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Home My WebLink About1998-04-27 City CouncilTO: City of Palo Alto City Manager’s Report HONORABLE CITY COUNCIL 11 FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE:APRIL 27, 1998 CMR:198:98 SUBJECT:LOS TRANCOS ROAD (ARRILLAGA LANDS); ADDITIONAL INFORMATION ON APPLICATION FOR TENTATIVE MAP WITH REQUEST FOR CONDITIONAL EXCEPTIONS FOR SUBDIVISION OF 151.41 ACRES INTO EIGHT SINGLE- FAMILY RESIDENTIAL LOTS AND ONE 81+ ACRE PRIVATE OPEN SPACE/COMMON AREA PARCEL; CONTINUED FROM CITY COUNCIL MEETING OF FEBRUARY 9, 1998 (City File Nos: 94-SUB-5, 97-ARB-190 and 94-EIA-31) REPORT IN BRIEF On February 9, 1998, the City Council reviewed the proposed 8-lot residential subdivision of 151 acres located on Los Trancos Road. The Council voted to continue the item for additional information. Specifically, the Council requested that computer-generated visual simulations be prepared depicting the latest applicant revisions to the Tentative Map (November 1997). Per the Council’s direction, the simulations have been completed and include: a) simulations of the staff-recommended alternative (summarized in the February 9, 1998 City Manager’s Report; CMR:132:98) and b) simulations for the 8-lot variation cluster alternative (Alternative No. 5) presented and assessed in, the project Final Environmental Impact Report (FEIR).. The visual simulations and accompanying analysis are outlined in this report. This report contains information previously requested by the City Council, along with the December 15, 1997 City Manager’s Report (CMR:496:97) summarizing the project and the recommendations. CMR:198:98 Page 1 of 8 RECOMMENDATION ¯ The Planning Commission recommends that the City Council: Certify the Los Trancos Road Final Environmental Impact Report (FEIR) as adequate. This recommendation is based on the Planning Commission’s finding (August 15, 1997) that: a) the Draft Environmental Impact Report (DEIR) was adequately prepared and b) the FEIR respond to all comments on the DEIR, and include the assessment of an additional project alternative (8-lot clustered variation). Deny the Tentative Map based on the findings presented in Attachment 2B of the City Manager’s Report dated February 9, 1998 (CMR:132:98). The staff’recommends that the City Council: Adopt the draft resolution certifying the adequacy of the Los Trancos Road Subdivision FEIR and making the .findings, including a Statement of Overriding Consideration (Attachment 1E of CMR:132:98) and approval of the Mitigation Monitoring Program/Plan (Attachment 12 of CMR: 132:98). Approve the Tentative Map and conditional exceptions from PAMC Section 21.20.210, permitting a portion of the main access road to be developed with a grade in excess of 15 percent; and PAMC Section 21.28.020, permitting a reduction in the requiredroad right-of-way and pavement width, as outlined in the attached Planning Commission staff report dated November 12, 1997, based on: a) the findings presented .in Attachment 2, and the .Architectural Review Board findings presented in Attachment 2A of CMR:132:98; and b) subject to the conditions presented in Attachment 3, including the additional revisions to the design and layout of the map, as generally depicted in Attachment 4 of CMR: 132:98. If the City Council chooses to approve an alternative plan for the subdivision, the following is recommended: The item be continued to the City Council meeting of June 8, 1998 for final action. Direct staff to: a) amend the draft resolution for certification of the Los Trancos Road FEIR, approval of the findings (including a Statement of Overriding Considerations) and approval of the Mitigation Monitoring and Reporting Program/Plan; and b) amend the findings and conditions of approval to appropriately address the alternative plan approved by the Council. CMR:198:98 Page 2 of 8 BACKGROUND On January 20, 1998, the City Council held a public hearing on the proposed p~oject. Following closure of the hearing and discussion, the City Council voted to continue the project to the meeting of February 9, 1998. The Council requested that staff and the EIR consultants prov.ide additional information on specific issues. The specific issues, as well as the additional information requested by the Council are summarized in the City Manager’s Report, dated February 9, 1998 (CMR:132:98). This information was reviewed at the City Council meeting of February 9, 1998. At that time, the Council voted to continue the project, requesting additional computer-generated visual simulations of the latest applicant revisions to the Tentative Map (revisions dated November 1997). DISCUSSION Per the February 9, 1998 direction of the City Council, the EIR consultants (Nichols- Berman!Square One) have prepared computer-generatedvisual simulations for the latest, proposed revisions to the Tentative Map (November 1997). The simulations were prepared utilizing the identical format, computer software and methodology used in preparing the visual simulations for FEIR analysis of the project and the alternatives. Likewise, the vantage points that were selected are identical to