The URL can be used to link to this page

Home My WebLink AboutOctober 13OSC FInal_Minutes16-1013.docx 1 Los Altos Hills Open Space Committee Los Altos Hills Parks and Recreation Building FINAL Minutes of Regular Meeting October 13, 2016 Members and Associates Present: George Clifford, Nancy Couperus, Kit Gordon, Alice Sakamoto, Sharen Schoendorf, Jean Struthers, Wendie Ward, Sue Welch (Members) Members and Associates Absent: Sarah Fogarty (Member); Richard Contreras, Heather Knight, Karen Lemes (Associates) Council Liaison Present: Gary Waldeck Member of Public Present: Kjell Karlsson (LAH Finance and Investment Committee) 1.Call to Order and Approval of Minutes A. Roll Call. KG called the meeting to order at 9:05 am. B. Acceptance of Meeting Minutes. AS moved to accept with minor amendments the minutes of the September 8, 2016 meeting. KG seconded and vote was unanimously in favor (GC, NC, KG, AS, SS, JS, WW, SW). 2.New Business A. Committee Membership Changes. SF requested to resign from full membership because of other commitments and to continue to participate as an Associate Member. NC moved that OSC accept SF’s resignation and appoint her to serve as an Associate Member. KG seconded and the vote was unanimously in favor (GC, NC, KG, AS, SS, JS, WW, SW). OSC will inform the City Clerk. B. Subdivision Ordinance Update. It was suggested OSC speak with planning staff about the major issues involved in the update, as well as the process and the proposed timeline. C. Define “lawful fences” in open space easement. OSC briefly discussed the topic and will seek further information from staff. D. Future Topics List. KG asked members to review the list of potential future topics shown under Item 6 on the agenda and to consider possible ways to address these topics. 3.Continuing Business A. Byrne Preserve: i)Grassroots Ecology has resumed invasive plant removal work at Byrne and will hold workdays every other Monday through Thanksgiving. OSC members are invited to participate. ii)Tree stumps/rounds pilot program. The Town work crew placed Eucalyptus stumps at several locations in Town (e.g., Byrne, Bob Stutz and Mary Stutz paths) to serve as resting spots for hikers and horsemen. This project, suggested by Council Member Gary Waldeck, has been well received by the public and City Manager Carl Cahill is ordering more stumps from McClenahan to place along other Town pathways. No stumps will be placed on private property. iii)Bike Ban. No problems have been reported and equestrians continue to provide positive feedback. B. Top Elegant Investment (Stirling) Subdivision Update. SW, AS, and SS recused themselves for proximity. At a Planning Commission Study Session on Sep 1, 2016 the developers presented an update of their project plans. OSC discussed a draft OSC response (Attachment A) that addressed the developers’ presentation. Suggestions were made for several revisions to the recommendation. GC moved that OSC accept the suggested revisions to the OSC recommendations on the Stirling subdivision plans presented at the Planning Commission Study Session on Sep 1, 2016. JS seconded. The vote was 5 in favor (GC, NC, KG, JS, WW); and 3 recusing themselves (SW, AS, SS). KG will send the revised OSC recommendation to the City Clerk. C. Creek Signage. Nothing reported. D. Town Newsletter Articles. Two articles from OSC are planned for future issues on Palo Alto Animal Services (AS), and Dr. Albert Barnitz Byrne (SF). An article on invasive plants (e.g., identification and management) was also suggested. E. Wildlife Seminar on Snakes. Deferred. F. Coyote Sightings. Nothing reported. G. Property Review Information Sheet. OSC discussed the process of OSC property reviews, including how Planning Department decides which plans to forward to OSC for review, how reviews should be conducted and recorded, and how OSC members can obtain property records. Criteria for OSC review OSC FInal_Minutes16-1013.docx 2 (e.g., slopes, creek, significant oaks) were discussed. It was suggested that OSC could opt to request review of all properties undergoing development. It was suggested that OSC ask each City department to post on the Town web site a list of projects they are working on (as Public Works already does). This information will improve communication between staff and committees, as well as help keep the public informed. NC moved that the OSC contact City Manager, Carl Cahill and request that City departments post on the web information about the projects they are currently working on in order to improve communications with standing committees. SS seconded and the vote was unanimously in favor (GC, NC, KG, AS, SS, JS, WW, SW). 6. Planning A. Fence Permit Reviews. None received. B. Site Plan Reviews. i) 13210 Sunset Drive. (GC) ii) 25383 La Rena Drive. (KG and JS volunteered to make site visits and draft a recommendation) iii) 12815 Deer Creek Lane. (GC, NC, KG, and WW volunteered to make site visits and draft a recommendation) 5. Communications from the Floor. None. 6. Open Discussion. 