HomeMy WebLinkAbout2000-11-20 City Council (16)TO:
City
HONORABLE CITY COUNCIL
City of Palo Alto
Manager’s Repo(
FROM:CITY MANAGER DEPARTMENTS: PLANNING AND
COMMUNITY ENVIRONMENT
DATE:NOVEMBER 20, 2000 CMR:423:00
SUBJECT:FINAL MAP FOR THE LOS TRANCOS WOODS ROAD
SUBDIVISION, LOCATED SOUTHWEST OF 500 LOS TRANCOS
WOODS ROAD (FILE NUMBER 00-PM-3): APPLICATION BY
MARK THOMAS & COMPANY, ON BEHALF OF PROPERTY
OWNER JOHN ARRILLAGA, FOR CITY COUNCIL APPROVAL OF
A FINAL MAP COMPLETING THE SUBDMSION OF ONE PARCEL
INTO NINE PARCELS. EIGHT OF THE PARCELS WOULD BE
DEVELOPED WITH SINGLE-FAMILY RESIDENCES AND ONE
WOULD BE RESERVED FOR USE AS PRIVATE OPEN SPACE
SERVING THE EIGHT RESIDENTIAL LOTS.
RECOMMENDATION
Staff recommends that the City Council approve the Final Map for the Los Trancos Woods
Road Subdivision located southwest of 500 Los Trancos Woods Road, which is in substantial
compliance with the previously approved Tentative Map for the project, and meets the
requirements of the Subdivision Map Act and Title 21 (Subdivisions and Other Divisions of
Land) of the Palo Alto Municipal Code.
BACKGROUND
Location and Vicinity
The subject site, commonly referred to as the Arrillaga Property, consists of one parcel,
approximately 151 acres in area. The site is designated "Open Space/Controlled
Development" on the City’s Comprehensive Plan Land Use & Circulation Map and is
situated within the "Open Space" (OS) Zoning District. The Arrillaga Property is located in
the southwestern portion of the City and is essentially undeveloped except for an unpaved
roadway that takes access from Los Trancos Woods Road, a barn, and a caretaker’s
residence. The barn and the caretaker’s residence are closely grouped in the northeastern
corner of the property. The topography of the site varies, but is primarily characterized by
hillsides with a mix of oak and madrone forests and open grassland areas.
CMR:423:00 Page 1 of 3
Previously-Approved Tentative Map and EIR
The City Council approved Tentative Map application 94-SUB-5 for the Arrillaga Property
on July 6, 1998. The Tentative Map allowed the subdivision of the approximately 151-acre
parcel into nine parcels. Eight of the parcels (Lots #1 through #8) are intended for
development with single-family residences. These lots range in size from five to ten acres
and have defined allowable building footprint areas clustered in the north-central portion of
the site. Lots #1 through #8 comprise approximately 40 percent of the Arrillaga Property.
Lot #9, which makes up the remainder of the site, is reserved for use as private open space
and will be jointly-owned and maintained through a homeowners association consisting of
the owners of Lots #1 through #8. The existing barn and the caretaker’s residence are
located on Lot #9 and are to be maintained through the Tentative Map conditions of
approval. A large water tank would also be erected on Lot #9 as part of the site
improvements for the subdivision, but no additional structures would be allowed on the lot.
In conjunction with ’the Tentative Map, the Council also certified a project-specific
environmental impact report, entitled Los Trancos Woods Road Subdivision Final EIR, and
adopted a Statement of Overriding Considerations concerning impacts to biological resources
such as the loss of mature trees and grassland area habitats and aesthetics that could not be
mitigated to less than significant levels. Through the EIR and Tentative Map review
processes, approval of the Arrillaga Property subdivision was extensively conditioned. Three
of these conditions (Conditions 4, 5,and 6 of the Tentative Map) were subject to review and
approval by the Architectural Review Board prior to approval and recordation of a Final
Map. The Board’s review of these conditions is discussed below.
The applicant has met the Tentative Map Conditions of Approval, paid all required fees,
including those for the City’s below-market-rate housing program, and posted bonds to
undertake required site improvements. The Final Map was filed with the City on April 18,
2000, prior to the expiration of the Tentative Map. In accordance with the Subdivision Map
Act, the applicant filed an extension to extend the term of the approved Tentative Map. The
subject Tentative Map would have expired on July 6, 2000 if the extension had not been filed
with the City on June 30, 2000. Moreover, the subject Final Map for the Arrillaga Property
subdivision is in substantial compliance with the approved Tentative Map in accordance with
the Subdivision Map Act, therefore, staff recommends that it be approved by Council.
