall certify- in writing that such plans are
consistent with all geotechnical recommendations. The geotechnical
consultant's review shall include, at a minimum, all proposed grading and
drainage improvements, and all geotechnical mitigation measures.
52. A final design shall be submitted by the applicant's geotechnical
consultant for the subdrain system for Lots 5-10. The plan shall be
incorporated into the subdivision improvement plans for review and
approval by the City Engineer and the Town's geotechnical consultant.
The results of the plan review shall be summarized in a letter by the
project geotechnical consultant and submitted to the City Engineer for
review and approval prior to final approval of the improvement plans.
53. 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
Conditions of Approval: Quarry Hi Is '
Page 12
described by the geote hnical consultant in a letter and submitted to the
City Engineer for revie prior to final project approval.
Planning and Zoning
54. All existing non-conforming structures (i.e., caretaker house) shall be
removed from the si:e prior to approval of the Final Map, unless
accommodations for demolition are included in a subdivision
improvement agreement approved by the City Council.
55. Payment of Park and Recreation fees and all other applicable fees shall be
required rior to recordation of the Final Map.
56. All subdil ision conditions of approval and subdivision improvements
shall be constructed, approved by the City Engineer, and accepted by the
City Council prior to aceptance of applications for any site development
permits or building p rmits for residences; provided, however, that
permits for Lot 11 construction may be authorized by the Planning
Director and City Engneer, subject to all improvements to and on the
lot (acces, sewer, w ter, utilities, etc.) being consistent with the
improvements for the subdivision.
57. 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
satisfactioof the County Coroner's Office and the Planning Director, as
may be necessary during the construction of the subdivision
improvements.
58. Prior to Final Map approval, a landscape plan for the subdivision shall
be submitted for re-View and approval by the Site Development
Committe. The plan shall emphasize street trees and other plantings
within the right-of-way of all subdivision roadways, plantings to
mitigate the visual impact of the corrective grading work, and
restoration of other disturbed areas. A landscape maintenance deposit
(or certificate of dep4it) of $20,000 shall be provided to assure the
continued maintenanc of the plantings. Staff shall inspect the site two
years after landscape installation, and shall refund the deposit if
plantings remain viabl•. Re-planting of dead or unhealthy plants may
be required,with the d•posit reduced accordingly.
Conditions of Approval: Quarry Hills
Page 13
59. At the time of site development review for new residences on Lots 1-17,
the following concerns shall be considered by the Town's Site
Development Authority to provide variety and interest in the design of
the subdivision homes, and to enhance view opportunities:
(a) variable setbacks of 40-80 feet in front yards, and 30-50 feet for
side and rear yards;
(b) limitations on height or staggering buildings to afford view
opportunities to homes on the back tier of lots from the lake;
and
(c) varying materials and colors.
These potential limitations shall also be reflected in the CC&R's for the
subdivision.
Attachment 2
SUBDIVISION FINDINGS
QUARRY HILLS SUBDIVISION
LANDS OF VIDOVICH
(254-93-TM)
Pursuant to Section 9-1.515(e) of the Subdivision Code and Section 66474 of the
Subdivision Map Act:
1. The proposed map and the design and improvement of the subdivision
will be consistent with the Town's General Plan (as amended) as it will
provide for low density residential housing, and accessory uses,such as
open space and trails, and will convert a presently incompatible use
(quarry) in a residential area to a residential subdivision.
2. The design and improvement of the subdivision will be consistent with
the intent and purposes of the Zoning Code, as each lot would be in excess
of minimum lot size requirements, and subsequent development would be
limited by the Town's zoning and site development restrictions.
3. The design and improvement of the subdivision will be consistent with
the provisions of the Subdivision Code, as adequate street rights-of-way,
utilities,trails and other easements would be provided, and the design of
lots and streets will comply with Code provisions and engineering
standards.
4. All lots are physically suitable for the development. Required conditons
and mitigation measures will assure that environmental constraints are
avoided, as most of the lots would be located in flat areas,unstable areas
would be avoided,existing significant vegetation would be protected, and
drainage and other technical issues will be addressed at the site
development stage.
5. The City Council has considered the Supplemental Final EIR for the
project, and has determined that all significant impacts will be mitigated
to a level of insignificance by the conditions imposed, or has adopted a
Statement of Overriding Considerations for those significant
environmental impacts which are unavoidable. 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.
I
Subdivision Findings: Lands of Vidovich
Page 2
6. As provis'ons for public health and safety are provided in the proposed
mitigation measures,i cluding lake management conditions,slope
stability measures,con truction of a debris basin,'and provision for public
sewer,no public health problems should result from the proposed
subdivision design or improvements.
7. The City Engineer and Planning Director have determined that the design
of the subdivision and roposed improvements will not conflict with
easements, acquired by the public at large,for access through or useof,
propertywithin the pr osed subdivision, and conditions are included to
assure protection of existing easements.
i
Attachment 3
GENERAL PLAN AMENDMENT
The applicant is requesting text and map amendments to the Town of Los Altos
Hills General Plan. These amendments would designate the site as residential,
from Open Space Preserve (OSP) to Residential Very Low (R-VL) and would
delete references to the existence of an active quarry on the project site. A
proposed map revision is attached.
Specifically, the requested text amendments are as follows (deletions are shown
in keelat):
Land Use Element-Page 22,#127
trucking, noise, dust and aesthetics. The quarry is shown as an open space
preserve, an indication that it most likely will only be suitable as open
space. Plans would need to be developed to enhance the site.
Open Space Element- Page 52, Item f (Neary Quarry)
This site, within the Town's sphere of influence, is designated as an open
space preserve based on its function of "managed" production of natural
resources. Currently Santa Clara County is responsible for regulation of
few controls arc levied by the County on the operation. It is anticipated
that, when the quarrying operation ceases to exist, the site will be
unsuitable for other than open space uses.
regulations to control the nuisance factors of the quarry, including noise
residential areas. In addition, the County, the Town, and the property
for other uses.
Recreation Element - page 58, last paragraph, item 1, Open Space
Preserve
this site will ever be suitable for any use other than open space.
Enhancement of the site as an open space preserve will be needed.
1
Quarry Hills General Plan Amendment
Page 2
Conservation Element- Page 86,#616,item 4
General Plan Provisions
One provision of the general .lan is most relevant to this requested change, and
provides criteria against whidh the requested amendment should be judged, as
follows:
Open Space Element - Pag 45,#306, item 3 states, "In the context of the local
physical sitution, the ex action of rock, sand, gravel and mineral resources
is incompatible with goals for maintaining a quality environment and should
be prohibited."
Recommended Findings and Action
The primary reason the area in question has been designated in the General Plan
as "open space preserve" is b cause at the time the plan was last updated (mid-
1970s) the site was being utili ed as an active quarry operation. In 1988 the Neary
Quarry Reclamation Plan wa approved by Santa Clara County, with estimation
that the quarry could be operated until 1998 at current (1988) excavation levels.
With quarry operations no longer taking place and reclamation in process, the
major reason for the "open sp.ce preserve" and "quarry" designations no longer
exists.
In December of 1993, the City Council adopted an appendix to the Conservation
Element which supported th- conversion of the quarry area to residential use
(attached). In 1iht of the information contained in that appendix, the Planning
Commission and City Council may determine that the proposed amendment of
the general plan amendment i in the Town's best interests.
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OSP Open Space Preserve ,
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'_ . APPENDIX TO CONSERV . TION ELEMENT OF THE:GENERAL PLAN OF
THE T•WN OF LOS ALTOS HILLS
NE
This Appendix is required by t e State of California Surface Mining and
.- Reclamation Act of 1975. Publ c Resources Code Section 2710 et seq (SMARA)
1�'; and the State Mi, 'ng and Geol•gy Board Policy. Califorrua Code of Regulations,
Chapter 8,Title 114 Sections 36 -3676.
The State Mining and Geology Board has designated an area adjacent to the
Town of Los Altos Hills as an rea of significant mineral resources. The State
designation is known as "Secto Z-Construction Aggregate Resource Area -
Greenstone depoisit located in ti e Los Altos Hills southwest of the City of Los
Altos in northwestern Santa Cl ra County". See Special Report 146,Part II and
SMARA Designation Report N.. 7. {
This area is in two ownerships. Area 1 is approximately 282 acres and is owned
by the Mid Peninsula Regional Open Space District. Areaj2 is approximately 78
acres and is owned by John Vi•ovich et al and contains the area formerly known
as the Neary Quarry.
As of November, 1993,both ar:as are in the unincorporated area of the County of
Santa Clara and in the sphere o interest of the Town of Las Altos hills.
Area 1 is part of Rancho San A tonio Open Space Preserve owned by the Mid
Peninsula Regional Open Spac= District. The Town of Los Altos Hills will not
seek to include this area in its u ban service area nor will it annex this area into
itscorporate limis since this pr•perty does not need municipal services. The use
of this area as pul licly owned *pen space is incompatible with mining of the
mineral deposits on this proper y. Since the Town of Los Altos Hills will not
annex Area 1, the County of Sa to Clara is the lead agency for purposes of
SMARA.
Area 2 is located west of Interst to 280 between El Monte and Magdalena. The
area is bounded on the north n rthwest and south by Stonebrook Drive. It is
contiguous to the Town of Los ltos Hills. I
Quarry operations began in 193 to provide fill and crushed stone to construct
Moffet Field. The quarry was o crated by John Sondgrothh and Sons from 1934
until 1940 and Sordg roth Broth rs operated it until 1962. George Neary then
uo operated the quariy until 1975 '. hen Patton Brothers Construction took over. A
k'f: Reclamation Plan lwas approve by the Board of Supervisors of the County of
kf . Santa Clara in April, 1989. The Ian was based upon the f{iture site conditions
id..; following an additional 10 year of operations. The Plan contemplates an
,4 ri ;.
*4..';:-
11:F;;It
.; ;;3.,`. QUARRY HILLS SUBDIVISION 31 RESPONSES TO COMMENTS
I.•
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•
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additional 475,000 cubic yards of minerals would be removed prior to
completion of quarrying.
The Neary-Vidovich Quarry Reclamation Plan Annual Monitoring Report- _ f
County of Santa Clara File No: 2674-12-70-85P received by the County f
December 18, 1991 states on page 2, 'There have'not been any (mining)
operations at the Quarry since May 31, 1989. The owner has determined that — -`
(mining) operations at the Quarry will not be res;umed." r
I
The Town of Los Altos Hills supports the decision of the owner to cease mining - —,
operations. It plans to include the area within its urban service area and annex : �__,
the property into the Town following its approval of a tentative subdivision map
for residential development. No quarry operations are allowed within the Town
of Los Altos Hills. 1'
A residential subdivision of Area 2 would result in the permanent removal of ``1 k
significant mineral resources from potential production. Public Resources Code �--1
Section 2762 requires that,prior to permitting a use in an area containing .
important mineral resources, the Town must prepare a statement specifying its
reasons for permitting the proposed use:
From 1934 to May 31, 1989, the Neary Quarry has used as its only haul route
Stonebrook Drive to El Monte and Interstate 280. Stonebrook is a city street;it is
steep and winding. La Loma Drive, Prospect and a number of cul-de-sacs also
use Stonebrook to exit their homes. C
The General Plan of the Town requires a minimum lot size of one acre. These
large lots have resulted in low density residential development with very high
value. This type of development is occurring in the area using the Stonebrook
haul route. For example, the McCullouch Subdivision of 32 lots has access only
on Stonebrook. This subdivision, along with others on Prospect, approved since '7`1
the quarry was closed, have added to the traffic on Stonebrook. There would be -- t
no way to mitigate the conflict between increased residential traffic and the
resumption of quarry hauling. The Town therefore finds that residential
development of the quarry overrides the loss to the region of the remaining :. —
quarry material. • —
In order to comply with California Code of Regulations Section 3576 (c) 3,the Town will record on property titles in the affected mineral resource areas, a
notice identifying the mineral deposit. The notice will be recorded when the
property is annexed to the Town. 1 ''
gip _
i
•
g II
RESPONSES TO CONII�N'PS �
QUARRY HILLS SUBDIVISION 32 4 IPE 1995
•....,...,a nV I (IC AT:TOS HILLS , : - ? -..gl
1
Attachment 4
PRE-ZONING
QUARRY HILLS SUBDIVISION
LANDS OF VIDOVICH
ZONING FROM: County Unincorporated
ZONING TO: R-A (Residential-Agricultural)
Town of Los Altos Hills
Acreage: 78 acres
Address: 11920 Stonebrook Drive
Assessor's Parcel Nos.:
336-26-001
336-26-005
336-26-006
336-26-007
336-26-008
336-26-009
336-26-010
336-34-015
336-34-016
336-34-017
Finding of Consistency with General Plan:
The proposed pre-zoning will be consistent with the Town's General Plan
(as amended) by providing a low density residential use, open space, and
trails, compatible with the surrounding residential neighborhoods.
Attachment 5
October 11, 1995
DRAFT
TOWN OF LOS ALTOS HILLS
CEQA STATEMENT OF FINDINGS AND FACTS
AND STATEMENT OF OVERRIDING CONSIDERATIONS
QUARRY HILLS SUBDIVISION, LANDS OF VIDOVICH,
SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT NO. 257-93-EIR
AND TENTATIVE SUBDIVISION MAP NO. 254-93-TM
I. BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA
Guidelines (Guidelines) promulgated pursuant thereto provide:
"No public agency shall approve or carry out a project for
which an EIR has been completed which identifies one or more
significant environmental effects of the project unless the
public agency makes one or more written findings for each of
those significant effects accompanied by a brief explanation
of the rationale for each finding.
The possible findings are:
1 . Changes or alterations have been required in, or
incorporated into, the project which avoid or
substantially lessen the Isignificant environmental effect
as identified in the EIR.
2 . Such changes or alterations are within the responsibility
and jurisdiction of another public agency and not the
agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted
by such other agency.
3 . Specific economic, social, or other considerations make
infeasible the mitigation measures or project
alternatives identified : in the EIR. "
1
II. FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS OF THE PROJECT ; i
A. EFFECTS DETERMINED TO BE MITIGATABLE TO A LEVEL OF
INSIGNIFICANCE ; I
The Town Council has determined that the effects described below
have been mitigated to a level of insignificance, and hereby makes
findings as described in the Background Section above with respect
to these effects (unless otherwise specified) . Please note that
mitigation measures have been numbered sequentially (not numbered
in the Draft SEIR, but f llow the same general order) .
1 . Land Use
a. Significant effect: evelopment of the project site would not
be consistent with the Town's General Plan.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
1 . Concurrent with annexation to the Town of Los Altos Hills, the
applicant shall apple for a General Plan,Amendment in order to
make the proposed project consistent with the zoning code. The
GPA applies to four text changes deleting references to the
Neary Qua ry and its designation as Open 'Space Preserve.
2 . Transport tion and Circulation ; '
a. Significant effect: Proposed emergency/secondary access to the
site is not adequate since existing Stonebrook Avenue is
narrow and the portion of Stonebrook within the project site
would not be paved.
Finding: Changes or al erations have been required in, or
inc'— orporated into, the prject which avoid or' substantially lessen
the significant environmental effect as identified in the Final
SEIR. j
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
2
2 . Stonebrook Avenue shall be ; upgraded to an asphalt-paved
surface street of at least 20 feet in width, extending from
Street C within the project boundaries to Magdalena Avenue.
Pavement widening shall occur so as to avoid as many of the
mature trees along the roadway as possible. According to the
fire department, the paved surface must be wide enough (i.e. ,
at least 20 feet) to allow for two emergency vehicles to pass
each other. This access shall be gated, with access under
control of emergency personnel. A design for the proposed
upgrade of Stonebrook Avenue, showing the trees proposed for
removal and extensive trimming, shall be submitted for review
and approval to the Planning Director, City Engineer, and Los
Altos Fire Department prior to approval of the Final Map.
This proposed widening of Stonebrook Avenue will itself result
in significant environmental impacts, namely biological and
visual, due to the removal and trimming of existing trees (see
the photos on page 95 of the Draft SEIR) . These impacts are
further discussed in the EIR under their respective headings .
