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HomeMy WebLinkAbout3.1 3. i TOWN OF LOS ALTOS HILLS September 26, 1995 Staff Report to the Planning Commission RE: REQUEST FOR CERTIFICATION OF FINAL SUPPLEMENTAL EIR, AND APPROVAL OF GENERAL PLAN AMENDMENT, PRE-ZONING, AND TENTATIVE SUBDIVISION MAP; LANDS OF VIDOVICH, 11920 STONEBROOK DRIVE. (254-93-TM and 257-93-EIR) FROM: Curtis Williams, Planning Direr \J"„ RECOMMENDATION That the Planning Commission: Recommend the following actions to the City Council: 1. certify the Final Supplemental EIR; 2. approve the General Plan Amendment (map and text changes); 3. approve pre-zoning to R-A (Residential Agricultural) zoning district; 4. approve the Tentative Subdivision Map with attached conditions; 5. adopt the attached Mitigation Monitoring Program; 6. adopt Statements of Overriding Considerations (not attached); and 7. adopt Findings and Facts to support the above actions (not attached). Staff recommends the Commission utilize the following procedure for tonight's hearing: 1. ask questions of staff; 2. re-open the public hearing (hear applicant first) to hear "new" information or from those who have not spoken previously; 3. close the public hearing; 4. discuss key decision items outlined below; 5. modify, add, or delete conditions of approval; and 6. move to either recommend approval of all actions or to deny all actions. If the Commission is able to recommend approval at this meeting, staff will return with revised conditions of approval and with the necessary findings and statements of overriding considerations to support the Commission's action. BACKGROUND On September 7, 1995, the Planning Commission conducted a public hearing regarding this project, and continued discussion until September 26th. The Commission directed that staff provide an expanded notice of the continued meeting, and that staff investigate several issues raised during the September 7th Lands of Vidovich September 26, 1995 Page 2 hearing. The staff report from that meeting contains extensive background information and discussion of project-related issues. Expanded Notice Notice of this meeting was provided to all owners of property abutting Juan Prado Mesa Preserve and all owners of property with access to upper Stonebrook Drive (to Magdalena Ave.). The Notice specifically mentioned the sewer line proposal through the Preserve and the potential for opening Stonebrook to Magdalena for full-time access to and from the subdivision. DISCUSSION In addition to the expanded notification, the Commission requested that the following information be provided for this meeting: 1. Sewer Alignment through Preserve - The applicant has staked the approximate location of the proposed sewer alignment through the Preserve, to allow the Commission to view the potential construction location relative to trees and the creek. For the Commission's information, attached is a copy of the recommended sewer line construction mitigation measures outlined in the 1990 Sewer Extension Staff Report. Additional protective measures are proposed in the EIR (mitigation measures 45, 45; 60, 67 and 68) and in condition of approval #32. 2. Sewer Lift Station Costs - Staff estimates the cost of operation and maintenance for a lift station to transport sewage via a force main up Stonebrook Drive, would be approximately $10,000 annually. This cost would likely be distributed equally among all Town residents who are connected to sanitary sewer. 3. Access to Lots 19-21 - The applicant has staked access to lots 19-21, as well as the intersecting Street "C", in order to provide a more accurate view of the potential alignment and steepness of the roadway/driveway. 4. Title Re: Stonebrook Drive Abandonment - The applicant has provided staff with title information regarding the Silver property and the existing access easement behind proposed lots 1-4, intended to be abandoned with the subdivision approval. It is apparent that the Silver's do have rights to that right-of-way, and some accommodation or condemnation would be needed to abandon the easement. 5. Title Re: Well Site and Access - The applicant's title report and the Silver title report indicate that there are currently easements for maintenance and access purposes to the well site for the two current property owners. Lands of Vidovich September 26, 1995 Page 3 Substantive Issues Staff suggests that the Commission focus its attention on and make determinations regarding the following substantive issues, in order to provide direction to staff to prepare findings and modified conditions of approval: 1. What are the appropriate number of hillside lots? 2. Should Lot 17 be deleted as a building site and merged with Parcel "A"? 3. Is the roadway/driveway to Lots 19-21 safe? Should it be realigned or should some or all of the lots be deleted? Should Street "C" be realigned to accommodate the transition to the driveway? 4. Should trailhead parking be provided within the subdivision? If so, as part of Parcel "A" or at another location? 5. What should the pathway network consist of? Should hillside access be provided at the existing trail between Lots 20 and 21, or from Lot 23, or both? Should the existing upper hillside trails be made pathway easements? Should there be a lakeside public pathway? 