HomeMy WebLinkAbout0292.092•
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Jun~ n, 1992
~ONOP~BL[ cITY COuNCIL
Pa10 Alto, California
57! AND 575 COLORADO I.VENUE
Members of the (Gunc;':
REPORT IN BRIEF
The proposed project is an application for iI Prelilninary Parcel Map to subdjl'ide
i 12,485-squiire-foot, single-family zoned parcel into two sin91e~familY parcels,
one 6,181 square feet and the other 6.305 square feet, with exceptions to the
required lot widtn. ThE resulting lots 'Would be 53.72 and 53.86 f~et wide,
respectively, where 60 feet is the minimum required. Currently the site is
occupied by two sfngle-fim'ly homes l and the subdivider intends to de~o'ish both
structures as a part of this application. A more detai1~d description of the
pfoject is provided in the attached F1anning Corrmisslon staff repat"t.
PLANNING COMMISSION ACTION
On May 27, 1992, the Planning Commission reconrnended approval of t!1~ proposed
Soubd.'; I(i S 1 on subject to the fi no in95 ann condi t 10ns 1 i 50 te:d below by d "ote Df 6·0
(Cullen absent). There was i minor change to condition number 2, requiring a
licensed arborist to eV31uate the effects of removing an existing palm tree
within the drip line of a l~-~nch cak tT"ee_ Minutes of the meeting ar~ inc1uded
in your Council packet.
RECOMMEND.\TION
Planntng Commission and staff recommend that the City (ouncil adept th~ Negative
Declaration and approve the Preliminary Parcel Map subject to the f0110\lling
ftndings and revised conditions (revisions are in italics).
Prelimi~cel Map Findings
1. The proposed map is consiste~t with app1icable Comprehensive Plan goals
and Policy I af the Housing Element. in that the proposed l~t s?lit will
maintain the eX"isting 1ow-def1sity character of the surrounding single-
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family neighborhood; the resulting lots ~111 maintain the rninlm0n density
in tnE R·l and better reflect the lot 5izes in the area.
The des1~n and improvements of the proposed svbdi.".is;on are consistent
wit" the-Compreher1iiye Plan in that r.o improYements, other than the
maintenance of the existing street improvements, are ~rop~sed.
3. The site is phY:iic.aliy suitable for the de\lelopment prcpos-ed since it was
d~ve'oped with two houses in H:e E'1rly j9205, and the prcposal is to
demolish the existing homes and replace t~em wit~ two new hom~s built to
tne current F.·l site development regulations.
4. The site is physically suitable for the density of the development
proposed s:nce the resulting lots maintain the minimum lot size of 6,000
square feet and th!re 'IrIill be no increase in the ~xistir.g density.
5. The 10t split w111 Mt result in adverse en',lironmental ~m'pacts as
documented in the attached Negative Deciaration.
6. The deslgr. of th~ lot split and the proposed improvements ~il1 not r~su1t
in serious adverse effects to public health sinc.e the subdivision refJ-ects
the existing site i~provements and the neighborhoDd lot pattern.
7. The propos~d design of the subd~\Jis.ivn and imp'l"c .... ements will net conf11,:t
with easements, aCQ~ired by th~ public at large, fo~ access through or cse
of ~roperty within t~e prcpc.sed subdivisi:Jn: since the property does not
include public easements.
Uc.t; __ eotion Findings
1. There are special circumstances Of conditions affecting the property, in
that the property is more than twice the miniIDUW size required for R·I
zoned propert1es, th~ property is substantially larger than most
surrounding properties, and the ~€sulting lots ~ill have a size reflectjv~
of the D'!ajcrlty of lhe surrounding properties. AdditionallJ. the prope-rt.\f
is currently 1evf1Clped wHh two single-family units.
1. HIe Exceptions for lot width are neci'!ssary for the preservation and
enjoyment of a substintiitil property right of t~e applicant, i:l that
requiring compliance with the 5ta~dard 50-foot lot widt~ wou1d preclude
subdi~isiofi of this site, wnich is mere than do~ble the required mi~imum
lot size of 6}OOO square feet.
3. ine granting of the exception ",ill not be detrilllental to the public
wel fare or injurious to other property in the terri tory in which the
property is situated~ in that new dEVelopment an the resulting parcels
wnl comply with the CUT'"rent R-l site development regulations which
prot.ect the privacy, views, and access to daylight of the adjacent
properties.
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4. The granting of the uce-plions; for lot width ... i11 not 'w';oiate the
reQuirements, goals, policies, or spirit of tt1~ Zoning Ord-inance, the
SiJbdi~islon Ordinar.-c..;!, the Comprehen~ive P1an or any other la:..o, in that
each 10t will reflect He ge"eral lot pattern cf U:e neighborraod and "n,
provide more than the minimum required i{jt size.
S. H!f appro· .. al of the project 'Win not n:~,u1t lf1 any s.ignificant adverse
e!'1vircr.me~tal impacts, as documented in the attached Negative Declaratint'1.
1. Prier to recording the par-eel map or certificate of compliance, the
subdivider shall enter 'nto a subdivision agreeme~t ~itn the City of Palo
Alto that addresses t~e fcllowing issues:
i. The subdivider shall be responsible for lnsta'ling any required off
sitE' improvements to the satisfactior, of the Utilities and Public:
Works Departments, including seperat~ underground electric service.
These improvements s.hall be guaranteed by bond or .:Jther form of
guarantee acceptable to the City Attorney.
b. The subdi~ider~ at ~is nwn cost and exper'15e. shall demolish all
ex;stlng structures which do not comply ~ith the site development
rE'gl.!1iItions of the R-l lone district. Building peY'mit'S shall be
required prior to issuance of demolition pemHs. Removal of the
structures shall be done prior to the start of construction ai'ld
shall be guaranteed by bond or other form of guarantee acceptable to
the City Attorney.