ARCHITECTURAL REVIEW BOARD REVIEW AND RECOMMENDATIONS
Tentative Map Conditions 4, 5,and 6 of the Arrillaga Subdivision relate to site improvements
(Condition 4), landscaping/tree removal and replacement (Condition 5), and design details
(Condition 6). The applicant concurrently submitted an ARB application (00-ARB-54) with
the subject Final Map in order to facilitate the Board’s review of these issues. The Board
reviewed this application at its June 15, 2000 meeting and recommended approval, in
accordance with staff’s recommendation, finding that the proposed site improvements,
landscaping, and design details and materials substantially complied with the Tentative Map
CMR:423:00 Page 2 of 3
Conditions of Approval. Board approval was subject, however, to several revised and
additional Conditions of Approval to those previously specified by the Tentative Map. These
additional conditions are specified in Attachment B.
Substantively, the Conditions of Approval cited in Attachment B modify a few aspects of the
Tentative Map Conditions of Approval related to landscaping and tree removal/replacement.
For instance, the timing of the requirement to provide all landscaping and tree
removal/replacement information was changed from prior to Final Map approval to the
construction stage. This enabled the Planning Arborist and applicant to better mitigate the
impacts of the proposal by reducing the loss of existing mature trees through more extensive
on-site assessments. Also, the Board recommended approval of retaining walls made of
poured-in-place concrete with an exterior finish resembling timber, in lieu of walls consisting
entirely of, or veneered with, timber as was stipulated in the Tentative Map Conditions of
Approval. None of the additional Conditions specified in Attachment B vitiate previous
Council-established Conditions from the Tentative Map.
ATTACHMENTS
Attachment A: Architectural Review Board Staff Report, dated June 15, 2000
Attachment B: Letter entitled, Los Trancos Subdivision [O0-ARB-54; O0-PM-3]
Architectural Review Board Approval of Grading, Landscaping and Design
Details, including additional and revised Conditions of Approval, dated July
7, 2000 --
Attachment C: Vicinity Map
Attachment D: Site Map
Final Map (Council Members only)
PREPARED BY:Luke Connolly, Senior Planner
DEPARTMENT HEAD:
Director of Planning and Community Environment
CITY MANAGER APPROVAL’."
EMIL~SON
Assistant City Manager
CMR:423:00 Page 3 of 3
Attachment A
Architectural Review Board
Staff Report
Agenda Date: June 15, 2000
To:Architectural Review Board
From:
Subject:
Luke Connolly,
Senior Planner
Department: Planning and
Community Environment
500 Los Trancos Road/Los Trancos Road Subdivision [00-ARB-54]:
Application by Mark Thomas & Company, on behalf of property owner
John Ardllaga, for Architectural Review Board (ARB) review and
approval of specified Conditions of Approval of a previously approved
Tentative Map (94-SUB-5). The approved Tentative Map would allow
the subdivision of an approximately 151-acre, parcel into nine parcels to
be used for residential and private open space purposes. ARB review of
the specified Tentative Map Conditions of Approval is required prior to
the approval of a Final Map. An Environmental Impact Report (EIR),
including the adoption of a Statement of Overriding considerations, has
been previously certified for this project in accordance with CEQA
Guidelines.
RECOMMENDATION
Staff recommends that the Board determine whether the subject ARB application
complies with the Conditions of Approval; that are specifically subject to Board review,
of the previously approved Tentative Map (94-SUB-5). These conditions are cited
verbatim in Attachment B, entitled, Los Traneos Subdivision." Project Description,
History and Status of Items Requiring Review by the Architectural Board.
PROJECT DESCRIPTION
Location/Existing Conditions
The project site consists of one parcel., approximately 151 acresin area. The site is
located in the southwestern portion of the City and is essentially undeveloped except for
an unpaved roadway that takes access from Los Trancos Road, a barn, and a caretaker’s
residence. The barn and caretaker’s residence are proximately located in the northeastern
comer of the site. Terrain on the site varies considerably, but much of the site is
characterized by relatiyely steep hillsides with significant native growth (oaks, madrones).