6. Should corrective grading be required, below the upper Stonebrook Drive access to Magdalena Ave.? 7. Should Stonebrook Drive continue through as full-time access to Magdalena Ave. from the subdivision, or be limited to emergencyaccess only? 8. Should sewer service be provided via the proposed gravity line through the Juan Prado Mesa Preserve, or should a lift station and force main up Stonebrook Drive be utilized? These are all critical issues which must be determined to define the basic layout and concept of the subdivision. If the Commission acts on these issues, staff will revise conditions of approval and prepare findings for a subsequent Commission meeting. The conditions of approval from the September 7th meeting are attached for ready reference. Applicant's Comments Re: Conditions of Approval On September 7th, the applicant objected to a number of the proposed conditions of approval. Staff offers the following responses to some of those comments: Lands of Vidovich September 26, 1995 Page 4 • Regarding condition #1, staff notes that the 30 day time period is reasonable for written consent to annexation, as the "discretionary" phase of approval will have been completed; in fact, staff suggests'' that the condition state explicitly that, if consent is not received within that time period, the map approval is null and void. • Staff agrees that condition #2 may be modified to ,include options, such as condemnation (at the applicant's expense) to achieve the same result of abandoning the easement. Such a decision by the Town, however, would require a determination that condemnation would serve a public purpose. • The applicant objected to several elements of condition #5: (a, c) the elimination of lot 17 is a key policy determination for the Commission and Council; lot 17 may not need to be eliminated if the Town determines that access to the lake is available elsewhere and that trailhead parking is not required, or is available elsewhere; the applicant has suggested access to the lake between lots 13 and 14, but shows no access easements or improvements; (a, d) the elimination of lots 20 and 21 (and/or other hillside lots) is a key policy determination for the Commission and Council; staff continues to suggest that the hillside lots should be eliminated due to access, slope, stability, and open space concerns; the applicant's claim that there are four legal lots existing on the hillsides does not consider whether they are buildable in their current configuration, or whether the Town would approve the remainder of the subdivision (including sewer service) without the provision of the upper hillside area as open space; (b,e) the intent of those conditions is to assure safe access; the 6% slope for the first 40 feet is a Town engineering requirement for the driveway; (k, l) staff maintains that the trail to Lot 23 is too steep, and is unnecessary if the other train (between lots 19-21) is used; (m) this trail would not be redundant with the McCullough pathway, as it would provide access "through" the subdivision to the Preserve without going up Stonebrook to the McCullough property; this would most benefit residents of the subdivision. • Condition #6 is only necessary if Lot 17 is deleted as a building site (see response to condition 5(a) and (c) above). Lands of Vidovich September 26,1995 Page 5 • Condition #10 is only necessary if Lots 20 and 21 are deleted (see response to condition 5(a) and (d) above). • The applicant has indicated that access to Street "A" may be desired (condition #13 would prohibit such access); while this is not highly objectionable, staff would prefer to avoid such access, since this is the main entrance to the subdivision and will bear the most traffic. • The applicant's objection to condition #18 is again related to the use of Lot 17 as access to the lake; if alternative access is provided, this condition would not be needed (or would apply to another access point). • Condition #22 relates to access to the "well site" for the two property owners; as previously stated, the applicant's title report indicates that interests currently exist to the well site, "together with an easement for the maintenance and use thereof and the right at all times to enter thereon", as well as a 10 foot waterline easement to the site. Staff therefore suggests that, at a minimum, continuity of such easements/rights be assured prior to Final Map approval. • Condition #24 is the corrective grading recommended by the applicant's geotechnical consultant and by the Town Geologist; the applicant is correct that much disruption and aesthetic impact will likely be associated with the construction; the Town Geologist noted that there is a "moderate" risk of failure, particularly in the event of seismic activity, which may endanger the stability of the roadway (Stonebrook Drive); if the Commission and Council determine to delete this requirement, an additional Statement of Overriding Considerations will be required. • The applicant also objected to construction of the debris basin on Lot 21 (condition #27); staff concurs that the primary reason for the basin is to protect off-site properties against off-site debris flows, but there is also a small likelihood of debris flow generated within that lot, according to the Town Geologist. Again, deletion of Lot 21 would minimize that potential impact. • The applicant objected to lining the by-pass channel (condition #28), but if the channel is not lined there is potential seepage into the lots and water may not then be conveyed to Hale Creek, which is one of the main reasons for requiring the by-pass channel. • Regarding condition #29, the applicant requests that access to the lake not be prohibited; prohibition of access was, however, an assumption of the Lake Management plan, and prohibition of access below the quarry walls was Lands of Vidovich September 26, 1995 Page 6 recommended by the geotechnical consultants due to potential rockslides; staff has no objection to access along lots 11-17. • Condition #43 relates to CC&R's for the subdivision: The applicant objected to the following provisions: (b,c) staff continues to suggest limiting access to the lake to pedestrians only along lots butting the lake, and that boats be prohibited, other than for emergency and maintenance purposes; these are assumptions of the Lake Management Plan, and recommended mitigation measures in the EIR. (e-j) the applicant objects to design restrictions other than what is required by the Town's codes; conditions (e) and (f), however, are mitigation measures included in the EIR, while conditions (g) and (j) are specific recommendations of the applicant's geotechnical consultant, and would simply provide disclosure to future buyers of certain geotechnical constraints. • The applicant noted that condition #52 refers to a subdrain design which is no longer propsed, as a different solution is currently under construction on the site. The Town Geologist, however, has not reviewed the current proposal, and the first sentence of the condition should be revised to