2. The applicant shall maintain the 14-in(h oak tree adjacent to the proposed
property lf~e and the two magnolia trees within the public rlght-of-way_
Sit~ impr~~~ments within the drip 1ine of the trees, includ'~9 driVEways
and walkways and removal of the existfng pa7m tree .-ithfn the drip 1ine of
the oak, shall be prohibited unless a licensF.-d arbor;:)t detemines that
the impro .... ements arll! not threatening to the trees.. and makes
reco!ml€ndations for their maintena.F1ce and preservation. During
con~tructicn, the trees shall be protected by a fence which ~jll enclose
the entire area under the drip 1 !ne. No storage of materials or eqUipment
within this area is permitted.
3. Prior to {;ompleting the constructitln drawings, the subdi'olider sha.ll submit
a detai1ed grading and drainage plan to the ?ublic .'arks Department. The
final graoing and dr.inage plan sha11 be submitted and appro~ed before the
recording of the parcel map.
4. To reduce dust levels during construction, it shal1 be required that
exposed earth surfat:es be watered frequently during the 1 ate morning and
the end of the day .ith frequerlcy of watering incroeasing on .... inoy days.
~ec:laimed water~ in accordance ..... ith the Public Works Department policy,
shall be used for this purpose. All streets and haul routEs s~all be
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clnned diily+ Spillage reslJHing from hauling ooeratinns along or across
arlY pubiic or ;orilfate property shall be removed imoedjately a;,d paid for
by the contractor. [Just ~uisances <lrigil"!atfng from the; contractor's
operations) either inside or ctJtsiae the rig .. t~cf-way. shall be controlled
at th2 contractor's expe~se.
S. Prior to fii ing the parcel map.,. the subdi'llider shall work '-"itn the
Utilities Department to determine all utility design .lJl1d capacity
requirements including water, ~;.ewer. gas, electric, phone, and cable
faci1ities. The project sha1l be limited to single~service latera1s for
sewer, water and gas. All utility plans shall be apprcved t:y the
Utilities al"d Water~ Gas arJd Sewer Departments befcn~ the fina1 map is
recorded.
6. All construction activities shall b'!!: subject to compl ia'1ce witrl the
pro~1sions of the Noise Ordinance, C.hapter 9.10 of the Palo Alto Municipal
Code (PAAC).
1. Prior to issuance of building permits~ tht'! ne\ll/ residences s~all be su~je:::t
to review by the Arc~Hectura1 Review Board, in compl'ol'1ce with the PAMC,
Cnapter 16.48, un1ess they are singly de~eToped by diffe~e~t owners.
a. The developer shall arrange a meeting or meetings \lilth the appropriate
Utilities and Public Works Departments after approval of th'fs map and
prior to submittal of improve~nt plans fOf" the purpose of coordinatirlg
the sC(lpe .and content of th-e ~mpro\'err~r.t plans. These lmpn,llfement plans
IOOst be completed and approved by the Cit,)' prior to submittal I'}f i parceT
map ipplicat;~n.
Resp,etful1y submitted,
'. ;,{.~ ~M. COLONNA
Planner
~£~~/
J~U~
Assistant City Manager
KE~NETM R. SCHREiBER
Di r8ctor of Pl anning and
Community Environment
Attilchments: Planning Commission Staff Report date~ May 22. 1992
Preliminary Parcel Map {Council Members only)
cc: Planning Commissinn
Michael Skuce. 190 Park A~enue, Palo Alto, CA 94306
Stephanie Chapple, 120 Glenwood Avenue. Atherton, CA 94027
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DATE: May 21, 1992
TO: PALO ~lTO PLANNING COHHISSJOH
PREPARED BY: Joseph M. CQ1~nna
REPORT IN BP.IEf: 571 and 575 Colorado Avenue: Application for a
Pr!1im1nary Parcel Map to subdi~ide a 12,486-square-foot. single-family
parcel ~r;t~ two sir.gle-family parcels. !me 6,161 square feet and the othei"
6,30S square feet. with e.xcep.tions to th,r;. required lot "idth. 1he
resulting lots will be 53.72 and 53.86 feet wide, respectiv~ly) where 60
feet is the minimum required. Curr€ntly the site is ~c£upied by twa
single-fuil)" homes, and the subd~vider intends to demolish batn structures
is part of this application.
InYircn~ntal Assessment: No Significant rrnp~ct. A Negative Declaration
(9Z-EIA-JO} has been prepared and is 2ttached to this report.
l..!il!~.JlllJ ric t : R -I
fjle Nos.: 92-PM-5, 9Z-EIA-IO
APPLICATION INFORMATlON
Al'pl ieant:
Type of App'icati~n:
Oates:
SITE INFORMATION
~'ch.el Sk""
190 Park Avenue
Palo Alto, CA 94306
(415) 326-1189
Preliminary Parcel Map ~ith exceptions to
the r.ec;uired Tot "idtn.
Appllciltior: r!ceivea ~ __ :-'-UZ;
ts.pplication compTete 4-23-92;
Mandatory act ion deadl; ne S-lj3.:iZ.
