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HomeMy WebLinkAboutRESO 5573• • ~IGINAL RESor.uT ION NO. 5573 RESOLUTION 01'~ TUE COUNCIL OF THE CITY. OF PALO ALTO APPROVING A PRELIMINARY PARCEL MAP FOR PROPERTY LOCATED AT 3885 PAGE MILL ROAD, AND GRANTING AU EXCEPTION SUBJECT TO CONDITIONS l'~HC~-~!' .. ~. :._ 38.762 ?.~rf':; of p~--nr··-.·~·:-~ :.~~: ... :!.J :..:·-~ (i;i;:"i: S~J!;:1 District Requlations) and co:mmonly known as 3885 Page Mill Roa.:l is proposed to be divided into four (4) parcels: and WHEREAS~ the parcel known as "Parcel B11 is required to maintain a lot area of ten (10) acres and ~ould fail to meet said requireraents, thus requiring an exception from said require- ment. NOW, THEREFORE, the Council of the City ~f Palo Alto does RESOLVE as follows: SECTION 1. The City Council finds that there are special conditions affecting the subject property: that the exception is necessary for the preservation and enjoyment of a substantial property right of the petitioner' and that the exception granted will not be detrimental to the public welfare or injurious to other property in the territory in which this property is situat.ed. SECTION 2~ The City Ccuncil hereby approves the preliminary parcei map for the subject property, as shown on the map attached hereto and incorporated herein by this reference, and grants t.~e exception to the requir&~ents of Chapter 21.32 of the Palo Alto Municipal Code required as indicated above, subject to the following conditions: a. Dedication of a one-foot-wide non-access strip along the entire frontage of Page Mill Road except for the two driveway openings which shall be indicated on final map. ba Dedication of a ten-foot-wide public-utilities easement along•Page Mill Road frontage and easement from existing pole on P~rcel B to Page Mill Road shall be granted, subject to requirements of Utilities Department. c. At driveway access points, acceleration and deceleration lanes shall be constructed on Page Mill Road at the applicant's expense.- d. Dedicdcion of a two-hundred-foot-wide conservation easement, the centerline of· which shall be the centerline of Adobe Creek, and which shall run the length of said creek on the subject property, pro- hibiting construction thereon. • '] , .. • SECTION 3. The Council hereby fintls that tho project will not have a significant impact on the environment. lNT~OOUCED AND PASSED: July 17, 1978 AYES: NOES: Brenn~r, Carey, Clay, Eyerly, Fazzino, Fletcher, Henderson, Sher Witherspoon None None ABSENT: None ATTEST: 1f ,L 9-::1:~1 City Cler J APPlWVED Xs TO FORM: \J ~~ (>(~~-~ ASS~city Attorney APPROVED: fc;?f~ Cl tf'Mani9er APPROVED AS TO CONTENT: '-/ ' (k..i .. rt.~ Official ~+;-/ ~nin9~ Community Environment APPROVED: -~ c;=_.~-~-==- Mayor . ') -2- ~. •. June 23, 1978 PLANNING COMM.I SS ION Palo Alto, California C A L ; F 0 R ,, I I !i4 ~ Q Preliminary Parcel Map -3885 Page Mill Road Members oi the Commission: Background The application of Richard Barry, et al, has been continued at the appli- cant's request since the February 22 agenda, in order for the applicant to work with staff to bring the total acreage of the property into ca:o.pliance with the requirements of the Open Space district regulations. New submittal In the interim, the epplicant has purchased additional land adjoining the original parcel. The new piece, 3.89 acres in size, is assessor's parcel number 351-5-38. It lies on both banks of the north fork of Adobe C~eek, and consists of extremely steep slopes vi.th a riparian habitat along the stream bed. A re-drawing of the lot lines from the earlier submittal has added acreage to the proposed lots. The original submittal had 8.7 acres in each of 4 proposed lots. The new map has ten acres in lots A, C and D, - and 8. 7 acres in lot B. -There is no change from the original map in the proposed driveway locations or house sites. At its meeting of February 22, 1978 the Commission indicated that it be- lieved the proposal did conform to th"1 cluster principle of the Open Space district, but that the requested exception to the ten-acre minimum lot size was too great. The use does conform to the Comprehensive Plan. Staff believes the new proposa:, in which+ 38.762 acres would be divided into four parcels, conforms to the spirit of the zoning ordinance and that the required findings for granting an exception can be made. As in the ori- ginal application, development would be c.lustered along the more level areas near Page Mill Road (beyond the 200-foot building setback) and the remaind~r of the property would be left in an essentially undeveloped state. All City services are available at the site. Recommendation That the Planning CO!llllission make the follCJt.o1ing findings: 1. No significant adverse environmental impact will result from this project. 