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HomeMy WebLinkAbout0523.000.c.>.' '" , -::.',"~'""'-, .... ,. - j', October 4, 1990 HONORABl[ [ITY COUNCil Pa10 Alto, Cal iforllh 548-540-544 JIIaybel1 Awenu2 -Tentat.lve Map ~embers of tne Counc11~ Repgrt ill Brfef o On September ll~ 199~ the Planning Commission considered a tentative ~ap ~pplfcation to merge two parcels at ~8-540-S44 ~aybell Avenue a~d resubdjyide them illto eight single-family lots and one large remainder parcel~ The application includes requests for exceptions for lot depth and/o-r Jot lridUt for efg~t of the 10ts and an exception fo~ widt~ of street right-Qf-~ay~ A more detailed descriptfon of the ~roj~ct is included in tne attached Planning Commission staff report. 'lannfng to mm 1ssioD Action The 'lannlDg Comrn~ssion voted unanimously to recommend approval of the tentative map and requested Exceptions, wit~ an amendment to one of the conditions of approval. The Planning CommisSion recommends installation of a cr~shed gravel path along the project~s Maybell Avenue frontage rit~er t~an concrete ~urb gutter and sidewalk. Tiis change ~iS ~ade jn response t~ reQ~ests made by representatives of the Barron Park Homes Assocfatioo~ ~~ stated that they are opposed to the i~stal1ation of concrete side~alks in Barron Park and have submitted a set cf ilter~atfve ~Street Standards for Sarron Park-to the (lty for review and adoption. Dfscwssicn The proposed street standards for Barron Park have bee~ farwarded to the Cit1~s fi~ance and Public Works Committee for evaluation and wi1l be considered .t the Committee meeting to be held 00 October 23, 1990. It is the recommendation of the Public Works Department tn~t i cons~ltant be ~ired t~ evaluate and compare the economic and maintenace impacts of various i1ternatives before suc~ standards are adopted. The Public Works Department recommends t~at rither t"a~ define i new sidewalk standard for t"is particular project ~it~out benefit of t~e results of the e~aluatioD process, t~at the appli(ant ~e required to comp1y wit~ the sidewalt standards which are in effect at t~e time of appro •• l of t~e fi"l map. This will .1100 In. [it! CMll:523:Q • \ 1. ." ~,<:--~ ".,-;, ;"~it-,-,~_"~:-,","""",--,-,,,_ o some time to establish more defi~it;~e policy direction regarding Barron Park sidewalt standards. As fwll concrete curb. gutter and s;de~alt would be the most costl) imprQvement possible. the modification of this condition ~oaTd not Flace i major <ofistrai~t on the developers. T~e ~ord~ng of conditfon S.l. ~as been modified cons1stent with this recommendation. After the P]annl~g C~mmis5;on meeting~ the applicants requested that condition 5 .. c. be modified to allow Ue 5ubdillsion improve~ents (street and IJtltities) to be installed prior to issuance of building permits for tne lots. No~mallJ demolition permits will not be issued ~ntil building permits have been issued. However t i~ t~is de~elopment t~e lots are expected to be sold and developed indiyfdually by future buyers, and t~e street improvements cannot be fnstalled and lots sold until t~e eXisti~g structures are removed~ Coodition number S.c. has beeR ~odif1ed to resolve this ·cat(~-22~ situatlon, and allow fssijance of demolition permits after lssuance of t~e permits for the subdifision ;mpro~ements. A name for the new street will be selected prior to approval of t~e final map. A request for I recDmmended street name ~as been fo~arded to the Street ~a.'ng Committ •• of t~e Palo Alto ~istorical SocielJ. Recornnendatfon Staff reeo~nds that the Cit, Counell adopt the Planning Commissfon recommendatfoD to approve t~e tentatl~e map with exceptions for 10t depth an~or lQt vfdth and street right-of-~ay, subject t~ tne follOWing findings and conditions. including the staff recD~~nded amendments to cond1tlons 5.8. and S.c. fINDINGS t. There are speclal Clr(umstances or conditions affecting the pro~ert1 in that t~e project site is one of the few remaiaing in-fill sfogle-farnilJ parcels fl the area ~hi(~ is Df suffici~nt sfze to support I subdffJsion. [very reasonable lot and access configuration results lB need of Jot depth or ~1dt~ ~xceptions of some type, and an optimum lot/street conffguration cannot be ac~ieved by strict adherence to the general deslgn reQuirements. 2. The e~ceptions for lot width, depth and stre~t rigfit-of·~aJ are necessary for t~e preservation and eqjoyment of a substantial property right mf the applfcant 11 t~at anJ other layout would result i~ four fewer lots an~ a less pleaslng streetsca~e, a loss of ·neighborhood~ fdentitJ and Jess street paritng capacit,. 3. The grantfng Df the ex(~ption$ will not be detrimental to the public welfare or t~jurfous to ~ther propertJ i~ the area in which t~e prop~rt1 is situated i_ t~at no s~bstandard lots will be created by the granting of t~e ex(eptfons. All lots will contilD t~e mjnimu~ required area. The lots _ill be ]0 t; 14 feet wider t~an required, and the four c~l-de- CMR: 513:0 JllAYB£l.CMR/SC 10/4/90 Page 2 ----...,-":"'--~-.,"--"'.... ..~--L - • • i , ",,", ,., ~~1t:_~~-. . { • , . -.' - 5 •. ;. ~ " i o sac lots wtll ill have tarying widths with a miclmum of 50 feet and over. ~ew development on the lets ~ill comply wit~ t~e required side yard setbacks ~hlch are to be met by eXlsl;ng development. The granting of tne exceptions for lot wldtn, lot depth and street right-of-WiJ will not wfolite the requirements, goals, policies or spirit (If the Zoning: Ordinance, the Subdhision Ord~nance, the Compre~ensive Plan or any ot~er law, il that onl, the width/~epth relltrons~fp of the lots would he affected, the lots ~ill meet or exceed u'e general lot widths in t~e area arId will provide the equivalent bu1ldable area as lots of standard co~figuratfon. Tbe project as proposed will net ~ave I sfgniffcant impact on t~e pbysfcal en~fronment, 1. t~at the project is of small ~a1e ~hick will not generate substantlal Wlsual or traffic im~acts, and th~ most Slgnificant site trees will be retained. 6. II accordance ~jt. Palo Alt. Municipal Code (PA~) Section 21.12.0S0(b), tne proposed subdivision, as conditioned together with the provision for its design and improvement, complies and is consistent wit~ the prQwlsions of the PAMe and state law, fncludin9 Sections 66473.5 and 66414 of t~e Government Code, in t~at the site is p~ysica'l, sHitable lnd zoned for the type of densitJ Qf t~e proposed development and there are no confl iets -wit~ publ ic easements. 1. Street IHght-of-'II'a.1... (xception Fjnding Tbe small number of l~ts served by tkis subdivision and pro~able future traffic generatfon are suc~ to justlf, ~ reduction of the required right-of-wa, from 50 feet t~ 40 feet i~ t~at t~e proposed street is I dead-end street ~f less than 150 feet 1m le~9t~ ~icn will provide access to onl, efg~t lots and will have no fwture dev~lopment potential beyond one single-famil, residence on eacb lot. Act~al street ;mproveme~ts and on-street parking equi~ilent to current standards can be provided and t~e practical function Qf the street and necessary easements will be the same. CONDITIONS I. The developer shall dedicate a lO-foot·wide strip along the front propert, lines of 528·540·544 ~aybell Avenue to tne Cit] of f.l, Alt. for public road rignt-of-way purposes. Tiis dedication ~~all be shewn on the final ma~. 2. The applicant shall offer fof' dedication to the (it, of Pila Alto .. two S-foQt-~de easements bordering the proposed street for purposes of fAstalling street trees and wtilit, lines. The street improvements s~all conform to City standards for cwl-de-sac streets (see City St.nd.r~ Or.wing IS614). This dedic.tlon shall be shown on tne final ~.p. CMR: 52]: 0 IlAYBfl.CMR/SC 10/4/90 fage ] o. -\ . • I I l 3. 