3 . Geology
a. Significant effect: Grading activities associated with site
development may result in impacts associated with slope
stability and erosion.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
3 . All grading and grading operations shall comply with the Town
of Los Altos Hills Site Development Ordinance and the Town' s
Standard Specifications for grading, drainage and erosion
control . All plans for grading shall be submitted for review
and approval by the City Engineer prior to issuance of the
first grading permit.
4 . Prior to the issuance of grading permits, a California
licensed Geotechnical Engineer shall review earthwork plans
for the project to determine compliance with the
recommendations of the Town' s consulting geologist.
5. The Geotechnical Engineer and Engineering Geologist (or a
registered geotechnical professional) would observe and
perform testing services during grading activity. Their
investigations shall provide site-specific recommendations for
3
cut and fill slopes and for slope repair during grading for
roadways, utilities Ind structures, commensurate with details
shown on the approed grading plans and calculations . The
geotechnical professional shall be on site to observe
potential areas of instability and make recommendations for
slope instability repairs . The applicant shall be financially
responsible for having the geotechnical professional on-site.
This shall be accomplished to the satisfaction of the City
Engineer throughout the on-site grading period (s) .
6. Grading operations s detailed on the grading plans reviewed
and approved by the City Engineer shall. be restricted during
the rainy season, the period between November 1 and April 1 .
At the discretion of the City Engineer, grading may be allowed
to proceed if precipitation has been minimal and the grading
technique would minimize the risk of landslides, erosion or
damage to adjacent 1 roperties or environmentally sensitive
areas .
7 . In conjunction with the review and approval of the grading
plans by the City Engineer, the applicant shall submit an
erosion control play detailing techniques for controlling
erosion aid water runoff from the site during grading
activities!. All cut and fill surfaces created by grading and
subject to erosion shall be planted with a ground cover
compatible! with the natural ground covers in the Town and
which thrive with little or no maintenance irrigation once
establisheld. Plantings shall occur within 7 days after
grading. This shall e accomplished to the satisfaction of the
City Engineer during on-site grading.
b. Significant effect: Site preparation and earthwork necessary
for development may result in significant geologic impacts .
Finding: Changles or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Supporit of Finding:
The following m' tigation neasures have been incorporated into the
project:
8 . Prior to or in con,'unction with the issuance of grading
permits as reviewed and approved by the 'City Engineer, areas
to be developed should be cleared of selected trees and bushes
and then stripped to sufficient depth to remove surface
vegetation and weeds, these materials should be removed from
the site o!r stockpilied for later use in landscaping. Should
clearing and grubbing activities be desired prior to the
issuance of grading permits a separate permits shall be
4
obtained from the City Engineer prior to commencement of the
clearing and grubbing activities .
9. Any excavation and/or filling operations shall not be
performed until the site has been cleared and stripped. All
existing fill within the limits of the proposed development
shall be removed to expose competent native material. In
locations to receive fill, the ground surface shall be graded
to be no steeper than 2 : 1 (horizontal to vertical) prior to
placing fill (see the following section on Road Construction) .
Prior to placing fill, the subgrade materials shall generally
be scarified to a depth of 6 inches, moisture conditioned, and
compacted to the normal requirements for engineered fill . Any
filling operations on slopes steeper than 6: 1 shall be keyed
and benched into competent soils or weathered bedrock
materials. This shall be accomplished to the satisfaction of
the on-site geotechnical engineer throughout the grading
phase.
10 . All on-site soils below the stripped layer having an organic
content of less than 3 percent by volume are suitable for use
as fill. Imported fill material used at the site shall be non-
expansive material with a plasticity index of 12 or less . The
on-site geotechnical engineer present throughout the grading
phase of work shall certify to the soils content at regular
intervals as defined by the City Engineer.
11 . Any fill placed at the site shall not contain rocks or lumps
greater than 6 inches in grated dimension with not more than
15 percent larger than 2 .5 inches without prior approval of
the soil engineer. The fill shall generally be compacted to at
least 90 percent relative compaction by mechanical means only
as determined by ASTM Test Designation D 1557-78 . In order to
reduce settlement, it may be determined appropriate to compact
some deep fills to 95 percent relative compaction. Fill shall
be placed in lifts not exceeding 8 inches in uncompacted
thickness . The on-site geotechnical engineer present
throughout the grading phase of work shall certify to the
soils content at regular intervals (each lift) as required by
the City Engineer.
12 . Cut or fill slopes at the site shall have a maximum of 2 : 1
slope (horizontal to vertical) , except for fill slopes that
will be underwater or within the range susceptible to wave
action after the lake is filled. Those slope shall have a
maximum inclination of 2 . 5: 1 . Earth slopes shall be
constructed with 6-foot drainage terraces spaced at 25- to 30-
foot vertical intervals . At these inclinations the cut and
fill slopes will probably be subjected to some minor erosion
and/or sloughing, thus requiring periodic maintenance of the
slopes . Exposed slopes shall be planted with erosion resistant
vegetation in order to minimize erosion. A landscape architect
5
experienced in erosion control planting shall be consulted
prior to selection of the type of vegetation. All cut and fill
slopes shall be designated on the tentative map and approved
by the City Engineer prior to final action on the Tentative
Subdivision Map, and shall be verified in the field by the on-
site geotechnical engineer throughout the grading phase (s) .
All proposed vegetation for remediation of erosion on cut/fill
slopes shall be indicated on the tentative map for review and
approval by the Planning Director prior to approval of the
Final Map by the City Council . Vegetation shall be in place
prior to issuance of building permits or the onset of the
rainy season, whichever comes first. This shall be
demonstrated to the satisfaction of the Planning Director.
13 . Utility pipes shall be bedded in accordance with standard
practice, or as required by the particular utility company.
Plans indicating pipe placement shall be submitted to the City
Engineer and applicable utility companies in conjunction with
street improvement plans for approval prior to issuance of
encroachment permits .
c. Significant effect: Proposed project roadways may result in
impacts associated with settlement of fill and erosion.
Finding: Changes or alterations have been required in, or
i.nc'—orporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project: _>
14 . In order to reduceotential settlement in the area of the
quarry, increasing 1 the specified fill density and/or
increasingj the specified water content during compaction shall
be utilized as deemed necessary by the on-site geotechnical
engineer during the grading phase (s) . Areas where this is
anticipated shall be shown on plans submitted to the City
Engineer for approval prior to issuance of grading permits .
15. The subgrade adjace t to the proposed road fill should be
graded to slope not steeper than 2 : 1 (horizontal to vertical) .
This shall be indicated on the grading plan and submitted for
review and approval to the City Engineer' prior to issuance of
grading permits, and verified in the field by the on-site
geotechnical engineer during the grading phase (s) .
16. Where road fill is to be placed on slopes steeper than 6: 1,
the fill shall be keyed and benched into competent soils or
the weathered bedrock materials . The .road fill shall be
6
constructed in conformance with the general earthwork
recommendations above. This shall be indicated on the grading
plans and submitted for review and approval to the City
Engineer prior to issuance of grading permits, and verified in
the field by the on-site geotechnical engineer during the
grading phase (s) .
17 . Where roads are to be constructed on the hill area, long fill
slopes may be allowed downhill of the roadway if the slopes
are constructed no steeper than 2 : 1 as required. In these
area, alternative construction methods may be considered, such
as using geogrids to allow ',steeper fill slopes, or using
retaining structures such as cribwalls, gabions, or
conventional retaining walls . This shall be indicated on the
revised tentative map and submitted for review and approval of
the City Engineer prior to issuance of grading permits, and
verified in the field by the on-site geotechnical engineer
during the grading phase (s) .
d. Significant effect: Construction-related grading may result
in surface drainage that could lead to on- and off-site
erosion.
Finding: Changes or alterations have been required in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
18 . A concrete-lined v-ditch shall be provided at the tops of all
cut or fill slopes to preventjsurface water from running down
the slope. Concrete-lined v-ditches shall also be provided
along the existing dirt road above the site, particularly
where the road crosses Swales A and 1B. This v-ditch shall
continue down the entire length of the existing dirt road
until it reaches the proposed cul-de-sac. All v-ditches shall
direct surface water into closed pipes that lead to suitable
discharge facilities . Concentrated water shall not be allowed
to flow across any slopes as erosion or weakening of surface
soils could occur. This shall be indicated on the revised
tentative map and submitted for approval to the City Engineer
prior to issuance of grading permits .
7
e. Significant effect: Grading and development of the project
site could result in on- and off-site landslides and/or debris
flows.
Finding: Changes or alterations have been required in, or
inc p rated into, the prpject which avoid or, substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation Lmeasures have been incorporated into the
project:
19 . On the e tire Hillside Area of the project, "building
exclusion zones" sha 1 be delineated on the Final Map and the
CC&R' s, s ch zones encompassing the areas of each lot that
could be affected by a landslide or debris flow. The Final Map
shall be reviewed to indicate these exclusion zones and shall
be submitted to the City Engineer and Town geotechnical
consultant prior to approval of the Final Map, so that it can
be determined that these lots are developable from a geologic
point of view. These lots shall be deleted from the Final Map
if it is determine that the building envelopes cannot be
located out of the paths of potential landslides and/or debris
flows .
20 . Property owners of surrounding parcels who are at risk from
existing hazards associated with landslides which could
originate upslope of the project site on MROSD lands, shall be
made aware of this hazard. The applicant shall notify all
affected property wners in writing (copied to the City
Manager/City Engineer) prior to approval of the Final Map. The
Planning Director shall review the content of said
notificat ' on prior to its mailing (by certified mail, return
receipt r quested) .
21 . To avoid t e potential for impacts to off-site structures from
debris flows, baffle structures, debris basins, or diversion
structures shall be constructed at the subdivision property
line along Lot 21 . T is would reduce this potential impact to
the existing parcel to the southwest of Lot 23 along Hale
Creek. The design for this mitigation shall be submitted to
the City Engineer Or approval prior to the approval of the
Tentative Map and hall be shown for construction on the
grading plan. These devices shall be in place prior to the
issuance of buildi g permits for any lot within this
subdivision which will impact or is impacted by potential
debris flow.
8
f. Significant effect: Development of the project site may
result in lake shore erosion.,
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
22 . In addition to general erosion protection measures taken for
cut or fill slopes, the banks of the proposed lake shall be
protected against erosion from overbank flow and wave action
along the north and northwest sides of the lake. This shall be
accomplished by the use of riprap, soil cement facing, or one
of a number of commercially available, proprietary methods .
This type of slope protection shall extend a minimum of 4 feet
above high water, and 2 feet below the design low water
following initial filling. Additionally, more natural erosion
protection measures shall be installed above this to protect
against overbank erosion on the fill material. Fresh in-place
greenstone does not need to be protected against wave erosion.
The area subject to wave action erosion shall be indicated on
a revised Tentative Map for review prior to approval of the
Final Map.
g. Significant effect: Construction of the proposed lake spillway
may result in erosion impacts related to runoff.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
23 . There will not be a danger of the spillway failing from
erosion, because of the gentleness of the gradient and the
depth of excavation into bedrock. However, the final gradient
will need to provide enough, slope so- that there is not a
problem with stagnant water in this channel from normal storm
runoff. Prior to issuance of grading permits, the soils
engineer shall design the 'outlet channel to accommodate
overflows from the lake. This channel shall be of sufficient
gradient to assure a constant flow and no ponding. The
material chosen to line this channel shall be of a natural
9
material and shall be free from erosion potential . The
spillway elevation shall be determined from survey information
to assure that all building sites shall be free from
inundation. The spillway shall be constructed of a 'permanent
material . The design land construction of the spillway shall be
reviewed and approvgd by the City Engineer prior to the
issuance of grading permits.
h. Significant effect: On-site development may include the use
of reclamation fill.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
24 . A Final geotechnical report on the Neary Quarry/Quarry Hills
Reclamation Project prepared by a registered geotechnical
professional shall b submitted to the Town prior to approval
of the tentative map. The report shall include technical data
that would address the concerns identified by the Town' s
geotechnical consultant regarding stability and as-built
conditions of reclamation fill and shall be modified as needed
to assure the Town that there will be no adverse impacts on
developmen . The report shall be approved by the Town' s
geotechnical consultant prior to issuance of grading permits .
i. Significant effect: Development on-site could result in slope
instability.
Finding: Changes or alterations have been required in, or
i.nc porated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation �easures have been incorporated into the
project:
25. Existing undocument d fill in the vicinity of proposed
roadways and building sites shall be completely removed. These
materials shall be completely removed prior to the placement
of new fill material unless unless it can be demonstrated to the
satisfaction of the Town' s geotechnical engineer that the fill
is properly compacted and has the appropriate structural
10
strength. This shall be accomplished to the satisfaction of
the soil engineer during the grading phase (s) .
26. To accommodate the possibility of shallow sliding and
sloughing of the embankment face, all homes located on
properties at the edge of the fill slope shall be set back a
minimum distance of 20 feet from the break of slope. This
setback shall be indicated on the Final Map submitted for
approval to the City Engineer.
27 . All cut and fill slopes shall be observed by the project
Engineering Geologist and Geotechnical Engineer at the time of
grading to make supplemental recommendations, as necessary.
j . Significant effect: Development of the site may result in
impacts related to quarry wall stability and potential hazards
to future residents .
Finding: Changes or alterations have been required in, or
inc'— orporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
28 . Unauthorized people shall be kept off of slopes in the quarry
wall area. This shall be accomplished through the use of
signage and perimeter fencing. Signage and fencing shall be in
place and approved by the City Engineer prior to issuance of
grading permits. The location of fencing and the wording of
the warning signs shall be reviewed and approved by the City
Engineer prior to issuance of grading permits .
29. Along the southern and eastern rims of the quarry, the upper
layer of weak rock shall be graded in such a manner to protect
Stonebrook Avenue and Magdalena Avenue. The suggested grading
method shall be shown by the project civil engineer on the
grading plan. This would protect Stonebrook Avenue as an
emergency access road for the project, as well as several
existing residential lots to the east along Magdalena Avenue.
This work would likely require easements on some of the
adjacent properties or would require the use of retaining
walls roughly 10-12 feet in height. The areas recommended for
this work are shown on Figure 8 .
Implementation of this mitigation measure would itself result
in significant biological and visual impacts due to the
removal of many trees (including mature oaks) along the
11
northerly side of Stonebrook Avenue and the removal of trees
behind the properties to the east along Magdalena Avenue.
k. Significant effect: Proposed retaining walls may result in
on-site geotechnical impacts.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Supporit of Findi g:
The following mitigation measures have been incorporated into the
project:
30 . Retaining walls and corrective grading as shown in sheet 1 of
the Alan Kropp & Associates, Inc. , "Supplemental Information
Town Review Quarry Hills Subdivision, Los Altos Hills,
California", November 4, 1994 shall , be implemented in
accordance with Town}, of Los Altos Hill's requirements . This
shall be accomplished to the satisfaction of the City Engineer
prior to issuance of building permits .
31 . Retaining walls shall be designed to resist both lateral earth
pressures and any additional lateral loads caused by surcharge
loads on the adjoining ground surface. Design pressures shall
.be determined in conjunction with the final site-specific
foundation investigations mentioned below. Sufficient drainage
shall be provided behind the walls to prevent the build-up of
hydrostatic pressures from surface and subsurface water
infiltration. This shall be accomplished to the satisfaction
of the City Engineer prior to issuance of grading permits .
32 . Lined surface ditchesof a natural material shall be provided
behind any walls tht will have an exposed sloping surface
steeper than 4 : 1 behind them. These ditches, which will
collect runoff water from the slopes, shall be sloped to drain
to suitable discharge facilities . All structural backfill
placed behind the walls shall be compacted to at least 90
percent relative compaction. This shall be accomplished to the
satisfaction of the City Engineer prior to issuance of
building permits .
33 . All retaining wall shall be supported on drilled pier
foundations or footings as determined :during future soils
investigation work. This shall be accomplished to the
satisfaction of the City Engineer prior to issuance of
building permits.