2. (a) There are special circumstances or conditions affecting the property. (b) The exception is necessary for the preservation a.-ul enjoyment of a substantial property right of the petitioner. .- (c) The granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which the property is situated. 3. The preliminary parcel map is recommended for approval subject to the following conditions being met prior to recordation of the final map: (a) A one-foot-wide non-access strip entire frontage of Page ia11 Road except for the two driveway openings which shall be indi- cated ori fin~l map. (b) A ten-foot-wide public-utilities easemeut nlong Page ¥.ill Road frontage and easement from existing pole on Pa:rcel B to Page Mill Road shall be granted, subject to requirements of Utilities Department. (c) At driveway access points, acceleration and deceleration lanes shall be constructed on Page Mi 1 Road at the applicant's expense. -~ Planner Attachment cc: Richard Barry, et al , .· • TO: PALO ALTO PLANNING COMMISSION Prepared by: Elizabeth S. Crowder FILE NO.: 77-FM-35 GENERAL INFORMATION Location: Applicant: Property Owners: Status of Applican~: Requested Action: Purpose: ~xisting Zoning: Parcel Size.: Assessor's Parcel Number: Existing Land Use: Surrounding Land Use: ~og>rehensive Plan Oesignstion: Applicable Regulations: Date: February 17, 1978 3885 Page Mill Road (2 miles above Foothills Park) Richard Barry 125 Connemara Way, #120 Sunnyvale, CA 94087 Richard Barry, George Jule, Jr., Cordell Green One of three owners Resubdivision of 34.872 acres into 4 parcels of 8.7 acres each, with exceptions to lot siz~ requested. Construction of 4 single-family residences 0-S {Open Space), 10-acre mi~imwn lot size 34.872 acres 351-5-31, lot 4 Vacant West: North: East: South: Across Page Mill Road -lands of Midpeninsula Regional Open Space Dist"cict and one private residentlal parcel. Vacant residential property Duveneck ranch, Los Altos Hills (across Adobe Creek canyon) Residentially-developed property Open Space-Controlled Development Section 21.32.020 of municipal code requires SPECIAL INFORMATION Environmental Impact Assessment: Public Utilities: Light and Power: Water-Gas Sewer: • that preliminary parcel map be reviewed by Planning Cot!DlliE1sion and City Council. Applications for divisions of land under this section subject to any conditions that could be imposed in approving a subdivision. 0-S District regulations (Section 18.71.140 [7]) require that all divisions of land into four or more parcels be designed on the cluster principle and so designed to minimi~e roads, cut, fill and grading and to locate development in less rather than more conspicuous areas. Section 18.71.040 requires Site and Design approval of new construction; therefore, future houses in this subdivision would be reviewed by Commission and Council. Density: One dwelling unit per 10 acres, averaged on cluster principle. There is a 200 ft. building setback along Page Mill Road frontage. An EIA ls attached, recommending a negative declaration. An existing power line on a 10-foot wide ease:nent runs across the subject property. Only one pole supports this line on the property, on proposed Parcel B; the line is suspended high above the terrain frv~ a pole to the south. An easement from the existing pole to Page Mill Road to Utilities Depart- ment's specifications, and a 10 ft. wide easement along the entire Page Mill Road frontage for power line purposes will be needed. Power lines must be undergtound. All parcels must connect to City sewer line on Page Mill Road. Sewage will need to be pwnped, as house sites are belvw the eleva- tion of the main. All parcels can be served with Ci.ty water from the main on Page Mill Road. 2/17 /78 2 .