4. s. 6. J. 8. / o o The street s~al1 be slgned to permit parking an one side ooTy~ ~;t~ no parting permitted f~ the c~l-de-sa, area. Specific sign text ind 19Catio~ shall be determfned by the Transportation Oivlsion_ rhe subdivider s~all offer the ne~ street to the Cit1 of Palo Alto for dedication. Tbfs dedication shall be shown on the final map. Prior to t~e recordatio~ of the final map, the subdi_ider shall enter fIt! I subdfyisfon agreement with the City of Palo Alta that addresses lne following is.ues: i. The subdfvfder shall t~$tal1 all improvelT'ents wHhil"l tne Dew street and Improve the street front.ge along Maybell Avenue (.treet section) in complfance vith all CitJ permit procedures and street and stdewalt stancards_ These impro~ements s~al1 be guaranteed ~y bond or other form of guarantee acceptab1e to t~e City Attorney. b. The subdftfd~r snall be responsible for installfng all stofm dratnage fmpro~ements, water and sewer maiAs and services, including any required Qff-sHe .upgrad"es, to the satisfaction of Ue Utilities and ~blic Works Departments. These lmprovements s~all be guaranteed by bond or other form of guarantee acceptable to tne City Attorney. c. The s.ubd1''Wi-der shall be responsible for demolition of all exfst1r1g structures o~ lots J to 8. p~rmits for subdivision improveme~ts or buildiog permits shall be issued prfoT to issuance cf demolition permits. Removal of the structures prYor to start of construction shall be guaranteed by I bond or other form of guarantee acceptable to the (;t, Attorney. PrJor to c~letiDg construction drawings the subdiVIder s~all submit ~ detai!ed grading and drain.ge ,1.n to the PubliC Work. Department. The final grading and drainage ,l.ns ,h.ll be submitted to the Public Vorks OepartmeFlt before filing for the firlal lIap and must be ilppr-oved befo,re t~e ffnal map is recorded. Tne subdfvfder snall worK .it~ the Utilities Department to determioe all utl1itJ design and capacHy requirements ir"tcluding water, sewer, gas., electdc., p"one and cable faci1ities~ All ne .... constl~uction shall have underground electric, telephone and cable service. The project s~a11 be li~ited to sTogle servJce laterils fo~ eac~ lot for sewer, ~ateT and g ••• All .tllit, ~lans s~all be approved by tne Utilities and Vater, Gas and Sewer ~epartments before the ff~al map is recorded. The subdiwider s~all deslgn and lRstal' ill electrical ~tllitfes in accordance ~t" Pa10 Alto Standards, inc1u1ing underground ~tilities to the satfsfaction of the Light and Power Diwision. All electricil plans sJlal1 be appro~ed b~ the tight and Power Di..,isiQI1 before the fil"lal Map is recorded. tMR:S23:0 lIIAYBH .OtR/SC 10/4/90 Page 4 > i • -, '. ~ ') , ... ~. ;. .. --1 .•.... , ,-"." I I I: ~ I 9_ 10. 11_ . " .... - "J o o Tentattve approval of t~e subdi~ision s~al1 be conditional upon a satisfactory soils report to be submitted prior to f;~a' map approval. The approved soils report sh.ll be t~e basis of t~e proposed slreet design. All work done with!. the CitI TIght-of-way will require a Street Work permit. Tne subdivider shall app~J for the permit fro~ the Public Works Engineering Department. All feasible efforts shall be made to reta;o as many of the existing mature trees is possible. which have been fdenttfied by the (1tJ Arbor!st (see Plant Section 90-El~-34)_ The following listed e,istlng trees 00 the site shall be retained: Tree Number Type 4_ 5_ 6_ 1. 9. 10. Il. 16 _ 17_ IS. 19. ? 44-Coast Redwood 15.5" Colorado Blue Spruce 3g~ Coast Redwood 14" It.lian Stone Pine 26.S· Deodar Cedar 20.5" Colorado Blue Spruce 11_5' Callforoia White Oak 8.~· Deodar Cedar 22.~· Monterey Pine ~ulti-trun~ed 12.5", 11_5" Coast Redwood Multi-trunked 18.75', 11", 13.5" 01i •• Cedar located 11 front Qf rear ~ouse on 528 Maybell. 12. The applicant s~il1 be re~uired to explore, to the satfsfittion of the 'lanning Department l t~e feaslble means of retaiD1ng two additional trees located wit~iD proposed sfdewall or street rlght-of-~aJ areas~ the Walnut tree located i. the front of 52S ~aybell and the 26.5 inch Deodar Cedar~ a~d cansglt .nth ~ certified arborfst, t~e City Arborist and the Public VorKs and fire Departments as to ~~et~er the fi"al street imprDveme~t plans can be modiffed iq a manner ~hic~ would enable rete~tion of these trees. Consideratfon shall also be giveR to reta;~fng tree number 15, I large multi-trunted Tree of Heaven located o. lot 6. 13. Tbe demolition and construction actfvities occurring on the lots shall complJ vlth the recommended tree protection measures identified il tne letter from S. P .. McClenahan Ca. J Inc .• dated June 6~ 1990, on file 'With the ;llnnfng Department. The servfces of i certiffed arborist s~all be required tc evaluate the conditfon of the existing mature tree and ~ake recommendatfons on how to assure the continued ~ealt~ and retentioa of the trees during and ifter site constructfoD. The arho~ist's rec~mmendations shall be adhered t~ duriog (onstruction and res~onsib'lftfes s~all include on-site inspections during gradi~g ope"t lons_ CMR:52l:0 IlAYBEL .OIRlS( IO/~/90 Page 5 • ·' ~';.' .. ! '.~;~~(;( >, l.~'1"'";· 1'$1",:" ' 11 '-=""-- ~1· 14. New street tr~ s~.ll b. pro,lded for the .19h~ots as follows: one street tree for each c~l-de-sac lot and two street trees for the ot~er four lots~ Size, location ind tree specie 5~all be approved by t~e City Arborist. Re4uired street trees snall be installed prior to f5s~ance of a buIlding permIt for anl of the lots. £.Istlog trees olong Maybell A~enue whfch Ire preserved may be substit~ted for one of tne required street trees, subject t. the approval of t~e CltI Arbori.t. 15. The building permits for the ne~ resl~ences to be built ;0 t~lS suodi.fsion shall be subject t~ review by the Architectural Re~ie~ Board i. Compliance ~jth Palo Alto ~unicipal tode Ch'pter 16.48 unl.ss the houses are ~iog" developed by different owners. 164 T~ reduce dust Tevels durfng ~onstruct;on, it s~all he required t~at exposed earth surfaces be .atered frequently, rluring the late mo~ning and at the end of the day, wit~ frequency of watering iricreaslcg on windy days. Sp1llage resalting from ~a~lfng operations along or across any publfc or private propert, ~~alJ be remo~ed i~diatel, and ~aid for by the <antra-clor. OUs.\ nuisances. af'1-9if'l1.til'l9 frail the ccntracttlr's operations, elt~er i~side or Dutside tne right-of-~ay, s~all be cODtrolled at the contractor's expense. 11. All co~struction activ,ties and fAstlllatiG~ of subdi,\sion improvements shall be subject t. compliance ~Ith the provi.ions of the City of Po'. Alt. Noise Ordinance (Chapter ~.IO PAMe). • Resp.clf.ll, submitted, ! /! -:-it;l~ L/':! SAAAtlCHEHH -, ~,,/U'/L /' ./drd~ - ~ '''''~>, KENNETH ~. SCHREIBeR Director of flanning anc" Community £nvfronment JUN lfMING As stant Cit~ anag ~, ti taclnnents: Pl n9 Conmission staff report dated September 7, 1990 Ilan. (Council Member. onlI) cc' Applicant Propert] Owner Project [ngineer Diana Gerba, 578 Maybell Avenue, Pil. Alto, CA 94lO5 Barron Part Assocfation Varren I;rsc~, 725 Asnby Drive, Pil. Alto. CA 94301 Bob Moss, 4CI0 Orme Street, Pil. Alto, CA 94305 Will Beckett, 4189 Baker Avenue, Pil. Alt., CA 94305 00:523:0 ""YBfl.CHRlst 10/4/90 Page 6 ;-.-. , ""')-~' ~,~~~:~~~~ ,Co .~." - / o Cit~ of ,Palo )lIto p,o &0.-IO.!~C TO: PALD AlTD PlAJOjIN6 COIII!ISSION PRE~ARfO av: Saroh Cheney DATf: September 1, 1990 fILE NO.: 90-SU8-5,90-EIA-34 PBp.m:T IBfQB!Y.n ON l.2gtioo: Applicant: Property Owner: AcqUItted Action: PROJECT SU!!!!ARY 528-540-544 Maybell Pil. Alto CA 94306 Greg Shepherd, fogl Construction 683 Driscoll Court '.1. Alt. CA 94306 aageman, Shepherd, klr$co and YogI c/o 683 Drlsc.ll Court Pol. Alto CA 94306 Approval of tentative subdi.1sToD applfcitfon to ~erge two parcels and resubrli~tde them imtD eIght sfngle· f~il, JDts ~t~ one remifnder parcel. with exceptions for lot depth, lot .Iath Ind street right-of-.a,. Tbe applicant proposes to merge two parcels t.tolling 93,670 square feet and re.ubdl.lde theM Int. eight slngle-!.mill lots of 6,100 to 6.400 square feet ana one 33,148 square foot re.aloder parcel. [xcoptlons .re reque.ted for l.t depth for four of the l.t. t •• 110~ d.pt~s of Bl.S feet I.ste.d of 100 feet_ [xceptlons are requested for lot depth .nd l.t width for four c,l-de-sac lot. t. ,11.