state that "A final design shall be submitted by the applicant's geotechnical consultant to address potential for seepage on Lots 5-10". The remainder of the condition should remain as written. • The applicant suggested that condition #56 be rewritten to allow construction activities on Lot 11 (his house lot) prior to completion of subdivision improvements. Staff suggests that such approval be strictly limited to that lot, that all improvements to that lot be consistent with approved subdivision improvements (access, sewer, water, utilities, etc.), and that it again be tied to a written consent to annexation shortly after tentative map approval. Other conditions appeared to be generally acceptable to the,applicant. Attached is a letter from the applicant outlining his suggested revisions to several of the proposed conditions (note: letter had not arrived at time staff report was completed - if not attached, it will be available prior to the meeting). CONCLUSION The attached Conditions of Approval, Mitigation Monitoring and Reporting Program, and Final EIR are provided to support approval of the proposed subdivision. With relevant policy determinations, action may be taken to certify the EIR, adopt the General Plan Amendment, pre-zone the project site, and approve the Tentative Subdivision Map. Staff again recommends that the Commission not take action on any one element of the application until it is ready to act on all elements. Lands of Vidovich September 26,1995 Page 7 If the Commission recommends approval, findings to support the EIR, General Plan Amendment, Pre-zoning and Tentative Map should be cited. Additionally, the adoption of Statements of Overriding Considerations regarding mining and open space losses (and others if necessary) should be recommended. And lastly, the Findings of Facts, Conditions of Approval, and Mitigation Monitoring and Reporting Program should be incorporated into the approval package. Based upon direction from the Commission, detailed findings and revised conditions will be prepared for final Commission action. If the Commission recommends denial, the EIR should not be certified and findings for denial of the subdivision should be stated. Staff is available to answer questions from the Commission or from the public. ATTACHMENTS: 1. Conditions of Approval 2. Recommended Conditions of 1990 Sewer Line Extension Staff Report 3. Letter from Applicant Re: Proposed Conditions 4. Correspondence Since September 7 Meeting cc: John Vidovich Jim Sisk De Anza Properties Attachment 1 RECOMMENDED CONDITIONS OF APPROVAL Tentative Map (#254-93-TM) for Quarry Hills Subdivision Lands of Vidovich In addition to "e conditions listed below, all mitigation measures adopted as part of the Mitigation Monitoring and Reporting Program shall also be incorporated into the Conditions of Approval. All of the following conditions must be satisfied prior to approval of the Final Map, or,in the case of improvements, a subdivision improvement agreement and required bonding may be approved by the City Council prior to Final Map approval, allowing the improvements to be deferred as per the agreement: General 1. The applicant/owner must, not later than 30 days after approval of the Tentative Map by the City Council,provide written consent to include the property in the Town's Urban Service Area and to annexation of the property to the Town of Los Altos Hills. The consent shall be submitted to the Town and to the Santa Clara County Local Agency Formation Commission (LAFCO). 2. The applicant/owner shall finalize the abandonment of access easements for right-of-way to the rear of Lots 1-4 with all affected property owners, • and shall provide additional easements and improvements as necessary to accommodate continued access to off-site properties. Alternatively, the applicant may retain the existing access easement and shall indicate on the revised Tentative and Final maps reduced lot sizes for those Lots 1-4. 3. The applicant shall obtain from the Town an encroachment permit for construction of the sewer line through the Juan Prado Mesa Preserve. In consideration for the permit, the applicant shall implement fire protection enhancements within the Preserve,to the satisfaction of the City Engineer. Enhanceents, such as clearing dead brush, wood and branches, shall be made simultaneous with the sewer line installation. All deadwood and prunings shall be removed from the Preserve at the applicant's expense. 4. Upon City Council approval of the Tentative Map, no further construction activities shall take place within the subdivision boundaries without submittal of plans to the Town of Los Altos Hills and approval by the City Engineer. Conditions of Approval: Quarry Hills Page 2 Revised Tentative Map and Final Map 5. The applicant shall submit a revised Tentative Map indicating the following changes: a) elimination of Lots 17,20 and 21 as building sites; b) realignment of Street "C" from its intersection with Street "B" easterly to provide adequate transition for the driveway to Lot 19; c) Lot 17 shall be combined with Parcel "A" and used for lake access and maintenance, trailhead parking, and recreation; d) Lots 20 and 21 shall be combined into a common open space lot (Parcel "B"), also encompassing the upper hillside areas of Lots 18 and 19,to be restricted from all development other than trails; e) demonstration that the driveway grade for Lot 19, as it approaches Street "C", will not exceed a maximum of 6% for at least 40 feet from the street, and that driveway grades are reduced to the maximum extent practicable, to the satisfaction of the City Engineer; f) building envelope and debris flow building exclusion zones on hillside lots (18-23), consistent with the recommendations of the geotechnical consultants; g) a drainage pipe to convey off-site flow from Lot 23 to the western corner of the lake; h) a drainage pipe to convey flow between Lots 13 and 14 to the lake; i) relocation of the drainage pipe between Lots 7 and 8 to avoid the private well site; j) a drainage easement along the rear of Lots 1-4; k) elimination of the trails adjacent to Lots 18 and 23; 1) provision of a minimum 10 foot wide trail easement