Owner; Stephdnie Chapple
120 Glenwood A~enue
Atherton, CA 94017
(415) 311-5162
Assessor's Parcel NUmber: 132-nZ-089
Comprehensive Plan Designation: Single-Family Residential
Existing land JJse: Two Single-famiiy Homes
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Surroli~d -;ng tand Use:
(xi sting Zoning:
Parce1 Size::
PROJE>T INFgRMATION
No~·tn:
East:
South:
!,lest:
R-I
5 ngle Fam l~ ~eijdent:a'
S ogle-F •• 11 an~ thurch
S ngle-Fam 1y Aesident'al
S n9!e--Fam ly Residentia1
12.486 square feet
Prc'ect Histo_ty; On April B, 1974, the City Council upheld thp.
recOOII!eodat'frm of the Planrling Corrm1ssiot", and adopted Resolution 4928
apprc¥ing.i preliminary parcel map for the di''';sion of land at 571 and 575-
Colorado A\{e~ue. "'-'ith exceptions g.ra.nte.ci to the required lot 'tIil.ith. A
condit;Qn of appro¥al C~ t~e map r~quired the appl~cant to remo¥e both of
the existing homes. Subsequently, the app1ica~t, Mr. Sudjian, withdrew the
application. A panel l\'1ilP was never filed and the subdh'isiOri was never
recorded. The current proposed subdl111S1orl matches t:-'e previously appro '.led
preliminar~ partel map wh~ch was ~ithdrawn or. May 30? 1974.
The applica~t prop~ses to s~briivide a 12,486-square-fcot, sinS!2-family
loned parcel into tWD parcels .. one 6,181 sQIJare feet and the other 6,305
square fe~t. The pre1im~nary parcel map includes exceptiQ"s to allow lot
widths of Sl.72 and 53.86 fee-t 'fIlhere 60 feet would normally be-the mir>im~m
required. The applicant proposes to demolish the two existing single
family hG;iles on the prcperty 1!'t<j construct two r,ew homes, one on f.:iach of
th~ resu1t1n9 par-ce1s. If tn!:!se homes ar2 constructed simultaneDvsly by
the same party, Architectural Review 8~ard approval of the design .ou1d be
required.
Plans for development of the t;(O lots have not been submitted as a part of
this application, though the applicant ~as indlcated that it is his
intention to construct i single-famny home on eae!': lot in cor.fC'rman~e \iJith
the R-l site develooment regulations. The resultipg lots \iJO~ld yi~ld 2,604
square feet and 2:641 square feet of floor area, respectively. The
existing lot, if redeveToped~ would allo~ one residence and, with t~e
appro~al of i c.onditional use permit, a cottage. The tata' floor area
allowed on the existing parcel is 4,495 square feet.
ANALYSIS/ISSUES
The parcel is located in a predominantly single-f~mily neighborhood in mid
town Palo Alto. The majority of the surrounding p~rcels ~a~e widths ~f
less than the reQuired minimum of 60 feet. The parcel, once subdivided,
would result in two parcels in eKcess of the minimum lot size of 6.000
square feet. Each lot, therefore, is consistent with the R-l densitj
reQuirement$ and would be of adequate size to supp~rt a single-famiTy
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dweliing that meets all of th~ site development regu1ations including
setback$ and par~ing requirements.
The proposed subdivision would not significantly alter the land use p3ttern
or density of th! existing residential neighborhood. The proposed use is
p~rmitted under t~e turrerJt laild use designation.
EXCEPTJON5 FOR l01 WIDTH
The property to be subd;~ided is 107.58 feet wide and an average of 121
feet in depth. The propnsed prnperty line would bisect the existing parcel
creating the need for exceptions to allow lot w1dt~s of approximately S3
feet whe"e 60 feet would normally be required. H:'ts exception is
approprhte, is the properties ill1T.ediataly to the north and west (a total
of thr~e parcels) of the subject parcp.1 are between 46 and S3 feet wid~.
In additjon~ a mixed lot pattern exists alnng Cn1oraco Avenue as properties
range in width from 43 feet to 82 feet ~~de.
Tn€ R-l site de~elopment regulations require a minimum lot d~pth of 100
feet. Tn. great.r lot depth (l20 and 111.06 feet) ~ould offset the
disadvantages of the proposed narrower l~t width. The new lots would also
exceed the minimum lot size require~ent of 6,000 square feet and maintain
Ute R-l zone district low density character~ consistent with Comprehensi'll'e
Plan Housing Policy 1.
NEIGHBORHOOD CHARACTER
The adjac!nt neighborhood is dominated by one-story, single-family homes
setb.a.:k between 20 and 24 feet fnm the public right-of·way directly
adjacent to Colorado Avenue. As described abOVE, any new site irr,provements
would have to comply wit" the current R-l site development regulations,
including fio<lr area, sit! cover-age, and setbacks_ T~is portion of
Colorado Ayenue is subject to a 24-foot special s~tback. Construction of
two rtew homes in accor-dane! witt1 the required sIte d'evelopmeflt regulations
will not detract from t,"-e e.x"isting neighborhood pattern.
EXl51ING 51T( IMPROVEMENTS
The t .. o e.xist~ng one-story, Single-family structures appear to ,"-ave been
constructed with consideration to the propos~d property line. No
structures wer~ constructed over the proposed line w'"-ich is marked by an
existing fence, and on1y a portion of the home on parcel 2 would encroach
into the newly created side yard setback. The same house currentlY
encroa~hes into the rear yard setback, located only 1 foot from the rear
propetty llne. Information pr<llJided in the Bunding Divisi{)n add"'ess file
for the propertLv indicates Hat the holT1.ps wera built in tlie early 1920s.
As with the prelJious application for a preliminary parcel map, the
applicant proposes to dem{)lish the existing homes and cQnstruct twa ~ew
homes in accordance with the R-I r~gu14ttons.