-lot Yldths .arylng betwee. 50 t. 51 feet, and lot depths .arylog betwee.80 t. 98 f.et deep lostead of 100 feet. A ne~.public street Is proposed to provfde access t. eIght of t~e 0 •• lot.. An except 100 for reduction of street rigbt-of-wa, from 50 feet to 40 feet i •• lso reque.ted. RECOMMENDED ACTION Staff recommend. t~at the flannlng CommIssion recommend that tbe Cltl Council approve the tentatl ••• ubdl,I,lon .. p with exceptions for lot width and depth and street rIght-or-way. SITE INFQB!Y.TlON 'iTee] She: A$5eSSOr~s Parcel NYmber: (rfsting loDln9:: "aybell SC 93.670 square fe.t 540-544 ".ybell -131-25-89 528 "aybell -137-25-36 i-I, Single-f.mil, Residenti,l ~/7/90 Page 1 • \ .' . . 1l, f , I I I 1 , "- • , ~ '" ';~;;.~.~F~~ \ :;~li"' .• ~2;_:'·"-:·;'·. ~L':':'''''':'':'·).!-__ / --";'''''''''''''~C'''''''~~i!Cr~~~~'"''!;Oo""·'''~~r'''''--",,,", ·1 ... · r o - Comprehen5f~e plln O')'gDitiQC= E~jstrn9 Lind Use: History: !andatofv ActfoO paters): [pyfrooroent,1 Impact AUl!Ssment: AIlAIJ'S[S BACKG ROIfflD Sing1.-faml" R •• identla1 "yltlple-dWelling onits and ol.,.llanoous occes.ory structures. Two dwelling onits and thr.e additional structures on 540-544 Maybell Ire vacant wit~ some fa substandard condition. five dWelliog uolts on 5<8 Maybell are oc<uplod and i. f.lr conditlon_ Sooth: Sln91.-fa~ll, residential fast: Single-famll, residenti.l West: Single-fa.ill resld~nt;al Nort~ort~east: ~ultiple-famill resldentfal November 20, 1989--Prelfminary Parcel ~ap approve4 t. di.ide propertJ at 540-544 Maybell Avenue lot. two lots lfIU exception. for l.t width. January 28, 1991 An r.ltlal Study recommending 0 negative declaration I •• ttac~ed. At the time of review of the proposed two-lot subdivl.!o" recently approved for 540-544 Maybell, t~e developer wa •• ncouraged to contact the propert, owner of 528 Maybell for considerat!on of combiaiog the parcels t. enable a ~ore optima' subdl.lslon of land than the two long .arrow lot. (53 feet. 29l f.et) wh!c' were approved_ Be,au.e of the hazordous condition .f some of the structures at 540-544 ~iybell. removll of these structures was considered I publIc benefit and required ••• condition of approval of the parcel •• p_ Retention of the sites most signiffcant trees was also reQui~ed. PROJ!CT D£SCRIPTION The applfcants propose to (~fne these two parcels and create .ine new lots. (ight of the l.t. lfIll be .erved by • new public street, and the 1arge.­ r~rnder ~arcel wi~J have atCfSS fro~ Georgia A~enue~ It is the developer?s desire to divide the remafnder parcel into four lGts t~ be served fro~ Georgia Avenue at some fwture date. EXCEPTIONS fOR lOT WrOTH AND lOT D£PTH Gfve. t~. great depth and .arrow width of the •• istlng parcel., eve •. when Mayben sc 9/7/90 Poge l ...... • • 1.1 .... 0 .• , ...••. "'-"' , , ,,{; - '- o o c~lned, .ny subdlvl.lon of these parcel. will re •• lt I, need for exception •. The applicant and st.ff have an.lyzed different lotting conflgur.tlons for subdfyfsOD of these parcels l~d have deten.fned t~at all alternatfves require exceptions for lot width, ind all .lternatlv •• with more t~an • total of four l.ts require .xceptlons for lot depth .nd or lot width. Staff ha. worked clos.l, wIth the applicant t. de,elop • lotting patter. and street conffguratfoD whfc\ prov~des the most desirable access, a~eQuate buildable • re., and fs compatible with the surrounding lotting patter. and neighborhood character. The requested exceptfons for lot width .re typfcal for col·de·sac lots. Staff belleyes that the proposed exceptions for lot depth are re~sonable~ 1$ the lQts ITe wider t~an normall1 required and all ~eet the .i.leuM area requlrern.nts. The 87.5 foot depth. still allow .mple building area w1thio the required lQ foot front and rear setbact •. The developers currently expect that the lots will b. dev.loped indiylduall,. However~ shDuld two or ~ore Qf the lots be developed by one deyeloper~ Architectural Re,lew Board approval of the home design. for those lots woul~ II<! required'. EXCEPTIONS FOR STREET ~IGHT·Of·~AY Section 21.20.240 of the Su~i,'slon Ordinance (Title 21) states that c.l·de­ sac streets Gf 350 feet or Ie •• f. length shall bave a so· foot right·of· .. y, except where the City Council determines that the topography or the .mall number of lot. served and the probable f,ture trafffc dev.lopment are such to ju.tify a D.rrower width. The proposed 40·foot wide right-of-way is not standard for two rea.ons: I) the public .tllity e.sement will not be loc.ted wlthl. the rlght·of·w.y with fe. title to the Cit" and 2) no sidew.lt fs proposed -nt~fl the new street. on11 ilong Maybell Avenue. ~it~ the !xception of the lack of • sldewalt, the proposed street improvements .re Identical to those approved for t~e sevea·lot Sallnne (ourt subdivisfon il 1985. The proposed street section has been found acce~table t~ the fire, PubliC Works and Transportatfon Oepart.e~ts, provided a new fire bydrant fs iRstal1ed at the end' of the str •• t Ind that parilng fs prohibited wlt~i. the col·de-sac t"ro.round Ind' along one sIde of the street to mal,tal. sufffcfent width for emergency aceess. The crftfc.l differe~ce b~tween the proposed street improvemeots ind the standard street sectIon Is t~at by provldiog the five·foot wide "til it! easement ol!tsfde ~f the street rigtJt-of-way area UiS area lIay be included' hi the lot area. Ind allows for I greater lot dept~. Tne function and maintenance O'f the easement area would not change. ne five-foot wide landscape strip fs located withf. the street right·of·wa! to allow City control ~f req~ired street trees. The lack of suc~ I landscape strip 1. some ~f t~e sc~ool 5ur,lus-prDperty subdivisions has res~lted i~ a tree1ess stre.escape, uncharacteristic of typical Palo Alto "';~hbor~oods. Stoff consIder. It critical that the .tre.t trees be located wlthf. the street rlght·of·way to ret'll Cltl c,ntrol. St.ff does not recommend that sldewalt. be required for the new street for lIayben SC ~/7/90 Page 3 • \ " ~ , , ,-." , \ \ \ \ • ,-\ • "-' . ":.-'-. .. • }t;_ •. " - :.~~~·'V, I t r ! . , - , - o o three re.sons: 1) Barro. Park residents ha,e conslstentl, requested th.t sid~a'ts not be requfred fl Barron Park; 2) there ire i relativel, small number ~f 'ats served by the new streetJ and 3} provisfon of I five-foot wide slde •• lk on either side of the street voul~ require either gre.ter exceptions for lot depth Dr .llmln.tlon of the five-foot wide ,1.nting strlp_ St.ff considers provls!on of the ,l.nting strip t. be .ore crltlc.l to cre.tlon of an Ittr.ctl.e streetsc'pe th.n provls!on of side •• lks_ St.ff recommends th.t sldew.lls be provided .long the Maybell frontage bec.use: I) It would provide I loglc.l extensfon t. an existing sldew.lk which terainates It the prGject's n~thwest boundary, l} numerous settions gf sld ••• lk exist on thl. sldo of Maybell forther down the street, and 3) an Ilement.ry school Is l~.ted on the s.me side of M.ybell farther to the west. STREEt DEDIC~TIOHS The new street preposed will be offered for dedic.tion to the Cit, of P.l. Alto. I. addition. dedIcation of a 10-foot wide strip along the front propertl ll.e of ~oth propertle •• t 528-540-544 ~aybell will be necessary for this subdivIsIon for ro.d rIght-of-way and otllitl purposes. This dedication Is needed ~ecI"'. t~e rig~t-of-w'J for ~aybell Avenue is 60 fe.t wide Dort~ and .outh of t~e.e sItes and onll 50 feet wide 5, front of these sites_ A sl.ll.r dedicatIon was requIred for the prellmln'ry parcel map for 540 ".y~el1. The proposed dedlc.tlon will bring the right-of way In front of t~Is parcel I,t. alIgnment with t~o