those vantage points used in analyzing the FEIR project alternatives. These vantage points are as follows: View :from Hewlett Subdivision (road serving subdivision), Palo Alto. View from Hawkview Drive (Portola Valley Ranch), Portola Valley. View from Los Trancos Trail in Foothills Park, Palo Alto. The EIR consultants have provided a text analysis of the simulations. This text accompanies the color simulations. In addition, for comparison purposes, the presentation includes the simulations prepared ~for the staff-recommended alternative that is outlined in the City Manager’s Report dated February 9, 1998 (CMR:132:98) and the 8-lot cluster variation alternative (Altemative No. 5) presented in the FEIR. Please note that the simulations presented for the staff-recommended alternative are essentially the same as the photomontages prepared for the 8-lot cluster alternative (Alternative No. 3) studied in the FEIR (Volume I, DEIR, pages 6.0-11 - 6.0-13). Based on further examination, the EIR consultants have made some minor changes in the previous photomontages for the 8-lot cluster (Altemative No. 3) and the 8-lot cluster variation (Alternative No. 5) alternatives. The minor changes have resulted in the movement of the house locations on several of the lots. However, these modifications are not significant and do not result in any changes in the FEIR conclusions regarding visual impacts. CMR:198:98 Page 3 of 8 The simulations prepared for the latest revisions to the Tentative Map (November 1997) do not present any new or significant information to the FEIR. The information on these simulations is subst, antially similar to the simulations prepared for the original project layout and the alternatives analyzed in the FEIR. A comparison of the simulations for the latest map revisions with the original Tentative Map (studied in the DEIR) and the FEIR alternatives is provided as follows: Lot/Building Location for Latest Revisions to Tentative Map (November 1997) Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Lot 7 Lot 8 Comparable Lot!Building Location in DEIR/FEIR Simulations Lot 1 in 8-lot cluster~alternative (Alternative No. 3 in Lot 2 in 8-lot dispersed alternative (Alternative No.4 Same as original Tentative Map Same as original,,Tentative Map Lot 5 in 8-lot disr~ersed alternative (Alternative No. 4 Lot 6 in 8-lot dispersed alternative (Alternative No. 4 in DEIR) 90 feet from Lot 7 in 8-lot cluster alternative (Alternative No. 3 in DEIR) Same as original Tentative Map Public Hearing Process On January 20, 1998, the City Council conducted a public hearing on the FEIR and the Tentative Map. This hearing was closed. At the direction of the City Council, the notice for the April 27, 1998 meeting was published and distributed to members of the public, neighboring property owners, pertinent agencies and special interest groups. The purpose of the public hearing is to accept comments on new information that has been made available since the closure of the January 20, 1998 public hearing. All previous oral and w~itten comments on the project remain a part of the public record to be considered by the Council. STEPS FOLLOWING APPROVAL Should the City Council deny the, Tentative Map as Commission, no further action is necessary or required. recommended by the Planning Should the City Council approve the Tentative Map and the request for conditional exceptions from the PAMC Sections 21.20.210 and 21.28.020 (Subdivision Ordinance), the project sponsor would be required to prepare a Final Map and Subdivision Improvement CMR: 198:98 Page 4 of 8 Plans, as well as the necessary subdivision agreements. The Final Map would require the approval of the City Council, prior to recordation with the County of Santa Clara. Some of the components of the Subdivision Improvement Plans (final road design, retaining wall details, tree replanting program and final design and color or water tank) would require final review by the Architectural Review Board, prior to City Council approval of the Final Map. Development of each single-family lot would be subjectto Site and Design Review, which requires review by the Planning Commission and approval by the City Council. If the subdivision is approved, permits and/or approvals will or may be required by the following agencies: County of Santa Clara Department of Health Services (individual septic systems). Santa Clara Valley Water District (all construction work within 50 feet of Los Trancos Creek or Buckeye Creek). Cal EPA- Regional Water Quality Control Board. U.S. Army Corps of Engineers. California Department offish and Game. ATTACHMENTS City Manager’s Report of February 9, 1998 (CMR: 132:98) (Council Members only) REFERENCE DOCUMENTS Copies of the following reports and reference documentshave been distributed to the City Council only. Copies of these documents were previously made available and/or distributed to the pertinent agencies, organizations and members of the public. City Manager’s Report of February 9, 1998 (CMR:132:98), which includes the following attachments: City Manager’s Report of December 15, 1997 (CMR:496:97) Attachment 1: Attachment 1A: Attachment 