Council approves nine‑lot Old Trace Road subdivision under AB 130 despite neighbors’ evacuation and wildfire concerns

Palo Alto’s City Council on May 18 approved the tentative map for a nine‑lot subdivision at 4103 Old Trace Road (the Old Trace project), finding the application exempt under AB 130 and approving conditions of approval after extended public testimony about wildfire and evacuation risks.

Project overview: The developer proposes to subdivide a roughly one‑acre vacant lot into nine lots and construct nine single‑family homes with attached junior accessory dwelling units on seven lots and one below‑market‑rate lot; the package seeks density‑bonus waivers (smaller lot sizes and reduced setbacks) authorized by state law. Because the project includes affordable housing and meets statutory criteria, staff recommended AB 130 exemption and expedited review.

Public safety concerns: Multiple neighbors urged the council to pull the item from consent and move it to tonight’s agenda, citing Old Trace Road and Arastradero as narrow, single‑egress streets used for evacuation and park/fire access. Speakers said emergency vehicles have had difficulty in the past and said the proposed development would increase vehicle traffic and make evacuation more hazardous. Jeannie Clancy said Old Trace “provides the only fire emergency lane to Esther Clark Park” and urged fuller fire and traffic evaluation beyond the project’s immediate boundary.

Applicant and staff response: Applicant counsel emphasized the limits imposed by state housing law and the Housing Accountability Act, noting the city may deny or reduce density only on narrow, objective public health or safety grounds. Staff and the city’s fire and transportation reviewers said the proposed private street and required conditions meet emergency‑vehicle access standards. Staff also noted added sidewalks and intersection improvements where feasible on the project site and a 20‑ft private vehicular right‑of‑way with a 30.5‑ft total right‑of‑way including sidewalks and landscaping.

Council action: After asking staff clarifying questions about curb‑to‑curb widths, sidewalk locations, and fire‑department discretion under the code, the council voted to find the project exempt under AB 130 and to approve the tentative map with the conditions recommended by staff and the Planning & Transportation Commission. Council members noted the constraints of state law but asked staff to pursue follow‑up steps for neighborhood safety attention, including examining Old Trace Road parking regulations and fuel‑management/vegetation work in foothill areas.

Next steps: The approval authorizes the tentative map and conditions; the applicant will proceed through building permit and design steps required by the tentative map. Staff said it will coordinate with the fire department and transportation staff on any neighborhood parking or vegetation actions suggested during the hearing.