right-of-way for t~e remainder of M.ybell Avenue_ S"c~ dedIcatIon Is recommended as a condftlon of approval fl compllanc. with Chlpter ll.ZC (Oedlcatlons) of the P.,. Alto Municipal Code. TREES Bot_ sites have I number If mature trees. Trees of substantial sfze are ~onsfdered valaable Issets ~en fl fafr cond1tfon. and should be pre~~rved. Rete~tfon of t~~ larger site trees woald be 1a compliance ~th t~e Dbje~tive Df t~e Urban Desfgn Element of the ComprehensIve Plan to ~Encourage .af.tena~e of trees and planting Df new trees·. Retention of ~iture trees will hel, t •• alotal. existing neighborhood character and improve the appearance of the new subdivision. The titl Arborl.t has vIsited the sft. and re,lewed the Arborist Reports submitted with the application_ The Arborist ~.s recommended t~at 11 of the exTstfog matwre trees be retained and that consfderatfon be g;veQ t~ retention of t~ree additional trees (a Ceodar Ced •••• multl-tr,nked Tree of Heaven aod I previousl, un'dent4ffed Walnut tree). The trees recommended to be saved are lIsted 00 page. 8 and g of t~ •• ttac~ed E.,lronment.l Assessment. Ind lIsted I. recommended condlt!o. of .pprov.l No. 8_ Three trees recommended t. be .aved are loc.ted wlthl. proposed sIdewalk or str.et rlg~t-.f-wa, Ire.s. These include the 4C-Inc~ Redwood at 540 ~.ybell. and t~e Z6.S Inch Ceodar Cedar and previous', unidentified Va'nut I. front of 528 ".ybell. The 44-lnc~ Redwood will be required t. be retained because it Is loc.ted wiUII the pubHc rlght-of-w.y where ue.tion of a planting are. Maybell SC '/7/90 Page 4 • \ • , I "",," ' ~-,.,. , ':'"0 • " r-' - " . o o can be Incorporated I.to the sldewan desIgn. It fs rec01m\ended that the applIcant explore the feasibJ. means of retalolng the Walnut and Deodar Cedar and con,.lt wlt~ a certffled Arborl,t, the CltJ Arborl.t and the Public Work. Ind fire Department ••• to whether the ffnal .treet Impro,ement ,l.n. can be -.dffled II an manner whlc~ would enabl. re!ention of these trees. To compenslte f~ the trees ~fch Will be removed and to assure an Ittractive str.et.eape for the new publl< str.et, staff recoomends that one addItIonal street tree be added for each of the four cul·d.-,ac lot. and that two additional streft trees be added for the remaTllog lDts, with the slze~ locatIon and .pecle .electlon approved by the Cit1 Arbori,t and Planning Depart .. nt. COMPREH£NSIYE PLAIt COMPUANCE \ Th. propo,al t. <reate eIght .lngle·faNil, lots .oth a large rema'nder parcel 's la complIance wit. bot~ the slngle-fa.11J zoning and comprehensive ,Ion designatIon for the site. Th. project wa. i. proce., prior to adoptIon of the amended Moysfng Element and, therefore, fs n~t subject to t~e prowfsfons of Program 13 ~~fcft reQuires that all subdf~fsions of three or m~e units or lots be required to contribute towards the provision Gf Below-~arket-Rate unlts. RECOM!1£NDATIQN Staff recommends that t~e flannlng CommissIon recommend that the Cit1 Council approve the tentatl.e subdl.I,lon map wit •• xceptions for lot widt. and lot depth and .treet rlght·of-va, ,ubject to the following findings and condItions. fI!I!lNGS 1. Tnere aTe special ~1TCYmstances or conditions iffectlng the property im that the project sIte fs one of the few remaIning ,.·fill .lngle·famllJ parcels fll the area whic"_ is of sufffcfent size te support il subdiYfsl~D_ Ever1 reasonable lot and ac(!ss configuration results iA need of lot dept~ Dr width exceptions of some type, and an optimum lot/street conff9uratf~n <an not be ac~ieved by strict adherence to the gener~l des!gn requirements. Z. The exceptIons for lot wIdth, dept. and street right-of-way are necessary for the preservation and enjo~t of I substantial property rIght of the applicont I. that any other layout vould res.lt I. four fewer lots and I Jess ,leasfng streetscape. i Joss of ·nefg~bor~ood· Identity and less street par~lng <apacifJ. l. The grantIng of the •• ceptlons will not be defr'mental to t~e public welfare or fljurfous te Dther pro~erty ia the are. i~ ~hic~ the propertJ Is sft.ated I. that no substandard lots will be created by the granting mf the exceptfons. All lots will co~tail the mflfmu~ requfred area. The lots will be 10-14 feet wider than req,ired and the four c.l·~e-sac Jots WIll all have •• ry'ng widths wIth ~i.;."m of 50 feet and above. Maybell SC 9/1/90 Page 5 • ..... ",,- ! i I • r ) ". , ,.~. \ \ --~ ,. , ',.:-,-. "'"' , .. t·;- ~. -~ "";- o o ~ew development on t~e lots will comp" with the requIred side yard setbacls ~'ch lre not met by exfstfng developme~t. 4. T~e gr.ntlng of the exceptions for lot width. lot depth and street rig~t-of·wll wfl) ~ot ,;;late the requirements. gOlls, polfcies or spirit Df t"e Zonfng Ordir;ance,. the Subdhision Of'dinancl!', Ule Compre~enslye Plan or .nl other law. 10 that onll the wIdth/depth rel,tlonshlp of the lots would be .ffected. the lots will meet Dr exceed the gener.l l.t widths I. the Ire. and will provide the equiv.lent buildable area .s lots of st.ndard conflgur.tlon. S. lbe project IS proposed will not have, significant Impact on the pbyslca' enYlronment. I. lh.t the project is of small sca'e whlc~ will not generato substantl.l wls.al Dr tr.fflc Impacts. and the most significant site trees will be retained. 6. 10 accordance with Pa'. Alt. MunIcIpal Code (PAMt) Section 21.12.090(b}. the proposed subdivisIon, .s conditioned together with the provisIon for its desIgn and improvement, complfes and is consistent with the provisions of the PAMe and st.te law. Including Sections 66473.5 and 66474 of the Government Cod., f. t~.t the site Is pbysic.lly ,.Itabl. Ind zoned for the type ~f denstt~ of the proposed development an~ t~ere Ire DO conflicts .1th public easements. 7. Stru-t Ifgllt~Qf~lIjr Exceptign finding The small number .f lot. served by t~ls subdlv!slo" and probable f.ture traffic development are suc~ to justify a reduction of t~e required rlgbt·of·wal fro. SD·fe.t to 40·feet f. that the proposed street Is • dead·end street of I.ss t~an 3SD·feet f. lengt~ whlc~ will provide acc.ss t. onl, eight lots Ind will have no f,ture development potential beyond one slogle·f •• Il, residence on each Tot. Actual street fmprQ~ements and Dn·street parkiDg equiwilent tD Cijrrent standards can be proylded and the pr.ctlcal fu,ctlon of the street and necessary .... roents will be the sme. CO!!DlTI DHS 1. Tb. d.yeloper shall dedicate. 10·foot wide strip .long the front propertl lines of 528·540·544 ~,ybell A,enue to the City of P,lo Alt. for public road rlght·of·wal purpose.. r~ls dedicatIon s~.ll b. shown on the fin.l .a~. Z. The applicant s~.ll offer for dedication to the City of Pi'. Alt., two 5·foot wid. e.sements bordering the proposed street for purposes of fRstallfng street trp.es and ~tilft, lines. The street improvements shaTI confono to Cltl standards for c.l-de·sac streets (see Cit1 Standard Dr.wlng 1S614}. T~ls dedic.tlon shall be sbo.n on the final lIap. 3. The street s~.'l be signed t. peril! parkingo. one side Onl,. with no N.ybell SC 9/7/90 "ge 6 , , • \ : \ • ' . . -I I . ~ I I , I "''5-... c~'.( ~--'. -.oJ ...... . . . , . I 'r ,---, . -" _ .. ---',. --:;...-'" I 1 I - 4. s. 6. 