from Street "C" to the upper hillside trail connecting to MPROSD lands, either through Lot 19 or in the approximate location of the proposed driveway to Lots 20 and 21, or otherwise along existing roads and trails within the recommended common area open space lot (Parcel "B„). m) provision of a minimum 10 foot wide trail easement from the end of Street "B" adjacent to Lot 10 and the outlet channel to the Juan Prado Mesa Preserve; n) widening of the 10 foot wide trail easement at the northeastern corner of lot 11 to 20 feet wide; and o) accurate delineation of the subdivision property boundary, to be clearly shown as a bold line around the subdivision. The revised Tentative Map shall be submitted for review and approval by the Planning Director and the City Engineer. Conditions of Approval: Quarry Hills Page 3 6. The revised Tentative Map shall be accompanied by a site plan for Lot 17 (as combined with Parcel "A"), which delineates a minimum of 6 parking spaces,lake access, and maintenance and/or recreational facilities. 7. The revised Tentative Map shall reflect which water company is to serve the subdivision, and shall be accompanied by an updated "will-serve" letter, outlining the company's requirements for easements and improvements. 8. The Final Map shall reflect all of the above revisions to the Tentative Map, including applicable easements as required. All drainage easements shall be a minimum of 20 feet in width. 9. The Final Map shall reflect any building exclusion zones for hillside lots (18-23), and shall stipulate the restrictions of those zones. 10. The Final Map shall stipulate the restricted use of the common area open space lot (Parcel "B") over the upper hillside areas, such that those areas are limited to trail use and minimal brush clearing for fire protection purposes j and that Parcel "A" is not to be used as a residential building site. 11. The Final Map shall include a note or other method of stipulating that access to the sewer line serving this subdivision from Dawson Drive is precluded. 12. The Final Map shall reflect any easements required by the water purveyor.. 13. The Final Map shall contain a note prohibiting vehicular access to any lots in the subdivision from Stonebrook Drive or Street "A". The restriction shall also be included in the CC&R's for the subdivision. 14. The Final Map shall indicate street names acceptable to the Town and to the Los Altos Fire Department. Land and Easement Dedications 15. The Final Map shall include an irrevocable offer to dedicate sufficient right-of-way (a minimum of 10 feet and, if necessary, slope easements) on the north side of Stonebrook Avenue on the applicant's property to accommodate widening of this segment of roadway (approximately 1,000 linear feat) to a minimum 20 foot pavement width, and to perform corrective grading work (as recommended by Alan Kropp Associates) and required drainage and other improvements in the right-of-way. The right-of-iay shall be dedicated to the satisfaction of the City Engineer and County authorities. Conditions of Approval: Quarry Hills Page 4 16. The Final Map shall include dedication of street right-of-way for Stonebrook Drive adjacent to Lots 5-7, such that the right-of-way width is no less than 60 feet, to the satisfaction of the City Engineer. 17. The Final Map shall include dedication of all road rights-of-way to public use; all internal roadways shall be dedicated to the Town of Los Altos Hills, and dedication as required for Stonebrook Avenue in the unincorporated area shall be offered to Santa Clara County. All rights-of- way dedicated to the Town shall be a minimum width of 60 feet. 18. A minimum 20 foot wide emergency access easement shall be dedicated from Street "B" through Lot 17 to the lake, to the satisfaction of the City Engineer. The easement shall be dedicated on the Final Map. 19. 10 foot wide pathway easements shall be granted to the Town for public use, as shown on the revised Tentative Map, except that the easement in the northeastern corner of Lot 11 (connecting the McCullough subdivision to Juan Prado Mesa Preserve) shall be 20 feet wide. The subdivision CC&R's shall include language restricting improvements or vegetation from infringing on these easements. The dedications shall be accomplished as part of the Final Map. 20. The Final Map shall provide for any requested easements to all utility companies,including but not limited to: Pacific Bell,Pacific Gas &Electric Company and cable television. 21. The applicant shall grant public utility easements and public utility access easements to the Town of Los Altos Hills where needed within the subdivision for utility construction and maintenance to the satisfaction of the City Engineer. This will provide access for installation and maintenance of the public water and sewer system. The dedications shall be accomplished as part of the Final Map to the satisfaction of the City Engineer. 22. The Final Map shall provide an access easement in favor of Ridgewater Associates and Silver (A.P.N. 336-26-005 and 336-26-006) from Street "B" between Lots 7 and 8 for purposes of access to the existing parcels, to the satisfaction of the City Engineer. This easement shall be recorded by a separate document and signed by the affected property owners prior to approval of the Final Map. Conditions of Approval: Quarry Hills Page 5 Improvements 23. Improvement plans shall be submitted, for approval by the City Engineer, providing details of the widening of the Stonebrook Avenue pavement, from Street "C" to Magdalena Road, to a width of 20 feet. Where such widening would damage heritage oak trees, the pavement width shall be narrowed to avoid substantial impact to the trees. Plans shall also include a gate above Street "C", accessible only by emergency vehicles. 24. Improvement plans shall be submitted, for approval by the City Engineer and the Town's geotechnical consultant, detailing the corrective grading work outlined by the applicant's geotechnical consultant regarding the southern Quarry wall, adjacent to Stonebrook Avenue. Improvement plans shall also include revegetation of the graded area, including trees for screening to the satisfaction of the Planning Director. 