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TREES
The on1j significant trees located on the prop~rty ~ directly adjacent to
the proposed property line. As sLlch, they fali wi" 1 the requirE!d' side
yard setbacks of the resulting lots and are therefore outside of the
potent!ll building envelope. The most significar.: tree is i 14-inch oak,
that shall be retain~d and protecte{j during construction as a condition of
the prejiminary parcel map. Site 1mprovements, including driveways ar.d
wil kways. wtthin the drip' ine of the oak shal i br prohi bit-e~,
T"ere are two street trees currently in the public right-of-~QY in frent of
th4! s~bject property. If the subdivision 15 approved. ene existing
~a9rl01 h. tree would be , oeated in the rigM-of-way di t-ectly adjClce~t ta
each resultlng lot, consistent with the existing streptscape.
SEC9t'1fNDA T I ON
Based on the findings below, staff recommends that the Planning Commission
recommend that the City Council appro~e the p~eTiminary parcel map with
exceptions for lot width, 5ubj@ct to the findin9s and cond~tions l;~t~d
be1ow.
FINDINGS
PRELIMINARY PARCEL MAP
1. The proPQs@d map is co~sistent with applicable C~mprehensiv! Plan
90a15 lnd llo'iicy 1 of the-Housing Oement, in that the proposed lot
split will mairltain t~e i!xisting Tow--density character of the
~urrDund1n9 single-family neighborhood; the resulting lots ~ill
~atntatn the minrmum density in the R-l and better reflect the lot
sizes in the area,
2. The design and improvements of the proposed subdi'~ision He
consistent with the Comprehensive Plan in th~t no improvements, other
then tr.e maintenance {If the exist1r,g street impro"..-emer-:ts, are
pr<lposed.
3. The 51te 15 physlca11y suitab'~ for tne d~ve1opment proposed since it
was ae'.le-~oped with two houses in tne early ]9Z0s, arid the proposal ;s
to delflOHsh the existing homes and replaci! them "H.I'! two ne" homes
b~ilt to the current R-l site deyelopment regulations.
4. The site is physically suitable for the density of the development
prpposed since t~e re::il.!lting lets maintain the m1 nil1!u'I'i Tot size of
6,000 square fEet and tllere will be inc:r.ease in the e;.r:istirrg density.
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5. The let spl it win not result in adverse environment.al impacts as
d~cumented ,n the attached Negative O~clarat)on.
6. The design of the lot spl it a"ld the proposed impl·o .... emer~ts wi 11 not
reslJlt ir'l serious ad ... er.s.~ effects to public health since thi!
subdiv1sion reflects the e~isting site improvements and the
neighborhood lot patter~.
7. The proposed design of the subdivision and im;:wcvEments will net
canfliet w;!h easements, acquired ~y the public at large, for access
through or use of property ~,thin the propo5~d subdivision, since the
property does not inc1ude public easements.
PRElI~IHARY PARCEL MAP EXCEPTIONS
I. There are special circumstances or conditions affecting the property,
in that the propert)' ; s more than twiC02 the mll'1imurn S ile required for
R~l zoned properties, tn~ property is sub)tant~ally larger than must
surrounding p~op~rties, and thE resulting lets ~ill ha~e i s,ze
reflective of the majority of t .... e surrounding properties.
Additiana11y, the property is currently de .... eloped witrl two single
family units.
2. The excepti~ns for lot width are necessary for tne preservation and
enjoyment of a substantial property right of the applicant, in that
requiring compliance wlth the standard 50-foot lot wfdth would
preclude subdi~;sior. of this site, which is more than double the
required Qinimum lot size of 6,000 square feet.
3. The g,.a"tin9 ef th~ except~:Jn Wlill not be d~trimer.U.l to the public
welfare or injurious to other prope,.ty in the territory if'! whic~ the
property is situated, in that new development on th~ resulting
pa'l"c!1s. will comp1y with the current R-l site development regulations
whi ch protect the prhacy. II i e\Jo's, and aece s s to day1; ght Of tne
adjacent propeTti~s .
.c. TfI.e sn,ntin9 of the exceptions. for 10t .~dth • .,11 not violate the
requirernents~ goals, policies, or spirit of the Zoning Ordinance, the
SubdiviSion Ordinance, the Comprehensive Plan or any other law, in
that each lot will reflect the general lot pattern of the
ne ~ ghborhood and 'IIi 11 provi de more than the mi n 1mum requ ; red I at
size.
5. The approval of the project "Wi 11 not result in itny significant
adverse environmental impacts, as documented in the attached Negative
Dedaration.
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CPHPUiQHS
1. Prior to recording the parcel map or certificate of cQmp1ia~-ce. the
subdtvider shall enter into! subdivision agreement with the City of
Pil0 Alto that address the following issues:
I. The subdivider shail be responsible for iP)5t&11 ing any required
off·site i~rovements to the satisfaction of the utilities and
Public Works Departments, including separate undergroun'O'
electric service. These improv~ments snall be gua~anteed by
bond o. other ferm of guarantee acceptab\-I! to the CHy
Attorney.
b. The subdi .... idil'r, at his own cost and e>:pense, shall demolish a11
existing struc.tures which de not comply witr: the 5ite
development r!gulations of the R-l zone district. Building
permits shall be req~ired prior to issuance of demQlition
permits. Removal of the structures shall be done prior to the
start of construction and shail be g~iranteed by bond or other
fOrM of guarantee ac.ceptable to the City Attorney.