7. B. : , ". j partIng permitted ,. the c'l-de-sac .r... S~eclflc sIgn text and locotlon shall be determIned by the Transportation CI.lsien. T~e subdIvIder shall offer for dedication to the C;tJ of Palo Alto the De~ stroet. Tils dedicatIon shall be shown on the fi.al map. Prior to the recordation of the ffnal map, the subdivider shall enter Into • subdlylslon agreement with the CltJ of Palo Alto that .ddresses the followl.g Issues: i. Ihe subd;~ider shall '"stall all 1mprovements wit~i" the new street and improve the street frontage along Maybel' Avenue with curbs, gutter, sidewalk and tie-f" pavement (street section) in complIance with all CltJ .tandards and per.it procedures. These Improvements sh.ll be guarant.ed by bond or other fonn of guarantee acceptable t. the CltJ Attorney. b~ Tne subdfYider 5~lll ~e respons;b1e for installing III stars drafnage fmprovements, water and sewer ~ai~5 a~d sfrw;ces, fDeluding any required off-site upgrades, to the sitisfaetfon of t~e Utillt!es and Publ!c Voris Ce~artments. Thes. Improvements shall be guaranteed by bond cr other fcrm of guarantee acceptable t. t~. titl Attorney. c. Tbe subdl'lder 'hall be r.s~o"slbT. for demolition of ,II existing structures on lots 1·8. Building ~enoits shall be issued prior t. fS$ua~e of de~lltiQn permits. Removal of t~e stru<tures prior to start of construction shall be guaranteed by i bo~d or other fona of guar,.t.e acceptable to the CltJ Attorney. Prior to completing constr~lion dra~;ngs the stlbdivider s~al1 submit I detailed grad fog and drainage plan to the Public Woris Cepartment. The f!.ol gradIng and drainage plans shall be submitted t. the Public Voris Department before filing fer the final ~ap and must be approved before the ffnal map Is recorded. The subdhfder shall work with the Utl1itfes Cepartmer,t to determIne .11 ~tilit, design and capacity requirements includ'ng water, sewer, giS, electric, phone and cable facilities. All new construction shall have underground electric, telephone and cab1e service. The projett shall be limited to s~ngle service laterals for eic~ lot for sewer, water and gas. All .tllltl plans shall be 'pproved by the Utilities and Vater, 'as and Sew!r Departments before t~e Fl~al ~ap is record~d. The subdiylder shall deslg" and lostall all electrical .tilities i. accordance with Palo Alta Standards, including und~rground utllitfes t~ the s.tisfactlon of the Light and Pe.er Oiyisioo. All e1ectrical plans shall be approved by the LIght and Power Division before the rl.al Map f.s recorded. 9. Tentative apprDval ~f the subd\~is;on s~ill be conditional ~pon i Maybell SC gIl/SO Page I " .. ;,-, • ,I, , ~ '\ ~ , " " 10. II. .. tIs factory soil s report to be .ubmlthd prior to fin,l ~ap approval. The approved salls report sh.l1 be the b.,is of the proposed street design. ~11 verk done wit_i. the Cltl right-of-way will require a Street Vork pe .. 't. The subdiwlder shall apply for the pecolt from the Public Vorl' Engloeerlng Department. ,A'l f •• sibl. efforts .hal' be ~.de to ret.i •• s ~anl of the exl.ting mature trees as possible~ ~hfch ha~e been identified by the Cit, Arborls! (.ee Plant Section 9~-E[A-l4}. The fol'owing listed exi.ting trees on the site shall be ret.ined: Tree Number 4. 5. 6. 1. g. IQ. 12. 16. II. 18. 19. Type 44' Coa,t Redwood IS.S· Colorado Blu~ Spruce 39-Coast Redwood 14' Italian Stone Pine 2 •. 5' Deod.r Cedar lO.S· (Blorado Blue Spruce 12.5' C.1Ifor,l. Vhite Oak 8.S· DeDdar Cedar 22.5' "onterey Pine ~u1tl-trunked 12.~', 12.5' Coast Redwood ~ult(-trunked IB,7~·. 11-, )3.S· Olive. Cedar located fl front of rEar house on 518 ~aybel}. IZ. The applicant shall be required to explore, to t~e satfsfaction of the Plannfng Oeparlment, the feasible ~eans of retaining twa additfonal tree. located withl. prop. sed side.alk or street rlgnt-of-WiY ireiS, the V.1nut tree located f. the front of 528 ~.ybel1 and the 26.S i"c~ Deodar Cedar, and eons.1t wit_ a certIfied Arbor!st, th~ Cit, Arborlst and the Public Vorts and Fire Departments ., t. whether the final street improvement ,lans can be ~odiffed im ~anner ~hfc' would enable retention of thes. tre.s. Conslder.tlon .~.11 .1so be given t. retaIling tree number is, I large ~u'ti·trunked Tre~ of Heaven lccated on lot 6. 13. The demolition and constru(tfon actfwitfes occurTing on the lots shall comply with the recommended tree protection measures fdent~ffed fl the letter from S.P. ~Clenahan Co., Inc., dated June 6, 1990, on file wit~ the Planning Department. The .. TViees of • cert i fied nborist s~,.l1 be required to evaluate the condition of the extstfng mature tree and make recommendations on how to assure the continued health and retention af the trees during and after site construction. The arboristFs recommendations s~all be adhered to during constru(tfon and respons~bilities shall include on-site inspections curing grading opentfons. 14. New street trees shall be provided for t~e eight lots a, f.ll0 •• : 00. street tree for each c~l-de sac lat and two street trees for the other Maybell SC 'i7/90 Page 8 • "-, -. . i • \ \ \ .t . . \ ...-~ -\!-:: ': .! >;: - 15. 16. o o four 1.t.. Siz., location .nd tr •• sp.cle sh.ll be approved by t~e City Aroorht. Req1Jtrt"d street trees $"'a11 be {,uhlled prior. to iSSUin<:e of a buildlog permit for .ny of the lots. [.Istlog trees along Maybell Avenue which Ire pre~erved may be Sub5tit~ted for one of the required street trees, subject to the approv.l of the City Arborist. Th. buIlding permits for the n.w resid.nces to be built I. this suM""lon 'hall b. subject to review by the Arc~itectural Row;.'" Boar4 I. Compliance ~ith Palo Alto ~uniclpal Code Chapter 15.48 unless the houses afe singl, developed by different owners. Te reduce dust levels during constructfon it s~all be required that exposed eartk surfaces be ~atered frequer.t1,. during the late ~orDfng and at t~e end of the day, with frequency of watering increasfng on windy days. Spillage re,.ltlng fro. ha,ling operations along or across any public or priYlte property shall be removed immediate', and paid fo~ by tne contrlctcr4 Oust nu~sances crfg;~ating from the cor.tractor~s operations, either Inolde or ootslde the rlght·of·wa" shall be contr~11ed at tn! contractors expens~. tJ~ All con$tr~ctfon actfYitfes and fr.stallatfon of subdivision improvements sha1l be subject to compliance with the provisions of the Citl of Pa10 Alto Noise Ordinance (Chapter 9.la PAKC). ATTACHI100S £nvlroruaental Assessment Subdivider's Statement {ocilio., Map Plans--tommissiun ~embers on11 copm SOO" TQ Applicant PropertJ Owner Project {ng!neer I~spect'onal Services Oivis'on Public ~orks Oepart.ent Diana Gerba, 578 Maybell Avenoe, Palo Alto, CA Barron Park Homes Associaticn Maybell SC '1: >, , -" - -~-.> ,.- '/7/90 Page 9 , \ \ \ \ • • .-.. " I r o o Environmental Documents -City of Palo Alto ENVIRONMENTAL ASSESSMENT "''''''Y'inH onlTi tle: Location/Address: 52$. 540 and 5 •• Kaybell Avenue, Palo Alto sponsoring Agency/Applicant: Greg Shepher~, Vogl construction • .' \ Address and Telephone of Applicant, 683 Driscoll Court, Palo Alto, CA 94)06 c, Application for: T~ntative Subdivision (e.9'." zoning change ... suM.1vIsion of property. archItectural review.,. use penait) Zoning at Project Location: R-l Fee Receipt NO.:90-251 NOTICE OF DETERMINATION Based upon review of the projeot files, the undersigned member of the Plan­ ning Department bas concluded: NeQatlve Declaration: The project has no signIficant environmental im­ pact. ~o Environmentll I~pact Report ie requlred~ The reasons for a Ne;etlve Declaration are: in the attached Initiel Study. A record of ro ect action is available for review-between 8:0,0 AX and 5:00 PH at the Palo Alto Department of Plann ng and communIty Environment~ f I The project may have a Biqnifica~t environmental impact~ An Environ­ mental Impact Report vill be ~pre.Pf6red. Plann1ng Department Official: ~~ __ ~ .