12
1. Significant effect: Past quarry/grading practices on-site may
result in impacts to future residence foundations.
Finding: Changes or alterations have been required in, or
incl orporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
34 . Actual foundation recommendations shall be developed for
individual building sites following site grading and
conceptual-level house design. In some cases additional
subsurface exploration may be needed. Any residences located
on sites sloping steeper than about 6: 1, and any houses that
span from cut to fill, shall be supported on drilled, cast-in-
place, straight-shaft piers that are designed to develop their
load carrying capacity through friction between the sides of
the piers and the surrounding subsurface materials . The piers
shall generally extend into bedrock. The piers shall be tied
together with grade beams. The surficial soils may have a
tendency to creep downhill creating a void along the downslope
sides of the piers, leaving them unsupported. Therefore, the
piers shall be designed as free-standing columns . Plans shall
be submitted to the Town for review and approval by the City
Engineer and Planning Director prior to issuance of building
permits .
35. Residences located on sites flatter than 6: 1, or where bedrock
is exposed by cutting operations, shall be supported on
conventional, continuous and isolated spread footings that
bear on bedrock or competent soil. Plans shall be submitted to
the Town for review and approval by the City Engineer and
Planning Director prior to issuance of building permits .
36. Slabs-on-grade for garages shall be supported directly on
undisturbed natural materials or engineered fill or, where
subgrade soils contain expansive clay, on a layer of
engineered fill . Plans shall be submitted to the Town for
review and approval by the City Engineer and Planning Director
prior to issuance of building permits.
37 . Supplemental foundations investigations shall be performed to
provide site-specific recommendations for each lot. These
recommendations shall be submitted to the City Engineer and
approved prior to issuance of building permits .
13
m. Significant effect: The project site is susceptible to ground
shaking in the event of an earthquake.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
38 . Structures shall be designed and constructed to accommodate
strong ground shaking in accordance with the Uniform Building
Code for Seismic Zone 4 . Plans shall be submitted to the Town
for review and approval by the City Engineer and Planning
Director prior to issuance of building permits .
39. A special geologic investigation to assess the seismic risk to
future development on the lots in the "Quarry Area" of the
project from the Berrocal Fault shall be performed and
submitted to the Cit, Engineer for review and approval prior
to approval of the F'nal map.
4 . Hydrology and Water Quality
a. Significant effect: Development of the project site may
result in drainage and flooding impacts .
Finding: Chan les or allterations have been required .. in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following litigation measures have been incorporated into the
project:
40 . The final design of the storm drain system shall be determined
at the grading permit stage and approved by the City Engineer.
The final selected design shall minimize impacts to the
riparian corridor of Hale Creek downstream of the project
site. Specific plan detailing this shall be submitted for
review and approval long with the required grading plans .
41 . Quarry Hills Lake hall be maintained by the Homeowners
Association. Covenalts, Conditions and Restriction (CC&R' s)
indicating that shall be reviewed and approved by the Planning
Director and City ttorney prior to issuance of building
permits .
14
42 . The design of the project at Lots 5-7 shall mitigate for the
presence of intermittent springs, based upon recommendations
from the project' s geologist, with approval from the Town
Geologist and/or City Engineer. This shall be accomplished
prior to approval of the Final Map.
b. Significant effect: Development of the project site may result
in water quality impacts, including those associated with
erosion and runoff, aquatic plants and insect vectors control.
Findings : Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or
can and should be adopted by such 'other agency.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
43 . The applicant shall file a Notice of Intent to Construct with
the State for construction activities associated with the
development of the site. The project shall be required to
implement source control measures and best management
practices, as identified in the Draft SEIR. The project
applicant shall prepare an SWPPP containing mitigation for
construction and post-construction water quality impacts for
both on- and off-site development. Documentation that
application has been made shall be submitted to the Regional
Water Quality Control Board, ; the Planning Director and City
Engineer prior to issuance of grading permits .
44 . Earthwork be scheduled during the dry season (April 1-October
31) to prevent most runoff erosion. In the event that
earthwork activity is allowed by the Town to occur during the
rainy season, this activity shall be separated from street
gutters and storm drains by ditches, berms or filtration
barriers . This shall be accomplished to the satisfaction of
the City Engineer as needed during the grading phase (s) .
45. During construction near the Hale Creek channel, the developer
shall be responsible for ensuring that debris and soil is not
deposited into the corridor. A debris mitigation plan shall be
submitted to the City Engineer for review and approval in
conjunction with grading and erosion control plans . This plan
shall employ methods of controlling, diverting and re-
directing debris from the adjacent hillsides onto the site.
15
I
46. All grading within 30 feet of the top bank of creek corridors
or installed reclamation plantings shall include temporary
catchment fences at the top of the bank to prevent excess
spoils from entering the creek corridor. Fencing shall be in
place and approved by the City Engineer :prior to issuance of
grading permits .
47 . All exposed soils shall be watered on a daily basis during the
dry season to limit wind erosion. This condition shall be
included as a general note on the erosion control plan
submitted po the City Engineer for review and approval prior
to issuance of grading permits .
48 . An Erosion Control Plan shall be prepared and submitted to the
Town for preview anc approval prior to the issuance of a
grading permit. Erosion control planting shall be installed on
the graded slopes within 7 days after the completion of
grading op1erations, or at the first onset of rain, whichever
comes first. Planting shall be restricted to native grasses
and shrubs that require minimal irrigation. The Planning
Director shall have approval over plant materials to be
utilized. This shall be accomplished to the satisfaction of
the City Engineer avid Planning Director within 7 days after
completion of gradi g operations and prior to issuance of
further permits .
49 . Fertilized runoff from heavily landscaped areas shall be
diffused over unfertilized vegetated areas, as indicated in
the 1988 Lake Management Plan. This shall be indicated on the
grading plan submitted to the City Engineer for review and
approval . This shall be incorporated into the CC&R' s .
50 . Biological control, a shading -agent, or algaecide shall be
considered in the event that nuisance algal bloom requires
mitigation. Because the lake has a small surface area, low
nutrient source, and limited or no outflow during the
treatment application, biological methods shall be utilized
first. This shall be accomplished to the satisfaction of the
City Engineer on an as-needed basis . This shall be
incorporated into th CC&R' s .
51 . Treatment involving he conditional use cutrine, a chelated
copper-based herbici e, shall be allowed once, a year after the
lake stope discharging into Hale Creek. Monitoring of copper
levels shall be required at the time , the lake begins to
discharge again. Application of cutrine may be repeated, only
at the discretion of the City Engineer, if copper levels are
shown to be less than the Water Quality Objective of 11 . 8
parts per billion at hardness of 100 mg/L CACO3. This shall be
incorporated into th CC&R' s .
16
•
52 . The mosquito and midge control methods identified in the 1988
plan shall be made final conditions of approval of the Final
map for the proposed project.
5 . Vegetation and Wildlife
a. Significant effect: Development of the project site may result
in impacts to on-site oak woodland habitats.
Finding: Changes or alterations have been required in, or
inc porated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
53 . Prior to issuance of grading permits for driveways to hillside
Lots 18-23, a tree survey within proposed grading areas shall
be completed by a certified arborist. The survey shall
accurately identify the location of each tree, assess plant
health and form and determine if the trees could be adequately
protected from impacts due to grade changes, compaction,
trenching or changes in water regime. Specific measures to
protect individual oaks identified during the tree survey,
such as construction fencing and root pruning, shall be shown
on the grading plan and be 'made conditions of the grading
permit (s) . This shall be accomplished to the satisfaction of
the Planning Director.
54 . Prior to issuance of grading_or building permits within
hillside Lots 18-23, a tree survey within proposed grading
areas shall be completed by a certified arborist. Tree surveys
shall be completed at the time specific residential
construction plans are prepared and considered. The survey
shall accurately identify the location of each tree, assess
plant health and form and determine if the trees could be
adequately protected from impacts due to grade changes,
compaction, trenching or changes in water regime (irrigation) .
Specific measures to protect individual oaks identified during
the tree survey, such as pruning, irrigation design near oaks,
and protective construction fencing shall be referenced on the
grading plan and made conditions of the permits . This shall be
accomplished to the satisfaction of the Planning Director.
55 . Construction of residences on Lots 6-8 shall be limited to the
area south of the Hale Creek bypass channel . For oaks present
south of Hale Creek within Lot 8, an assessment of proposed
construction on tree health shall be completed by a certified
arborist prior to issuance of a building permit. The
17
assessment shall include specific measures to protect
individuals oaks that would be incorporated as conditions of
the building permit. This shall be accomplished to the
satisfaction of the Planning Director.
56. Prior to site clearing or grading, all oaks that are to be
retained shall be protected by temporary construction fencing,
as prescribed by a qualified botanist or arborist. This shall
be shown on the grading plan, located in the field and
approved by the Playa ning Director prior to the issuance of
grading permit (s) . Encroachment of construction vehicles
under the canopy of oaks shall be restricted. Grading,
trenchingpr paving within the dripline of trees shall not be
allowed without prior consultation with a qualified arborist.
Notes to this shall be included on the grading plan to the
satisfaction of the Planning Director. ' ,
57 . Any oaks removed due to project construction shall be replaced
by planting valley oak or coast live oak seedlings in a
suitable habitat at the vicinity of the impact, as determined
by a qualified botanist, revegetation specialist, or certified
arborist. Replacement shall be at a minimum ratio of 5: 1
trees planted to trees removed. The size of replacement trees
shall be indicated by the Planning Director. A landscape plan
indicating locationsland quantity of replacement trees shall
be submitted for review and approval of the Planning Director
prior to issuance of building permits .
58 . Following planting it shall be the applicant' s responsibility
to assure that replacement oaks shall be monitored annually
for a minimum of 5 years by a qualified botanist or arborist.
The method of monitoring shall be prepared by the applicant
and approvied by the Planning Director prior to the issuance of
building permits . Survival of plants installed shall not be
lower than the 5: 1 replacement ratio . Replanting shall occur
and the monitoring shall begin anew if survival during the
monitoring, period is less than specified. Monitoring reports
shall be provided on an annual basis to the Town of Los Altos
Hills Planning Department, and if requested, to the California
Department of Fish and Game.
b. Significant effect: Development of the proposed project may
result in impacts to on-site special status species .
Findings : Changes or alterations have been required in, or
incorporated into, the project which avoid or! substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
18
finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
59. Preconstruction surveys for raptor nests shall be conducted by
a qualified ornithologist to determine if any actively used
nests would be disturbed by project construction activities .
This report shall be submitted to the Planning Director for
review prior to issuance of the first grading permit. If any
raptor nests are found on the site, recommendations for
avoiding impacts to these birds shall be submitted to the U.S .
Fish and Wildlife Service (USFWS) and the CDFG for review.
Recommendations for avoiding potential impacts to any
identified nesting raptors ' could include: 1) conducting
construction work, including tree removal, outside of the
breeding season (March to July) ; 2) removal of unoccupied
nests outside the breeding season (permits from the USFWS and
CDFG would be required) ; and 31) establishment of construction-
free zones around an active raptor nest (as determined by an
ornithologist and reviewed by the USFWS and CDFG) .
b. Significant effect: Development of the project site may result
in impacts to on-site wetlands and creek channels.
Findings: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency.
Facts in Support of Finding:
The following mitigation measures ; have been incorporated into the
project:
60 . The project shall comply with permit requirements of the U.S .
Army Corps of Engineers and ;the CDFG regarding the proposed
crossing of Hale Creek by the sewer line extension. This shall
be accomplished to the satisfaction of the Planning Director
prior to issuance of grading; permits .
61 . The project shall comply with all of the planting/revegetation
requirements along Hale Creek, as listed in the previously
approved Neary Quarry Reclamation Plan (1989) , or as required
19
by the Town of Los Altos Hills . A detailed landscaping plan
shall be prepared indicating compliance with the reclamation
plan and be submitted for review and approval to the Planning
Director prior to issuance of building permits .
c. Significant effect: Development of the site may result in
impacts to on-site Heritage Oak trees.
Finding: Changes or alterations have been required in, or
incl orporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
62 . A tree removal permi�� shall be obtained from the Town of Los
Altos Hills under Municipal Code (12-2 . 106) prior to the
removal ofany oak greater than 112 inches in diameter at a
height of our feet above the root crown. Locations of trees
to be removed shall be shown on the grading plans and permits
obtained prior to issuance of the first grading permit.
d. Significan effect: do-site development may result in impacts
to plantings already in place or proposed as part of the
previously approved reclamation plan.
Finding: Changes or alterations have been required in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmmIntal effect as identified in the Final
SEIR. -_
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
63 . Plantings proposed as part of the landscape reclamation plan
for Neary Quarry, and as determined by the Town to replace
oaks removed along Dale Creek during implementation of the
Reclamation Plan, shall be designed and installed prior to
issuance of building permits for individual lots in the
project site. Since the proposed project is a substantial
modificatiDn to what was envisioned in the 1988 Reclamation
Plan, modifications o the landscape reclamation plan shall be
made to meet Town standards, as opposed to County standards .
This shall be accomplished to the satisfaction of the Planning
Director.
20
64 . Residences will be setback a minimum of 100 feet from
reclamation plantings along Hale Creek. Where a setback of 100
feet is not possible, as determined by the City Engineer, an
additional twenty-five foot buffer of local native woody
species shall be planted adjacent to revegetation plantings
along the creek. This shall be accomplished to the
satisfaction of the City Engineer and Planning Director prior
to issuance of building permits .
65. Prior to issuance of building permits, reclamation plantings
shall be protected by temporary construction fencing, as
prescribed by a qualified botanist or revegetation specialist.
Encroachment by construction ;vehicles within areas planted as
part of the Neary Quarry Reclamation Plan shall be restricted.
This shall be accomplished to the satisfaction of the Planning
Director.
e. Significant effect: Proposed grading along Stonebrook and
Magdalena Avenues may result in impacts to existing trees.
Finding: Changes or alterations have been required in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
66. The design for the widening of Stonebrook Avenue shall
utilize, to the greatest extent practical, an alignment which
minimizes the loss of trees, ;especially mature oaks . Prior to
the issuance of grading permits for this work, a tree survey
shall be completed by a certified arborist. All native trees
(defined as a plant with a diameter of three or more inches at
a height of four feet above the root crown) to be removed shall
be replaced at a minimum ratio of 5: 1 trees planted to trees
removed (size of replacement trees to be determined by the
Planning Director, but shall be a minimum 5-gallon size) .
Replacement trees shall be hand irrigated for one year after
planting to maximize the likelihood of successful
establishment. Trees to be retained shall be protected with
temporary construction fencing, as prescribed by a qualified
botanist or arborist. Construction fencing shall be erected
prior to commencement of any clearing or grading. This shall
be accomplished to the satisfaction of the Planning Director.
21
6. Utilities ,and Urban ,Services
a. Significant effect: Development of the ,proposed project may
result in off-site impacts associated with the extension of
the sanitary sewer line to the Dawson Subdivision.
***Please note - the Planning Commission has recommended an
alternative san 'tary sewe * line to that proposed in the EIR. Should
their recommendation be a roved, this impactr would no longer exist
and the mitigation measus deleted.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or; substantially lessen
the significant environm ntal effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
67 . The conditions enumerated in the May 2, 11990 Los Altos Hills
Staff Report for the Sewer Line Extension shall be made
conditionsof approval of the proposed project.
68 . Advance wr ' tten notice of the pending construction activities
shall be provided tl the owners of the: property of 11665
Dawson Drie. This s all be accomplished to the satisfaction
of the Planning Dir ctor prior to issuance of grading and
building permits .
b. Significaeffect: evelopment of the p
nt roposed project may
result in the generation of school-age children which in turn
could exceed local piblic school capacities.
Finding: Changes or al erations have been1 required in, or
inc p rated into, the project which avoid or ' substantially lessen
the significant environm ntal effect as identified in the Final
SEIR. i
Facts in Support of Finding:
The following mktigation measures have been incorporated into the
project:
69. Government Code §6596 specifies the acceptable method of
mitigating effects regarding the adequacy of school
facilities. A school impact fee of $1 . 65 per square foot of
residential developm:nt shall be required prior to issuance of
a building permit fo each residential unit.