2. Tn~ applicant shall ~aintain the J4·inch Dak tree adjacent to the
proposed pr(lperty liM!' and the ho magnolia tr-ees with," the public
right-of-way. Site improvements? including dri .... eways and wa1kways,
within tne dripline of the trees shall bE prohibited unless i
licensed arbor1st determines that the i~rovement are not threatening
to tne trt~s. and makes recQmmendations for their maintenance and
preser~at;on. During construction: the trees s~al1 be protected by a
fence which will enclose the entire area under the dripilne. Ho
storage of materials or equipment ~ithi~ thls area is permitted.
3. Prior to completing the construction drawings. tne subdivider shall
submit a detailed grading and drainage plan to tne publ it Wnrks
Department. The final grading and drainage plan shal1 be submitted
and approved before the recording cf the parcel map.
4. To reduce dust levels duY1ng construction, it shall be required that
exposed earth surfac4!s be watered freque-ntly during the 1 ate mm'n ing
and the end of the day with frequency of watering incr£asi~9 on windy
days. ~ec.laimed water, i" iccoydance _ith the Pub1ic Works
DepartlT.ent pel icy, shall be used far th; s purpose. All streets arid
haul routes sha1l be c:luned daily. Spillage resulting from hauling
operations along or across any public or pri .... ate pr~perty shal I be
removed immediately and pild for by the contractor. Dust nuisances
originating from the contractor1s operations, either inside or
outside the right-or-way, shall be ccntro1led at the (ontractor~s
expense.
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5. Prier to filing ~~e parcel map, the subdi¥ider shall work with t~e
lJtilities Department ttl determine all IJtility design and capacHy
requ~rem€nts including water, sewer, gas, etectric, pnon~. and table
faciliti>es. Tne project shall be limited to single-sendee lat.erals
for sewer, water. and gas. All utility plans shall be approved by
the Utilities and Water, Gas and S~w~r Departments before the final
map is recorded.
6. All construction a.ctivities. shall be subject to compiiance "With the
prov;siotls of the Noise Ordinance, C~apter 9.10 -of the Palo Alto
Municipa' Code (PAMC).
1. Prior to issuance af building permlts l the new residences shall be
subject tc revi2w by the ArcMtectural Rev~ew Board. in comp1iance
witn the PAKC, Chapter 16.48, ""less they are singly developed by
d1fferent owners.
8. The df\{eloper shall arrange: a meeting cr m~etings with the
appropr1at! Utilities and PubliC ~ork~ Depart~ents after approval of
this ma.p and prior to submittal of i:nprovement plans for the ,purpose
of coordinating the stope and content of the improvement pl lns.
These improvement plans rr,t,:st be c{lmpleted' and approved by the City
prior to submittal of a parcel m3p application.
Attachments:
location Hap
Negative Declaration
Subdivider'S State~nt
Prelim1naj~ Parcel Map {Commission Members only}
Copies Sent To:
Michael Skuce, 190 Par~ Avenue, Pa10 Alto, CA 94306
Stephanie Chapple, 120 Glenwood A'IIenOJe, Atherton, CA 94027
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~ GRAPH1C ATTACHMENT ~D_A_'~E_: __ ~S!13.CI~.>~~~ .. S~C~, •. L.E.: .. '~· •• ~'~O~'.·~'~.~ •• ;.~.~ ••.• ' •• ~1 .....
' TO STAFF REPDRT FILE NO. I12-PII-1I 1 92-StA-HI
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Environmental Doo:umeilts -City of Pa'la Alta
ENVIPONMENTAl ASS[S~!:II1!I
Project Descrjpt'!o~/Tit1e: Appl icatiQn far a pre~ im1"1jxLh.!"'cel ~';ap tq::-c;-::-
SUbdivide it 12!4a6-s.~re-foot. single·fimily_~arcel into two singie-famih
pal"ce.ls. one 6.181 squarE feet end the-other 6,;;05 square fed'--.!! .. Lt.l'l: ..... =.-,.,-:;-:c
excpptions to the required lot 'Width. Th2 resI11tir,L1QJ.s. wll1 b!:? 53 feet ... id~
,!!!h€re 60 fe.e1. is the minimlJIT! required. Curr.enth the sit-e: is (!cc:upied-.b.1_t.~
.s...i.n9.1e-family nomes. the subdivider. inhnds tg demolish both oosJ:.r..Y.;;.tures as
part af thi$ application. ____ ... _
Location/..4ddress: 571 ind 575 Colorj19JL~y.enlJe, Palo .<\Ht). CA
Sponsoring Agency/A~plicant: Michael Skuce
Addr ... and Telephone of Appl icant: 190 Park Aoe"ue, P_'b..Alto, CA 943J6
________________ .l.(,.41...,Su.UZ6::.--1..,j.£S ... ' _________ _
Appl iCitior; for: rre-1 fminarv PElrcel Mgp witi'! e-xc@.tJons
m
for lQt width
Zoning at Project location: B.-,-,I~ __ Fee Receipt No.: 92·]61
Sased upon rev;~w of the pr1Jject ,flles, the undersigned member of the PTanning
Department has concluded:
IXI Negative Declaratjon: TnE proj~ct has no significant environmenhl
impact. No Environmental Impact Report is required. The reasons fer a
He9ative Declaration are:
irl t~Littached Initi;l Study. Aoo~9f the llroject.m~ooctt9""~is>---
~vailab1e f{Jr revie ... at t.Me PaT a Alto Oecar-t.mer.t <l..f. Planning and
Co,milJni ty .E.lli'.tronment betweE:n the hoursoo of 8: 00 A..~ to 12 ;00 !1DOn3TI.~ __
1:0000 PM to 5;0.0 PM, ~I)ndall th.r9;Jg.~. friday. locdted O~moolli.oo_5tr. floor in
t~e Pa1a Alta Ch'tl::oo Cfl'tter at 250 Hamilton AV€;:1uJt. Pi1c Alto.