25. The improvement plans shall include fencing at the top of the quarry wall from the end of Street "C" to Magdalena Avenue and along the rear of those lots along the east end of the subdivision boundary, where feasible. The weight, type and location of this fence shall be subject to review and approval of the Planning Director and City Engineer. 26. The applicant shall submit with the improvement plans details of proposed stabilization plantings of the quarry wall, as recommended by a licensed Landscape Architect, to be reviewed and approved by the Planning Director, the Town's arborist or landscape architect, and the Town's geotechnical consultant. 27. Improvement plans shall be submitted detailing plans for construction of a debris basin at the northwestern boundary of Lot 21. The plans should minimize the height of the berm for the basin and shall include plans for landscaping the fill and other disturbed areas. Plans must be reviewed and approved by the Planning Director, City Engineer, and the Town's geotechnical consultant. 28. Improvement plans shall be submitted, detailing the construction plans for all drainage facilities, and demonstrating that all facilities can accommodate 100-year storm flows, with the exception of short sections of channels or pipes carrying only localized on-site drainage, and the Prospect Avenue drainage pipe, which may be designed to handle 25-year flows. The design of the by-pass channel shall include an impervious lining (concrete is not an acceptable material), and the plans shall demonstrate that adequate measures to control erosion and siltation on the proposed roadside ditches will be incorporated. Drainage plans should incorporate debris grates and, if determined feasible by the City • Conditions of Approval: Quarry Hills Page 6 Engineer, grease traps into inlet or outlet structures. Plans shall be submitted for the review and approval of the City Engineer. 29. Improvement plans shall be submitted which outline construction details of the access road to the lake, and fencing, gates and signage around the lake, prohibiting access for all but emergency and maintenance purposes, other than along the rear of Lots 12 through 16. Plans shall be submitted for the review and approval of the Planning Director and the City Engineer. 30. Improvement plans shall provide erosion and sedimentation control measures at the channel outlet to Hale Creek, and shall include a Hale Creek restoration plan, in accordance with the Quarry Reclamation Plan, for review and approval by the Planning Director and the City Engineer. 31. Improvement plans shall be submitted detailing proposed trail construction. Plans shall include a Class IIB pathway along the frontages of Lots 1 through 10 (streets "C" and "B"), along Street "A", along the Street "C" cul-de-sac and the Stonebrook Avenue emergency access route from Street "C" to the subdivision boundary, and along the pathway easement from Lot 10 to Juan Prado Mesa Preserve. Trail connections to the MidPeninsula Open Space property shall be native paths. Plans shall be submitted for review and approval by the Planning Director, City Engineer, and Pathways Committee. 32. Improvement plans shall be submitted for construction of on-site and off- site sewer lines, and shall reflect all of the conditions outlined in the EIR and in the 1990 Staff Report for the Quarry Hills Sewer Line Extension, including compliance with the recommendations of a licensed arborist, where the line is to be constructed within the driplines of oak trees. Plans shall be reviewed and approved by the City Engineer and the Planning Director, as well as by the City of Los Altos. Access shall be limited to be taken from the Quarry Hills Subdivision only, and the maintenance service road shall be of a natural material consistent with the rural nature of the Preserve, to the satisfaction of the Planning Director and City Engineer. 33. Improvement plans shall be submitted with details of any required water system improvements, to be reviewed and approved by the City Engineer and the water purveyor. 34. A project grading plan which includes an approved drainage and erosion control plan to minimize the impacts from erosion and sedimentation shall be submitted with the improvement plans, to be reviewed and approved by the City Engineer prior to issuance of grading permits. This plan shall conform to all standards adopted by the Town of Los Altos Conditions of Approval: Quarry Hills • Page 7 Hills and shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control encompassed in a Stormwater Pollution Prevention Plan submitted to the Town and to the Regional Water Quality Board including,but not limited to: a) restricting grading during the grading moratorium from November 1 to April 1; b) protecting all finished graded slopes from erosion using such techniques as hillslope benching, erosion control matting, and hydroseeding; c) protecting downstream storm drainage inlets from sedimentation; d) use of silt fencing to retain sediment on the project site; and e) any other suitable measures outlined in the Association of Bay Area Governments (ABAG) Manual of Standards. 35. Prior to beginning any grading or construction operations, all significant trees shall be fenced at the dripline. The fencing shall be of material and structure to clearly delineate the dripline. Town staff must inspect the fencing and the trees to be fenced prior to commencement of grading or construct ion. The fence must remain in place throughout the course of construction. No storage of equipment,vehicles or debris shall be allowed within the driplines of these trees. 36. A Grading and Construction Operation Plan for all subdivision improvements shall be submitted for review and, approval by the City Engineer and Planning Director. The plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety; storage of construction materials; placement of sanitary facilities; parking for construction vehicles; and parking for construction personnel. One or more debris boxes shall be placed on site for collection of construction debris. 