• • . . ! \, Fire Departroen~: Irc.nsport at i-.:m: ANALYSIS Appl1c~tion must be denied, as prcp0sed p~1c~ls ate below 10-a;: re mintmi..m l. .. •t ~ize. A •)O~-t ~ wide non-a~{ess ~trip must be dedl(atEd al~Pg che entire P6ge Mill R0ad fr~ntage except f.r the entranre driveway. Parcels d<.> not meet minimum 10-ane o:iza Individual dr h ewc.ys must have a mi.n1mWD 15 ft-width; cctrniton driveways m~st have~ minimulll 20 ft, width. Surface must be fjll- w£ather and base capable of suppvcting fire appartatus. Within Hazardous Fire Area, ccnstruc- t ion must conform to Appendix E 0f Unifc.r-m Fire Cede. Fire fl~w demand must be calculated, tc satisfaction oi Fire Department Only one access to Page Mill Road. At c.c.c.(:ss, ac.::.'C' li': r at1.:.n--dec.elerat i0n lanes r eql<1 H:d ·,::n Page-M1ll Read. The p::.:p.--.::.ed land u<st: d,;es c..:·nform tc the Comprehensive Pl&no The pt-'Jp(;c;..~d land dbisi0n does o.:·t conform to the zoning ordinance which [equi~ea 10 aL!e& for ea.:h re~ide~tial parcel In this applicac1cn each .:f the l'Ls 1s 8 .. 7 acres. The prcperty con&ists cf 34.872 acres which would dJv1d~ uodi:r t.he zoning crd1nan\€ into only three parcels, Th~re are thr.:e. ownere oi re,ord ot the prcpetty but a fourth party wishes to be included 10 the 4-lot. divisL>n-Staif feels thac the ptc.pc~ed lay;:t.t .:;f the lot:=; dues not meet the LntenL cf the cluster pt1nciple of the 0-S District (Secrion 18-71-140 fJ]), because the pr0posed parcels ace of equal size, they are parallel, and thE) ill frcric c.n PdgE M11.l Read with only tw·=· ccmm~n d~iveways en the pr::perty line:::, lhe nppli<an( has submitted c. 11:tto:t (att3ched} h·:·wever, in wh1d·, he ;.tat€i' th~t he bel1~ve9 the prop~sed divlsion does meet t~is ptinctple, In _rdtcr l'.> gront "ln except1un, the Cv!lllli~ston must. make the fvllow1ng f ir.d.tr;g~: (a) Ihere are ~pe~ial :lrcumstance~ ot c~nditJona affecting the pr~pE1t~- (b) The ex..:ept ion is nece5sary for the pr:eset'vat i~n and enjCJymtZnt .:·t a s~bstantial ptopEcty right of the petitioner. (,) 'Ih~ grant int cf the except ion will n.Jt be detr 1mi:ocal ro the publ J( ~elf~re 0r injurluus to ether property in the territ0ry 1n whi~h ~he public 1-a ~ituated - RECOMMENDA fiON --------------------------------··- Staff 1e(cll!.IDend;., that the C:>ro.:nHi;>ion find that s1.ibdiVll'>icn ct this proputy wouid 2i17/78 3 • not have a significant adverse effect on the environment and recommend denial of the proposed subdivision because it does not comply with the lot :irea and cluster principle of the existing zoning and the required findings for an exceptio1' cannot be m:ide. ATIACH!'.ENTS EIA Plans (Commission and Council members only) Letter of application aud request for conditional exceptions COPIES SENT TO Richard Barry City Engineer 2/17 /78 4 J .. EIA-1 F.NVlRONMENTAL DOCUMENTS -PALO ALTO ENVIRONMENTAT. ASSESSMENT Project Description/Title Mi~ceilaneous division of 34.872 acres . 3~K5 Lccation/Address ~ UpPer Paa~ Mill Road S. 5 miles West of I-280 Sponsoring Agency/Applicant R. narry, c. Green, J. Mandas, G. Yule (738-3800 work) Address and Telephone of Applicant 125 Connemara Way #120 Sunnyvale (733-4704 home) Application for Miscellaneous Qiyisjon of I,and (e.g., bui)djng permit~ use permit, zonine change, subdivision. map, ARB review) Zoning at Project Location~~~~o~-~s._.~~~~~~~~~~~--Fee Receipt No. The project is an D emergency project., D ministerial project~ under CEQA guide- lines and procedures adopted by tr.e City of Palo Alto and therefore is exempt from environmental assessment [::£ The project qualifies for a Categorical Exemption (Class ) under CEQA guide- lines and procedures adopted by the City of Palo Alto, and no further environmeLtal assessment is necessary. City Official~·----~----------------~--Departmert-----~-----Date ______ ~------~ NOTICE OF DETERMINATION Based upon the information on the environmental wo.rksheets, the undersigned me.mber of the Planning Department has made an initial study of the project and has concluded: . . Negative Declaration: The project has no significant environ..~ental impact. No Environmental Impact Report is required. The reasons for a Negative Declaration are: ©:. -p;;: ~.ed w:&a I ~ c:J The project may have a significant environmental impact. An Envirorunental Impact Report will be prepared. Planning Department Of ficial~~~~~L.::::i~~~~::t.L~~~:l------~----------~--~ Planning Director~~~·'~-..;../f.;...t;;...