~~/~~~~~~ __________________ _ Planning Director, ~ J. Ioate, £',D61i'a The project has been approved. The project has been denied. Revise<s 8-1-79 L . '. Date: Date, ____________ __ File No.' 90-EIA-34 90-EIA-34 1 r ,-.:· . • I .. - , , o o ENVIRONMENTAL DOCUMENTS -PALO ALTO ElA-2a INITIAL STUOII,2 1_ Project Tltle/Addr.ss: 528, 540 and 544 Maybell Avenue. Pal. Alt. n. Project Destrfptfon: Tentative Subdhfs1c>rI to lIer']!Ltwo parcels totalling 93.67Q square feet and resubdiwide tlle~ fmto eiaht single­ fami', lots w1th one remafnder parcel. pro~osed lots iTe to be $erved by a ~~w street. [xceptions are reguestedor jot d~h and width and for I reduced street right-of ,,-aY.. ---~-- Ilr .. Environmental SettiDg: Two parcels now de'Jelope~t:~.4J~ ______ ~ ____ number of cottages and reside~tfal structures in varying conditions. Batk sites have D~merQg5 mature trees; multiple-famiTy to the east, 5;n91e-fam~., TE'sfdenthl tl) the nort~. SOlJt" and wesL IW. [nvironmental Impact Cnecklfst (Explanatfon of .11 ·yes· answers are it Sectlo. Y) I. E.rt~. Will the propo.a1 res.lt in: •. Unstable earth conditions or changes II geologic $ubstructures? b. Dfsruptfons. displacements, c~~pactfoD Dr overcovering of the soil? c. Chlnge fI topograp'fly or ground surface rel fer features? d. The destructfo~~ co~ering or modifica­ tion of any unique geologic or pbyslc.l features? e. Any f~crease f~ wind or water erosion of so11s~ efther on or off the site? f. £.posuro of people or propeTty to geologic hazards suck as earthquakes~ landslfdes. muds11des, ground fallure~ or sfmllar hazards? ,. Changes fl siltaticn, dep~sitinn, or erosioQ whic.h lI'laJ mD<1ifJ the c~armel of I river or the bed of a bay or 1alet? YES N.YBE NO l l l I lAdapted from Appendix I~ Ca1;formia Guidelines fu~ Implementation ~f tEQA. December I~, 1976. lUpdated May, 1982; June, 1983 UAfHCK SC 90-[1'\-34 1 • " . .;- I , ! -' i: / o o 2. ~. ~Ill t~e propos.l r.s.lt fl: 3. 4. I. Substantl.l Ilr .. Issfons or let.rlor,· tlon of Imblent Ilr qUIltty? b. Tne cr •• tlon of obJectlon.ble odors? c. Alteritl0D of Ilr IIOvament, moisture temperature, O~ Iny change i. clfmate t either loc.lly or roglonan Vater. VIII the propos.l result fl: I. C~ange$ fl Ibsorptfo~ rates, dralnage ...!.. patterAs, or the rite and ~unt of surface water runoff? b. Alterations to tM course or flo" of flood "aters? c. D1scharge fmto surface waters, or ,. any olterotfon of surface water quality. Including but oot limited to temperltor •• dissolved oxygen or turbidlt,? d. Alt.r.tfon of the dlrectloD of r.te of n ow of ground waters? e. [xposure of people or property to water rel,ted bazards suc~ as floodfng or tf·dal Wives? f. thange II the quantlt, of ground waters. elt~er through direct additions or with- drawals, or through Interceptions of an aqutfer by cuts or eXClvitions? Flant Life. Will the proposal result I.: I. Change fa t~e diversity of species, or ~ Dumber of .ny species of ,1 ants (Io<lod- J~g trees t shrubs. grass. crops, micro- flora and aquatic ,1ants]? •. Reduction ~f the numbers of InY unique t rare or endangered speCies Qf ,lants? c. I.traductfon of new species of pl>nts f&to an arei, Dr fl a barrier ta t~e no~al reple~tshment mf existi~g spe~fes? _1_ ...!.. ...!.. ---- ...!.. ...!.. ...!.. ...!.. ...!.. 6. Reduction fl "re.ge .f any >grlc.lbral _~_ ...!.. crop? ElAFMCK 90-£IA-34 ~ l ...... r· .. ·,·,,·c .. ·· ..... -....... _ .......... , ... """-''''-:" .. ''>. " -j..... ' - • \ / o o 5. Ani .. , life. ~;ll the propos.1 result I.: I~ Chlnge fl t~e diversit, of specfes~ or of Iny species of .nl •• ls (birds, land .nl~al. Including reptiles, fls~ .nd s~ellfls~, bent~lc ooganlsos, IAsects Dr .Icrefauna)? b~ Reduct;o~ of t~e numbers ~f any unique, rare or endangered specfes of animals? c~ tfttr~duct~on of ne~ species of lftlml1$ into an area, Dr res~lt im I barrier t~ the migration Dr mo~ement of animals? d. Deterioration I ••• Istlng fls~ Dr wlld- 11ft habItat? 6. !Ql!!. Will t~. proposal res.lt fo: I. Increases fl existing norse levels? b4 Exposure Qf people to severe n~fse levels? 7. Lf9~t and 'lare. ~ill t~e propos.l produce ~ .e~ light glare? 8. land Use. Will t~e proposal res.lt f. • ~ subst.ntl.l ,lterot;on of the present Dr planned land ~se of an area~ g. [ne",ylNat"rOI Rescurces. Will the propos.l restl t h: I. Use of substantial amDunts of futl or energy? boO Substantf.al fncri!a.s.e "1lI demand upon existiog sources af energy, or require the development of ~ew sources or ."e~l c. Increase hi the rate of use of any naturll resources? d. Substantl.l depletfon of .ny nonren~· abTt natural resource? 10. Rls1 of Dpset. Doe. t~e propos.l fo,oly •• rist flf an ex,plosion or the release of ~azardous substances (fncluding~ but not l~m'ted t~. oil. pest~c'des. ~hemicals DT r.dl.t!on) ,. the event of .n accIdent Dr upset? [I~MCK SC 90·£1 ... ·34 3 • \ ., • ) - / 0 __ ,..._..i,"'_;':"'_"":V--;a!'-";"'''~'~''':y~..,..~j''_S'''''· ____ ~1 0 II-Popolatlon{H0u.inq_ YE~ 1-VIII the propos.1 .lter the locltlon, -L distributIon, den.ltl, or growth r.t. of the human popul.tlo. of an Irea? ,_ VIII the propos.l effect e.,.tlng boustng. Dr create a demand for addi· -L tlonal hou.lng? 12. Transportatlon/'Ire.l.tlon. Will the propo •• l res.H 10: I. Gener.tlon of subst.ntr.l addiUonal veb1cM1ar ~QVemfnt? b. Effects on .xl.tlng parking f.,Illtles, -L or demana for .ew parkl.g? c. Alterat~Dn$ to present patterns of -L clreol.tlon or moy ... nl of people and/ or gGOd'sl d. Incre.s. II trlffle bazards to motor vebfcles , bfcyclists or ped!strfans? U. Publte ~rvlees. ~Ill the propos.l h.ve .n effect uponJ or Tes~lt t. a need for nev Of .ltered governmental services i. any of the f.l10wiog are •• : I. fire protection? -L b. Police protectIon? c. ~hoo1s? d. Parks Dr ot~er recreational facIlities? e. "alll.nane. of public facIlities, Inclu~lng roads! -L f-Other gDverQ~ntal ser~ices? 14. Utllltle •• ~I'I the propo •• l re •• lt II • need for new systems J or substantil' alterations tm the f.ll0.fog utllitl •• : UAfNCK SC I. Power or ~atural gas? b. Communfcations systems? -L _1- MAYBE NO --- -L ---- --- -L -L -L ~- ~- 90-£14-34 4 I -> • " , - o ~. lIater? d. Sewer or septic tankl e. St.no ~ater dral.agel f. Solid wasto and d;spos.'~ IS. Huma. Re.lt~. 11111 t~. proposal res.lt i.: I. (,e,tlo. of '.1 bealth hazard or pote.t'" health hazard (o.cladlng .... lal h .. lt~}l b. Exposure of poople to potenli., he.lth ~ .. arcl.l 16. Ae.thetlcs. ~Ill the propo.al resoTt i. the obstruction of any ~ten~~ ~t$tl or 'ie~ open t. the public. Dr .nIl the proposal res.lt I. the cre.tloD of an aesthellcall, Dffens!ve Site open t. public .!ew? 0 m ..!.. ..!.. ..!.. ..!.. \1. Recr •• tlon. 11111 the proposal res.lt I. a. fmpact upon the qualltl or quantltl of .xlst---- 109 recreational opportunilles! 18. ~.'t"ral Resources. UAH4CK SC a. W\II the propos,l re •• ll la lhe altera­ tfon .f/or the destructfoD of a trehls\orlc or \Islorie archaeologlc.' site? b. VIII the propo.al re •• lt I •• dvers. physical or aesthetic effects t •• prehlst.rlc or ~Istorlc b"ildin9. structure, or object? t. Ooe$ the propo,.l have the potentt., to ~.",.s • physicil chinge whlc~ ~uld lffett ~niQue cwltural Yi1ue~1 d. ViTi the proposal restrict eXist'ng reTIgio", or sacred wsos wlt_i, the pctenlt., impact .rea? --------; L - - • MAVBE NG ..!.. - ~ o II. Mandatory Flndtngs of Slq.lflc.nc~. I. Does the project bav. the potential t. degrade the qual It, of the environmont, substantlilly reduce the ~.b;t.t of a fIsh or wlldilfe specl.s, couse I fish Dr wildlife popul.tlon t. drop belo~ se1f~su$tl\Bin9 le~~ls. thre.ten to elimInate I flant or animal communlt,. reduce the number of restrIct the range of I rare or endangered piant Dr ,nlmal or el1m!.ate Important e.amples of tbe ~ajor periods of Clllforl!' hIstory or prehlslory? b. Does lhe proJect ~aye the potent!al to Ic~leve short-teno, to the disadvantage of long-term, envlronmeDtal goals. {4 short-term impa,t 00 the environment fs one Wblc~ occurs II • r.,.llv.', brIef, deffa!tl.e period of tIm< while long-te .. Impacts will endure well loto the future.J c. Does the project ~ave Impacts whic~ are {ndly!dualll limited, but cumu1ltivel, conslder.ble? (4 project .al fmpact on two or more separite reso~rces where the impact on eacll resource is relathel.1 sm.", but ~here the .ff~ct of the total of those !mp.cts on the environment Is . s!gnl ficant.) dr Ooes the project ~ave env1ron~ntJl .ffects which will <ause substantial adverse effects on human beings. either dfrectl} or indirectlJ1 •. ExplanatfclI of 'yes' answers fit environmental checklist. Se •• ttaclled. ----------------.. -.