The site is situated amid low-intensity residential and hillside open space uses. Large-lot
Page 1
residential properties (in the Open Space Zoning District) lie immediately to the north,
and Foothills Park lands to the east and south; properties west of the site contain similar ~
low-intensity uses and are mostly located within the Town of Portola Valley.
Approved Tentative Map
On July 6, 1998, the City Council approved Tentative Map application 94-SUB-5. If
finalized, the approved Tentative Map would allow the subdivision of the approximately
151-acre project parcel into nine parcels (see attached Tentative Map, Board members
only). The newly-created parcels would be used for low-density residential and private
open space purposes. Specifically, eight of the parcels (Lots 1 through 8) would be
developable for residential use, while the majority of the site (Lot 9, approximately 87
acres) would be jointly owned and maintained as private open space for the subdivision.
Included in the Tentative Map approval were 52 specific conditions of approval. Of the
52 conditions, 32 must be satisfied prior to the approval and recordation of a Final Map;
three of these 32 conditions (Conditions 4, 5,and 6) are subject to review and approval by
the Board..
SUMMARY OF SIGNIFICANT ISSUES
The sole significant issue is whether the applicant has satisfied the requirements of the
previously approved Tentative Map, Conditions of Approval 4, 5, and 6, pertaining to
grading and drainage (Condition 4), landscaping/tree removal and replacement (Condition_
5), and design details (Cond!tion 6). The attached document, Los Trancos Subdivision:
Project Description, History and Status of Items Requiring Review by the Architectural
Review Board (Project Description), describes how the project has addressed Tentative
Map Condition 4, 5, and 6.
TIMELINE
Following ARB review of the specified Tentative Map Conditions of Approval, the Final
Map (file # 00-PM-3) is tentatively scheduled for a City Council hearing in July 2000.
ENVIRONMENTAL REVIEW
An environmental impact report (EIR), entitled, Los Trancos Road Subdivision EIR, was
prepared for this project and certified by the City Council on July 6, 1998. Additionally,
the Council adopted a Statement of Overriding Considerations for significant impacts to
biotic resources and aesthetics that could not be mitigated.
PUBLIC NOTICE
Public notification of this hearing was provided by publication of the agenda in a local
newspaper of general circulation and via mailed notifications to surrounding property
owners and occupants within 300 feet of the site.
ATTACHMENTS
Page 2
Attachment A: ARB Standards for Review
Attachment B: Los Trancos Subdivision." Project Description, History and Status of
Items Requiring Review by the Architectural Review Board
Attachment C: Vicinity Map
Project Plans and Tentative Map (Board members only)
Prepared By:Luke Connolly, Senior Planner
Manager Review: Lisa Grote, Chief Planning Official
Page 3
ATTACHMENT A
ARB STANDARDS FOR REVIEW/FINDINGS FOR APPROVAL
500 los Trancos Road/Los Trancos Road Subdivision
00-ARB-54
The design of the proposed subdivision furthers the goals and purposes of the
Architectural Review Ordinance since the improvements comply with the "Standards for
Review" as specified in Section 16.48.120 of the Municipal Code.
The design of the proposal is compatible with the applicable elements of the City’s
Comprehensive Plan in that the project has already been approved as being
consistent with City goals and policies. (ARB Standard #al)
The design of the project is compatible with the immediate environment of the site
in that the subdivision would create large residential lots with a majority of the site
preserved as open space, consistent with surrounding properties. (ARB Standard
The atnount and arrangement of open space are appropriate to the design and the
function of the structures. Even though structures are not proposed at this time, the
amount of open space will be ample to serve the residences, when built, since
nearly 60 percent of the site is devoted to private open space uses. (ARB Standard
Access to the property and circulation thereon are safe and convenient for
pedestrians, cyclists and vehicles in that the existing unpaved roadway will be
physically improved to provide more efficient and safer movement for both
vehicles and pedestrians. (ARB Standard #al O)
Natural features are appropriately preserved and integrated into the project in
that considerable effort has been made in designing site improvements that
minimize impacts to the site’s hillsides and landscape features. (ARB Standard
#all)
Materials, textures, colors and details of construction and plant material are
appropriate expression to the design and function of the site and are compatible
with adjacent and neighboring structures, landscape elements, and functions in
that the proposed improvements comply with the intent of the previously
established conditions of approval for the project. (ARB Standard #a12)
Plant material is suitable for the site, can be properly maintained, and is &’ought
resistant in that all proposed planting material is native to and!or adapted to the
climate of the Santa Cruz Mountain range. (ARB Standard #a14)
Page 4
ARB Standards #a3 through #a7, #a9, #a13 and #al 5 are not applicable to the subject
proposal.