37. Prior to acceptance of the subdivision improvements, the applicant shall reconstruct Stonebrook Drive from Prospect Avenue to the subdivision entrance, with a minimum pavement width of 24 feet, along with any necessary drainage improvements, to the satisfaction of the City Engineer. 38. The applicant shall provide the City Engineer with photographs of the existing condition of Stonebrook Drive from El Monte Road to the property boundary, and of all pathways adjacent to or on the site. The applicant shall agree, as part of an improvement agreement, to inform the Town of any damage, and shall repair any damage caused by the constructipn of the project to pathways, private driveways, and/or public and private roadways prior to acceptance of the subdivision improvements. 39. The applicant shall be required to apply for and receive any Creek Alteration Permits required by the California State Department of Fish Conditions of Approval: Quarry Hills Page 8 and Game or by the U.S. Army Corps of Engineers for proposed improvements,prior to issuance of construction or encroachment permits. 40. Improvement plans for fire protection, including the installation of fire hydrants or other improvements as required by the Los Altos Fire Department, shall be submitted for the review and approval of the City Engineer and the Fire Department. 41. All utilities located within the subdivision shall be installed underground, in accordance with Subdivision Ordinance, Sec. 9-1.1105. Cable television, gas, electric, and telephone services installed to the property lines are included in this requirement. Plans for location of all such utilities are to be included in the improvement plans for the subdivision. 42. All subdivision improvements shall be constructed and installed prior to Final Map approval, or may be deferred per an improvement agreement and required bonding, if approved by the City Council prior to Final Map approval. CC&R's and Maintenance Agreements 43. The applicant shall prepare Conditions, Covenants, & Restrictions (CC&R's) for the subdivision, setting forth, at a minimum, the following limitations on the subject properties: a) all of the recommended restrictions contained in the 1994 Lake Management Plan and the related EIR mitigation measures; b) prohibition of boats on the lake, other than for emergency or maintenance purposes; c) prohibition of pedestrian access to the lake, other than for emergency access and for maintenance purposes, and for those residential lots which abut the lake; d) prohibition of vehicular access to lots from Stonebrook Drive or Street "A"; e) all mitigation measures identified in the EIR related to building setbacks,heights, locations, and design and colors; f) fire safety requirements for non-combustible roof coverings, interior fire sprinklers, and maintenance of brush clearances from structures; g) restriction on residential construction within any building exclusion zones; h) restrictions on uses allowed within Parcel "B" (common open space lot) and on Parcel "A" (lake and parking), as well as maintenance responsibilities,such as for weed/brush abatement; i) acknowledgement of all trail easements, and limitations on encroachments of improvements or vegetation into the easements; Conditions of Approval: Quarry Hills Page 9 j) any special restrictions on foundation design, as identified by the applicant's geotechnical consultant; k) maintenance responsibilities of the Homeowners Association and/or individual property owners regarding lake maintenance, access to the lake, common area or open space lots, areas of corrective grading, the debris basin on Lot 21, and the subsurface interceptor on Lots 5-10; and 1) acknowledgement of hold harmless provisions releasing the Town fro im any liability associated with water quality impacts potentially caused by drainage from public facilities. The CC&R's shall be binding on all present and future property owners in the subdivision, and shall prohibit modification of the above provisions without the approval of the Town of Los Altos Hills. The CC&R's shall be submitted for review and approval by the City Engineer, Planning Director, and City Attorney,prior to recordation. 44. A hold harmless agreement shall be submitted, applicable to all present and future owners of property in the subdivision, releasing the Town of Los Altos Hills from any liability associated with water quality impacts potentially caused by drainage from public facilities. The agreement shall be prepared by the City Attorney, and shall be signed by the applicant and notarized prior to recordation. Provisions of the agreement shall also be incorporated into the CC&R's for the subdivision. 45. Maintenance agreements shall be submitted providing for the long-term maintenance of, at a minimum: the lake area and access to the lake, the debris basin, areas of corrective grading and revegetation, and the subsurface interceptor for seepage on lots 5-10. The agreements shall provide Mechanisms for sharing the costs of maintenance as well. The agreements shall be submitted for review and approval by the Planning Director, City Engineer, and City Attorney, prior to recordation. Geotechnical 46. Not later than thirty (30) days after the approval of the Tentative Map, the applicant shall notify in writing the Mid-Peninsula Regional Open Space District and all private property owners potentially impacted by debris flow hazards, as identified by the applicant's geotechnical consultant. The form and content of the notification shall be approved by the Planning Director and the City Attorney. 47. An appropriate final pad elevation and proposed site grading plan for Lot 21 shall be prepared and accepted by the applicant's geotechnical consultant, and reviewed and approved by the City Engineer and Town geotechnical consultant. Conditions of Approval: Quarry Hills Page 10 48. Study Plan #4, delineating final building envelopes and driveway alignments, as identified by the applicant's geotechnical consultant, shall be modified with the changes identified by the Town's geotechnical consultant, and submitted for approval by the City Engineer and the Town's geotechnical consultant. The project geotechnical consultant shall certify in writing that the recommendations of the plan are reflected in the proposed improvement plans. 