7. Adjournment The meeting was adjourned at 11:00 am. Next Regular Meeting: Thursday, November 10, 2016 9:00 AM at LAH Parks and Recreation Building Attachment A: DRAFT OSC Comments and Recommendations on Stirling Subdivision Final minutes were approved as amended (red text) at the Regular OSC meeting of Nov 13, 2016. DRAFT   1  To: Suzanne Avila  Date: October 2016  From: Open Space Committee  Subject: Comments & Recommendations on Stirling Subdivision Proposal  Introduction  On September 24, 2012 and January 14, 2014, the Open Space Committee wrote a set of  recommendations for the proposed subdivision at 28030 Natoma Road, known as the Stirling  Subdivision. Since January 2014, more information has been made available. Outlined below  are current recommendations from the Open Space Committee based on information posted  on the Town's website.   Property Characteristics  The 18.18 acres property has a wealth of environmental assets and complexities:  •moderately steep to precipitous slopes  •Matadero Creek  •riparian corridor  •large drainage swale and ephemeral creek centered in the middle of the property  •several small slides and two large landslides  •natural springs emanating from the largest of the landslides  •Monte Vista Fault  •productive, active well  •established oak grove  •grassland meadow and chaparral brush  •significant portion designated as Open Space Conservation Area    An abundance of flora and fauna species lives on and around this site. The property also serves  as a critical hub for wildlife migration, linking the major open space areas in this part of Town:  •Arastradero Preserve  •Matadero Creek  •Poor Clare’s Monastery Lands  •Byrne Preserve    9‐1.501 To the degree that the natural amenities, characteristics, topography, vegetation  and wildlife, are preserved, the probability of acceptance of a given subdivision will be  enhanced.   Municipal Code, Title 9 Subdivisions and Land Plans  DRAFT   2      Recommendations  1. Environmental Impact Report (EIR)  We conclude that there is potential for significant environmental degradations from the  proposed development with insufficient mitigations and therefore alternatives should be  assessed. Significant details are missing from the Initial Study/Mitigated Negative Declaration  (IS/MND) and we urge the Town not to sign the IS/MND. Cumulative impacts have not been  analyzed. An EIR would be in the best interest of the applicant and the Town. Agency review  from Regional Water Control Board (RWQCB) and California Department of Fish and Wildlife  (CDFW) with collaboration with California Native Plant Society (CNPS) is essential to protect  Matadero Creek and the rich habitat from detrimental impacts not only on the property but  extending to the Matadero watershed. The Shute Mihaly letter gives ample examples of  shortcomings and inconsistencies in the IS/MND.  Because of the legal shortcomings of the Initial Study, and the impracticability of mitigating  impacts that will clearly result from the Project, the Town of Los Altos Hills ("Town") must  reject the Initial Study and require an environmental impact report ("EIR") in its place to  fully analyze the Project's impacts and propose a full range of alternatives. ... Town's failure  to require an adequate review will leave the Town vulnerable to legal challenge.  Shute, Mihaly & Weinberger letter, January 20, 2016    Open Space Conservation Area   …Within these areas, special measures should be taken to conserve the natural quality of  the area and to avoid environmental degradation.  LAH Town General Plan, Land Use Element    2. Oak Grove Easement  We recommend an open space easement (OSE) for the established oak grove at entrance of  property at the proposed roadway and portions of proposed Lots 1 & 2. Oak trees should also  be protected at top of swale (proposed lot 7) to preserve function and soil stability.  • The easement should protect trees numbered: (#### etc. please help identify tree  numbers) See Figure 1 below.   • An easement was proposed at the September 1 Planning Commission Study Session but  details are needed for the area and easement constraints. Easement language should  follow standard open space easement protocol.    Policy 2.2 Minimize disturbance of the natural terrain and vegetation.   DRAFT   3  Preserve and protect native and naturalized plants, with special attention to  preservation of unique, rare or endangered species and plant communities such as  oak woodlands.   Policy 2.3 Preserve and protect Heritage Trees, including native oaks and other  significant trees, on public and private property.      LAH General Plan, Conservation Element        Figure 1: Oak Tree Map  3. Eastern Border Wildlife Corridor Easement  We recommend an OSE of 25 feet on the eastern border of the property for wildlife passage.  • A 15 foot easement was proposed by the applicant at the September 1 Study Session.   However, we feel that 25 feet is appropriate, considering the abundance of wildlife on  the property.   • The applicant's proposal included property line fences is inconsistent with wildlife  corridors, and with the Town's open, rural community goals.  Any fencing on the  interior of such an area, even “wildlife‐friendly,” is dangerous to the wildlife moving  DRAFT   4  through it.  