[1 The project may have a significant environmental impact. />,n
Env; ronmental rmpact Report 11111 be pn:pared.
Phnning ;~ }J _ CLQ.~_-_
Planning Director: Date;
The project Date:
Th~ project has been denied. Date:
File No,: 9LDA:1-Q
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[Wi! RONME~TAL DOCUMENTS -P/:,O ALTO
JNIT!AL--.S..TUOY'" ...
1. Projec.t Title/Address: 571 and 575 (o'_Q_La .. ~iL~ __ venui;? FaTo A'!to. CA
II. Project Description: WJllication for il Preli:nLI'!~ ____ P;1rc;:l Map to
1Q.bdivi1LLl1 __ .:4.B6-.-$_auare-foot. sinole-fa::T',Jh parcel 'into two sin!:ltE!:":_
f..all'J..l..L-.P.arceTs. one 6.]&1 SQUarJLf.lie-t and the otheL.§....J.Q_~ ___ .... HI.\Lare feet.
with e;(cgptions tD the .rrquirej lot width. The r~su1t'n9 10t$ iIIill be
S3-fed wi~L\I':here 60 fiNt ; s the mi ni!llJJj!Lr_~_R..i.lir!d. (urrelJ.!l.l:....!;ltLsjJJL
iLQ_ccupied by two single-fal'1liLhcmes. the subdivider inte_~ __ _
demo1 iSh both structures. as part of th; s appl icat.ioT1.'-________ _
III. Environmenta.l Setting: Tha site is developed wit~ t!'o Q_ne·sJory,
single-farnijy horn?~ relatively le¥el lot. Tne Dropert¥'a~p~p~e~.~r~;~t~o:
r,a;ve Men d.:velop~witn respect to th~oposed prooerty line. TJ'le....t!!Q
homes are in character wiU: tne ar;tjacent sinGle-famil'; nejghb_~:lrhood.
IV. t.n ..... ironmental Impact CheckTist (Explanation of .1] "yes" and "maybe"
answers ire in Section VJ
1. Earth. lI'ill the proposal result in:
i!. Unstable firth condltions or changes
in geol~gic substructures?
b. Disruptions. displacements, ccmpac-
ill
tion or overcovering ~f the soil -'-
c. (hange"in topogra.phy or ground
surface relief features?
d. Th~ destr~ction. covering or modl
flcatior. of any unique geo1ogfc or
Physical features?
E. Any increase in wind or wate~ erosion
of ~oiTs, either on or off the site?
f. Exposure of people or property to
geologjc hazards such as earthQuakes~
landslides, ~udslides. srou~d failure
or similar hazards? _1_
,. Adapted from Appendix I, Ca1i.fc·('n~a Gllidelines for Implerr.entatlon of
CEQA, December 14, 19700
•• Updated May 1982, June 1983
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g. C.harges "in s.iHation, d.epositioC1.. or
erosion which may modify the ch.a l~l
of i river or th~ bed of a bay Of
in T et?
2. Air~ Will the proposal result in:
iI. Substanthl air emissions or de-
teriontion of ambient a1r qua1itj"'?
b. The creQtio~ of objectionable odors?
c. A1ter~tion of air movement, moisture
temperatuYe, or an} change i~ cli
mate, eitner Tocally or regional?
3. ~. Will the proposal result in:
a. Changes in absorption rates~ drainage
patterns, ar the ratp. and amount of
surface •• ater runcff?
b. AlteTiitions tc tfl:e c{June cor flo\ll/ cf
fl Dod waters?
c. Discharge into surface waters, or in
any alteration of surface water
quality, including but I1Dt limited to
temperature, dissolved oXjge~ o~
turbidity?
c. Alteratton of the direction or rate
~f flo~ cf 9ro~nd waters1
e. Exposure of people or ?~operty to
water related hazards such as fTood
ins or tidal walle?
f. C~.nge in the quantity of grour.d
waters. eitner through direct
additions or withdrawa1s. or thro~gh
int€rceptions of an aquifer by cuts
or exc.ava.tions?
4. fu.rrt.....L.i.U. Will the proposal result in:
i. Change in the divers'ity of species. o'r
number of any species of plints (in
cluding trees, shrubs, grass, crops,
micYof1ora and aquat)C plants}?
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b. Reduct10n cf the n~mbp.rs of any
unique, rare ~r endangered species
of p1a.nts1
c. Introduction of neljoj si'ec.'i es c,f
plants into an ire~, or in 3 Dorrier
to the norma! rep1enisnm!nt of
existing species?
d. Reduction in acreage of any
agricultural crop?
S. Animal life. Will the proposal result in;
a. Change in the diversity of species,
or of any species of anima7~ (~;rds,
land animals including reptiles,
flsh a~d ~he'lflsh. benthic organisms,
insects or microfiuna}1
b. Reduction of the numbers of any
uniQue~ rare or endangered species
of animals?
c. Introduction of new species of
animals 'nto an area, or result in
a barrier to the migration or lI1ove
~ent of animals?
d. Deterioration in existing fish or
wildlife n,bit.t,
6. !!.Qill. Will the propos.l result in:
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a. Increases in existing Moise lev~ls?
b. Exposure Qf pe<lple to severe l'i'Ji se
leve1s~
Light a.nd Gl~re. Will the proposal
prod~ce new Tight glare?
Land Use~ W~ 11 the proposal result in
i substantial alteration of the pres~nt
or pl~nned land use of an area?