22
7 . Visual and Aesthetic
a. Significant effect: Development of the project site with
residences may result in impacts to existing view corridors
both on- and off-site.
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
70 . All building materials, color, and finishes shall be in
accordance with the Town' s standards . This shall be made a
condition of approval of the proposed project.
71 . Native vegetation shall be incorporated into the landscaping.
Fire retardant plantings shall be used whenever possible.
Landscaping plans indicating this shall be submitted to the
Planning Director and Environmental Design Committee prior to
issuance of building permits .
72 . Landscape designs shall minimize views of residences from off-
site locations, and screen auto and street lights and glare.
Grading requirements shall be established so that excessive
cut and fill is avoided and any visual scarring due to grading
is quickly revegetated, to help eliminate erosion, and
reestablish the visual quality. Landscaping Plans shall be
submitted to the Planning Director for review and approval
prior to issuance of building permits .
73 . Proposed residences on Lots 18-23 shall be sited below the
ridgelines, so that building, forms do not obstruct views of
the natural landforms . This shall be shown on plans submitted
for review by the Planning ; Director prior to issuance of
building permits .
74 . Residences on Lots 18-23 shall be limited to one-story. This
shall be indicated on plans submitted to the Planning Director
prior to issuance of building permits .
75 . Prominent knolls shall be preserved as public open
space/viewing areas . This shall be indicated on plans
submitted to the Planning Director prior to approval of the
Final map.
76. Oak woodland in natural groupings shall be retained.
Indication of groupings to be retained shall be made by the
23
arborist and approved by the Planning Director. Plans
indicating this shall be reviewed and approved by the Planning
Director prior to approval of the Final Map.
77 . Construction on the (Hillside Lots shall be required to comply
with the Town' s Zoning and Site Development Ordinances for
steep lots . This shall be accomplished to the satisfaction of
the Planni]ng Director prior to issuance of grading permits .
b. Significant effect: Development of the project site may result
in on- and off-site light and glare impacts .
Finding: Changes or alterations have been required in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Findi g:
The following mitigation measures have been incorporated into the
project :
78 . Bare metallic surfaces, such as pipes, flashing, vents, and
light standards shall be painted with a coating that minimizes
reflection, and in accordance with the adopted color board.
This shall be accomplished to the satisfaction of the Planning
Director and Buildin Inspector prior to issuance of occupancy
permits .
79. Overhead light fixtures shall be shaded and directed away from
nearby residences . Lighting shall be in conformance with the
Town' s standards . This shall be accomplished to the
satisfaction of the Planning Director prior to issuance of
occupancy permits .
80 . Low-reflectance materials shall be incorporated into the
building design to reduce on-site glare (i . e. , coated window-
panes) . This shall be accomplished to the satisfaction of the
Planning Director prior to issuance of building permits .
8 . Air Quality
a. Significant effect: ievelopment of the project site may result
in construction-related air quality impacts .
Finding: Changes or alterations have been required in, or
incorporated into, the project which avoid or; substantially lessen
the significant environmental effect as identified in the Final
SEIR.
24
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
81 . Construction contractors shall provide equipment and manpower
for watering of all exposed or disturbed soil surfaces . This
condition shall be indicated on the grading plan to be
submitted for approval by the City Engineer prior to issuance
of grading permits .
82 . Construction contractors shall cover stockpiles of debris,
soil, sand, or other materials that have the potential for
entrainment. This shall be accomplished to the satisfaction of
the City Engineer during the construction phase and a note
requiring this shall be placed in the grading plans .
83 . Construction contractors shall sweep construction areas and
adjacent streets of all mud and dust daily. This shall be
accomplished to the satisfaction of the City Engineer during
the construction phase and a note requiring this shall be
placed in the grading plans .
84 . Construction contractors shall schedule clearing, grading, and
earthmoving activities during periods of low wind speeds and
restrict those construction activities during high wind
conditions with wind speeds greater than an average of 20
miles per hour. This shall be accomplished to the satisfaction
of the City Engineer during the construction phase and a note
requiring this shall be placed in the grading plans .
85. Construction contractors shall control construction and site
vehicle speed to 15 mph on unpaved roads .Signs shall be posted
at the project entrance indicating the speed limit. Notes
requiring compliance shall be included in the general notes on
the front sheet of the grading plans . This shall be
accomplished to the satisfaction of the City Engineer prior to
issuance of grading permits .
9. Noise
a. Significant effect: Development of the project site may result
in construction-related short-term noise impacts .
Finding: Changes or alterations have been required in, or
inc p rated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
25
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
86. A general note requiring that contractors shall be required to
use "new technology" power construction equipment with state-
of-the-art noise shielding and muffling devices shall be
placed on the Title Sheet of the grading plans . All internal
combustion engines used at the project site, as well as
offsite locations with project construction, shall be equipped
with adequate muffling devices . All equipment shall be in good
mechanical, condition, to minimize noise created by faulty or
poorly maintained engine, drive-train, and other
componentsi.This shal be accomplished to the satisfaction of
the City Engineer pr' or to issuance of grading permits .
87 . Construction activit ' es shall be limited to the hours of 8 : 00
a.m. to 5: 00 p.m. , Monday through Friday in accordance with
Town standards . This shall be indicated on the grading plan to
be submitted to the City Engineer for approval prior to
issuance of grading permits .
10 . Cultural Resources
a. Significant effect: Development of the project site may result
in impacts to cultural resources.
Findings : Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Such changes or alterations are within the responsibility and
jurisdiction of another piblic agency and not the agency making the
finding. Such changes h ve been adopted by :such other agency or
can and should be adopted by such other agency.
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
88 . After vegetation is removed on Lots 1, 2, 22, and 23, the area
shall be inspected Iy a qualified archaeologist. A written
report detailing the findings of this inspection shall be
prepared and submitted for approval to the Planning Director
prior to issuance of grading permits .
89. In the event that archaeological traces (i .e. , human remains,
artifacts, concentrations of shell/bone/rock/ask) are
encountered, all construction within a 50-meter radius of the
26
find shall be halted, the Planning Department notified, and an
archaeologist retained to examine the find and make
appropriate recommendations . This shall be accomplished to the
satisfaction of the Planning Director as needed during the
construction phase.
90. As required by State law, if human remains are discovered
during construction, the Santa Clara County Coroner shall be
notified by the developer. The Coroner would determine whether
or not the remains were Native American. If the Coroner
determines that the remains are not subject to his authority,
he would notify the Native American Heritage Commission, who
would attempt to identify descendants of the deceased Native
Americans .This shall be accomplished to the satisfaction of
the Planning Director as needed during the construction phase.
91 . If the remains are Native American, and it is determined that
they do not constitute a significant find, the archaeologist
shall submit a preliminary report, detailing the findings,
analysis and proposed mitigation for the project. Work shall
resume only after the submittal of preliminary archaeological
report and after provisions for reburial and monitoring are
accepted. This shall be accomplished to the satisfaction of
the Planning Director as needed during the construction phase.
92 . A final report to be prepared by a qualified archaeologist
shall be submitted when: a)monitoring is recommended at any
stage of the development process; b) the project site is
determined to be a significant archaeological site; c) Native
Americans remains are found on the site. The final report
shall include background information on the completed work, a
description and list of identified resources, the disposition
and curation of these resources, any testing, and other
recovered information, and conclusions . This shall be
accomplished to the satisfaction of the Planning Director as
needed during the construction phase.
11. Hazardous Materials
a. Significant effect: Development of the project site for
residential uses may result in hazardous materials impacts
associated with existing on-site contamination.
Findings : Changes or alterations have been required in, or
incorporated into, the project which avoid or substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency.
27
Facts in Support of Finding:
The following mitigation measures have been incorporated into the
project:
93 . If any further contamination is noted, construction activities
shall cease until the lateral and vertical extent of the
contamination can be determined and a remediation plan is
implemented. This remediation plan shall include, but not be
limited toF on-site aeration; off-site disposal by landfilling
at a permitted fcility; or on-site treatment using
biodegradajtion/bioremediation processes . A monitoring report
on the status of the remediation activities shall be prepared
and submitted on a wice-yearly basis to the Town Planning
Director a d the Cou ty of Santa Clara Health Department for
approval . This note shall appear on the Title Sheet of the
grading plans .
12 . Public Safety
a. Significant effect: Development of the project site will
result in easier acc ss to the quarry lake area by both humans
and wildlife.
Finding: Changes or alterations have been required in, or
inc porated into, the project which avoid or . substantially lessen
the significant environmental effect as identified in the Final
SEIR.
Facts in Support of Finding:
The following mLtigation ilaeasures have been incorporated into the
project: —
94 . The southern shoreline shall be fenced off to discourage
humans and wildlife from entering. The quarry benches shall be
planted with trees and shrubs to act as a deterrent to
climbing these slopes . This shall be ;accomplished to the
satisfaction of the Planning Director prior to issuance of
building permits .
95 . An access road to the lake shall be provided for
emergency/maintenance purposes . This access road could be
constructed along th southerly side of the lake, extending
from the end of Stret C. This shall be; indicated on a plan
and submitted for eview by the Planning Director prior
approval of the Final map.
GROWTH-INDUCING IMPACTS
No significant growth-inducing effects have been identified for the
revised plan.
28
B. SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF
THE PROJECT IS IMPLEMENTED
1 . Land Use
a. Significant effect: Development of the project site for
residential uses would result in the loss of the use of on-
site mineral resources.
Finding: Specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives
identified in the Final SEIR.
Facts in Support of Finding:
The significant effect has been substantially lessened to the
extent feasible by virtue of General Plan policies and the
Mitigation Measures identified in the Final SEIR, and incorporated
into the project. These measures will result in a significant
mitigation of this impact. Even with implementation of these
measures and policies, the impact of this effect cannot be fully
mitigated. The remaining, significant unavoidable effect is
acceptable when balanced against the facts set forth below and in
the Statement of Overriding Considerations .
There are no feasible mitigation measures that would include mining
because this land use is incompatible with surrounding and proposed
on-site residential land uses .
2 . Transportation and Circulation
a. Significant effect: Proposed access to Lots 19-21 is provided
by inadequate driveways.
*** Please note that the Planning Commission has recommended
deletion of Lots 20 and 21 and has made conditions of approval for
the remaining Lot 19. Should this recommendation be approved, this
significant unavoidable impact would no longer exist and mitigation
measure 96 would not be required.
96. The common/shared segment of the driveway between Lots 19, 20
and 21 shall be designed as .a public street having a paved
width of 22 feet, with a cul-de-sac or other similar design
feature at the end which would allow for fire department
vehicles to turn around. The, grade of this street shall not
exceed 6% for at least the first 40 feet from its intersection
with Street C, and at the location of the turnaround for
emergency vehicles. Grades at other locations on this street
shall not exceed 15%. In addition, grades on the individual
lot driveways shall not exceed 15%, and the driveway for Lot
211 shall require widening or pullouts to provide a means for
vehicles to pass each other. The applicant shall submit plans
29
showing this revised design to the Planning Director and City
Engineer for approval prior to approval bf the Tentative Map.
It is important to note that this mitigation will itself
require substantial additional grading and the likely
widespread use of retaining walls . This will, in turn, result
in substantial additional grading and visual impacts, over and
above that for the project as it is presently proposed. In
other words, while it may be feasible to design a solution to
this access problem from an engineering and geologic
perspective, the resbltant visual impact, would likely be both
significant and unavoidable, and would be contrary to Sections
10-2 . 702 , 10-2 . 1101, and 10-2 . 1102 of the Town' s Zoning and
Site Development Code.
3 . Cumulative Impacts
a. Significant effect: Development of the project site would
result in a cumulative loss of open space.
Finding: Specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives
identified in the Final SEIR.
Facts in Support of Finding:
The significant effect has been substantially lessened to the
extent feasible by virt e of General Plan policies and the
Mitigation Measures ident ' fied in the Final SEIR, and incorporated
into the project. These measures will result in a significant
mitigation of this impac . Even with implementation of these
measures and policies, th impact of this effect cannot be fully
mitigated. The remaining, significant unavoidable effect is
acceptable when balanced .gainst the facts set forth below and in
the Statement of Overridi g Considerations .
' open
It is infeasible to maintain the entire site as space because
the Town would have to purchase the site. However, the project has
been modified and/or conditioned to include the following: upper
hillside areas (proposed Lots 20 and 21, now recommended for
deletion and 2/3 of lots 18 and 19) shall be placed in conservation
easements; houses on the ower hillside area shall be limited to
one-story in height; the 1 ke is proposed as an open space feature;
and, pathways will be pro ided for access to adjacent public open
space areas .
The measures which lessen the impact to the extent feasible and
which are hereby adopted include the following:
97 . The appliciant shall construct "native path" trails in the
Hillside Area of the project site, extending from Street C
and/or Stonebrook Av nue to the adjacent MROSD lands . These
30
trails could be constructed at some of the locations shown on
Figure 4 as "10 foot public trail easements" provided that
those trails do not exceed grades of 10%, with short,stretches
of no more than 15% . However, some of the proposed trail
locations shown on Figure 4 exceed acceptable grades and,
therefore, shall be relocated to areas with lesser grades .
Since the pathways on the, upper hillside area of the
subdivision must connect Street C to the MROSD trails to the
south of the subdivision and to the trails which extends from
the Merrill property to the southwest, two trailheads may be
necessary. If the applicant can successfully connect both of
these existing trails to Street C from one trailhead while
meeting the Town' s requirements, one trailhead would be
sufficient. The locations for all trails shall be reviewed by
the Town' s Pathway Committee, the City Engineer, and MROSD
staff, and designs for the trails shall be submitted to the
Town prior to the public hearings on the Final Map.
98 . The subdivision streets, as designed, do not provide room for
on-street parking. In order to provide some trailhead parking
for residents from outside of the subdivision, the applicant
shall construct between 5 and 10 off-street parking spaces at
or near the trailhead(s) off of Street C. This shall be shown
on a revised tentative map submitted to the Planning Director
and City Engineer for approval prior to approval of the Final
Map. ***Please note that the Planning Commission has
recommended deletion of thisrmitigation measure.
31
,
III . FINDINGS AND FACTS TO REJECT PROJECT ALTERNATIVES
The four alternatives analyzed in the SEIR are also infeasible as
follows :
No Project Alternative is infeasible because resumption of
quarrying activities (all wed with this alternative) could result in
the following impacts : land use incompatibility with surrounding
residences and MROSD lands, truck traffic, 'noise, generation of
substantial dust, loss of vegetation; and substantial
visual/aesthetic impacts . This is not considered environmentally
superior to the proposed project.
Reduced Scale Alternative is infeasible because it does not meet
project objectives to provide additional housing consistent with
the Town' s Hosing Element. The Town has determined that the
reduction of the propose project to 21 lots results in similar
impacts to the Reduced Sc le Alternative
Alternative Land Use: Pu ,lic Open Space is infeasible because of
the economic impact to the Town as it would have to purchase the
property from the applicant.
Alternative Locations are infeasible because the applicant has no
control of ownership for the other sites . It' is anticipated that
the development of the proposed 23-lot subdivision on any of these
three properties would re ult in impacts similar to those at the
Neary Quarry site, except that use of any one of these sites would
notresult in a loss of a State-designated mineral resource of
significance. tse of an lternative site would not convert the
incompatible mining use to compatible residential uses .
32
IV. STATEMENT OF OVERRIDING CONSIDERATIONS
The Final SEIR concludes that if the project is carried out,
certain significant effects may be unavoidable. In this section,
the City Council finds that, as required by CEQA and Section 15093
of Title 14 of the California Administrative Code, the unavoidable
significant effects described in Section II are acceptable due to
the following overriding considerations .
1 . The project would preclude the: resumption of on-site quarrying
activities and would eliminate a disturbed land area and
unsightly feature of the Town.
