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TOWN OF LOS ALTOS HILLS June 28, 1995
Staff Report to the Planning Commission
RE: CERTIFICATE OF CORRECTION,TRACT NO. 1286
LANDS OF CHOPRA; 14341 MIRANDA WAY
LANDS OF COLMAN;'14440 MANUELLA ROAD
LANDS OF DOWNEY; 14330 DE BELL ROAD
LANDS OF GARRETTSON; 14495 MIRANDA ROAD
LANDS OF GOLDSOBEL; 14415 MIRANDA COURT
LANDS OF STOECKER; 14355 MIRANDA WAY
LANDS OF YOUNG; 14470 MANUELLA ROAD
FROM: Sheryl Kolf,Assistant Engin
RECOMMENDATION: That the Planning Co 'ssion:
1. Recommend Approval to the City Council of a Certificate of Correction
Amending a Final Map subject to the Findings as recommended by Staff.
BACKGROUND:
In May 1954, Tract No. 1286 "Pinecrest Heights No. 2" was approved by the Santa
Clara County Board of Supervisors. This Tract Map included building setback lines
on the majority of the lots which split the lots approximately into two equal halves.
The intent of the setbacks was to assure that adequate space for sanitary sewer
leachfields was allowed for each lot. It is not the current pracitice of the Town to
require setback lines for sanitary sewer leachfields.
At the time of this map approval sanitary sewer service was not available to the
residents in this area. Since that time sanitary sewer service has been added with
sewer mains located in Manuella Road, Esperanza Drive and a portion of Miranda
Road.
DISCUSSION
Seven property owners of lots that were subdivided as a part of Tract No. 1286 have
joined together to request the removal of the building setback lines that were
recorded with the Final Map. The attached exhibit indicates the lots where the
propoerty owners are requesting the Ficial Map Amendments.
The Town's Municipal Code Section 9-1.1210 requires that specific findings be made
to support Final Map Amendments. °It is the Planning Commission's roleto review
these findings and then to make a recommendation to the City Council. The
findings listed below have been made to support approval of the Final Map
Amendments.
Final Map Amendment c
June 28,1995
Page 2
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FINDINGS
1. There are changes in circumstances which make the building setback lines
shown on the map no longer appropriate or necessary. The requirement for
buildi g setback limes.to allow for space for sanitary sewer leachfields is no
longerfinecessary s ce the Town has adopted its Municipal Code Section 6-4
"Sewage" which addresses the requirement for approval of sewage disposal
for each building by the Health Officer (County Health Department) prior to
issuari a of building permits and issuance of certificates of occupancy. This
section of code also requires that all existing buildings shall connect to an
appro�ed public se' rer when such sewer is reasonably available,except when
the exiting means of sewage disposal is functioning in conformance with the
requirements of the ode, the Town's Standards, and to the satisfaction of the
Health Officer. Due to theseordinances of the Town,which were not in place
when the subdivisio was initially approved, and the review that is required
—-- by the Santa Clara County Health Department prior to any major new
develop ment, the building setback lines are no longer appropriate or
necessary.
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2. The modifications o not impose any additional burden on the present fee.
owners of the prope ties. There is not any affect on the sizes of the lots, the
locatio9s or extents f the streets and roads,or'the Maximum Floor Areas and
Maximum Develop ent Areas allowed for the properties.
3. The m difications do not alter any right, title, or interest in,the real property
reflected on the recorded map. While the modifications include the removal
of setback lines which are more restrictive than the Town's current setback
requirements, the se backs that are required by Code for all properties in the
Town I illi still be re uired for these properties.
4. The m difications a e consistent with the Town's General Plan in that the
Genera Plan does n t require additional building setback lines to allow for
sewer l?achfields.
The argas affected y. the removals of the building setback lines will be
determined as to th physical suitability for residential development and
density of developm nt using the requirementsl that are currently provided in
the Town Code for al development.
The pr I posed mod'fications will not cause public health problems, or •
environmental dams e, including injury to fish or wildlife and their habitats
since thg properties ill still be required to meet the provisions of,the Town's
Code which address hese isues.
The pro, osed modifi ations will not affect any existing easements acquired
by the public at large,for access through or use of,the affected properties.
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Final Map Amendment
June 28,1995
Page 3
Staff is available to answer an questions of the Planning Commission or public.
Attachments: Exhibit of Modifications to Tract No. 1286
cc: Maurice Camargo A.I.A.
Ajay&Shyamoli Chopra; 14341 Miranda Way
Andrew &Rebecca Colman; 14440 Manuella Road
William&Elia Downey 14330 De Bell Road
Garrett&Gloria Garretison; 14495 Miranda Road
Alan&Patti Goidsobel; 14415 Miranda Court
Howard &Grace Stoecker; 14355 Miranda Way
Kenneth&Dorothy Young; 14470 Manuella Road