~;__.;;_.-9-J=-.~-"""""";..-~="""-".._ __ Da te __ .2_-..... 1_.J_-_-_/_._P ____ _ The project has -been D approved c:J disapproved Revised 5/31/77 by the Lead Azency. 77-€1/1--!{j- File.No. 77-/J!>J-3.5 .. e I. ProJect Titlot/Mtllr•H · 3885 Page Mill Road (two miles above Foothills ?ark} n. troJect !)escl'fptton.....__D_iv_i_a_i_o_n_o_£_3_4_. 8_7_2_a_c_r_e_s_in_~t_o_f_o_u_r_l_o_t_s_ __fg_r, residential use E.a'Vtroimr.it&l s.tt!ng Ground slopes gently southeast from Page Mill Road for 200 to 300 feet 1 then dips steeply toward the north fork of Adobe Creek. Steeper slopes covered with vegetation, divided by.gullies. IV. EoDYiroll:lhtal Imp.set <l>ec\lict (Expl.an&tiOll of all .,_,..-a ere iia Sect.loo. v) YES 1. ~-\/ill tbe proposal rr.sult ill: "· Unstable earth conditiona or 1a chan&ea 1G geolocic aub•truc:tiace? b. D~ruptioaa. displacements, o:ospaction or ~ o••rcovsriog of the •oil? c. CbSllge iD topogr•phy or ground •urfaca relief fut•srut ~ •• &he i:estnn:tion, cc~erittg or llOdificatioa of any UAiq1.1e i•Olo&i' or physie«l fcaturec1 •• AA1 locrease lzl viod or vater erodoa. of ~ ao11s0 •ither Oii. or off the site? f. E11.powre of ~ople or pt'operty to seolog1C bau.ru ~ -= .arthqu.Uu, la:ulalides. f-"1ri11lU..0 s"l"OUlll4 faUa:re, er siai.lAr 0.sad•1 ~ ':/... ~ ·. 2. 3. 4. Mt· Vill the proposal result in1 •• Substaot.t.l air emissi01UI or 4eterioratiou of .-bi~t air ~lit7? b. Th• creatioo of objectionabl• odors? c. Alteriatioo of •ir --.-1mt, M:lstut'• or t~rature, or ..,., Chang• io climats, either locally or regi011&lly1 !!m.· Will \:ha propon.al resdlt in: &. Changes iu ahaoTptiOft ntes, drd.r..age patterns, or the rate eod mK'<ll!.t of •urface vo1ter runoff! 11. Alteraiiorw to the c:our;e or flov of flond vaters? c. .i:>ischarga into aurf~u:e vateJi,, or iA eu7 alter- tion of .ur!ace water ~uality, ~ludin& but not li.m.i,ed to 1'ea.,.r&tu.re, 41a:oolved ~ge:. or t\lrll!dity l d. Alterati.on of the ~rection Gr ~ace of fl.Oll of Founcl -tera? •• Expo9Vre of pecple or property i:o v~ter ral&tll& hnards suc:b u flooding or tidal waved !'lnt Life. \!ill the propcu.l r'!Sult io: •• CM&oge :l.n tbl" dherait1 of •pectes, or ::lUDber of Mt"/ spec:ie• of pl11Ata (1n,,ludiog triiea, ahn.1-•, Faaa• crope, atcroflora &Ad •'!.uaUc pla:ita)? b • ..Suction of th .. ..t>en of my wique, ·rare or e:ioiaprri epscle• of plant.st c. lat"fc.ducti.oc. of l\e'I' specie• of plants 1.nto &11 aru, or 1.11. • barrier to the ~nial npl~ mmt tJf b>istS-oa a,.ciaaf •• :i..hctioa iA &en.a&• of _, •¢c:ul~wal crop J . -• & ~ ~ • • . '.. .. m .a t I -¥- ~ ~ . '::$ 't- ¥ '*-¥- :£ ~ s. 6. '· 8. 9. c~~~se in t~e civersity of &~~~i~s. er ~u.::;~r& of a~1 S;'CCic~ c: £~i~~!s (;lrd~, l~r.J ~~ii:;..its !n- .::1..;-:::ir.g rc~t!l~s, !ish &Md s:,ellfish, l:len~hic ~rgdn!s~s. ~r.sccts o~ e1cro!au~•)1 P..educrioc ef tbc n"""~ers cf a:.y ~r.iquc, rare er e~Ja.•zercd ·~ecles of ani.-ials? c. Intro.!-a-;::ian of ne-.· s~c!cs of acir..lla i.;to an a:~a, or r~sult in a barrier tG tbe ll>igratiot>. c~ ~ov~c~Dt of anU..ls! d. Deterioration to exis:ing fish o• vildltfa h;;b it at? ~· ~ill the pro;><>~•l re•ult in: lncrcases 1n cxisttna noise l~vels? L!t~t •o~ Cl=••· Will the proposal pr<>Cluce ~ llght gl.a.r'? Lt"~ Use. ~ill t~e proper.al r~s~lt 1u s substanti~ ~~en Gf the p~esent or pl~d 1.anJ use of a~ aru? Enitr!Jfl'a:,,.!!.L!..e~. Will the p-roposal renl.t :{(l; a. ln~rease ic the rate of uae ~f any zatural re•ot;.rc:e•? b. s .. i.nant 1.al d«;>let loll gf 11ny nocrenev;r.blc natur~l T~eouree? d. Sub$tantfal inerea&e In dcOk!nd upoo ex15ttng sources of ~nersy, or =equire the developmeoc of nev $UUtees ef eceraJ? 10. iU.&k of tl;.•et. t'oc• th" propo1.d involve .a r111lt o.! &11 ~xrlosJoc or the =eleas• of hazaraoi.:.& •ubst~<:e• (i:::.c!i:l!os. but aot limited to, o.11, i>eatieides, otl>ei:otca~ or ,..ad1at1Gll) :ID Ue evea.t of .:i acacl~t or vpeet cooditiomit) 1- f-12. '$-. + ~ f-13. 'j_ ~ f:- t .:$. .i -~- .... l>. ~ill the p~opo;al alt~: the tc~~ti~n, ~istri~u- t1o:.., density, or g,ro·.-tl.J tc;,, ... tb~ h~n po;ii..latfc.a of a:-. areal Will the pU>J><·S•l a.Hect e:d,sti:::.g ~.ccoing, or cr .. Qt;? n d<!.Ur.d £c:-;..dciti.:i:ial hOl!Sir._ 1 Tra:::.sJ>:?