2 . The project will generate additional property tax revenue for
the Town on a long-term basis . During construction of the
project, additional public revenues will result from sales
taxes on building materials, and business license fees
relating to construction employees, etc.
3 . The addition of 21 market rate housing units will help the
Town meets its Housing Element goals .
4 . Although the proposed project represent elimination of a
significant amount of private open space, it will provide
public trails and access to open space areas of the project
site as well as linking to adjacent public open space areas .
33
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daily logs, status rei orts, compli nce reports, and the final construction monitoring
report; monitoring o -site, day-to day construction activities, including the direction of
environmental moni ors and envir nmental specialists in the understanding of all permit
conditions, site-specific project re irements, construction schedules and environmental
quality control efforts; ensuring contractor knowledge of and compliance with all
appropriate permit conditions; r viewing all construction impact mitigations and, if
need be, propose improvements to the Town; and requiring correction of observed
activities that violaIe project environmental conditions, or that represent unsafe or
dangerous conditions.
The project sponsor hall submit a detailed written plan for mitigation compliance to be
reviewed and approved by the Town of Los Altos Hills Planning Director at each phase
of project development. The compliance plan will serve a ;dual purpose of verifying
compliance with the mitigation measures for the proposed) project and of generating
information on the effectiveness o the mitigation measures. This plan shall describe the
steps the project spnsor (and pr ject contractor) will take 'to assure compliance with
project conditions d shall inc de a checklist verifying compliance with permit
conditions. The plan shall also include provisions for any mitigation monitoring
personnel found neciessary to im lement the plan. The monitoring personnel will be
retained by the proje6t sponsor an will have expertise in appropriate disciplines. Town
staff and/or hired (consultants nder contract to the Town will verify mitigation
compliance by means of the checklist. The project applicant ;shall agree to fund any
additional Town costs for monito ing staff or verification by registered professionals.
5.0 COMMUNICATION AND PORTING REQUIREMENTS
Prior to any construction activities, meetings shall be convened involving Town staff, the
project sponsor and ' eneral contr ctors to review the mitigation monitoring program,
to identify responsib Hies and au 4hority of participants, to define what criteria will be
used to gauge permi compliance, Ind to identify under what conditions the Town will
halt activities and require remedi 1 or corrective measures.
The plan shall formulate an .effective reporting system which documents on-site
monitoring activities and compliace with conditions. The plan shall include submission
of annual reports to the Planning irector describing the project status and a checklist
verifying complianc with permit onditions. Annual reports,shall be submitted for each
year up until one ye after occu ancy.
6.0 MITIGATION MEASURES j
1
Table 1 identifies these mitigations measures that are required for the Quarry Hills
Subdivision Mitigation Monitorin Program. The table identifies potentially significant
impacts, required mitigation mea ures, and the agency or department responsible for
ensuring implementation.
-2- 1
TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Land Use
Development of the project site would 1. Concurrent with annexation to the Town of Concurrent with Planning
not be consistent with the Town's Los Altos Hills, the applicant shall apply for a annexation to the Town. Director
General Plan. General Plan Amendment in order to make the
proposed project consistent with the zoning
code. The GPA applies to four text changes
deleting references to the Neary Quarry and its
designation as Open Space Preserve.
Transportation and Circulation
Proposed emergency/secondary access 2. Stonebrook Avenue shall be upgraded to an asphalt- Designs to be submitted Planning
to the site is not adequate since existing paved surface street of at least 20 feet in width, extending for review and approval Director, City
Stonebrook Avenue is narrow and the from Street C within the project boundaries to Magdalena rior to a roval of the Engineer, and
Avenue. Pavement widening shall occur so as to avoid as p PP
portion of Stonebrook Avenue within many of the mature trees along the roadway as possible. Final Map. Los Altos Fire
the project site would not be paved. According to the fire department,the paved surface must be Department.
wide enough (i.e., at least 20 feet) to allow for two
emergency vehicles to pass each other.This access shall be
gated,with access under control of emergency personnel.A
design for the proposed upgrade of Stonebrook Avenue,
showing the trees proposed for removal and extensive
trimming,shall be submitted for review and approval to the
Planning Director, City Engineer, and Los Altos Fire
Department prior to approval of the Final Map.
This proposed widening of Stonebrook Avenue will itself
result in environmental impacts, namely biological and
visual, due to the removal and trimming of existing trees
(see the photos on page 95 of the Draft SEIR).These impacts
are further discussed in the EIR under their respective
headings.
- 3 -
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Proposed access to Lots 19-21 is (*Note: The numbering of the mitigation measures reflects Prior to approval of the Planning
provided by inadequate driveways. the order in which they appear in the Statement of Findings Final Map. Director and
and Facts. This one impact (significant_and unavoidable)_
appears at the end of that document, hence the high C1 yf Engineer
mitigation measure number.)
96. The common/shared segment of the driveway between
Lots 19, 20 and 21 shall be designed as a public street
having a paved width of 22 feet,with a cul-de-sac or other
similar design feature at the end which would allow for fire
department veludes to turn a—rn The grade of this street
shall not exceed 6% for at least the first 40 feet from its
intersection with Street C, and at the location of the
turnaround for emergency vehicles. Grades at other
locations on this street shall not exceed 15%. In addition,
grades on the individual lot driveways shall not exceed 15%,
and the driveway for Lot 21 shall require widening or
pullouts to provide a means for vehicles to pass each other.
The applicant shall submit plans showing this revised
design to the Planning Director and City Engineer for
approval prior to approval of the Final Map.
It is important to note that this mitigation will itself require
substantial additional grading and the likely widespread use
of retaining walls. This will, in tum, result in substantial
additional grading and visual impacts,over and above that
for the project as it is presently proposed. In other words,
while it may be feasible to design a solution to this access
problem from an engineering and geologic perspective, the
resultant visual impact would likely be both significant and
unavoidable,and would be contrary to Sections 10-2.702,10-
2.1101, and 10-2.1102 of the Town's Zoning and Site
Development Code.
- 4-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION &TIMING AGENCY RELEASE SIGN.
AND DATE
Geology
Grading activities associated with site 3. All grading and grading operations shall Prior to issuance of first City Engineer
development may result in impacts comply with the Town of Los Altos Hills Site grading permit.
associated with slope stability and Development Ordinance and the Town's
erosion. Standard Specifications for grading, drainage
and erosion control. All plans for grading shall
be submitted for review and approval by the
City Engineer prior to issuance of the first
grading permit.
4. Prior to the issuance of grading permits, a Prior to issuance of To w n ' s
California licensed Geo technical Engineer shall grading permits. consulting
review- earthwork--plans- for --the project to _ geologist.
determine compliance with the
recommendations of the Town's consulting
geologist.
5.The Geotechnical Engineer and Engineering Geologist(or Throughout the grading City Engineer
a registered geotechnical professional) would observe and period(s).
perform testing services during grading activity. Their
investigations shall provide site-specific recommendations
for cut and fill slopes and for slope repair during grading
for roadways, utilities and structures, commensurate with
details shown on the approved grading plans and
calculations.The geotechnical professional shall be on site to
observe potential areas of instability and make
recommendations for slope instability repairs.The applicant
shall be financially responsible for having the geotechnical
professional on-site. This shall be accomplished to the
satisfaction of the City Engineer throughout the on-site
grading period(s).
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
6. Grading operations as detailed on the grading plans At the discretion of the City Engineer
reviewed and approved by the City Engineer shall be City Engineer.
restricted during the rainy season, the period between
November 1 and April 1. At the discretion of the City
Engineer,grading may be allowed to proceed if precipitation
has been minimal and the grading technique would
minimize the risk of landslides, erosion or damage to
adjacent properties or environmentally sensitive areas.
7. In conjunction with the review and approval of the Erosion control plan to be City Engineer
-grading-plans-by-the City-Engineer,-the-applicant shall -submitted-in eonjunetion --
submit an erosion control plan detailing techniques for with grading plans.
controlling erosion and water runoff from the site during Plantings to occur within
grading activities. All cut and fill surfaces created by 7 days after grading.
grading and subject to erosion shall be planted with a
ground cover compatible with the natural ground covers in
the Town and which thrive with little or no maintenance
irrigation once established. Plantings shall occur within 7
days after grading. Thi: shall be accomplished to the
satisfaction of the City Engineer during on-site grading.
Site preparation and earthwork 8. Prior to or in conjunction with the issuance of grading In conjunction with City Engineer
necessary for development may result permits as reviewed and approved by the City Engineer, issuance of grading
in significant geologic impacts. areas to be developed should be cleared of selected trees permits except if such
and bushes and then stripped to sufficient depth to remove P s
surface vegetation and weeds; these materials should be activities are desired prior
removed from the site or stockpiled for later use in to issuance of grading
landscaping. Should clearing and grubbing activities be permits, then a separate
desired prior to the issuance of grading permits a separate permit shall be obtained.
permit shall be obtained from the City Engineer prior to
commencement of the dearing and grubbing activities.
- 6-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
9. Any excavation and/or filling operations shall not be Excavation and/or filling On - site
performed until the site has been cleared and stripped.All operations shall not be geo technical
existing fill within the limits of the proposed development erfornteuntilthe site en
d eer
shall be removed to expose competent native material. In p -
locations to receive fill, the ground surface shall be graded has been cleared and
to be no steeper than 21 (horizontal to vertical) prior to stripped.
placing fill(see the following section on Road Construction).
Prior to placing fill, the subgrade materials shall generally
be scarified to a depth of 6 inches, moisture conditioned,
and compacted to the normal requirements for engineered
fill.Any filling operations on slopes steeper than 6:1 shall be
keyed and benched into competent soils or weathered
bedrock materials. This shall be accomplished to the
satisfaction of the on-site geotechnical engineer throughout
the grading phase.
- - -- -- - --- -- -- - - Throughout the-gradingn - site
----
_- 10.All- site soils-below--the-stepped-layer-having an- g $Y' $
organic content of less than 3 percent by volume are suitable phase. geo technical
for use as fill.Imported fill material used at the site shall be engineer and
non-expansive material with a plasticity index of 12 or less. City Engineer
The on-site geotechnical engineer present throughout the
grading phase of work shall certify to the soils content at
regular intervals as defined by the City Engineer.
11. Any fill placed at the site shall not contain rocks or Certified at regular On - site
lumps greater than 6 inches in grated dimension with not intervals (each lift) as geo technical
more than 15 percent larger than 2.5 inches without prior
required byCityengineer and
approval of the soil engineer. The fill shall generally be
compacted to at least 90 percent relative compaction by Engineer. City Engineer
mechanical means only as determined by ASTM Test
Designation D 1557-78.In order to reduce settlement,it may
be determined appropriate to compact some deep fills to 95
percent relative compaction. Fill shall be placed in lifts not
exceeding 8 inches in uncompacted thickness. The on-site
geotechnical engineer present throughout the grading phase
of work shall certify to the soils content at regular intervals
(each lift)as required by the City Engineer.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
•
•
12.Cut or fill slopes at the site shall have a maximum of 21 Prior to approval of the City Engineer
slope (horizontal to vertical), except for fill slopes that will Final Map and verified in
be underwater or within the range susceptible to wave meld-throughout the
action after the lake is filled. Those slope shall have a
maximum inclination of 2.5:1. Earth slopes shall be grading phase(s).
constructed with 6-foot drainage terraces spaced at 25-to 30-
foot vertical intervals. At these inclinations the cut and fill Vegetation shall be in
slopes will probably be subjected to some minor erosion place prior to issuance of Planning
and/or sloughing, thus requiring periodic maintenance of
the slopes. Exposed slopes shall be planted with erosion building permits or the Director
resistant vegetation in order to minimize erosion. A -onset of--the-rainy-seasori-
landscape architect experienced in erosion control planting whichever comes first.
shall be consulted prior to selection of the type of
vegetation.All cut and fill slopes shall be designated on the
tentative map and approved by the City Engineer prior to
final action on the Tentative Subdivision Map,and shall be
verified in the field by the on-site-geotechnical engineer
throughout the grading phase(s). All proposed vegetation
for remediation of erosion on cut/fill slopes shall be
indicated on the tentative map for review and approval by
the Planning Director prior to approval of the Final Map by
the City Council. Vegetation shall be in place prior to
issuance of building permits or the onset of the rainy season,
whichever comes first. This shall be demonstrated to the
satisfaction of the Planning Director. — — —
13. Utility pipes shall be bedded in accordance Prior to issuance of City Engineer
with standard practice, or as required by the encroachment permits. a n d
particular utility company.Plans indicating pipe applicable
placement shall be submitted to the City utility
Engineer and applicable utility companies in companies
conjunction with street improvement plans for
approval prior to issuance of encroachment
permits.
- 8
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
•
Proposed roadways may result in 14.In order to reduce potential settlement in the Prior to issuance of City Engineer
impacts associated with settlement of area of the quarry, increasing the specified fill grading permits and as
fill and erosion. density and/or increasing the specified water deemed necessary by the
content during compaction shall be utilized as on-site geotechnical
deemed necessary by the on-site geotechnical engineer during the
engineer during the grading phase(s). Areas grading phase(s).
where this is anticipated shall be shown on
plans submitted to the City Engineer for
approval prior to issuance of grading permits.
15.The subgrade adjacent to the proposed road Prior to issuance of City Engineer
fill should be graded to slope not steeper than grading permits and as
2:1 (horizontal to vertical). This shall be deemed necessary by the
indicated on the grading plan-and-submitted-for- -on-site geotechnical — ----
review and approval to the City Engineer prior engineer during the
to issuance of grading permits, and verified in grading phase(s).
the field by the on-site geotechnical engineer
during the grading phase(s).
- 9-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING ING AGENCY RELEASE SIGN.
AND DATE
16. Where road fill is to be placed on slopes Prior to issuance of City Engineer
steeper than 6:1, the fill shall be keyed and grading permits and and on-site
benched-into-competent-soils-or-the-weathered verified in the field geotechnical—
bedrock materials. The road fill shall be during the grading engineer
constructed in conformance with the general phase(s).
earthwork recommendations above. This shall
be indicated on the grading plans and submitted
for review and approval to the City Engineer
-prior—to—issuance—of—grading—permitsand—
verified in the field by the on-site geotechnical
engineer during the grading phase(s).
17.Where roads are to be constructed on the hill Prior to issuance of City Engineer
area, long fill slopes may be allowed downhill grading permits and and on-site
of the roadway if the slopes are constructed no verified in the field by the geo technical
steeper than 2:1 as` required. In these areas, on-site geotechnical engineer
alternative construction methods may be engineer during the
considered, such as using geogrids to allow grading phase(s).
steeper fill slopes, or using retaining structures
such as cribwalls, gabions, or conventional
retaining walls. This shall be indicated on the
revised tentative map and submitted for review
and approval of the City Engineer prior to
issuance of grading permits, and verified in the
field by the on-site geo technical engineer during
the grading phase(s).
- 10-
TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION &TIMING AGENCY RELEASE SIGN.
AND DATE
Construction-related gradingmay result 18.A concrete-lined v-ditch shall be provided at Prior to issuance of City Engineer
in surface drainage that could lead to the tops of all cut or fill slopes to prevent grading permits.
on- and off-site erosion. surface water from running down the slope.
Concrete-lined v-ditches shall also be provided
along the existing dirt :road above the site,
particularly where the road crosses Swales A
and 1B. This v-ditch shall continue down the
entire length of the existing dirt road until it
reaches the proposed cul-de-sac. All v-ditches
shall direct surface water into closed pipes that
lead to suitable discharge facilities.Concentrated
water shall not be allowed to flow across any
slopes as erosion or weakening of surface soils
could_occur._This__shall_be_indicated_on the --- _ --
revised tentative map and submitted for
approval to the City,Engineer prior to issuance
of grading permits.