Page 5
Los Trancos Subdivision
Project Description, History and Status of Items Requiring Review by the
Architectural Review Board
In July 1998, the Palo Alto City Council approved a tentative subdivision map for a nine lot
division of a 151-acre parcel located at 500 Los Trancos Road. Eight of the lots can become the
sites of future single family houses and the ninth lot is a permanent open space parcel. The
property is located near the western City boundary and shares a property line with Foothills Park.
Property across Los Trancos Road is primarily within the Town of Portola Valley.
No single family house designs have been proposed. John Arrillaga, the property owner,
anticipates that ownership of the lots will remain within the Arrillaga family. Future house
designs will be subject to the City’s Site and Design review process under the provisions of the
site’s Open Space zoning designation.
Access to the eight building sites will be from Tierra Abroles Road, a private street on the site.
An unpaved private rear emergency road will provide a second exit from the site. Utilities will be
provided b~ the City of Palo Alto except there will be no sanitary sewer service. Each lot will
have a septic tank and leachfield system.
The City Council’s 1998 approval of the Tentative Subdivision Map included 52 conditions of
approval, many of which’ were mitigation measures taken from the Certified Environmental
Impact Report. Conditions of approval four, five and six identify items that require ARB approval
prior to Council approval of the Final Subdivision Map. Complete wording of these conditions is
attached. Following is a summary of the conditions and their status in the plans submitted for
ARB review on June 1, 2000.
Condition of Approval Four
Condition of approval four relates to the grading and drainage elements of the subdivision.
Specific requirements are found in subsections a through g.
4a. Erosion and sediment control plan--see Grading Plans, sheet 9.
4b.
4d.
4f.
4g.
Final grading for the water tank on lot #9--see Grading Plans, sheet 7. The water tank is
proposed to be five feet below grade to achie~,e some reduction in height. The height of
the tank will be below the top of existing trees. Note also the extensive new tree plantings
proposed for the water tank area (see Landscape Plans, sheet L-3 and landscape vignette
on sheet L-5).
The area of artificial fill near the cul-de-sac shall be regraded to original grades--see
Grading Plans, sheet 6.
Plans shall note catch basin wording--see Grading Plans, sheet 2.
Terraced drains shall be designed for cut and fill slopes steeper than 30%--see Grading
Plans, sheet 2.
Geotechnical sub-drainsmsee Grading Plans, sheet 3.
Road shoulders should have maximum load-bearing surface for emergency vehicles--see
Grading Plans, sheet 2 for cross sections. Tierra Abroles Road will have two 12 foot
travel lanes. This road width is acceptable to the Fire Department. Any wider road
would incur even greater tree loss and related visual impacts.
Condition of Approval Five
Condition of approval five addresses the site’s landscaping plan including native tree replanting
requirements. Condition 5a requires submission of a detailed tree survey and inventory to the
City. Condition 5b contains 11 sections that relate to elements of the landscape plan. The
landscape plans identify the number and variety of new trees to be added to various portions of
the site. On site construction will incorporate the advice of the project and City arborists. The
intent is to save, whenever possible, existing trees that are marked for removal and to precisely
locate new trees so that they best serve the site and mitigate offsite visual impacts.
5b. )Replanting of areas along the main access road and the emergency access road--see
Landscape Plans, sheet L-1. The focus of the replanting is the main access road because
that is where there are the best opportunities for new trees and the greatest need to
minimize the off site visual impact of the road. As noted on sheet L-I, 165 trees will be
removed during road construction and 509 trees will be planted. The new trees include
155 24-inch box trees, 177 15-gallon trees and 177 one-gallon trees. All the tree planting
on the site incorporates a mixture of tree varieties and sizes. Additional tree planting is
not proposed for the emergency road area because of the dense tree canopy for much of
2
5b.2)
5b.3)
5b.4)
5b.5)
5b.6)
5b.7)
5b.8)
5b.9)
5b.lO)
the area and the steep banks next to the road. New trees in these areas would require the
introduction of extensive slope cuts that would create visual scars.