=tatio~/Circulorion. ~ill l' • pro;iosal result in: b. r.. 4. Cenerction of a~jstaottal additional vehicular m.>Ve11Cnt? Effects oo e:-<ieti~.g -;>:.r-.u13 .facilid.es, or de•.and {or nev fhl~king? dlterationa to present pattern.i cf c1xc~la~1on or covcment cf peopl.e: arid/or &<>odt:1 "locreaFe in traffic ha~ards to ll>Otor vthiclea, bicyclists or pedest:i..-••1 Public ~rvicee. ~ill the propo.a1 bave an offaet u~c, er result i~ a oeed for cev or altered govern- :ienu.1 acrvicea in .. .,y o{ the folloviut areas: a. Fire protecttoa7 b. Police protectionl c. Sdocole? d. Parl<.s or other recc~t1~nal facil1t1ea? e. t<a.S.nten=.c~ of pu'>l lc fac!.litie•, 1.c.cludia& roa:lo;? f. Other gov .. ruicantal eot-cv:l.<::u? Utilitbs. Vill ~ ... pro;=.,u·l usu.lt in a nee4 for nev sy•te"'6, or s®ata~tW alteratior.s to i:he follow-~ utillt:!.u: .. b. ·. ··~ ,., ~­ 'f- " c. llatcrt d. Scve.-. or uptlc tanb1 e. Stona vater draiuce! f. SolU vane n.d dupoMU lS. l!~n Bcal~h. \liU the propo•al rH11lt iD ex;oos11re of reople to poteittial h•all.h huud•l 16. Msthetics. Ws:i.1 the propoNl reslilt 1D tbe obnnc- U.oo. c.f as:7 •cenic 'tiata or •iw opeu t<' l:M pu!!Uc or rill c:~e 11.roposal rnult io tb• creatton of • ' ~•tbettcall7 offenaiv• site opca to pt.lblic view? 17. ltec:reation. l>Ul t.ba proposal ruult 1.n 114 !II~ ~~· the qualitJ or ~u.J1tit7 of eslatinJ recre.tional Oi'pon.ut:.itit!I f ta. At'c:haeolopc:a1Jlt1stor1ul. Vill tlw prop<>a&l rMUJ.t in an alurni0t1 of a sipUiunt ucheeoloaic:al qr bistorieel .tte, stl'uctu"Ce, obJRt O'I' boi1.111.n&1 19. Mll.:2~atory f1lld1D~• of S1(!!!1fic:anc:e. a. Does th~ ~roject have the poteotl&l to 4eg~ade the ~u.alit7 cf the e:vl•~n:aent, sub5tantiall7 re4.,.;e the .b.bitat of Ii fiSb or vildllfe apecU.1 caua a fh'b or vildlUe popul•tioa to c!rop below self-su~t•lll.1111 ltvels, tbreateD to eU.,iaate a plQt or ani-1 c-.tltJ, teduee tbe olmher or restt'lct the raDge of a rare ot' eodaD;ered ?l~Qt or aa~l Qr elilllaate icpoct.9:11.t ucple~ cf che 11aJor pertlS<!a of c..l.1fomu butory or prehiatocy? ta. Does tbe projecc. ha•• the potea.tial to •chi!ll'ft abort-ten. ui t:.. du&Qvao.cage of 1C111&-t•r., e.llViro.....,atal ,coals? (A s.'>ort-t.cna ~ct cu tlie eu71roa:;;ient U cma vllieb e><:car• in .a relatiwely brief, dcf!a1t1ve period cf ti.-vhll• loo;-telC11 impact• will ""dure vell izito tbll fut~e.) c. Dou tlie 11rojec:t luiH 1'1pecta >lhl-:ll ara iu<ILvu...llJ J.iDlted, b11t cwulatlnly cou!4ereble? (A project oay ~t oc. tvo oz WCIH equate naCNre:>U ,...._ t:M s.pacc oa uc:I\ rUOll1'~ u ru.tl...ty ..u. bllt tolben the .tfect of tbt tow of thoee :19pact.e CG th ...r-"-t i.9 a:lpifkat,} 4. Jloe• tba project ha\·• e11v1ro-eat~ dfecta which will ClNH Wbatantial a4venie effacta Oil ti-l>dAp, d.tber directly or indirectly? •••• 1+- 1 (b)(c)(e)(f) Earth. This property is in the moderate risk zone. of Palo Alto, and would be subject to violent or very strong shaking in the event of a major earthquake on the San Andreas fault. The j fau1t is about three-quarters of a mile to the southwest. This shaking could cause small landslides on the property in the steepei..J areas where soil is thicker. The geologic report prepared for th. larger, 95-acre property from which this property recently was s~bdivided, states that.the upper portions of the lots, where. the building sites would be located, is apparently stable. Grading should be controlled to avoid sharp cuts in steep hillsides~ which could trigger erosion and possible ground failure. 3(a) Water. Drainage of surface water runoff should be controlled to avoid super-saturation of ground near potential buildine sites, as the soil is su~ceptible to movement. ~~wer connections will be required rather than septic tanks, ~itb their attendant drau..-- fields. 13(a) Fir~ protection. The site is in the hazardous fire area of Palo Altos and because of its location re~ponse time for emergency vehicles is quite long. Adequate fire f1ow for the water supply will be needed. and vegetation near buildings will be strictly e controlled for safety by the Fire Department. _,.. .• •, • City of Palo A1to Vcpartment of Planning Civic Center Palo Alto, Cal1forn1a ~4391 ' e- December 14. 