-..... -.. 'L -~ --",.' ,,"'----~--.-.. _., • t 1 , f -.-;~ r p i ~ I , I I . ·"~-r· 11'." ............... -l.:{;.;b'"!:..f-'l;.f-.-r-t-~..;. -~':'h ~"",~~ .. ,~ ... '" ... "n' , The •• jorit, of t~e site will have te be regraded t. dr.!. to the ne~ street. " Re!lOYll of the exfstfng structures. (seven c.ottages .. fiye giLrages, three s?led's lnd on. water tower) and regrading of the sit. and lost.ll.tlon of I ne~ public 'treet and otilitl line, will re,.lt I. dl,ruptlon of sit ••• Ils. Proposed grodlng plans should •• I.tal, the existing .1evotlons as ~C~ as posslbl. IS retention of .any of t~e •• t.r. site trees Is desired. 1 I - T~e project stte f5 located il a sefs~ft arel of mode rite risk .. subject to very ,treng ground shaking in the event of •• ajor earth quake. Any new construction on the proposed parcel, will be subject to compliance with the requirements of the current Unifonll Building Code whld are deslgn.d to preverlt the loss of 11 Fe and ,propert1 fa the event of an f"!.rthQ!.ol-:.ke. 3 ,.) Water. Redeveloprnont of the site will change the on-,Ite dr.lnage potterl. H~ lots will be graded t. dr.l. to the street. Stano water r.noff will bo ,Icked up I •• treet gutter, and directed t. two catch basins located I. the cul·de-sac. A new public str.et and oddltlona1 rosidentlal development w\ll increase the impervfous surfacfng and amount Df ~u"off fl the area. The site draln.ge ,ystem will connect to the stora drainage sy,te. along ~.ybell Avenue Whlc~ is adequate to handl. the lncre.sed runoff from this .ubdl'i,loo. 4 Ca) Plant life. The project site Is two neighboring parcel, which are the remnants of ald fl~s. Bot~ lots have na~~rous mature trees, frw1t trees and shrubs. The proposod subdl.I,loo will require removal of man, of t~e exlstlo9 trees and ,lants. and ~11 fmtroduce ot~ers ~eA future owners landscape their lots. The loss of mature tree' will be a detriment to the neighborhood. T~erefore~ as ~any of the mature trtes as pO$sfble s~ould be preserved. ~ arborlst report w.s prep. red for this project to Identlf1 the .. ,I Significant of the exlstln9 s,te tre.s and t. report the existing condItion .nd recommendations for preservatfon~ Th. findings of the S.P. PkClen.han Co. Report dated Jun. 6. 1990 are f~(orporated flto t~fs environmental assessment by reference. and are Iv"l.bl. for review at the P.l. Alto Depart~.nt of Planning and Community Environment. The Clly .rbori,t ha. reviewed this report and .Is;ted the slto and rec .... nds that the following ,tte treos be sa.od: Tree Number 4. ~-6. 7. ,. 10. 12. 15. 17. 18. 19. Type 44" Coast Redwood I~.~" Colorado Blue Spruce 39" Coast Redwood 14" ltall.n Stone Pine g" 26.~" Deod.r Cedar 20.~" Colorado Slue Spruce 12.~· C.liforll. Wblte Oak S.~" Deodar Codar 22.S· Honterey Pine Multl-trunked 12.~", 12.S" Coast Redwood /lulll-trunked 18.7~", II", Il.S" OlIve The Citl .rborl,t .lso recommended t~at one tree not Id.ntlfled f. the Arbori,t report, • Cedar (Cupr.,sus leylandl) loc.ted I. fran I of t~e rear bouse on 544 Playb.ll .ls. be ret.tned, and con,lder.tlon b. given to the ElAfMl:K SC 90·EtA·)4 1 • " I l. i • , • 'j ~~'. , . ".'" \ . ' , i I -I ~~- <~'i ." ~ ~~' ,'---~ '.-1' i . ! - . -. .-. o 0 retenttOD of tree ftu~ber J5 •• large ~ult'~trunked Tree of Hea~en, and an •• isting Wilnut tree loclted at the front .f the 544 ~aybell parcel. Tbe Tree ef Helven is normlll1 considered undesirable IS I resfdentfal tree because it becomes fDVlsfve and sprelds rlpidl,. and ilso ~au5e t~e ~ale spectes can exude In u~pleasant odor. Tree Du~ber ]5 is I part1cwlarls It tractive female tree whlc' could be considered In Isset by • future buyer. The deyeloper .~ould consider ret.lling this tree until It Is known whether the ne~ buyer would fayor teeping It. Three trees recommended to be sa¥ed are located near or wit~i. proposed sldew.lt or street rlgot·.f,wIY .rea.. These Incl.de the 44-lnc~ Redwood It 540 ~.ybell, the 26.S·lnch Oeodar Ced.r and the pre,lously unidentified V.lnut I. front of 544 ~aybell. It Is recommended that the applicant explore the feasible means of ret.1lTng these trees and consijlt with I certtff~d Arborist, t~e City Arborist and the '~bllc Vorks and fire Departments IS t. whether the final street Improy~~nt ,11ns can be modified II • ~anner whlc~ would Issure retention of .11 or some of these trees. At •• i.I.ia the 44-I.c~ Redwood will be required t. be retalDed .s It Is located wit~l. the public rlght·of·way where the s!d.~alk Is proposed, Ind where I ~lantlog area can be created t~ preserve It. If the developer retains 111 of the lbo~e lfsted trees recommended to be .ayed. the project will .tll1 res,lt I. the loss of sl. of the trees ll.ted I. the arborlst report Ind numerous fruit trees. Althougo the loss of these trees is [lot considered' sfgnificant, trees. are con.sfdered criticl1 to tfle appearance of the streetsclpe. Therefore IS compensltfon for t~e )os.s of t~e exfst~ng s,te trees a~ .150 to assure an attractive streetscape for t~e new public street Is Is r.c .... nded that the ewl·d.·sac lots be required to provfde one ~ew street tree per lot~ and the rema~lfn9 lots be re~uired to proYlde I mflfmu~ of two strtet trees per lott with t~e s1ze ind speefe selection t. be approved by the City Arbori.t and ~l'nnlng Department. ro l •• ure that •• Istlng tree. recommended to be sayed survive It Is recommended that compllince wllh the recommendation. of the Arborist report be r.quired IS • condition of project approy.l. S I Moise. Tbe occuplnts .f eight ne~ .ingle·famlly homes should Dot result I anJ [lot eeable fDcr •• sl im ~fent nofse levels in t~e aTea~ as both sites are now or were prtvicusl, occupied with nearl, t~e equivalent number of dweHlng units. JnstlllltfoQ of subdiYf.sfo~ improvements and liter home (onstru(tfon will temporaril, result f~ increases 1m ambient aoise levels t but s~oald ~ot adversel, affect surroundfng nefghbors. All construction actiwities ~ill be requIred to compl, .nth the provi.lons of the Cfty's Rois. Ordi,ance (PAMe Section g.I). 1 Lf,~l and Glare. lightfng will increase fR the area whe~ the ae~ lets are de,e oped. Thl!iddltfonal street and residential lf9~tlng should not ~ave • detrimentil f~act on surrounding properties, as on11 typital res1dentfl' llg~tl"g Is .xpected and any light spill from the .tr •• t li9~ts will be dlr.cted to the .treet. 11 (I,b) Popul.tion{Hou.lng. Demolition of the e.i.tl,g .tructure. will Ilsptace e.l.tlng reslde.ts and re •• lt I. a loss of sam< of the Cflles lower cost ~ousing .uppl,. Con.tructlon of the ei~ht ne~ ~omes will offset the loss UAf~t( SC • \ , ""! \ , " • , ..J . \ \ " . " ;' .• J;''; " -,;:~- '/~~. -, , - -- / o '-.