Grading and development of the project 19. On the entire Hillside Area of the project, "building Prior to approval of the City Engineer
site could result in on- and off-site exclusion zones"shall be delineated on the Final Map and Final Map. and Town
landslides and/or debris flows. the CC&R's,such zones encompassing the areas of each lot
that could be affected by a landslide or debris flow. The geo technical
Final Map shall be reviewed to indicate these exdusion consultant
zones and shall be submitted to the City Engineer and Town
geotechnical consultant prior to approval of the Final Map
by the Planning Commission, so that it can be determined
that these lots are developable from a geologic point of
view.These lots shall be deleted from the Final Map if it is
determined that the building envelopes cannot be located
out of the paths of potential landslides and/or debris flows.
- 11 -
TABLE 1
QUARRY HILLS SUBDIVISION
MTIIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
20.Property owners of surrounding parcels who Prior to approval of the Planning
are at risk from existing hazards associated with Final Map. Director
-landslides-which-could-originate-upslope-of-the
-
project site on MROSD lands, shall be made
aware of this hazard. The applicant shall notify
all affected property owners in writing(copied
to the City Manager/City Engineer) prior to
approval of the Final Map. The Planning
_Director shall review—the-content—of-said
notification prior to its mailing (by certified
mail, return receipt requested).
21.To avoid the potential for impacts to off-site Prior to approval of the City Engineer
structures from debris flows, baffle structures, Final Map with structures
debris basins, or diversion structures shall be in place prior to issuance
constructed at the `subdivision property line of building permits for
along Lot 21. This would reduce this potential affected lots.
impact to the existing parcels to the southwest
of Lot 23 along Hale Creek. The design for this
mitigation shall be submitted to the City
- -
Engineer-for approval prior to the aP-approval of
- -- -- - --- -------------- -- ------ -------------
th
---- - - -- - -- --
e Final Map and shall be shown for
construction on the grading plan.These devices
shall be in place prior to the issuance of
building permits for any lot within this
subdivision which will impact or is impacted by
potential debris flow.
- 12-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the project site 22.In addition to general erosion protection measures taken Prior to approval of the City Engineer
may result in lake shore erosion. for cut or fill slopes,the banks of the proposed lake shall be Final map
protected against erosion from overbank flow and wave
action along the north and northwest sides of the lake.This
shall be accomplished by the use of riprap, soil cement
facing, or one of a number of commercially available,
proprietary methods. This type of slope protection shall
extend a minimum of 4 feet above high water, and 2 feet
below the design low water following initial filling.
Additionally,more natural erosion protection measures shall
be installed above this to protect against overbank erosion
on the fill material.Fresh in-place greenstone does not need
to be protected against wave erosion. The area subject to
wave action erosion shall be indicated on a revised Tentative
Map for review prior to approval of the Final map.
Construction of the proposed lake 23.There will not be a danger of the spillway failing from Prior to issuance of City Engineer
spillway may result in erosion impacts erosion, because of the gentleness of the gradient and the grading permits.
related to runoff. depth of excavation into bedrock However, the final
gradient will need to provide enough slope so that there is
not a problem with stagnant water in this channel from
normal storm runoff. Prior to issuance of grading permits,
the soils engineer shall design the outlet channel to
accommodate overflows from the lake.This channel shall be
of sufficient gradient to assure a constant flow and no
ponding.The material chosen to line this channel shall be of
a natural material and shall be free from erosion potential.
The spillway elevation shall be determined from survey
information to assure that all building sites shall be free
from inundation. The spillway shall be constructed of a
permanent material. The design and construction of the
spillway shall be reviewed and approved by the City
Engineer prior to the issuance of grading permits.
- 13 -
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
On-site development may include the 24. A Final geotechnical report on the Neary Report to be submitted To w n ' s
use of reclamation fill. Quarry/Quarry Hills Reclamation Project prior to approval of the geo technical
prepared by a registered geotechnical Final-map and-approved- consuitant
professional shall be submitted to the Town prior to issuance of
prior to approval of the Final map. The report grading permits.
shall include technical data that would address
the concerns identified by the Town's
geotechnical consultant regarding stability and
-as-built-conditions-of-reclamation-fill-and-shall
be modified as needed to assure the Town that
there will be no adverse impacts on
development. The report shall be approved by
the Town's geotechnical consultant prior to
issuance of grading permits.
-14-
TABLE 1
QUARRY HILLS SUBDIVISION
M1ITGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING ACR,NCY RELEASE SIGN
AND DATE
Development on-site could result in 25. Existing undocumented fill in the vicinity of During the grading phase. Soil Engineer
slope instability. proposed roadways and building sites sheuld-
shall be completely removed. These materials
would-shall be completely removed prior to the
placement of new fill material unless it can be
demonstrated to the satisfaction of the Town's
geotechnical engineer that the fill is properly
compacted and has the appropriate structural
strength. This shall be accomplished to the
satisfaction of the soil engineer during the
grading phase(s).
26. To accommodate the possibility of shallow Prior to approval of the City Engineer
— --
slidingandsloughing of-the-embankment face,--Final-map. - -all homes located on properties at the edge of
the fill slope shall b.be set back a minimum
distance of 20 feet from the break of slope. This
setback shall be indicated on the Final Map
submitted for approval to the City Engineer.
27. All cut and fill slopes shall be observed by At the time of grading. Project
the project Engineering Geologist and Engineering
Geo technical Engineer at the time of grading to Geologist and
make supplemental recommendations, as Geo technical
necessary. Engineer
- 15 -
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the site may result in 28. Unauthorized people shall be kept off of Prior to issuance of City Engineer
impacts related to quarry wall stability slopes in the quarry wall area. This shall be grading permits.
-and potential—hazards—to future--accomplished-through-the-use-of-signage-and
residents. perimeter fencing. Signage and fencing shall be
in place and approved by the City Engineer
prior to issuance of grading permits. The
location of fencing and the wording of the
warning signs shall be reviewed and approved
by the—City—Engineer—prior—to issuance—of
grading permits.
29. Along the southern and eastern rims of the To be shown on the City Engineer
quarry, the upper layer of weak rock shall be grading plan.
graded in such a manner to protect Stonebrook
Avenue and Magdalena Avenue.The suggested
grading method shaft be shown by the project
civil engineer on the grading plan. This would
protect Stonebrook Avenue as an emergency
access road for the project, as well as several
existing residential lots to the east along
Magdalena Avenue. This work would- likely
require easements on some of the adjacent
properties or would require the use of retaining
walls roughly 10-12 feet in height. The areas
recommended for this work are shown on
Figure 8.
Implementation of this mitigation measure would itself
result in significant biological and visual impacts due to the
removal of many trees (including mature oaks) along the
northerly side of Stonebrook Avenue and the removal of
trees behind the properties to the east along Magdalena
Avenue.
- 16-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IIVIPACIS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Proposed retaining walls may result in 30.Retaining walls and corrective grading as shown in sheet Prior to issuance of City Engineer
on-site geo technical impacts. I of the Alan Kropp & Associates, Inc, 'Supplemental building permits.
Information Town Review Quarry Hills Subdivision, Los
Altos Hills, California", November 4, 1994 shall be
implemented in accordance with Town of Los Altos Hills
requirements.This shall be accomplished to the satisfaction
of the City Engineer prior to issuance of building permits.
31. Retaining walls shall be designed to resist both lateral Prior to issuance of CityEngineer
earth pressures and any additional lateral loads caused by
surcharge loads on the adjoining ground surface. Design grading permits•
pressures hall be determined in conjunction with the final
site-specific foundation investigations mentioned below.
Sufficient drainage shall be provided behind the walls to
prevent the build-up of hydrostatic pressures from surface
and subsurface water infiltration.This shall be accomplished
to-the-satisfaction-of-the-City-Engineer prior-to issuance of
grading permits.
32. Lined surface ditches of a natural material shall be Prior to issuance of City Engineer
provided behind any walls that will have an exposed grading permits.
sloping surface steeper than 4:1 behind them.These ditches,
which will collect runoff water from the slopes, shall be
sloped to drain to suitable discharge facilities.All structural
backfill placed behind the walls shall be compacted to at
least 90 percent relative compaction. This shall be
accomplished to the satisfaction of the City Engineer prior to
issuance of building permits.
33. All retaining walls shall be supported on drilled pier Prior to issuance of City Engineer
foundations or footings as determined during future soils building permits.
investigation work This shall be accomplished to the
satisfaction of the City Engineer prior to issuance of building
permits.
-17-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Past quarry/grading practices on-site 34.Actual foundation recommendations shall be Plans submitted prior to City Engineer
may result in impacts to future developed for individual building sites issuance of building
residence-foundations. -following site—grading—and—conceptual--level--permits.
house design. In some cases additional
subsurface exploration may be needed. Any
residences located on sites sloping steeper than
about 6:1, and any houses that span from cut to
fill, shall be supported on drilled, cast-in-place,
-straight=shaft piers-that-are-designed-to-develop
their load carrying capacity through friction
between the sides of the piers and the
surrounding subsurface materials. The piers
shall generally extend into.bedrock. The piers
shall be tied together with grade beams. The
surficial soils may have a tendency to creep
downhill creating a void along the downslope
sides of the piers, leavingthem unsupported.
Therefore, the piers shall be designed as free-
standing columns. Plans shall be submitted to
the Town for review and approval by the City.
- --------------
Engineer and Planning Director prior to
issuance of building permits.
35. Residences located on sites flatter than 6:1, Plans to be submitted City Engineer
or where bedrock is exposed by cutting prior to issuance of
operations, shall be supported on conventional, building permits.
continuous and isolated spread footings that
bear on:bedrock or competent soil. Plans shall
be submitted to the Town for review and
approval by the City Engineer and Planning
Director prior to issuance of building permits.
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QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
36. Slabs-on-grade for garages shall be Plans to be submitted City Engineer
supported directly on undisturbed natural prior to issuance of and Planning
materials or engineered fill or, where subgrade building permits. Director
soils contain expansive clay, on a layer of
engineered fill. Plans shall be submitted to the
Town for review and approval by the City
Engineer and Planning Director prior to
issuance of building permits.
37. Supplemental foundations investigations Prior to issuance of City Engineer
shall be performed to provide site-specific building permits.
recommendations for each lot. These
recommendations shall be submitted to the City
--- - - - - -Engineer -and--approved -prior- to issuance-of - ------- --
building permits.
The project site is susceptible to ground 38.Structures shall be designed and constructed Prior to issuance of City Engineer
shaking in the event of an earthquake. to accommodate strong ground shaking in building permits. and Planning
accordance with the Uniform Building Code for Director
Seismic Zone 4. Plans shall be submitted to the
Town for review and approval by the City
Engineer and Planning Director prior to
issuance of building permits.
39.A special geologic investigation to assess the Prior to approval of the City Engineer
seismic risk to future development on the lots in Final map.
the "Quarry Area" of the project from the
Berrocal Fault shall be performed and submitted
to the City Engineer for review and approval
prior to approval of the Final map.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION &TIMING AGENCY RELEASE SIGN.
AND DATE
Hydrology and Water Quality
Development-of-the-project-site may 40.-Tire final design of the storm drain system Determined at the City Engineer
result in drainage and flooding impacts. shall be determined at the grading permit stage grading permit stage.
and approved by the City Engineer. The final
selected design shall minimize impacts to the
riparian corridor of Hale Creek downstream of
the project site.Specific plans detailing this shall
be submitted-for-review-and approval-along-
with the required grading plans.
41.Quarry Hills Lake shall be maintained by the Prior to issuance of Planning
Homeowners Association. Covenants, building permits. Director and
Conditions and Restriction (CC&R's) indicating City Attorney
that shall be reviewed and approved by the
Planning Director and City Attorney prior to
issuance of building permits.
42. The design of the project at Lots 5-7 shall Prior to approval of the City Engineer
mitigate for the presence of intermittent springs, Final map.
based upon recommendations from the project's
geologist, with approval from the Town
Geologist and/or City Engineer. This shall be
accomplished prior to approval of the Final
Map.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the project site may 43. The applicant shall file a Notice of Intent to Construct Prior to issuance of R W Q C B ,
result in water quality impacts, with the State for construction activities associated with the grading permits. Planning
including those associated with erosion development of the site. The project shall be required to Director and
implement source control measures and best management
and runoff, aquatic plants and insect practices, as identified in the Draft SEIR The project City Engineer
vectors control. applicant shall prepare an SWPPP containing mitigation for
construction and post-construction water quality impacts for
both on- and off-site development. Documentation that
application has been made shall be submitted to the
Regional Water Quality Control Board,the Planning Director
and City Engineer prior to issuance of grading permits.
44. Earthwork shall be scheduled during the dry season As needed during the City Engineer
(April 1-October 31) to prevent most runoff erosion. In the grading phase(s).
event that earthwork activity is allowed by the Town to
occur during the rainy season, this activity shall be
separated from street gutters and storm drains by ditches,
berms or filtration barriers.This shall be accomplished to the
satisfaction of the City'Engineer as needed during the
grading phase(s).
45. During construction near the Hale Creek channel, the
developer shall be responsible for ensuring that debris and Iri conjunction with City Engineer
soil is not deposited into the corridor. A debris mitigation grading and erosion
plan shall be submitted to the City Engineer for review and control plans.
approval in conjunction with grading and erosion control
plans. This plan shall employ methods of controlling,
diverting and re-directing debris from the adjacent hillsides
onto the site.
46. All grading within 30 feet of the top bank of creek Prior to issuance of City Engineer
corridors or installed reclamation plantings shall include grading permits.
temporary catchment fences at the top of the bank to
prevent excess spoils from entering the creek corridor.
Fencing shall be in place and approved by the City Engineer
prior to issuance of grading permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
47. All exposed soils shall be watered on a daily Prior to issuance of City Engineer
basis during the dry season to limit wind grading permits.
erosion. Tlus condition shwa 1-be ed as a
general note on the erosion control plan
submitted to the City Engineer for review and
approval prior to issuance of grading permits.
48. An Erosion Control Plan shall be prepared Within 7 days after Planning
rrd submitted-to-the-Townfor review and- completion of grading Director and
approval prior to the issuance of a grading operations and prior to City Engineer
permit. Erosion control planting shall be issuance of further
installed on the graded slopes within 7 days permits.
after the completion of grading operations,or at
the first onset of rain, whichever comes first.
Planting shall be restricted to native grasses and
shrubs that require minimal irrigation. The
Planning Director shall have approval over plant
materials to be utilized. This shall be
accomplished to the satisfaction of the City
Engineer and Planning Director within 7 days
after completion of grading operations and prior.
to issuance of further permits.
49. Fertilized runoff from heavily landscaped Indicated on grading City Engineer
areas shall be diffused over unfertilized plans.
vegetated areas, as indicated in the 1988 Lake
Management Plan.This shall be indicated on the
grading plan submitted to the City Engineer for
review and approval.
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TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&'IINIING AGENCY RELEASE SIGN.
AND DATE
50.Biological control,a shading agent,or algaecide shall be On an as-needed basis. City Engineer
considered in the event that nuisance algal bloom requires
mitigation. Because the lake has a small surface area, low
nutrient source, and limited or no outflow during the
treatment application, biological methods shall be utilized
first. This shall be accomplished to the satisfaction of the
City Engineer on an as-needed basis.
51. Treatment involving the conditional use cutrine, a
chelated copper-based herbicide, shall be allowed once a Treatment allowed once City Engineer
year after the lake stops discharging into Hale Creek per year, with repeat
Monitoring of copper levels shall be required at the time the application only at the
lake begins to discharge again. Application of cutrine may discretion of the City
be repeated, only at the discretion of the City Engineer, if Engineer.
copper levels are shown to be less than the Water Quality
Objective of 11.8 parts per billion at hardness of 100 mg/L
- --- ---- - -- --- -
--------- -- ---
52. The mosquito and midge control methods identified in Made a condition of Planning
the 1988 plan shall be made final conditions of approval of approval of the Final Director and
the Final map for the proposed project.
map. City Engineer
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACT'S MITIGATION MEASURES ACTION &TIMING AGENCY RELEASE SIGN.