1977 We respectfully subm1t an appl;cation for a division of our parcel of land into four parts, so that we may build four homes thereon. We are four (4) families, Richard Barry, Cordell Green, George Yule, and John and Elaine thndas. who arc cooperat 1ng 1n the purchase of the parce 1 so that we may each build and live in a single family residence. The parce 1 of land fronts on Page tu 1l Road, approximately Z m11es above the Foothill Park entrance. Th1s area is zoned 8-S, open space • . The geography of th1s parcel ts special and lends 1tself naturally to.four home sites that are in harmony with the purpose of the Palo Alto open space district. The construction of the homes would have no adverse environmental impact and would preserve the open space char~~ter of the . area. This parcel consists of four adjacent ridges. with each r1~1e forming oqe building site that fronts on Page Hill Road. The ridges range from lightly to heavily wood~d and drop 1n elevatton as they leave Page Mt11 Road. Ths lower part of tho land 1s steep and tree covered, s1optng down.· to Adobe Creek. Each of the ridges is separated by wooded ravines. We would like to make the following observat1ons regarding th1s parcel and the proposed homes. We have attached several sketches to thts letter that . help to illustrate our points. (1) The heroes would not be visible from Page H111 Road, due to the drop in elevation of each ridge. Initially. part of the roof of Mr. Barry's home would be visible from approximately a 30 foot stretch of Page H111. In. order to completely screen the roof of Hr. Barry's home from the road, we w1l 1 1 ncrease the density of the shrubs 1 n the area Where the second ddga joins Page M111 Road. About three feet of height will be required and tha growth should be adequate w1th1n a shcrt time. · (2) The homes will not be v1s1ble from each other and w111 not be visible from neighboring homes, due to the geography and tree cover of the area. Some portions of the homes may be visible from San Jose, the South Bay. and distant hills. (3) Pract1ca11y no grading, cut, or ffll will be req~1red. The driveways will follow the natural and reasonably pentle slope of th& land. (4) No signifi~ant ftmount of roadway n~ed be constructed. Each house has 1ts own driveway. As shown in our map t~e amount of pav1ng 1s m1n1m1zed and no easements arc required. This 1s accomplished by hav1ng each access to Page Hill service ~wo homes (a somewhat less desirable alternative would be to use only ·c.-ne_ii_ccess--to-Page Hill, but th1s would requtro longer driveways, more paving, and a culvert ~i~rc Hr. Yule and Hr. and Hrs. Handas's drfvew~y crosses a rav1n& that provides drainage from P~ga Mill road). '! /-.P f1 -8 s- /?"t -~i.1,4--35'. (5) The four homes1tes satisfy the cluster principle, formtng ~ group along the upper northwest edge of the property. The location of these homes1tes arc the natural locations dictated by tho toponraphy or the land, and allow each house to be 1nconp1cuous from the others, and also 1nconsp1cuous from Page M111 road and neighboring homes. This cluste~ of homes 1s bordered on one side by Page Hill Road, and 1s enclosed on the rema1n1ng sides by a large region of open space that 1s compietely unaffected by the homesites. Th1s open space consists of ~early the entire wooded portf on of the land, comprised of the southeastern two- th1rds or the parcel, broad wooded bands on tho northern and southern boundartes, and wooded ~reas between the homes. Thfs effect is enhanced by the Judtc1ous piacement and sharing of . driveways that follow natural contours. so as to mtn1~1ze roadway, cut, fill, nnd any other d1sturbanca of the ecology. (6) The homesites are geologically sound, as described in detatl in the accocnpanying geulogfcal report. (7) Uo landscaping is required except for the addition of some screening ·along Page Mn 1. · · (8) Na clearfng of trees will be required on three of the lots. Hr. and Mrs. Handas' lot ts heav11y wooded and the selected site may required pruning, or removal of a few trees, deptnd1ng on the final house design. This would not be visible fr(ltll any location except the house. (9) We have included a letter from Professor David DeSante, an ecologist and Professor of Biology at Reed College. Professor DeSante was formerly with Stanford and 1s fam111ar with the ecology of the foothills • . ·. (18) Approximately 1.5 percent of the are~ of the land would contain roads or homes. (11) A conditional exception w111 be required since the lot size w111 be Just under 9 acres per site. This 1s about one acre under the 19 acre open space size. However, we f&el that the building of four homes· meets the purposes of the open space distrtct due to the specf al geography of the parcel, the inconspicuous locations of the houses satisfyfng the cluster princ1ple, the minimal amount o{ grading, landscaping and roadway, and the minimal adverse environmental 1Zl'IJ)act. Ve thank you for your cons1derat1on. We can be contacted at work at the following addresses: /" _.g ~&c<,~ 11 I -":.. J ~1 '11 .' '/ .. -',..-tt.· il :(./I~·-=-' (~~~ ,. ..V1<c:',1-<:1 Professor Cordell Green Department of Computer Science Stanford, CA 94385 ·phone 497-4971 fJ.1. n~ ·. -----~~rry?t:=t Harketing Hanager Candela Electronics 946 Ben1c1a Sunnyvale, talifornta 94886 phone 738-3888 Pf~~1-a~1n_e __ H_a_n_da-s~~~~~- .John ttandas lt.1 San Francisco City and County Fire Department 1814 Stockton San Franc1sco, CA phone 362-9658 .. rVi . . ,u{(rl•,l lU George Yt1le / J Hanagement Consultant Crampton, Remke, and H111er. Embarcadero Center 2465 East Sayshorc Road talo Alto, Caltforn1a 94383 phono 327-5483 Inc. .. . -.. .. REED C 0 LL EGE (~~}j 'Por1/u11tl, Oregon 97>0' ., .... !/11i;&~~ 110Lor.v OlP,UTMun December 1, l<J77 To: The City of fsto Alto Subject: Environmental lnpact Statement On the 19th of March, 1977, I examined the p·i.:operty of Dr. Cordell Green, Richard Barry, George Yule, and John and Elaine Mandas, to evaluat~ the environmental impact of b~ilding four (4) homes on the property and to ascertain whether such construction would be in compliance with the purpose and definition of the o-s Open Space District Regulations of the City of Palo Alto. It appears that a rather unique combination of topography and ekist- ing vegetation have formed four natural building sites which conform ideally ·to the purpose and intent of the Open Space District Regulations in that a) they are existing relatively flat.openings within or o~ the edgP of a typical woodland (three of the sites are open areas probably due to grazing and one was cleared by a previous owner), b) they are of a size that canfortably fits the construction of an ecologically sound dwelling with associated living/yard areas, and c) they fit into the "flow" of the land. The result of this favorable combination of topography and vegetation is that 1) Little cutting, grading, or filling will be necessary for construc- tion; 2) The homes will be effectively isolated and screened from each other and from the road both by topography and existing vegetation --very little vegetation modification will be necessary since four openings present- ly exist; and 3) The homes will be essentially clustered toward one end of the property leaving the ~est as totally undisturbed natural area. The portion of the land on which the homes will be located is a fairly level mosaic of three vegetation associations typical of the interior slope of the Santa Cru~ Hountains~ a) broadleaf sclerophyllous ~oodland, consist- ing of a ~ixture of Coast Live Oak (Quercus agrifclia), california Bay Laurel (Uulbellularia californica) and California Madrone (Arbutus menziesi) with a variably open understory of Toyon (Photinia arbutifolia) ar.d Poison Oak {Rhua diversiloba); b) Interior chapparal consisting of Poison Oak, Chemise (Adenostona fusiculatum), and Bacharris; and c) Mediterranean Cra11land primarily consisting of introduced annual grasses. It is likely that th~se grasslands are not native but were the result of prior grazing eince an invasion of Bacharris, the priinary successional plant of invading chaparral, is evident. All of these habitats are typical of the entire interi~t slopes of the Santa Cru~ Mountains; none are unique nor a~e thP.y known Jpucifically to harbor any endangered or locally rare populations of planta or snim.als. ln view of the extremely limited amount of disturbance that the building sites necessitate. no adverse ecological impact is _ 77-E/4-YS-- 77-jJ;JJ-.3s- -1101.00V l>ltAllTM l!M' R E E T• C 0 L L E G E ~~3t':,~ •JI> Toi '1'> I d. 0 w ·cortum , rego11 97202 anticipated on eithex-plant or ardmal