For example, deer will panic and flee on perceiving a threat, and will crash  headfirst into such fences, with usually fatal consequences.    • The existing chain link fence along eastern and northern border should be removed.    Policy 1.7 To the extent possible, link open spaces together visually and physically  to form a system of open spaces.  Policy 1. 8 Ensure that land uses and structures are compatible with the general  open space quality of the planning area.  Policy 2.6 New residential subdivisions shall provide open space for recreation in  order to meet their appropriate share of local recreation needs.  LAH General Plan, Open Space Element  Policy 2.7 Avoid the development of environmentally sensitive areas that are rich in  wildlife or of a fragile ecological nature, such as areas of rare or endangered species  of plants, or riparian areas.   LAH General Plan, Conservation Element    4. OSE Connection to Neighbors:  We recommend that open space easements connect to existing adjacent open space and  pathway easements on neighboring properties, specifically:   Note from Kit: Can someone check easements on border properties? Do any pathway or  OSE exist? Or other adjacent paths, OSEs?  • lands of Wood (12400 Melody Lane) at southern boundary  • lands of Yong (13456 S Fork Lane), Kuranoff (13440 S Fork Lane), Prudence (13452 S  Fork Lane) at northern boundary  • lands of Lalchandani (13300 Country Way) and Frenzel (13311 Country Way) at  western boundary  • lands of Schoendorf (13145 Bryd Lane), Rapp (13263 Simon Lane), Sakamoto (13315  Simon Lane), Murakami (13313 Simon Lane), Sloss (28025 Natoma) at eastern  boundary  5. Fence Setback:  We recommend a 10‐foot fence setback between property lines.  • The rich habitat value of this site should continue to provide passage for the Town's  native wildlife; a continuous, impenetrable grid of fences would limit wildlife passage.  • Depending on other open space easements (colluvial swale, northern, eastern  boundary), this recommendation may not apply to every property boundary.   • The existing subdivision perimeter fence on the eastern and northern boundary should  be removed.  • (Note from Kit: I think we should focus on easement between proposed lots 2&3 to  connect to pathway easement on Rapp, assuming we get swale easement, oak  easement, eastern and northern easements)  DRAFT   5    6. Swale Easement:   In 2012, 2014 and now in 2016 we strongly recommend an open space easement on the  large swale in the center of the property, covering most of proposed lot 7. Several Town  policies require protection of natural swales and drainage areas. Drainage is especially  important on this steep, complex property. See Quaternary Colluvium, Qc, area on Figure 2.    Figure 2. Soil and geology of subdivision.  The swale is an extension of the creek and provides these functions:  • collects and directs surface and shallow groundwater  • slows surface and shallow groundwater flows  • increases groundwater recharge for local well usage  • filters contaminants from runoff  DRAFT   6  • stabilizes the soil of the ephemeral creek in the steepest lower section    A relatively broad shallow swale was present in the central area of the site. An ephemeral  creek descends from the swale down to the west to the flowing creek.  Romig Engineering Report, May 2014    • The unstable, unconsolidated Qc, soil is not suitable for development as noted in the  engineers report and hence, the proposal to excavate 5000 cubic yards of soil and  create an engineered fill. See Figure 3 below.   • No mitigation has been proposed for the loss of drainage system for the surrounding  lands, including uphill neighboring lots on Simon Lane, section of Natoma Road and  parts of Poor Clare's lands. Subsurface drainage flows to this swale.  • Vegetation on all Qc soil, including heritage oaks at top of swale (at proposed driveway  for lot 7) should remain to stabilize soil and retain hydrological function.   • The lower steep swale and ephemeral creek will have a greater likelihood of sliding  without the upper swale to slow and direct flow to shallow aquifers. A slide at the  ephemeral creek would take the proposed drainage outfall pipes with it.  • The existing Qc swale has greater runoff capacity than the proposed bioretention pond.    Policy 2.5 Steep slopes, canyons and ravines generally in excess of 30% slope, as well as natural  swales and drainage channels, and geologic hazard areas within areas designated for residential  development shall be left undisturbed and preserved in their natural condition to the maximum  extent feasible.   Policy 2.6 Limits on the development of individual residential lots shall be determined based on  evaluation of such factors as natural vegetation, topographic characteristics, soils and geology.   LAH Town General Plan, Land Use Element     Policy 1.1 Avoid fencing, piping, and channelization of creeks when flood control and public safety  can be achieved through measures that preserve the natural environment and habitat of the creek.   