1B: Attachment 1 C: Attachment 1D: Attachment 1E: Attachment 1F: Location Map Original/Initial Temative Map Proposed (Revised) Tentative Map Alternative No. 5, 8-lot Cluster Variation Altemative Letter and graphic from project sponsor (Mark Thomas and Company, Inc. and Guzzardo and Associates), November 24, 1997 Resolution certifying the Los Trancos Road Subdivision Final Environmental Impact Report and Findings, including a Statement of Overridif~g Consideration Chart/Table presenting a comparison of three project alternatives (staff-recommended map revisions, FEIR Alternative 5 and latest map layout revision;proposed by project sponsor) (NEW) CMR:198:98 Page 5 of 8 Attachment 2: Attachment 2A: Attachment 2B: Attachment 2C: Attachment 3: Attachment 3A: Attachment 4: Attachment 5: Draft Findings for Approval of the Tentative Map and Conditional Exceptions Draft Findings for Architectural Review of Proposed Subdivision Improvements Findings for Denial of the Tentative Map, as recommended by the Planning Commission Draft Findings for Approval of Tentative Map revisions and Conditional Exceptions based on FEIR Alternative 5 (8-lot clustervariation alternative) (NEW) Draft Conditions of Approval (REVISEI)) Draft Conditions of Approval for Tentative Map revisions based on FEIR Alternative 5 (8-lot cluster variation alternative) (REVISED) . ~ Map/graphics presenting recommended revisions to the design and layout of the map, consistent with recommended conditions of approval Planning Commission Staff Report, November i2, 1997, which includes the following attachments: Attachment 5A:Review of revised Tentative Map for consistency with City of Palo Alto Open Space Development Criteria Attachment 5B:Review of revised Tentative Map for consistency with pertinent Portola Valley Design Guidelines Attachment 6:Letter from Kenneth R. Schreiber, City of Palo Alto to John Arrillaga, property owner, outlining the Below Market Rate (BMR) Housing Agreement; June 2, 1997 and signed by property owner on October 20, 1997. Attachment 7:Table comparing the proposed subdivision with neighboring developments (existing and approved). Attachment 8:Arborist Report/Tree Inventory Attachment 9:Letter from United Soil Engineering, Inc. To John Arrillaga regarding altemative slope stabilization measures; October 13, 1997 Design Review Board Meeting Minutes, November 6, 1997 Letter from Clearwater Hydrology to Nichols-Berman, EIR consultants regarding downstream flooding and hydrology along Buckeye Creek; November 11, 1997. Mitigation Monitoring Program/Plan Attachment 10: Attachment 11: Attachment 12: CMR:198:98 Page 6 of 8 Correspondence written comments and letters from agencies, organizations, special interest groups~ neighboring residents and property owners Copies of the following documents were previously distributed to City Council Members: Tentative Map, plans and Draft Conditions, Covenants and Restrictions [Council Members only] Attachment 4, full-size set [Council Members only] Transparencies [Council Members only] Draft Environmental Impact Report (Volume I) and Response to Comments (Volume II) [Council Members, only] PREPARED BY: Paul Jensen, Contract Planner KENNETH R. SCHREIBER Deputy City Special Projects ] CITY MANAGER APPROVAL: CC: Manager John Arrillaga, Perry and Arrillaga, 2650 Mission College Boulevard, Suite 101, Santa Clara, California 95054-1291 Sam Zullo, Mark Thomas and Company, Inc., 90 Archer Street, San Jose, California 95112 Tony Guzzardo, Guzzardo and Associates, 836 Montgomery Street, San Francisco, California 94133 Bob B erman, Nichols-Berman, 142 Minna Street, San Francisco, Califomia 94110 George Mader, Planning Department, Town of Portola Valley, 765 Portola Road, Portola Valley, California 94028 Santa Clara County Department of Environmental Health Services, 660 South Fairoaks Avenue, Sunnyvale, California West Bay Sanitary District, 500 Laurel Street, Menlo Park, California 94025-3486 Santa Clara Valley Water District, 5740 Almaden Expressway, San Jose, California 95110-3686; Attention: Richard Andersen CMR:198:98 Page 7 of 8 Camas Hubenthal, The Committee for Green Foothills, Peninsula Conservation Center, 3921 East Bayshore Boulevard, Palo Alto, California 94303 Santa Clara County Creeks Coalition, 1024 Emerson, Palo Alto, California 94301 Mid-Peninsula Regional Open Space District, 330 Distel Circle, Los Altos, California 94022. Attn: Richard Andersen Ted Vian, President, Portola Valley Ranch Homeowners Association, No. 2 Sandhill, Portola Valley, California 94028 Elaine Kay, Portola Valley Ranch Association, No. 1 Indian Crossing, Portola Valley, California 94028 Diana and Pierre Fischer, No. 10 Valley Oak Street Portola Valley, California 94028 Linda Elkind, 14 Hawk View, Portola Valley, California 94028 Nancy Strauss, 635 Los Trancos Road, Portola Valley, California 94028 Terilyn Langsev-Burt, No. 1 Wintercreek, Portola Valley, California 94028 John Baca, P.O. Box 8527, Palo Alto, California 94309-8527 Ellen Christensen, 4217 Los Palos Drive, Palo Alto, California 94306 Virginia Bacon, 205 Golden Oak Drive, Portola Valley, California 94028 CMR:198:98 Page 8 of 8