populations. Indeed, the least productive of the various plant associations -Bacherris/grassland aucceasional stage -is what w~ll be disturbed. In fact, it is likely that the ecological diversity of the area ~ both within habitat and between habitat -will be slightly enhanced by the four homes as the associated small lawn areas an1 cheir edges will provide a highly productive alternate foraging area for verious Mimids and Thrushes, including the Mockingbird (Mimus polyglottos), American Robin {Turdus migratorius), and wintering Hermit Thrushes (Catharus guttatus), that will remain inhabiting the imnediatel>• adjacent woodland a!id chaparral. · The etiti~~ area below the building sf tes slopes down through increas- ingly dense chaparral and woodland to a more mesic plant coamunity near Adobe Creek which approaches a true riparian habitat. Such habitat is be- coming less cocmon in the Bay Area and it is' significant that no disturbance whatsoever of this habitat will result fran the proposed building sites. In consideration of the fact that ecological di&turbance of the area will be negligible by the construction of four homes on the property and ~hat the construction conforms ideally in purpose and intent with the o-s Cpen Space District Regulations of the City of Palo Alto, I reccmmend that the 10 acre per building site requirement be relaxed to permit the propos~d construction. · My ~ualifications include extensive experience as a researcher and teacher on the nearby Jasper Ridge Biological Preserve of Stanford University both during my graduate education at Stanford University and while elllPloyed as an acting assistant professor of biology at Stanford University. During this time I also taught courses on the natural history of the San Francisco Bay Area at Stanford, and served as a consultant for Enviroonental Associates, Inc., of San Matel), C&lifornia, for whom I t-repared environmt?ntal impact •tatements. I 8Dl presently assistant professor of biology at Reed College, Portland, Oregon, where I teach courses on ecology and population biology. My current research includes studies of plant and animal community structure in the Sierra Nevada under the auspices of the Point Reyes Bird Observatory 1nd the Plant Biology sectit.,n of the Carnegie Institute of Washington at Stanford University. DPD:patte _ Sincerely, David F. DeSante Assistant Professor Departnent of Biology .· • .. .. •, t ' APPLICATION FOR CONDITIONAL EXCEPTIONS to TITLE 21 OF THE PALO ALTO MUNICIPAL CODE Applicant's Name R. Barry, c. Green, J. Mandas, G. Yule Subject Property I,qt A. P. 1351-5-31 Lot 4 Section for which Exception is Requested;..-~~~Lo=-t:.......:4--~---~~--~~~- • (•) There are apecial circumstances or conditions affecting the property. '!'he 9eoqraphy o~ this parcel is special and lends itself naturally to four haaesites that a.re in harmony with the objectives of the Palo Alto Open Space District {See attached sketches). The construction of the boales would have no adverse environmental impact and would preserve the Open Space character of the area. (b) The exception is necessary for the preservation and enjoyment of a sub- stantial property right of the petitioner. 'Dle refusa! of this conditional exception would deny the right for one of us to build a hoale. (c) The granting of the exception will not be detrimental to the public welfare or injurious to other property in the territory in which the propetty 1• a1tua~ed. · The four natural hotlesites satify the cluster principal, are inconapicuoua to Heh other and to neiqhboring homes, and have natural bou.nd&ria• oeparatin9 each homesite. A minimal amount of grading, la.nd•capinq and ro&dway is required. There will be minimal adverse environ111ental u.p.Qt. 77-?;r;-3:;- 77-Ell/~'iS- • ' ... . x • \V( • • • • • PRFI' ' -....-\ ~1 RE c... :.:::. ., ...J L.. . . ...._.., ' Ii p 1"1 --PAL.0 • I ~ \ +i ~\\ 0 ..... , 0 f p1 fb rru fE' n ~ !7 re rm u ti !.S li:? Le U I!/ u;; /l]; JUN 2 li 1978 DEPARTMENT OF PL4NNiNG CITY OF PALO ALTO . ~-·. PY I\; 1'-\ " f'-11 ' , ..... i /" r.) S!O~~ :') ~-D_:\[.7((.r· 484-M .0 />, L. T 0 .. ; /, -- JOHN G. R. CLEGG CIVIL ENGINEER f'ALC ALTO SALINAS DRAWi'! FQI!; Ol!AWIHG NO OAT[f , L . -I ' ·'~ (it;:r_.~:r ... i..:. { L..i 1...-l: .J k' "17-74 ~.: j SCALE ' '• .. ~ ·-\