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9, Energ'tINatur.a:1 Resour_<;.'J'~. IIi 11 the
proposal r~suit ;1'1;
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i. Use of substantial amounts of fu~l
or energy:
b. Substanthl increase in demand upon
existing sources of Energy, Or"
require the developme~t of nEW
sources or energy?
c. Inc.reas<! in the rate of use of any
natural resources?
d. Substantial d.ep1et 1 on of ally Mitre
newable natural resource?
Risk of Upset. Does t~e proposal
involve i risk of an explosion or t~e
release of hazardous s.uhstarv:~s (lr1-
eluding, but not li~ited to, oil,
pesticides, ch~micals or radiation) in
t~e event of iP accident or upset?
11. Populatjon/Housing.
a. lrHl1 the proposal alter the Jocat ion,
distribution, density, ~r growth rate
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of t~e human population of an area? _1_
b. Will the proposal effect e.lCisting
housing, or cr!ate a demand for
additional housing? __ 1 __
12. Transoartationn/Circulatiqr. will Hie
proposal Ti!,)'J1t in:
a. Generation of substantial additional
vehicular moveme~t?
b. Effects on existing par~lng faciT;·
ti!s. or demand for new parking?
c. Alterations to present patterns of
circulation or movement of people
arid/or gocds?
d. Increase in traffiC hazards tQ motor
vehicles, bicyclists or pedestrians?
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B. :Ptlb1ic Ser'Wius. Ilill He prc~o)al have
an ~ffect upon. ~r result in a need for ~e~
or a1tered governmental serv;ee~ in any of
U'le f01 lowing areas:
a. Fire protection?
b. P~lice protection?
c. S;:ho<:lls?
d. ParKs or other recreational
heil ities?
E. Maintenance cf public facilities 9 including raads?
f. Other governmental services?
14. Utilitjes. Will the proposal res~lt in a
need for new systems, OT substantial
alterations to the fo11owing utilities:
i. Po~r or natura1 gas?
b. (orrmunications systems?
c Wat-:r?
d. Sewer or septic tank?
!. Storm watEr drainage?
f. Solid Wist'!! and disposal?
15. Human Hea't~. Wt11 the proposal result in:
I. (reation of any health hazard or
pntenthl health hazard (excl ud"ing
mental nealth)?
b. [xposure of people to potential
hea't~ hazards?
16. Aesthetics. lI'ill the proposal reslilt
in the obstruction of any scenic vista
~r ~;ew open to the pub1ic, or will the
prcposal result in the creati~n of an
aestheticarly offensiv2 Site cpen to
public ~jew?
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17. Recreation. Will the proposal res~1t
in an Ilmpact upon the quality or quantity
of existing recreational opportunities?
18. Cyltural Resources .
.iI. w-;n the prop0Si.l result in the
alteration of/or the destl"'uction
of a prehistoric or h~$toric
irchaeological site?
b. Will the proposal result in ad'
~erse physf,a1 or aesthetic effects
to a prehlstaric or historic
buil~ing, strutturej or object?
c. Does the proposal f1ave the. potential
to cause i p~ysical chal1~e whi en
WQuld !ffect unique cultural values?
d. Will the proposa1 restrict existing
religious or sacred uses within t~e
potentiii impact area?
19. Mandatory Findings of Sianificance.
a. Does the project have the potentia1 to
degrade the quality of the enllironment,
substantially reduce the habitat of a
fish or wildlife species, cause a fish
or wildlife population to drop below
self-sustaining levels, threaten to
el iminate iI plant or animal cOf:1Tluni"ty,
reduc~ the number or restrict the
range of" iI Tt!re or endanger'ed plant or
anima1 or eliminate important examples
of the ~ajor periods of California
history or prehistory?
b. Does the project have the potenthl
to achi~~e short-term, to the dis
advantage of long-term, envi ronmenUl
goals? (A short-t!rrn impact en t~e
environment fs Orie \lrhicrl <lCCurs ina
relati~ely briEf, definit;~e period
of time while long-term impacts will
endure ~ell into the future.)
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C. DoES t~e project hav~ impacts which
arc indi¥idual1y limited, but
CUIn1J1ativeb considerabie? (A pro
ject may impact ar. two or mOle
separate: resources ..,here the impact
on eacn resource ;s relatively
small, but where the effect of th2
total of those impacts on the
environment Is significant.)
d. Does the project ha~e envircnmer.tal
effects which ~~1' cause substantial
adyers~ effects on human beings,
either directly or ~ndirectly?
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E~planation of ~yes· and Mmaybe~ answer$ in environmental checkllst.
See .ttach!lJ.
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LEilrth (bJL As a part of tlli5 app1icatioI1 the appHcant proposes to
deliwiish two existing single-family homes. fMe demolitinn and constru:::::tion of
rte ... sing1e-family homes _i11 re,Sult in minor-displacement and ol,"ercov2ring of
the soil. Any grading O'r ot~er displacement cf the seil, for the put"POSI.:! of
constructing a basement or other impr:t'ements, will be r€'vie .... 'ed by the P .. blic
Works Department. The sjt~ development regulations for R-l loned propertie~
limit the amount (If building coverage of the site to 3S percent. The s:'!1a11
amount of displacement or overco~er;ng of the scil that may occur as the
property is redeve10ped w111 not have I Significant effect <In the environment.
The parcel is located in oil II'Kiderate risk seismic iTEa, subject ttl ~p.ry strong
ground shaking 1n the e¥ent of an earthquake. All new construction will be
subject to the pro\l;sions of the most current Uniform Building Cede .• portions
of whic~ are directed at reducing seismic risk.