AND DATE
Vegetation and Wildlife
Development-of-the-project-site--may--53 Prior-to-issuance-of grading-permits for-driveways-to -Shown on the grading-Planning
result in impacts to on-site oak hillside Lots 18-23, a tree survey within proposed grading plan and made conditions Director
Woodland habitats. areas shall be completed by a certified arborist The survey Of theactin permits.
shall accurately identify the location of each tree, assess g
plant health and form and determine if the trees could be
adequately protected from impacts due to grade changes,
compaction, trenching or changes in water regime.Specific
measures toprotect individual_oaksidentifie1-4uri g 1he-
tree survey,such as construction fencing and root pruning,
shall be shown on the grading plan and be made conditions
of the grading permit(s). This shall be accomplished to the
satisfaction of the Planning Director.
54. Prior to issuance of grading or building permits within Prior to issuance of Planning
hillside Lots 18-23, a tree survey within proposed grading
areas shall be completed Iva certified arborist Tree surveys budding permits within Director
shall be completed a( the time specific residential hillside Lots 18-23.
construction plans are prepared and considered.The survey
shall accurately identify the location of each tree, assess
plant health and form and determine if the trees could be--
adequately protected from impacts due to grade changes,
- - - - compaction, trenching or changes in water_ regime_
-- - - -- - -
(irrigation). Specific measures to protect individual oaks -
identified during the tree survey,such as pruning,irrigation
design near oaks,and protective construction fencing shall
be referenced on the grading plan and made conditions of
the permits.This shall be accomplished to the satisfaction of
the Planning Director.
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TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
55. Construction of residences on Lots 6-8 shall Prior to issuance of Planning
be limited to the area south of the Hale Creek building permits. Director
bypass channel. For oaks present south of Hale
Creek within Lot 8, an assessment of proposed
construction on tree health shall be completed
by a certified arborist prior to issuance of a
building permit. The assessment shall include
specific measures to protect individual oaks that
would be incorporated as conditions of the
building permit. This shall be accomplished to
the satisfaction of the Planning Director.
56. Prior to site clearing or grading,all oaks that Prior to site grading or Planning
are to be -retained -shall--be- protected- by- clearing. - - --- Director
temporary construction fencing,as prescribed by
a qualified botanist or arborist. This shall be
shown on the grading plan, located in the field
and approved by the Planning Director prior to
the issuance of grading permit(s).
Encroachment of construction vehicles under the
canopy of oaks shall be restricted. Grading,
trenching or paving within the dripline of trees
shall not be allowed without prior consultation
with a qualified arborist. Notes to this effect
shall be included on the grading plan to the
satisfaction of the Planning Director.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
57. Any oaks removed due to project Prior to issuance of Planning
construction shall be replaced by planting valley building permits. Director
oak-or-coastlive-oak-seedlings-in-a suitable
-
habitat at the vicinity of the impact, as
determined by a qualified botanist,revegetation
specialist,or certified arborist.Replacement shall
be at a minimum ratio of 5:1 trees planted to
trees removed. The size of replacement trees
shall be-indic-ated-by-the-Planning-Direetor A-
landscape plan indicating locations and quantity
of replacement trees shall be submitted for
review and approval of the Planning Director
prior to issuance of building permits.
58. Following planting it shall be the applicant's Prior to issuance of Planning
responsibility to assure that replacement oaks building permits. Director
shall be monitored annually for a minimum of 5
years by a qualified botanist or arborist. The
method of monitoring shall be prepared by the
applicant and approved by the Planning
Director prior to the issuance of building
permits. Survival of plants installed shall not be
lower than the 5:1 replacement ratio. Replanting
shall occur and the monitoring shall begin anew
if survival during the monitoring period is less
than specified. Monitoring reports shall be
provided on an annual basis to the Town of Los
Altos Hills Planning Department, and if
requested, to the California Department of Fish
and Game.
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TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the proposed project 59. Preconstruction surveys for raptor nests shall be Prior to issuance of first Planning
may result in impacts to on-site special conducted by a qualified ornithologist to determine if any grading permit. Director
status species. actively used nests would be disturbed by project
construction activities.This report shall be submitted to the
Planning Director for review prior to issuance of the first
grading permit. If any raptor nests are found on the site,
recommendations for avoiding impacts to these.birds shall
be submitted to the U.S.Fish and Wildlife Service(USFWS)
and the CDFG for review. Recommendations for avoiding
potential impacts to any identified nesting raptors could
indude: 1) conducting construction work, including tree
removal,outside of the breeding season (March to July);2)
removal of unoccupied nests outside the breeding season
(permits from the USFWS and CDFG would be required);
and 3) establishment of construction-free zones around an
active raptor nest (as determined by an ornithologist and
reviewed-by the USFWS and CDFG). —_ —
Development of the project site may 60. The project shall comply with permit Prior to issuance of Planning
result in impacts to on-site wetlands requirements of the U.S. Army Corps of grading permits. Director
and creek channels. Engineers, and the CDFG regarding the
proposed crossing of Hale Creek by the sewer
line extension.This shall be accomplished to the
satisfaction of the Planning Director prior to
issuance of grading permits.
61. The project shall comply with all of the Prior to issuance of Planning
planting/revegetation requirements along Hale building permits. Director
Creek, as listed in the previously approved
Neary Quarry Reclamation Plan (1989), or as
required by the Town of Los Altos Hills. A
detailed landscaping plan shall be prepared
indicating compliance with the reclamation plan
and be submitted for review and approval to
the Planning Director prior to issuance of
building permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the site may result in 62.A tree removal permit shall be obtained from the Town Prior to issuance of first Planning
impacts to on-site Heritage Oak trees. of Los Altos Hills under Municipal Code(12-2.106)prior to grading permit. Director
the removal of any oak greater than 112 inches in diameter
at a height of four feet above the root crown. Locations of
trees to be removed shall be shown on the grading plans
and permits obtained prior to issuance of the first grading
permit.
On-site development may result in 63.Plantings proposed as part of the landscape reclamation Prior to issuance of Planning
impacts to plantings already in place or plan for Neary Quarry, and as determined by the Town to building permits. Director
replace—oaks—removed—along—Hale—C-reek—during
proposed as part of the previously -
implementation of the Reclamation Plan, shall be designed
approved Reclamation Plan. and installed prior to issuance of building permits for
individual lots in the project site.Since the proposed project
is a substantial modification to what was envisioned in the
1988 Reclamation Plan, modifications to the landscape
reclamation plan shall be made to meet Town standards,as
opposed to County standards.This shall be accomplished to
the satisfaction of the Planning Director.
64.Residences will be setback a minimum of 100 feet from Prior to issuance of City Engineer
reclamation plantings along Hale Creek.Where a setback of
100 feet is not possible,as determined by the City Engineer, building permits. and Planning
an additional twenty-five foot buffer of local native woody Director
- - - species shall be-planted-adjacent to revegetation plantings
along the creek This shall be accomplished o the satisfaction
of the City Engineer and Planning Director prior to issuance
of building permits.
65. Prior to issuance of building permits, reclamation Prior to issuance of Planning
plantings shall be protected by temporary construction building permits. Director
fencing,as prescribed by a qualified botanist or revegetation
specialist. Encroachment by construction vehicles within
areas planted as part of the Neary Quarry Reclamation Plan
shall be restricted. This shall be accomplished to the
satisfaction of the Planning Director.
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TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
BVIPACIS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Proposed grading along Stonebrook 66. The design for the,widening of Stonebrook Prior to issuance of Planning
and Magdalena Avenues may result in Avenue shall utilize, to the greatest extent grading permits. Director
impacts to existing trees. practical,an alignment which minimizes the loss
of trees, especially mature oaks. Prior to the
issuance of grading permits for this work,a tree
survey shall be completed by a certified arborist.
All native trees (defined as a plant with a
diameter of three or more inches at a height of
four feet above the root crown)to be removed
shall be replaced at a minimum ratio of 5:1 trees
planted to trees removed (size of replacement
trees to be determined by the Planning Director,
but shall be a minimum 5-gallon size).
- - - - Replacement-trees shall be hand--irrigated-for-
one year after planting to maximize the
likelihood of successful establishment. Trccs to
be retained shall be protected with temporary
construction fencing, as prescribed by a
qualified botanist or arborist. Construction
fencing shall be erected prior to commencement
of any clearing or grading. This shall be
accomplished to the satisfaction of the Planning
Director.
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TABLE 1
QUARRY BILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION &TIMING AGENCY RELEASE SIGN.
AND DATE
Utilities and Urban Services
Development of-the-proposed-project--67. The-conditions-enumerated-in-the-May 2, Made conditions of- City Engineer
may
f—City-Engineermay result in off-site impacts associated 1990 Los Altos Hills Staff Report for the Sewer approval. and Planning
with the extension of the sanitary sewer Line Extension shall be made conditions of Director
line to the Dawson Subdivision. approval of the proposed project.
68. Advance written notice of the pending Prior to issuance of Planning
construction- activities shall be provided-to-the--grading and building--Director
owners of the property of 11665 Dawson Drive. permits.
This shall be accomplished to the satisfaction of
the Planning Director prior to issuance of
grading and building permits.
Development of the proposed project 69. Government Cpde §65996 specifies the Prior to issuance of Planning
may result in the generation of school- acceptable method of mitigating effects building permits for each Director
age children which in turn could exceed regarding the adequacy of school facilities. A residential unit.
local public school capacities. school impact fee of $1.65 per square foot of
residential development shall be required prior
to issuance--of a building permit for each - - -
residential unit.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Visual and Aesthetic 70. All building materials, color, and finishes Made conditions of Planning
shall be in accordance with the Town's approval. Director
Development of the project site with standards. This shall be made a condition of
residences may result in impacts to approval of the proposed project.
existing view corridors both on- and
off-site. 71. Native vegetation shall be incorporated into Plans to be submitted Planning
the landscaping. Fire retardant plantings shall prior to issuance of the Director and
be used whenever possible. Landscaping plans building permits. Env. Design
indicating this shall be submitted to the Committee
Planning Director and Environmental Design
Committee prior to issuance of building permits.
72. Landscape designs shall minimize views of Prior to issuance of Planning
_residences_from_off-site_locations,__and screen_ building permits. _ Director __ _---
auto and street lights and glare. Grading
requirements shall h. be established so that
excessive cut and fill is avoided and any visual
scarring due to grading is quickly revegetated,
to help eliminate erosion, and reestablish the
visual quality. Landscape plans shall be
submitted to the Planning Director for review
and approval prior to issuance of building
permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACIS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
73. Proposed residences on Lots 18-23 shall be Prior to issuance of Planning
sited below the ridgelines, so that building building permits. Director
forms do not obstruct views of the natural
-
landforms. This shall be shown on plans
submitted for review by the Planning Director
prior to issuance of building permits.
74. Residences on Lots 18-23 shall be limited to Prior to issuance of Planning
-one--story.—This-shallbe-indicated-on-plans building-permits. -Director
submitted to the Planning Director prior to
issuance of building permits.
75. Prominent knolls shall be preserved as Prior to approval of the Planning
public open space/viewing areas. This shall be Final map. Director
indicated on plans submittted to the Planning
Director and approved prior to approval of the
Final map.
76. Oak woodland in natural groupings shall be Prior to approval of the Planning
retained. Indication of groupings to be retained Final map. Director
shall be made by the arborist and approved by
the Planning Director. Plans indicating this shall
be reviewed and approed by the Planning
Director prior to approval of the Final Map.
77. Construction on the Hillside Lots shall be Prior to issuance of Planning
required to comply with the Town's Zoning and grading permits. Director
Site Development Ordinances for steep lots.This
shall be accomplished to the satisfaction of the
Planning Director prior to issuance of grading
permits.
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TABLE 1
QUARRY HILLS SUBDIVLSION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the project site may 78. Bare metallic surfaces, such as pipes, Prior to issuance of Planning
result in on-and off-site light and glare flashing,, vents, and light standards shall be occupancy permits. Director and
impacts. painted with a coating that minimizes Building
reflection,and in accordance with the adopted Inspector
color board. This shall be accomplished to the
satisfaction of the Planning Director and
Building Inspector prior to issuance of
occupancy permits.
79. Overhead light fixtures shall be shaded and Prior to issuance of Planning
directed away from nearby residences. Lighting occupancy permits. Director
shall be in conformance with the ,Town's
standards. This shall be accomplished to the
--. =- satisfaction-of-the-Planning-Director-prior-to-
issuance of occupancy permits.
80. Low-reflectance materials shall be Prior to issuance of Planning
incorporated into the building design to reduce building permits. Director
on-site glare (i.e., coated window-panes). This
shall be accomplished to the satisfaction of the
Planning Director prior to issuance of building
permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Development of the project site may 81. Construction contractors shall provide Prior to issuance of City Engineer
result in construction-related air quality equipment and manpower for watering of all grading permits.
impacts. exposed—or—disturbed soil -surfaces—This-
condition shall be indicated on the grading plan
to be submitted for approval by the City
Engineer prior to issuance of grading permits.
82. Construction contractors shall cover During the construction City Engineer
-steckpiles-o debris soilTsand,-orae-r—mater-ials—phase.
that have the potential for entrainment. This
shall be accomplished to the satisfaction of the
City Engineer during the construction phase and
a note requiring this shall be placed in the
grading plans.
83. Construction contractors shall sweep During the construction City Engineer
construction areas and adjacent streets of all phase.
mud and dust daily.This shall be accomplished
to the satisfaction of the City Engineer during
the construction phase and a note requiring
--- compliance with this conditions shall-be noted - -
on the grading plans.
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TABLE 1
QUARRY HILLS SUBDIVISION •
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING ING AGENCY RELEASE SIGN.
AND DATE
84. Construction contractors shall schedule During the construction City Engineer
clearing, grading, and earthmoving activities phase.
during periods of low wind speeds and restrict
those construction activities during high wind
conditions with wind speeds greater than an
average of 20 miles per hour. This shall be
accomplished to the satisfaction of the City
Engineer during the construction phase and a
note requiring compliance with the condition
shall be noted on the grading plans.
85. Construction contractors shall control Prior to issuance of City Engineer
construction and site vehicle speed to 15 mph grading permits.
— — on-unpaved-roads.—Signs-shall-be-posted-at the—
project entrance indicating the speed limit.
Notes requiring compliance shall be included in
the general notes on the front sheet of the
grading plan. This shall be accomplished to the
satisfaction of the City Engineer priorto
issuance of grading permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Noise 86. A general note requiring that contractors Prior to issuance of City Engineer
shall be required to use"new technology"power grading permits.
_Development of the_prnject_site_may__constnuction equipment with—state-of-the-art
result in construction-related short-term noise shielding and muffling devices shall be
noise impacts. placed on the Title Sheet of the grading plans.
All internal combustion engines used at the
project site; as well as offsite locations with
project construction, shall be equipped with
adequate muffling devices_ AILeq ipment shall
be in good mechanical condition, to minimize
noise created by faulty or poorly maintained
engine, drive-train, and other components.This
shall be accomplished to the satisfaction of the
City Engineer prior to issuance of grading
permits.
ti
87.Construction activities shall be limited to the Prior to issuance of City Engineer
hours of 8:00 a.m. to 5:00 p.m., Monday through grading permits.
Friday in accordance with Town standards.This
shall be, indicated on the grading plan to be
submitted--to---the-City--Engineer-for-approval - — __--
prior to issuance of grading permits.
Cultural Resources 88. After vegetation is removed on Lots 1,2, 22, Prior to issuance of Planning
and 23, the area shall be inspected by a grading permits. Director
Development of the project site may qualified archaeologist. A written report
result in impacts to cultural resources.. detailing the findings of this inspection shall be
prepared and submitted for approval to the
Planning Director prior to issuance of grading
permits.
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TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
89. In the event that archaeological traces (i.e., As needed during the Planning
human remains, artifacts, concentrations of construction phase. Director
shell/bone/rock/ask) are encountered, all
construction within a 50-meter radius of the find
shall be halted, the Planning Department
notified, and an archaeologist retained to
examine the find and make appropriate
recommendations.This shall be accomplished to
the satisfaction of the Planning Director as
needed during the construction phase.