- to the housing suppl, due to demolition of t~e older cottagts. t. provld •• uc~ ~ou.lng .t substlntlol17 hlg~.r cost •. but is expected lZ -b c Trans art.tion Circ~lltlon. The creltfon of I new publfc street ind In the construction 0 elg t ne. omes will .odlfy existing accesS to the .Ite Ind res.lt II • smoll Increase II the demand fer parking. The proposed public street rlg~t-of-WIJ of 40"eet Is l.ss than the standard SO-foot right· of·w., estlbl1s~ed for short del~-end streets. However. t~e pawed vehicle Iccess proposed i5 equf"lent to t~at provided 1. previous (it} s~bdf~'sio"s. The developer propos ••• ]O·foot wide travel W01 wlth vertical curbs. The .nIl penolt .r.a for two 10·foot wIde travel lanes with a 10·foot parkIng 'one, thus limiting parking to one side nf the street. No sidewalk Is current11 proposed along the new dead-end street partl, ~~e to the need to .axfmize the dept~ of the lots ind partl, because of the c~rrent pos;tfon regarding 110lted requlreoents fDr sidewalks I. the Barroo Park neighbor~ood. A ffve foot wide ,lantlng strip, Is proposed wlthl. the rlght-Df-way bordered by • fiye foot wide public otility •• sement .long the front .f each lot. The use Qf vertical cwrbs Is recommended te pre~ent ~ebfcles from parking on t~e ,lanting strl, and tD prevent damage t. street trees. The aedlcatloo of 10·feet of the property it 54C Maybell Avenue ~.s be •• requested t. obt.l. the proper alignment for the public rlght·of·w.y .long Maybell Avenue. A sImilar dedication w.s obt.lned fro~ the property at S40 Maybell .s part of • recent parcel ~.p approved for that site. A new sIdewalk Is proposed and recommended ,long the project's Maybell street frontage because an exIstIng sidewalk terlln.tos lmmedlotel, to the e.st of this site, becluse this sIde of Maybell has numerous sections of •• 'stlng sidewalk and bee.use an Element.ry School Is locoted to the we.t .long the same sIde of "aybe 11 Avenu •. The trlfffc geneTited by t~e efght new ~omes .111 not ~Ive I sfgnfffcant Impact Dn Ire, traffic. rach lot oust be provided with •• 'al.um .f two parking spaces Dn·site and sufficient on stre.t p.rklng will be .v.ll.bl. for approximate11 14 spaces including sfx along Maybell Avenue, so t~e project's I.pact DO area parklog should not be significant. I) (a.e) Public Services. The new public ro.d will IncreiS' the City's ~al.tena"ce costs Ind responsibilities. As the street Is of short length, t~e fmpact on ~afatenance will not be signifieant f& relltfoD to cit1-~de road .afatenance responsibtlities. A new fire tydrlnt will be requIred at the end of the new cHl·de·sac IAstilled to ... t the pressure and flow requirements established bl the fIre Depart.ent. IC ("~'(i'&:,fl UtI1It!.s. New w.ter, sewer and stona dral. lfoes and power TTrii"Sw11 f:Rstllled It the developers expense. The new street and restdences will ~ave i minor fmpact an arel routes for solid waste p7tkup~ 90·[1 ... ·34 9 , , • • ' . .,.,- I ,~-> I- ! ! f I I I I . \ \ .... -. .' .i • • \ .• -c· \, • .I 1'1 <-J I 0 -0 ;0 ___ I "0 I Q' :~ ;..II) .. , I r ~ - \:}--- ... ~~~~ •.... ' - i c-r'· I ."." , -\ - -, • .... -. . - \ '-- ", .. o Subdivider's Statement 0 Section 11.lZ.0SO of the Palo Alto ~icipal Code requiTes that a ''Subdivider'S Statement" shall appear l.p)Q" (lr accaapany .. tentative or preliminary OIl"".l maps, and shall contain the following information: lIddress of Subject Property: 52B, 540, 50. ~arb.1J Avenue. Palo Alto. tAo 943D& (If any ot'the it .... below are I1Qt applicable, so state.) (a) Existing 1JSe(s): "'eot."l Single fami Iy HOld'S, jog Noo-Cgnforming tg R-'. ~~ltiple structures on ~xtstin9 parceTs from Bairon Park ADDC!itiQ9 Zone district (s): __ l!!;':;lt..'..2Sli!!'s..~I'L!f:.!a!:!~~illyx.... __________ _ (b) Proposed use (s): ~erg~ and resubdiwide property into njn~ (q) Ipts~ l~ts 11-8 accessed from new ~aybelJ Avenue Cal-d~-sac. tot '9 accessed fr~~ Gee<gia Avenue. Build eight '8) new sis"le family residences on lots Il-!. (e} I!!pI'OVBIIents and poil1ic utilities proposed and expected date of cQI!iIletion: Applicatioo for Cli/l-de-H": witb yndecgrgqod P'!jJjties {electric:itt. gase water, sewer. cable TV, ;treet 1191'1t5, Stgrm Drains frr~ hydrant} as p~rt of merger and resubdi~ision. Est Completion 6f9' (d) Provisions fo~ sewerage and sewage di~alt F~r tots 11-8. und~r9round sewers to connect to se~er l~ne i~ ~aybell A¥enue. Fe< tot 19 current sewer connections for existing structures to remai~ as tMey are. (e) Public areas proposed: Ten (10) foot dedication of ""c1ybel1 Ayenye frontage fo,r right-of-way. plantinq stri"pr curb/sTdewaHs ,!lind utilities. Cul-d'e-uc dedic.ation to Cit)' of Palo Alto. (f) Tree planting proposed, including indication of trees to be r""""od or left in place: Save ekisting ~ature trees where possible, See arbo~ist re 1. Plant Street Trees (Liquid Almer-) in Cul-de-sac phnting strip. ~p-sC/~-r f~-e'A-3f , , \. \'., , '. ,- '-~>>. • " - , > " -: _ /_0-:';;'; --:.-'" .- ~ 1 j - -... \ o 0 (I) Proposed street and outdoor liahtina: lJndersrpuf\cf Stf'"c-et Light ing per Cep.rtme~t of En9tne~rrn9 Specif'c8tr~s. keptace e~rstin9 ~treet light on Power PoT. 12 on "aybell A~enue wjt~ street Jriht at ~~th of c~t·de·sac. (AS'~tliW\'it'ldrllt'U~lr~~ts. leases, righu-of-.... y. licenses and eDC\IIi)erances affecting use of land' (attach copies) : __ ~N:.:on::.=-____ _ (i) Requested exeepticns to any requinmenu of the Subdivision Ordinance. (Jobst exceptions relate to General Design requirements (O!apter 21.21) and partic:u1arly to l!)t size, dime:nsicns, location OT configurat.ion • .Applications for exceptions shall state fully the gTCJUnds of the application and the facts relied upon by the pethioner. ExcepHcns shall be granted only upon Nking certain findings, including the four listed below.) Exceptions requested: Lots 11. 2, 3 .. 6. 1 .. 8 (Of" lot depth less t'har'! 100 ft. lots :lfJ,#'#,If,#Vor rot width fess t"an 60 (t at 20 ft front set back. \ All rot areas e~ceed 6.000 sq ft mr~j~Turn size. (1) There Ire special <:i!'I:UIIStances or conditions affecting the property. (Describe) 1000e. level site (less .tllan 1% slope). 'ood drainage. C"l-de-sac .nd bulldrng pad's designed' to save most of existing mature trees ~ (l) The exception is necessary for tlle preservation and enjoyment of • sub.ta>ltill property right of the petitioner. (F.xplain) famlly ~sldentllt units that confora wIth ~urrent '-1 reg~Tation5. £.rstlng structures Ire i~ poor repair. not up to c~rrent code. and lot " will be ret.ined~ • . , - (3) o The granting of the exception -.ill not r. '-"" be detrimental to the public ... elfare 01. injurious to other plopert) in the territory in ,mich the property is situated. (Explain) • New 5ybdi~r5ion wllJ eo~r~m to .-1 regulations tm regards to tot size~ (4) and' setbacks. Streetscape of cul-de-sac will preserve most of existing trees and will provtde planting strips. Petac~ed gara~~s ... ill be requested at A,rchite.c.t~ral Aeview Board to mi".imize. parked carS OIl the street uncerground. +6 e.." rt;.5 .or io ddveways. Overheitd utilities .. ill be rHouted J/~rJ l.f, "rUbe ~-r ..... ·,I .. Y ',~ ~/f:<' & • ..l l ....... ef-ey­ r"'(~!1 ',11. 'f\..~ 1\~'.r\'.rl-eaoo\.. The granting of the exc.pHon -.ill not violate the requirements, goals, policies or spirit of the 1 ..... (Explain) lew subdiyision will conform to R-' reg~latioos jm regards to lot size. consistent wit~ those granted in PaTo Alto School Site 5ubdlyisions . . (S.~ ••• CO-.n). and in Qt~er recent 5ubdi¥istons_ No s~~standard Tots (tess than 6000 sq ft) are to be cre~ted. j. Requested variances frem orr,. of the requirements of the Zoning Ordinance. (Varia:>ces for-side yards and setbacks far existing buildings may be requested in conjunction -.ith subdivisions to be reviewed by the Planning C<mnissioo and City Cooneil.) Variances requested~ Det.,hed. rear lot gar~ges (with common drrve~ay5) for lots 11-8 wi II be requested' illS pOl rt of the Afl:J1itectural Re'..-iel'L n.is .... ill lIIini"ize on-street parkIns ~nd' ... ill provide a mo-re pTeasant streetscape. Reasons and Justification: ~rQi~izatjon of on-street parki~g and vehicles parked ill dri .. e ... ays. Provide more room for street tl"ees. planting: strips and hnd'scilping Ins tea.:! of garages on the street. 'ro\lid'e a lTIOf'"e rural rook I l ., L f I f , ; ~ l .~ .. • \ '. f J • , i f I " ... . / o j. Manner in wIrl.cIt CGIIpUanee with appll<:&ble eI ...... U of the CG1lprehensive Plan, il><:ludini housing }lOlides, Jball be attained (if relevant): ___ _ ConfQ~ms wTt~ e~r'trng (l,aS revtsrons) of Compre~ertsive pran. To the best of Ill' knowledge, this application is in confoTl!lallGe with the ~ive Plan A$ sulJnitted or as indicated U>der ti) above. Plaming Departmont 10/12/19 ~ J: ;:.-.- 2~;!~": ... < . , >.', -1" • ,;.i ~_k, • I r- • ~ I - GRAPHIC ATTAC~IT m STAFF REPORT AVENUE ... g ~ 't ~ 'It 'I" 51 S ~ "t "t ABEL AVENU! •. ' _ i .... 1 t\ ( __ t PROJ£CT: Ieptatrve Subdtii5iQQ Map • .. l-- I PC-2656 • "", , -. .,-;( . ....., -.~ . , \ , .