~~~ To reduce dust lev~1s during cnnstruction, the subdivider shall
!nsure that exposed earth $;Jrf.aces ire 'Watered frequently during the late
morning ind the end of the day. wtth frequenci of watering increasing on windy
days. Reclaimed water~ in accordan<:e .. ittl the Pub'ic Works Department pol icy?
shall be used for this purpose. All streets and haul ro~ts shall be cleaned
daily. The subdi\lider shall enSiJl'e that spillage resulting from hauling
operations al{)ng or across any public or pri~ate ~roperty shall be removed
immed7ately and pa1d for by the cont~actor. The subdi~lder shall also ensure
that dust nuisances originating from t~e contractorrs operations. fither
inside or outside the right-of-way. ~hall be controlled at the contractor's
e:qlense.
,illli!LLaL, The construction of ne ... hr.me-s on thesf lets may 51 ightly
increise the amOlJnt of imper~ious surface and th~refcre ; n1:rease th~ amount of
surface water runoff. Any new construction will be limited to 3S perc~nt
co~erage of e~ch resulting lot. With the lot split, there is a potential to
construct in additional 2,500 square feet of site coveragt. T~js minor
increase in impervious surface cCiver"age wi1l not ha\le i Significant effect 01'1
He environment. A detailed drainage plan win be reQu'irej for review iilnd
ap~rova1 by the tit;;'s Public ... arks Department prior to approval of any
building perniit applicat'ions.
e Noise fa}. Future development of tne proposed lots will resuTt in a
temporary lncrease in ambient nOise levels during construction. A11
construction a1:tivities will be subject to compl iance with the pro ..... isions of
the Cit,'s NOlse Ordinance.
1 light and ~Tare. The construction of two new homes may increase the ~mount
of e't'ening lighting and daytime glare but .,.ill t'lav~ it negligible effect on the
adjacent single-family ne!ghborhaod.
11 Pgpylation/HqlJsil19....Ltl... The subdi,,rider's proposal 1rJcludes the demolition
of hlo eXisting single-fiirllily homes. A demoTitior, permit will not be issued
untll the subdivider has secured a building pel"'tl'dt V:' construct one sing1e
family home on each resulting lot. No net loss of dwelling units will result
from this project.
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Suhdivider' s Sta.'temen~
Section 21.12..050 of the Palo Alt'0 a..micip.al Code Tequi!'es t.hat a
"Subdivider's Sta.tement" shall appear upon, or accompany, tentative Qr
creliminary parr::el maps. and shall contain the follcwing infcH1Tlatio:r.:
-/? d /,
Address of Subject ?ropert."": ,~21 -"--25-Cd~ -, --
(If any or t.."1e it:ems below-a.re not applicable, so state.)
(a) Existing usees): ~ I<~~ , , c4 ' I _ .. ~g1 I't.,0<4-'"4-
. __ I _______________ ,,,-=,.f.'1-{;,
Zone district (s): "'ALJ.-LI __ -::-____ _
(b) Pr0p05e~use (,): .J2~?~~ ~) zM.<r s+~~~~~ ~ £Ped/j-4h-~-c d~~-
(c) Improvements and public utili .. t. ies proposed and expected da~
ccmpletion: ;TAt~~ &r-4'<-'~ ---;;:,r;
_~ hun 4-A·~:u.
/' /9 9¢: -0""7 if f? . '
(dj Provisions for sewerage and sewage disposal: £...d...
d-t:1,d-""''''S' ~'
CeJ Public areas proposed: ~d<LV"cn~-'tL",==-__________ . __ _
[f) Tree planting proposed. including indication of trees to be r6OO'ved
or left in Pl~~ e: ~ ~ ~
il-OJ F -~ ~ ¥-~ ~ --d-,fo ~.?7 'a-A dit-~ -~
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(g] Proposed street and outaoor lighting:
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(hJ Existlr:g re.5trictive cc':.'enants, leases, :r-ights-of-..... '3.y, licen.s!:'s -md
enCUffiberaJlCeS affecting use of la.;'1d (3.ttach cC'pies) :-L>!U=In<.e..~,,-_____ _
{i) Requested exceptions tc any requirerrte"1t5 of the Subdiv:i..sion Orclinance.
C~i)s~ exc.eptions relate to General Desigr. requirements (Chapter 21. 21) 2.nd
paTt~cularly to lot size, dim~~ion5J location or configuration. Applications
fOT exceptions s~.al1 sta.te fully the grounds :Jf the aQplication ane t."1e facts
relied upon by t..'I).e pet.itioneT4 Exceptions shall be grai1ted .:mly i.."PC-n ~ing
certain finding-s, including t.i.e four li.sted 0010\00'4)
Exceptions reqtJest~d: La:rd&rt;£ti. (~J <tf/
~J A&<e £~A.L7 . ..44 L.:'~ Jre' f2? s-}J ~.a 1
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(.3) 'fne gr;L"1ting of t."'e f"-xception \o'ill not be detrimenta1 tD the pL:blic
welfare or injurious to other property in the terrlt.o:y in .... hich the
('iariances for-5ide yards and soetbacks fOT e;.:isting buildbgs may be
::equested in conjunction with subdivisions to be reviewed by tiu;:
Planning COlJmi~sion md (i ty Council.)
Variances requested: ____________ _
Reasons and Ju.c:;t'ification:
j . i\'!.-m .. "1et' in \loin i ch
Flan, L~c.luding housi.l'\g -policies.
th:.s ~pplication is L'"l conformance wit.I\ th~
Comprehensive Pl~," as submitted or as indicated unde-r (j)' above.
Pl""'~ing Departnent 10/12/79