Planting of the open grassland area on lot #1 near a sharp turn in the access roadwsee
Landscape Plans, sheet L-1. The new tree planting is focused on the areas near the road
with the meadow area hydroseeded (see sheet L-4 for the hydroseed mix).
Planting of the artificial fill area on lots #3 and #4---see sheet Landscape Plans, sheet L-2
(the area marked "Disposal of Excess Material"). The area will be graded to meet
existing contours and hydroseeded.
Planting along the emergency access road where slope stabilization is required--see
Landscape Plans, sheet L-4. Slope stabilization is achieved through the use of retaining
walls. Creation of new cut slopes for the areas in need of stabilization was rejected
because oftheamount of hillside that would have to be cut back to create a stable slope.
Several roadside areas will be hydroseeded.
Planting around the water tank--see Landscape Plans, sheets L-3 and L-5. The water
tank area that is part of the 1997 City Council approval is heavily wooded. Most existing
trees will remain. Fifteen trees will be removed to allow for the water tank to be
constructed. Forty- five new trees (varieties are noted on sheet L-3) will be planted
including nine each of 72 inch box, 60 inch box, 24 inch box, 15 gallon and one gallon
trees. The top of the tank will be approximately 10 feet below the top of the existing tree
canopy at the rear of the tank and five feet below the top of canopy at the front of the
tank. Because the tank site is near the top of a hill, most of the new trees are to be ’
located on the down slope side of the tank. The use and location of the larger trees is to
meet the intent of the approval to have the visual impact of the tank minimized.
Replacement planting for lost canopy--see Landscape Plans, sheets L-l, L-2 and L-3. In
addition to the r0ad-related replanting (condition 5b. 1) and the water tank replanting
(condition 5b.5), new planting is proposed for lots 2, 3, 4, 5, 7 and 8. For these lots, a
total of 296 trees (six 72 inch box, 28 60 inch box, 95 24 inch box, 87 15 gallon and 80
one gallon) are proposed. The tree varieties are identified on sheets L-l, L-2 and L-3.
3:1 replacement ratio for trees that are removed--see Landscape Plans, sheets L- 1, L-2
and L-3.
Tree planting densities--see Landscape Plans, sheets L-I, L-2 and L-3.
Trees on exposed graded surfaces shall be planted during the fall--see note on Landscape
Plans sheet L-1.
Irrigation and weeding specifications--see note on Landscape Plans sheet L-1.
5b. 11) Use of a native grass mix for reseeding of graded ’slopes--see note on Landscape Plans
sheet L-4.
Condition 5c requires a planting program for lots 2, 3 and 7 to enhance screening of future
development--see Landscape Plans sheet L-2 for the specific planting plans for the three future
building sites. A perspective for lot 2 is Shown on the cover sheet of the landscape plans.
Condition of Approval Six
Condition of approval six addresses items that are to be reviewed by the ARB other than the
grading and landscaping conditions in conditions four and five.
6a.Street lighting detailsmno street lighting is proposed
6b.Design of the refuse/recycling enclosure to be located at the entrance to the main access
road--see Grading Plans, sheet 3 and Landscape Plans, sheet L-5. The enclosure is 12
feet by 20 feet and the size has been coordinated with Palo Alto Sanitation Company
container sizes and the service schedule for the area. The space needed for recycling
containers is larger than normal because the pick up schedule for recycled materials in
this foothill area is once per month. Design of the refuse/recycling enclosure is
consistent with the treatment of the retaining walls and guard rails.
6c.Design of the retaining walls along the main access road --see Grading Plans, sheet 3
and Landscape Plans, sheet L-5. The intent of the 1997 Council approval is to have a
"natural appearance".. This will be achieved through the use of concrete with a
pronounced wood grain stained brown to achieve a wood appearance.
6d.Design of the guard rail on the down side of the main access road--see Grading Plans,
Sheet 3 and Landscape Plans, sheet L-5. The guard rail design will match the retaining
wall design.
6e.The color of the water tankmsee Landscape Plans, sheet L-5. The water tank is proposed
to be a dark green color intended to blend into the natural vegetation of the area.
6f.The location and design of the security/privacy gate located at the base of the main access
road--see Grading Plans, sheet 3 and Landscape Plans, sheet L-5.
6g.Design of perimeter fencing--no perimeter fencing is proposed.
Attachments: Conditions four, five and six
Grading Plans
Landscape Plans
LOS TRANCOS TENTATIVE SUBDIVISION M!