49. The applicant's geotechnical consultant shall submit preliminary foundation recommendations to define the general type of residential foundation deemed appropriate for each proposed lot. The potential need for any unusually deep or rigid foundation systems shall be addressed. The range of differential fill thickness across proposed building envelopes shall be quantified as part of this evaluation. Any requirements for fill settlement monitoring prior to construction shall be addressed. The report recommendations shall be prepared to the satisfaction of the City Engineer and the Town's geotechnical consultant. 50. The applicant's geotechnical consultant shall identify the extent of necessary corrective grading activities resultant from ongoing grading on the site. The report shall be prepared to the satisfaction of the City Engineer and the Town's geotechnical consultant, and any corrective grading must be included on the improvement plans. 51. The applicant's geotechnical consultant shall review all proposed improvement plans and shall certify in writing that such plans are consistent with all geotechnical recommendations. The geotechnical consultant's review shall include, at a minimum, all proposed grading and drainage improvements, and all geotechnical mitigation measures. 52. A final design shall be submitted by the applicant's geotechnical consultant for the subdrain system for Lots 5-10. The plan shall be incorporated into the subdivision improvement plans for review and approval by the City Engineer and the Town's geotechnical consultant. The results of the plan review shall be summarized in a letter by the project geotechnical consultant and submitted to the City Engineer for review and approval prior to final approval of the improvement plans. 53. The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: excavations, grading, and trench excavation and compaction. The results of these inspections shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final project approval. Conditions of Approval: Quarry Hills Page 11 Planning and Zoning 54. All existing non-conforming structures (i.e., caretaker house) shall be removed from the site prior to approval of the Final Map, unless accommodations for demolition are included in a subdivision improvement agreement approved by the City Council. 55. Payment of Park and Recreation fees and all other applicable fees shall be required prior to recordation of the Final Map. 56. All subdivision conditions of approval and subdivision improvements shall be constructed, approved by the City Engineer, and accepted by the City Council prior to acceptance of applications for any site development permits or building permits for residences. 57. Upon discovering or unearthing any possible burial site as evidenced by human skeletal remains or artifacts, the person making such discovery shall immediately notify the County of Santa Clara Coroner and no further disturbance of the site may be made except as authorized by the County Coordinator of Indian Affairs. This shall be accomplished to the satisfaction of the County Coroner's Office and the Planning Director, as may be necessary during the construction of the subdivision improvements. I_ S_ l . ^piv�S i° 2_ Q.t'T • • May 2,1990 May 2 1990 City Council Meeting Meeting Quarry Hills Sewer City Council Quarry Hills Sewer Page 4 '< Page 3 • P • of the roadway due to maintenance vehicles and for the roots of The trees to 1 W No all No cn Infiltrate the sewer line and thereby require treatment to remove the jetting of backfill material,or such methods,of compaction shall be cn C obstructions. C7 11. Pipe material is to be seamless plastic,or equivalent,to the satisfaction To protect the Town's property,Staff proposes that the following conditions of the Town; be made a part of the Exic oadunent Permit; cn 0 1. All construction shall be done under the direction and observation of a 12. Plans are to be approved and signed by the.City of Los Altos prior to candied arborist, selected by the Town and paid for at the expensebeginning of construction; developer,at the completion of the project the it report the tri3. oPbeg nn tg be approve and signed by the City Engineer of the Town outlining any continuing maintenance neededtomitigate damage to he • +for to be renin trees; these ntitigatlons dull be the responatbillty of the applicant; the p beginning of constructlort, 14. The applicant shall enter into an agreement with the Town that will applicant shall submit a monitoring plan to the Town for approval; Iprovide for the ongoing maintenanre of the system,the cost of which shall be 2. No tree shall be removed, pruned, or otherwise impacted without by the applicant or subsequent property owners using the system, this prior specific approval by the Town; agreement shall become effective if the City of Los Altos will not agree to maintain the system, for any reason,.the agreement shall be signed and 3: All work shall be constrained to a strip 20'in width centered over the recorded prior to beginning any construction; CI centerline of the proposed sewer line; the trench for thei e shall be no • 15. The applicant shag provide•a performance bond in the amount of greater than 24"wide;trenching shall be done using a rubber ti backhoe and N hand digging;hand dig g to be used to a depth of 30'when the sewer line 100%.the estimated cost of construction and proof of insurance to the Is clow than six(6')feet to any Oak with a diameter of 16`DM,or greater; satisfaction of the City Attorney and the Director of Public Works prior to 4. The Town reserves the right to require the applicant to temporarily beginning of any construction; • fence the boundaries of the working area for the protection of trees and other 16. A maintenance surety equal to 10% of the cost of construction shall Town property; • remain in effect for two years upon completion of the project to the _ • satisfaction of the Town; S. Streambanik alteration permits,_.. .1 er appropriate permits,shall ..