90. As required by State law, if human remains As needed during the Planning
are discovered during construction, the Santa construction phase. Director
Clara-County-Coroner-shall-be-notified-by-the
developer. The Coroner would determine
whether or not the remains were Native
American. If the Coroner determines that the
remains are not subject to his authority, he
would notify the Native American Heritage
Commission, who would attempt to identify
descendants of the deceased Native
Americans.This shall be accomplished to the
satisfaction of the Planning Director as needed
during the construction phase.
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TABLE 1
QUARRY HILLS SUBDIVISION
MIITGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
91. If the remains are Native American,and it is As needed during the Planning
determined that they do not constitute a construction phase. Director
significant-find, the archaeologist-shall submit a
preliminary
rchaeologistshall-submit-apreliminary report, detailing the findings,
analysis and proposed mitigation for the project.
Work shall resume only after the submittal of
preliminary archaeological report and after
provisions for reburial and monitoring are
-acceptedThis—shall be—accomplished—to—the—
satisfaction of the Planning Director as needed
during the construction phase.
92. A final report to be prepared by a qualified
archaeologist shall be submitted when: As needed during the Planning
a)monitoring is recommended at any stage of construction phase. Director
the development process; b) the project site is
determined to be a significant archaeological
site; c) Native Americans remains are found on
the site. The final report shall include
background information on the completed work,
a description and list of identified resources,the
disposition and curation of these resources, any
testing, and other recovered information, and
conclusions. This shall be accomplished to the
satisfaction of the Planning Director as needed
during the construction phase.
- 38 -
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Hazardous Materials 93. If any further contamination is noted, Note to appear on the Planning
construction activities shall cease until the lateral grading plans with work Director and
Development of the project site for and vertical extent of the contamination can be on-going. County of
residential uses may result in determined and a remediation plan is Santa Clara
hazardous materials impacts associated implemented. This remediation plan shall Health
with existing on-site contamination. include, but not be limited to: on-site aeration; Department
off-site disposal by landfilling at a permitted
facility; or on-site treatment using
biodegradation/bioremediation processes. A
monitoring report on the status of the
remediation activities shall be prepared and
submitted on a twice-yearly basis to the Town
Planning Director and the County of Santa Clara
-- — Health-Department for-approval.—This-note-shall- — - —
appear on the Title Sheet of the grading plans.
Public Safety 94.The southern shoreline shall be fenced off to discourage Prior to issuance of building Planning Director
humans and wildlife from entering. The quarry benches permits.
Development of the project site will shall be planted trees and shrubs to act as d
P p lto climbing these slopes.with This shall shrub
accomplisheda toeterrent the
result in easier access to the quarry lake satisfaction of the Planning Director prior to issuance of
area by both humans and wildlife. building permits.
95. An access road to the lake shall be provided for Prior to approval of the Final Planning Director
emergency/maintenance purposes.This access road could be map.
constructed along the southerly side of the lake, extending
from the end of Street C This shall be indicated on a plan
and submitted for review by the Planning Director prior to
approval of the Final map.
- 39-
TABLE 1
QUARRY HILLS SUBDIVISION
MITIGATION MONITORING AND REPORTING PROGRAM
IMPACTS MITIGATION MEASURES ACTION&TIMING AGENCY RELEASE SIGN.
AND DATE
Cumulative Impacts 97.The applicant shall construct "native path" trails in the Prior to approval of the Pathway _
Hillside Area of the project site, extending from Street C Final map. Committee,
Development of the project site would result in a and/or Stonebrook Avenue to the adjacent MROSD lands.
City-Engineer,
currrulave oss of open space. These trails could be constructed at some of the locations MROSD
shown on Figure 4 as "10 foot public trail easements"
provided that those trails do not exceed grades of 10%,with
short stretches of no more than 15%.However,some of the
proposed trail locations shown on Figure 4 exceed
acceptable grades and,therefore,shall be relocated to areas
with lesser grades.Since the pathways on the upper hillside
--area-of-the-subdivision nmst-connectStreet-2-to-the-MROSD—
trails to the south of the subdivision and to the trails which
extends from the Merrill property to the southwest, two
trailheads may be necessary.If the applicant can successfully
connect both of these existing trails to Street C from one
trailhead while meeting the Town's requirements, one
trailhead would be sufficient The locations for all trails shall
be reviewed by the Town's Pathway Committee, the City
Engineer,and MRCSD stiff,and designs for the trails shall
be submitted to the Town prior to the public hearings on the
Final Map.
98. The subdivision streets, as designed, do not Prior to approval of the Planning
provide room for_on-street parking._In order-_to_ Final map_ - Director and
City Engineer
provide some trailhead parking for-residents
from outside of the subdivision, the applicant
shall construct between 5 and 10 off-street
parking spaces at or near the trailhead(s) off of
Street C. This shall be shown on a revised
tentative map submitted to the Planning
Director and City Engineer for approval prior to
approval of the Final Map.
_40_
Attachment 7
General Plan
206.4. (cont.) the advantageous effect of reducing speeds and through traffic.
Thus , any maintenance proposed or other proposal that may at
some time arise should be guided by considerations aimed at •
preserving the character of the environment.
All major collectors shown on the Plan Diagram presently
exist with the exception of a proposed extension of Stonebrook
Drive. The existing collectors are thought to be generally ade-
quate in design and alignment; however, numerous local improve-
1
ments such as minor widenings will be needed. It is proposed
mmommommomon
•
that Stonebrook Drive be extended in the future to provide
access to future residential development and also rovide for
better circulation for emergency vehicles and better general cir-
culation by linking two portions of the planning area now only
Nimommo
connected by Interstate 280. 1 The location of this connection
is such that any significant increase in through traffic in the
inommomm..„0- Immo„
affected areas would appear t'o be minimal .
5. Minor Collectors All minor collectors exist except for the
Lupine Road extension and the extension of Mora Drive. The Lupine
Road extension is- needed to provide better circulation for emer-
gency vehicles and residents in case of emergency. It will
better integrate the western and northwestern portions of the
planning area into the Los Altos Hills community. The develop-
ment of the cross tie should be accomplished with minimal destruc-
tion of the natural environment. •
The Mora Drive extension is proposed to serve future residen-
tial development.' To provide continuity of route and for emer-
gency and general traffic purposes , the extension of Mora Drive
is shown as extending to connect with St. Joseph Avenue.
- 40 -
OCT-04-1995 07 07 FROM TO 914159413160 P.02
10955!IMagdalena Road
Los Altos Hills,CA 94024
Septe4lber 29, 1995
Los Altos Hills Planning Commission
26379 Fremont Road
Los Altos Hills,CA 94022
Dear Planning Commissioners.
During the September 26, 1995 Planning Commission meeting on the Quarly Hills subdivision project,
you took a consensus vote to open Stonebrook Road at Magdalena as a Throe h Street to sbare
subdivision traffic. You stated that this consensus vote will be reviewed withiput public discussion during
the October 11,1995 meeting and will be followed by 1 your final vote. Your&nal vote recommendations
will then be passed onto the Town Council.
As a representative of the residents-of Stonebrook at Magdalena,I would likgi to comment that this
position was a significant reversal of recent written(Match 1995 Draft EIRE and July 1995 Responses to
Draft EIR)and public discussion on the use of Stonebrook at Magdalena.The prior position was to use
Stonebrook as an Emergency Access.During the public meeting on September 7, 1995 the Through Street
topic came up quickly and was placed on the agenda for the September 26, 111105 meeting Those of us in
attendance from the Stonebrook area were quite concerned that the topic had•returned in such a manner.
Indeed, several of us wanted to speak that evening. Only one,Mr.Ed Carlstgetne at 10921 Stonebrook,was
alluwed the podium
Between September 7, 1995 and September 26, 1995 several of us penned sod signed a letter dated
September 15, 1995.This was submitted by fine to you on September 21, 1995. That letter provided a
number of reasons why we,the residents of the Stonebrook area,do not want Stonebrook used as a
Through Street. At the September 26, 1993 meeting I summarized this letter at the podium for the
Commission.After a relatively brief public discussicni in the conte of this iasuc's significance and
complexity,the Commission took a consensus vote to open Stonebrook and put in a retaining wall to
support the quarry wall. Few of our submitted concerns were addressed byy«consensus
recommendation.I noted the supporting reasons for your consensus positive its.
1) The Town General Plan states that Stonebrook should be a.Through Street
2) Stonebrook at Magdalena should share the subdivision vatic with Staucbwuk at El
Monte.
3) Geotechnical engineers have recommended the wall for saltety and ground stability.
We understand your supporting reasons,but believe that the issue is complex and deserves more public
discussion.The final recommendation needs refinement with solutions inclulled for some of the items
below.
For this reason I am requesting this topic be reopened for public discussion.itt the Planning Commission
level. We believe it best serves the Town Council to publically discuss thesy:issues before your final vote
and submission so that their review time will be minimized-A few of the nl.fining questions are:
1) Are there ways that we can meet the guidelines of the Genoral Plan without making
Stonebrook a through street?
2) . Can a mitigation plan for the retaining wall be reviewed tre save the heritage oaks?
3) Has the mad been dedicated?This issue is not clear in our opinion and needs closer
review.
•
•
I '
OCT-04-1995 07:07 FROM TO 1 914159413160 P.03 ,
•
4) Who would own the r d maintenance?The Thmagh.S 1xeetroption will require more
maintenance.
5) Card the subdivision two cul-de-sacs to meet the requirrmeut that we support part
of the subdivision yet eliminate the through traffic issue?
6) . Carl traffic counts at Stonebrook and Magdalena intersetltion be taken now to
monitor the effects the road is modified for either?
At this time I am trying to contact each of you by phone to discuss our positioyt to reopen the public
discussion I am muting with m of my wmmmnity on a daily basis t9;i understand their
perspectives so that T_Iknnight reasonably resent them in our conversations. ]!n addition,I have contacted
John Vidovich to let him know that I asking to reopen this.I will also maUe a concerted effort to
review the existing General Plan to better understand the circulation requirecuems in the community at
large. 1
We sincerely your time on this issue. You have spent a signifiwnV;mrmbet of hours reviewing
:,. . L on the community. We value service.
the Quarry Hills subdivision and its ,Yom'
serely,
y
i
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Stonebrook and Megdidene Resident Meeting: October 3r 1995 •
Stonebrook Use to Support Quarry Hila Subdivisioti Project— Emergency Access or through Street i
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- - A
OCT-04-1995 07:09 FROM TO 914159413160 P.05 •
• Stonebroot at Magdalena
• Los Altos Mills, CA 94024
October, 4,•1995
Los Altos Hills Planning Commission
26379 Fremont Road
Los Altos Hills, CA 94022
Dear Planning Commissioners, •
Nine homes represented by lk individuals met at my home last night, Tuesday,
October 3, 1995, to discuss your current consensus recommendation to:
- Make Stonebr ok a Through Street betweeor El Monte and
Magdalena
- Require a retai ing wall to stabilize quarry wall at edge
closest to Ste ebrook at Magdalena.
•
You currently intend to review this recommendation on OclOber 11, 1995.
Afterward you will perform a fi al vote and pass the recom,7?nendation onto the
Town Council f4 review. At t is time we do not have any odditional
opportunities to discuss this with you publicly although we Nave submitted a •
letter dated September 29, 1995 requesting such discussion.
I have been authorized by the attached residents of the Stonebrook at
Magdalena area to summarize our positions_ Although a number of other topics
were discussed I will provide my the most critical items,at this time.
- We are in unanimous agreement to support an Emergency
Access use for tonebrook at Magdalena in•association with the
Quant' Hills subdivision. We unanimously do not support the
Through Street proposal.
- We are in unan mous agreement to seek reliention of the rural
nature of Stone rook at Magdalena including, most importantly.
the heritage oaks.
- We are in unan mous agreement that the'relalning wall needs
fu-ther investig tion to determine if:
- it may actually cause more instability by its construction
• than b eft.
- It can be constructed, if required, to retain rural
environment with heritage oaks.
OCT-04-1995 07:09 FROM TO 914159413160 P.06
r i
- We are in unanimous agreement that a new fence needs to be
built around the Vidovich property in our area to prevent
individuals from entering the quarry area for illafety reasons.
i have requested that the attached individuals contact you on an individual basis
and to attend the October 11, 1995 meeting. We want to correct your
impression that we are not keenly interested in this topic. Again, thank you for
your time and consideration.
ncerely,
•
rol T. John-on
10955 Magla - • "oad
Los Altos Hlllls, CA 94024
.
•
` Stonebrock and Magddfena Resident Meeting: October 31 1995
to ,.• :W, , • Hits Subdivision P ` -. --E :- •Iii.L.h Amoss Of Through Sit , 0
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• -
To: Los Altos Hills Planning Commission
From: Ed Carlstone 10921 Stonebrook Drive - (on the portion of Stonebrook
the plan indicates as Stonebrook Ave.)
For the past several months we have been following the activity of the
commission regarding the Quarry Hills project. We have attended every
meeting and have expressed our concerns in a diplomatic manner. We have
not been more vocal because we were in*eneral agreement with the EIR in
most areas. We were observing each meeting to make sure nothing was
radically changed.
The EIR did a thorough study of the traffic generated by the Quarry Hills
project. The traffic study, commissioned by the town, concluded that the
traffic impact of the Quarry Hills project on Stonebrook Drive and El Monte
was insignificant and did not require mitigation. The study determined "it is
not anticipated that this increase would be noticeable to residents." (page 44)
The staff report under "Conditions of approval - page 26" states "The EIR
addressed this issue (increased traffic on Stonebrook and El Monte) and
concluded that the increased traffic level would not have a significant impact
on the streets in the area or on the affected intersections."
The traffic study also noted the site distance problem at Stonebrook and
Magdalena. This problem would be exacerbated considerably by an increase
in traffic on Stonebrook. This intersection is extremely dangerous because of
the blind curve coming down Magdalena that turns just before Stonebrook
enters Magdalena. Foothill students cutting across could be a major danger.
Through traffic between Magdalena andlEl Monte on Stonebrook would very
likely increase the traffic on Stonebrook Drive rather than decrease it.
The planning commission then reduced the number of buildable lots in
Quarry Hills, which would further reduce traffic, which the traffic study
already said was insignificant.
The only public testimony on the subject was testimony and letters from all
the people on Stonebrook Avenue near Magdalena stating that they did not
want Stonebrook to be a through street.
RECEIVED
: :..JS ALTOS HILLS
With all the evil ence, the EI' report, the town initiated traffic studies, the
public testimony, and the to . planners, all recommending that Stonebrook
Ave. be for emeigency access only, we were expecting the planning
commission to recommend th• emergency access solution to the town council.
We were shocked when the p anning commission took la consensus vote in
favor of Stonebrook as a thro gh street. Up to that point none of the
professional studies had indi ated a recommendation in that direction.
Perhaps we werL naive, but e did not think that government worked that
P
way, particularly with your s-nsitivity toward the Silvers in the discussion of
their street.
We bought on this street bec.use of the rural, rustic nature of the street and
that the street vifas private. L. of us on the street value the heritage oaks,
the rural natur of the street and the peace and quiet!
1
We also have serious concern. about the grading operation and the retaining
wall. We are obJviously inter:sted in having a stable road. We also have a
major concern that the heavy construction vehicles that would be used to
grade and build the retainin: wall may cause more damage to the quarry
wall and its stability than woiI d be solved by retaining wall itself. The other
concern is whether Stonebrook could handle the stress'of a through street. A
through street would mean vhicles of varying sizes and weights including
major construction trucks. a geological engineers are nervous enough
about the wall tb recommend major mitigation measures, and then you vote
to make it a thrdugh street a d add more stress and vibration to the area. An
exhaustive EIR would need t be done to determine whether the area and the
road could handle the stress f through traffic.
We still feel that the best sol tion for this project is:
1. Keep Stonebrook as emer ncy access only.
2. Keeping Stonebrook as em•rgency access only may make the major
grading project unnecessary .r may reduce the mitigation measures so that
the heritage oaks and the en onment can be saved.
We are actively interested in his issue and would like to see public
discussion again on the issue .f Stonebrook Ave.
Thank you for y ur considera 'on. ''