CONDITIONS OF APPROVAL 4, 5 AND 6
A detailed grading and drainage plan shall be prepared as
Improvement Plans and shall be reviewed for approval by
Review Board..The plan shall be prepared consistent with
and layout of the map, as required by condition #1
following:
a. The plans shall include a detailed erosion and sedin
ensure that the potential for erosion is minimized.
include permanent design measures in the improve
art of the Final Map
he Architectural
ithe revisions to design
~nd shall include the
ent control plan to
he plans shall also
ients that would
maximize the control of drainage and runoff.and pr, .tect water quality.
b.Grading for the water tank proposed on lot #9. The]final grading shall
require partial to full burial of the water tank.
c.The area of artificial fill (hilltop meadow around pr,~aosed cul-de-sac) shall
be regraded to its original grades, incorporating con Ours which re-create a
natural drainage swale with "stepped bottom" topo~ taphy.
d.All catch basins shall be stenciled with the approve~ iCity of Palo Alto logo
and the.words "No Dumping! Flows to Los Tranco., Creek". This shall be
noted on the plans.
e.Terraced drains shall be designed on cut and fill sloI es every 30 feet of
vertical height on al!~ slopes that are steeper than 3’ l. Terrace drains shall
have a minimum flow gradient of 6% (so that they ~ re self-cleaning).
Down drains shall be fitted every 150 lineal feet.
f.Geotechnical sub-drains shall be installed to mainta n slope stability in
areas beneath and/or adjacent to rocked or otherwis, :stabilized drainage
channels extending out onto fill slopes. ’
g.The shoulders of the roads shall be widened, to the ~ Irtent feasible’to
minimized tree removal, which would provide the n ~aximum load-bearing
surface for emergency vehicles.
A detailed landscaping plan, native tree replanting progra~i and tree planting
program (for screening of residences on lots 2, 3 and 7) sh~ ~1 be prepared and pan
of the Final Map Improvement Plans. The plans shall be p ~pared by a landscape
architect and a certified arborist, both having expertise in
vegetation native to the Santa Cruz Mountains and the plat
the site. The plan shall be reviewed by the City Planning
Planning Division and approved by the Architectural Revi~
shall include the following:
a. A detailed tree survey and accurate mapping of all
6" or greater for areas of.grading along the main ace
access road and water tank site. Trees subject to PP
Preservation and Management Procedures, Coast Li
tge scale design using
communities found on
rborist and the
~, Board. The plans
lees with diameters of
~ss road, emergency
vlC Chapter 8.10 (Tree
!e Oak and Valley
Oak). The survey shall be accompanied by a report i ,.repared by a certifie’d
arborist, which provides a detailed inventory of tree Size, species and
condition/health of trees.
bo A detailed tree replanting plan for native tree and gr~ss planting in the
following areas:
1) Replanting of areas along the main access an
roads, where tree removal is consistent with
revised by conditions of approval.
2)Planting ofan open, grassland area located o
slopes of lot #1. The lot #1 planting area inc
along the main access road, where grading is
grades.
3)Planting of the artificial fill area (meadow) c
4)Along the emergency vehicle access road, w
is required.
5) Around the area of the water tank (for additi
The tree replanting program shall include the follo,~
6) An estimation of canopy loss area (acreage)
areas that are three times larger (replanting a
7)Replacement ratio for trees that are i’emovec
acre basis by the same species from locally
planting size for this ratio shall be one 24"
one 1 gallon container stock.
8)Tree planting densities shall be 15-foot on c,
native trees and 8-foot on center for small tr,
9)Trees shall be planted during the fall on expl
10)Specifications for irrigation of trees (during
during the initial planting and growth perioc
11) Reseedifig of graded slopes with a native gr~
The tree replanting program shall be accompanied
certified arborist, which shall include maintenance
and weeding), performance standards (a minimum
after five years) and any additional recommendati(
City’s Tree Technical Manual.
emergency access
~e Tentative Map, as
the southwestern
[udes the "hair-pin" turn
!required to meet road
h lots #3 and #4.
iere’slope stabilization
~nalscreening)
’mg:
tnd identification of
¯ eas specified above).
shall be 3:1 on a per
:lected stock. Tree
,x, one 15 gallon and
nter for oaks and large
,sed graded surfaces.
’.ummer) and weeding
(five years).
ss mix.