Policy 1.2 Work with the Santa Clara Valley Water District and other relevant regional agencies to  enhance riparian corridors and provide adequate flood control by use of low impact restoration  strategies.   Policy 1.3 Preserve the integrity of riparian corridors as unique and environmentally sensitive  resources.   Policy 3.1 Maintain and protect creeks and riparian corridors for wildlife that use this resource for  food, shelter, migration and breeding.  Policy 5.1 Keep or restore major drainage courses in their natural condition insofar as possible  because of their importance in supplying major vegetation, land forms and wildlife habitat, and  storm drainage.  DRAFT   7  Policy 5.2 Protect the Town’s groundwater from the adverse impacts of urban uses.  Policy 5.3 Encourage the conservation and efficient use of water in new and existing residences.  LAH Town General Plan, Conservation Element     Policy 1.2: Protect and maintain those areas necessary to the integrity of natural resources and  processes, with special emphasis on, but not limited to, the groundwater recharge and drainage  system, open spaces vital for wildlife habitat, open spaces suitable for agriculture, and other areas  of major or unique ecological significance.  LAH Town General Plan, Open Space Element    9‐1.602           All lots or parcels shall be designed so as to take maximum advantage of, while still preserving,  the basic natural characteristics of the land. The subdivider shall demonstrate, through tentative lot  design and development plans, that careful consideration has been given to the design and size of  the lots or parcels, the probable types of improvements, access, support facilities, minimal alteration  of topography, protection of mature vegetation, and the retention of existing natural drainage  courses. (§ 6:20, Ord. 180, as amended by § (part). Ord. 232, eff. July 3. 1976)  Municipal Code, Title 9 Subdivisions and Land Plans      Figure 3. Red line shows area for proposed excavation of    5000 cubic yards colluvial soil.  DRAFT   8    7. Stormwater Management  An extensive drainage system has been proposed with stormwater runoff piped from all nine  lots to one central retention basin (to be built in the swale we recommend for conservation).  We recommend managing stormwater runoff for each property at each property site rather  than one central location.   • Decentralized stormwater basins at each home site, preferably underground, will cause  less erosion to the creek than one large outfall of stormwater from all homes and  roadways.  • Extensive underground piping is not recommended in hilly terrains. Ground shifts can  create pipe separations.   • Extensive piping across the property will create more ecological degradation both  during construction and subsequent repairs. Tree roots will be affected.   • The proposed central outfall is piped over an ephemeral creek in an open space  easement. This should not be allowed. Construction and maintenance in this steep  ephemeral creek will impact water quality, erosion and habitat.      Figure 4: Proposed Stormwater Drainage System  Lower blue trapezoid is detention basin; 5 blue ovals are manmade swales    8. SelfRetaining Drainage Swales Easement  DRAFT   9  Drainage for the proposed subdivision includes creation of manmade swales on proposed lots  1‐4 and 9. We recommend an OSE on proposed man‐made self‐retaining drainage swales in  proposed lots 1‐4 and 9 to preserve their function to manage runoff. (See Figure 4).   • We are concerned that the location of swales relative to established oak trees may  create oak tree health risks.  • We are also concerned that swales above grade of homes may create risks to house  foundations and have limited functionality in storm events greater than 25‐year (or 10‐ year?) events for which they are designed.    9. Steep Slope and Creek Easement  OSC recommends OSE on slopes of 30% and greater, and along Matadero Creek at the southern  and western property boundary and over the feeder colluvial swale (most of proposed lot 7).  • The entire southern and western property boundary is sloped more than 30% and has a  proposed OSE.  • There are non‐contiguous sections of grades steeper that 30% on proposed lot 9 (at  existing building) and portions of proposed lots 5 (at the landslide), 6 (at the landslide),  7 (along faultline) and 8 (along faultline). We recommend extending the OSE to include  the landslide and faultline areas in proposed lots 5, 6 and 8.    Figure 5. Slope classification of site.  10. Landslides and Spring Easement  DRAFT   10  We recommend an OSE on marked landslide areas and spring on proposed lots 5 & 6. We also  recommend that the landslide not be divided between two property owners.   • The head scarp of the upper landslide has slope in excess of 30%.   • The Cotton, Shires and Associate report of August 20, 2014 recommends drawing the  property line "to avoid splitting the displaced mass of the upper Dormant Landslide"  unless "acceptable to the Town." We recommend that it not be acceptable to the Town  to split the landslide between two owners.    • When land slides, riparian vegetation and creek function are at risk. Development  should be restricted in these areas.   • A spring exists in the upper landslide and a subdrain system has been proposed. The  maintenance of the drain with its responsibility and liability should reside with one  property owner.   • The above mentioned subdrain system has been proposed in a steep, sensitive OSE. We  don't recommend construction in a steep OSE. More details are needed about impacts to  the surrounding environment during construction and maintenance.    Policy 2.5 Steep slopes, canyons and ravines generally in excess of 30% slope, as well as  natural swales and drainage channels, and geologic hazard areas within areas designated for  residential development shall be left undisturbed and preserved in their natural condition  to the maximum extent feasible.     Policy 2.6 Limits on the development of individual residential lots shall be determined based  on evaluation of such factors as natural vegetation, topographic characteristics, soils and  geology.   LAH Town General Plan, Land Use Element     Where difficult terrain or other unusual conditions exist, lots larger in area than the  minimum shall be provided as necessary to accomplish the purposes set forth in this  chapter, whether due to features of grade, topography, the probability of the land being  subjected to slides, inundations, or other hazards.  9‐1.604 Lot size and requirements.    11. Northern Boundary Easement:   We recommend a 25 foot OSE on the northern boundary overlapping the pathway easement  and the connector pathway to the roadway.  • The proposed pathways at the northern boundary and its connector to the proposed  road is necessary for wildlife passage.   • This area is within the Open Space Conservation Area.  DRAFT   11  • An OSE will insure structures such as fences or gates will not be built, or if the path is  not built, the OSE will still protect these passages for wildlife.    12. Stagger Lot Lines From Existing Residents  Staggering the proposed lot lines relative to existing homes will improve esthetics and meet  the Town's goal for open, rural atmosphere. We recommend modifying property boundary  lines for lots 1‐4 to be offset from existing properties.  13. Bridge, Pathway and Agencies  The proposed northern boundary pathway and bridge across Matadero Creek will significantly  impact erosion and integrity of riparian vegetation in this very steep and environmentally  sensitive area. We don't recommend a path and bridge at this location (Note from Kit   please comment!!)  • The pathway is unnecessarily long causing extensive vegetation loss.  • A path is not recommended in the steep open space easement.  • The loss of vegetation on steep slopes for construction of the path will increase storm  water runoff and thus erosion locally and downstream.  • Loss of riparian vegetation will impact wildlife habitat.  • The bridge is proposed at the narrowest creek crossing, an area of highest potential for  erosion.    • Details on bridge design, methods of construction, and access during construction are  needed.  • Regulatory agencies CDFW and RWQCB should be consulted. The following excerpt  from the WRA Environmental Report erroneously defines riparian vegetation and  thereby falsely excluded this project from CDFW jurisdiction. Any vegetation in the  riparian area is considered riparian vegetation and should not be cut; bays and willows  alone do not only define riparian vegetation.  In areas where hydrophytic vegetation including willows (Salix sp.) and California bay was  present at or below top of bank, the outer edge of the riparian vegetation canopy was  delineated as the extent of CDFW jurisdiction. In areas where the vegetation above top of bank  was dominated by upland vegetation, including coyote brush (Baccharis pilularis), and poison  oak, this vegetation was excluded from riparian CDFW jurisdiction.   WRA Environmental Consultants Report, April 1, 2016    14. Local Well for Irrigation  We recommend keeping the existing wells. Water conservation is crucial for our region. Use of  local well water for irrigation rather than imported, potable water is recommended.  Preservation of the colluvial swale and soil will improve groundwater recharge for local well  use.   DRAFT   12  Policy 5.3 Encourage the conservation and efficient use of water in new and existing residences. LAH Town General Plan, Conservation Element     15. Slope and LUF Worksheets  Several errors exist on the slope and LUF worksheets. For example, see contour lines 404 and  410 on total parcel calculations, contour line 394 for proposed lot 6, contour lines 480‐490 on  proposed lot 9 all are lower than measured. For proposed lots 8 & 9, contour lines 370‐390 are  mostly excluded from slope. Please explain. Please provide corrected contour line calculations  for slope and LUF worksheets or provide new worksheets if new lot lines are proposed.      ‐‐‐end of document       Kit: I'm not planning to include map this but I may depending on opinions  Land Use Designation  A large portion of the site is within the Town‐specified area designated as Open Space  Conservation Area. See Figure below, with subdivision boundary noted in red dashed line.    DRAFT   13     