~y a report from a
requirements (irrigation
30% survivability rate
as as required by the
A detailed lxee planting program is required on lots 2, 3 a
enhance the screening of residences from offsite. The pr
planting within or abutting the final, selected building em
Trees planted outside the boundaries of the envelope area
species (e.g., oak). The required tree size, planting specit
requirements shall be the same as required for the tree re~
5b, above).
The following shall be included on the Final Map Impro ment Plans, with the,
design and details subject to the approval by the Arch~teqturai Review Board:
!
td 7 to promote and
!~gram shall propose tree
elope areas on these lots.
shall be of a native
cations and irrigation
ianting plan (condition
ao
Co
d°
Details for the location and specifications for street 1
Street lighting shall be minimal, yet meet the securit
of the Police Department. If street lighting is propo.,
standard shall be a short, low-intensity fixture desigr
direct light in a downward
An enclosure for waste recycling drop-off/pick-up,
the main access road. The enclosure shall be design
requirements for access and 2) utilize materials and
consistent and compatible with.the rural setting oftl"
A detailed design specification and materials for ret~
main access road. Walls shall not exceed five feet i~
or natural rock surface shall be used as a standard f(
concrete block or pored-in-place concrete is prohibi
A guard rail shall be placed along the down Slope si
road. The design and materials of the guardrail shal
rural setting of the site.
A selected color for the water tank. The color ofth~
earthtone to match, at best, the oak woodland settin
The location and the design of the security/privacy
the base of the main access road. The colors, mater
.gate shall be consistent with the rural setting of the
The location and design of all fencing proposed alo
site. All proposed perimeter fencing shall be rural.
type wire fence or barbed wire) and designed to peJ
throughout the site.
:hting, if proposed,
and safety standards
:d, the selected
ed with shields to
icated at entrance of
~I to I) meet PASCO
~lors that are
~ area.
{ning walls along the
height. Wood/timber
design. Use of
;d.
~,e of the main access
be consistent with the
iiwater tank shall be an
lte that is proposed at
~ls and the size of the
ig the perimeter of the
character (no cyclone-
.’,mit wildlife movement
SAN MATEO CO.
ARASTRADER
PRESERVE
Project Site
FOOTHILLS PARK
PORTOLA VALLEY
The City of
Pa lo A1 to
Project:Los Trancos Road
Subdivision
File Numbers: O0-ARB-54
.0.0-PM-3
This map is a product
of the
City of Palo Alto GIS
July 7, 2000
City c "Palo Alto
Department of Planning and
Community Environm
Attachment B
Mark Thomas & Company
Attn: Phillip Savio
90 Archer Street
San Jose, CA 95112
Planning Divisio~ U bj e et:Los Trancos Subdivision [00-ARB-54; 00-PM-3], Architectural
Review Board Approval of Grading, Landscaping and Design
Details
Dear Mr. Savio,
On June 15, 2000, the Architectural Review Board (ARB) reviewed plans entitled,
Tract No. 9273, 500Los Trancos Wood Road, Portola Valley, Palo Alto, California,
dated June 2000. The ARB recommended that the Director of Planning and
Community Environment conditionally approve the grading, landscaping and design
details contained in the plans. The conditions of approval are described below.
Conditions 1 through 10 modify previous conditions of approval found in the
Tentative Map [94-SUB-5] for the subdivision. Condition i I was added by the ARB .
based on a recommendation of the Planning Arborist at the June 15, 2000 ARB
hearing. All other conditions of approval found in 94-SUB-5, and not modified by the
ARB, shall be completed as specified.
Conditions of Approval:
Prior to issuance of any grading or construction-level permits, a final tree survey
shall be submitted for review and approval by the Director of Planning and
Community Environment. The survey shall show the location of all trees subject
to impacts, including the fire road, building areas, driveways, leachfields, access
road and pedestrian path. The survey shall include a single written listing of all
trees inventoried with previously collected information. Each tree inventoried
shall have a permanent metal marking tag attached to it for purposes of
identification during subsequent construction of site improvements and buildings.
2.Prior to issuance of any grading or construction-level permits, a final tree planting
and landscape plan shall be submitted for review and approval by the Director of
250 Hamilton Avenue
P.O. Box 10250
Palo Alto, CA 94303
650.329.2441
650.329.2154 fax
Planning and Community Environment. The planting plan shall include
maintenance standards and performance standards consistent with Tentative Map
[94-SUB-5] Condition of Approval # 47. The report shall determine the final
number of replacement trees based on the final number of trees to be removed.
Replacement tree planting shall be consistent with the tree size ratios in the
landscape plans approved by the ARB. The landscape plan must show in more
specificity areas to be planted and specify which areas will be planted in groves,
singular or forest edge. Densities shall be no closer thanl 5-foot centers for oaks
and native trees and 8-foot centers for small trees and shrubs. Shrubs shall be
included in the palette for the purpose of soil stabilization on areas of fill
transition. The Landscape Architect and the project arborist shall consult to
establish the proposed vegetation locations.
o Prior to issuance of grading or construction-level permits, the exact location of
trees to be planted shall be marked on site by the project arborist and/or landscape
architect subject to the verification by the City Planning Arborist.
Both sides of the entry road easement shall be widened by five feet to permit field
adjustments of the proposed paved area prior to grading and construction activity.
In making the field adjustments, consideration shall be given to minimizing
environmental impacts, saving trees, and especially saving the following oak trees:
Trees numbered 67, 131,143, 145, 146, 229 and 311--these trees serve as
a visual screen along the entry road.
Tree number 3067--six trees along the opposite side of the road may have
to be removed to save this large tree.
Trees numbered 3131, 3133, 3134, 3228 and 3229--it may be possible to
add some fill along the west side of the road to save these trees.
Tree number 3251--this tree on the north side of the road may be saved by
removing tree 3250 on the south side.’
o The diameter of the water tank easement area shall be widened by 20 feet to
permit field adjustments of the tank prior to grading and construction activity. The
vehicle turn around area serving the water tank shall be designed to minimize tree
loss.
6.The center point of the entry road cul-de-sac shall be moved 12 feet to the west to
provide additional distance from existing trees.
7.The building area on lot # 5 shall be moved 15 feet to the east to save a cluster of
large oak trees.
8.On lot # 3, correct the plans to show the existing trees on the hill and not in the
building area.
Inspections. The applicant shall be responsible for the following inspections to
protect the trees to be retained and ensure that the quality of new trees will be
adequate. Note that these inspections are in addition to the annual inspection
required under Tentative Map condition of approval # 47.
Inspection of tree protection by the project arborist--a written statement
shall be provided to the Building Division by the project arborist verifying
that protective fencing for existing trees is in place before issuance of any
demolition or building permits.
Nursery stock--the project landscape architect shall inspect at time of
arrival to cull out inferior stock or stock damaged in shipping.
Arborist inspections and progress reports--the project arborist shall
perform construction-related site inspections to monitor tree condition on a
minimum of four-week interval immediately prior to and during
construction. These inspections shall include pre-construction and grading;
during root pruning; retaining wall excavations; final grading; large tree
planting; irrigation preparation; and final inspection at the close of project
work stages with the City Planning Arborist. Progress reports shall be
provided to the City Planning Arborist.
, Landscape architect inspection--the landscape architect shall provide to the
City Planning Division written verification of the appropriate installation of
all trees, shrubs, and other plantings and verification that the irrigation
system is installed and functioning as specified in approved plans.
10. A sheet(s) identifying tree protection and preservation measures shall
accompany plans submitted for demolition or grading permits and referenced on
all civil engineering drawings. The tree protection and preservation sheet(s) shall
identify all tree related conditions of approval for the Tentative Map and ARB
approval. The sheet(s) must clearly show the tree protection zones, indicating
where fencing will be placed and denote al trees to be removed. All of the
recommendations in the HortScience Management Report and Tree Protection
Guidelines dated May 2000 shall be adhered to and shall be printed on the plans in
their entirety.
11.Twenty (20) percent of the new native tree planting, in proportion to the allocation
of new tree sizes identified on the ARB approved landscape plans, shall be, if
available, Blue Oaks (Q~uercus douglasii).
Should you have any questions regarding this ARB action, please do not hesitate to
call the Planning Division at (650) 329-2441.
Sincerely,
AttachmentC -
SAN MATEO CO.
/
i ct:Los Trancos Road Ci~, of Palo Alto GIS
Attachment D
The City of
Pa lo A1 to
Los Trancos Road
Subdivision
File Numbers: 00-ARB-54
00-PM-3
This map is a product
of the
City of Palo Alto GIS