• obtain,'from the California De.. ... . ap. All inspection costs incurred by the Town shall be borne by the of an ,• .. ' • • for to applicant • .. „ 6. Approval of the pro)ect•ahW be obtained from theSan me Clara Valley 18., Conditions 1 through 9 of this permit shall appear on all construction Wafer District prior to beginning any.construction; related documents including specifications,grading and construction plans, and shall be posted on the job site. 7. No vehicle access shall be allowed within the Preserve other than • equipment for the excavation and repair of the sewer trench; • 8. Equipment shall remain on the job site at all times except for routine tenance,which shall occur outside the Preserve; i Compaction of trench backfill material shall be accomplished in •ccordanee with the Standard Specifications of the Town of Los Altos Hills d all work shall be done by hand; • n A i , ropy 0F/0s90-, i . . 0 TOWN OF LOS ALTOS HILLS SE1 45, 1995 26379 FREMONT ROAD j LOS ALTOS HILLS, CALIF 94022 RE: QUARRY HILLS SUBDIVISION ATTENTION :PL G COMMISSION GENTLEMEN, REGARDING THE ABOVE TENATIVE MAP FOR 23 LOTS. I:AM ADAMANTLY AGAINST ALLOWING STONEBROOK DRIVE FROM MAGDALENA AVE AS A THROUGH ROAD TO THE SUBDIVISION.. MAGDALENA ROAD IS BUSY ENOUGH WITH EXISTING TRAFFIC. THIS WOULD INCREASE TRAFFIC AND WOULD BE DANGEROUS FOR BOTH EQUESTRIAN AND BICYCLE TRAFFIC. IAM NOT HOWEVER AGAINST'ALLOWING ITS USE AS AN EMERGENCY ACCESS ONLY. SINCERELY NINO J. CEFALU 11035 MAGDALENA ROAD LOS ALTOS LS,CALIF. Town of Los Altos Hills 9/21/95 To: Planning Commission & Staff From: Les Earnest, Pathways Committee Chair Subject: Quarry Hills update Regarding the planned continuation of the review of the Quarry Hills Subdivision scheduled for September 26, I will be in Colorado at that time but Tom Griffiths will represent the Pathways Committee. This note comments on pathway and emergency access elements in the staff proposal [1]. The reference proposal is generally satisfactory to the Pathways Committee, though it does not include all of our requests. The proposals to provide public parking on Lot 17 and to designate Lots 20 and 21 as open space are welcome additions. The Committee would prefer to have a path along the existing Stonebrook Drive along the North sides of Lots 1-4, as proposed earlier. The Committee also recommends that the existing dirt roads in the Southwest portion of the development that connect to open space and the access to these roads over either the Lot 20/21 panhandle or over Lot 19 be designated as both emergency access routes and as pathways and that there be a 20 foot easement for both purposes. This will enable fire vehicles to access the steep slope area and will facilitate maintenance of these routes, which are subject to periodic slumping. Reference: [1] Curtis Williams, et al, Request for Certification . . .; Lands of Vidovich, 11920 Stonebrook Drive," Sep. 7, 1995. SEP-22-95 FRI 5: 11 AM Ronald B. Simpkins FAX NO, ,415 464 0284 P. 1 S & A ENGINEERING, inC. 1539 Fourth Street CIVIL ENGINEERING&LAND SURVEYING San Rafael, CA 94901 PHONE(415)459-1470 PAX (415)464-0284 September 22, 1995 Curtis S. Williams, Planning Director Via FAX(415) 941-3160 Los Altos Hills 26379 Fremont Road One page Los Altos Hills, California 94022 Reference: Quarry Hills Tentative Tract Map Dear Mr. Williams: . I, Per request of Jim Sisk of De Anza Properties: 1. We have placed lath stakes (flagged in yellow)at the approximate locations of manholes as shown on the plans titled "San Antonio Rancho Sewer.Ext" dated January 1990. 2. We have place lath stakes(flagged in white) along the approximate centerlines of driveways to Iots 119-21 as shown on the Tentative Map. The intersection of this driveway and Street C is marked. From the;intersection, the driveway runs,along an existing traveled',way where stakes cannot be maintained. However, the branch to Lot 19; the end to Lot 20; and the branch to Lot 21 are each clearly marked. 3. We have placed lath stakes(flagged in white) along the approximate centerline of Street C (and the intersection of Street B) as shown on the Tentative Map. Please do not be confused by older construction stakes flagged in blue which mark the center line of the existing 40'right-of-way. If you have any questions, please call. Sincerely, 840 ngine Inc. Ron. d B. Si' pkins, President RBS:Repro RECEIVED 3:34o 10.AA, TOWN OF LOS ALTOS HILLS Attachment 1 STAFF CONDITIONS AS MODIFIED BY APPLICANT Tentative Map (#254-93-TM) for Quarry Hills Subdivision Lands of Vidovich Date: 9/22/95 In addition to the conditions listed below, all mitigation measures adopted as part to the Mitigation and Reporting Program shall also be incorporated into the Conditions of Approval. All of the following conditions must be satisfied prior to approval of the Final Map, or, in the case of improvements, a subdivision improvement agreement and required bonding by the City Council prior to Final Map approval, allowing the improvements to be deferred as per the agreement: General 1. The applicant/owner must, not later than 30 days after approval of the Tentative Map by the City Council, provide written consent to -include the property in the Town's Urban Service Area and to annexation of the property to the Town of Los Altos Hills. The consent shall be submitted to the Town and to the Santa Clara County Local Agency Formation Commission (LAFCO) . 1. The applicant/owner must, prior to recordation of the Final Map by the City Council, provide written consent to include the property in the Town's Urban Service Area and to annexation of the property to the Town of Los Altos Hills. The consent shall be submitted to the Town and to the Santa Clara County Local Agency Formation Commission (LAFCO) . 2 . The applicant/owner shall finalize the abandonment of access easements for right-of-way to the rear of Lots 1-4 with all affected property owners, and shall provide additional easements and improvements as necessary to accommodate continued access to off-site properties. Alternatively, the applicant my retain the existing access easement and shall indicate on the revised Tentative and Final Maps reduced lot sizes for those Lots 1-4 . 2 . The applicant/owner shall finalize the abandonment of access easements for right-of-way to the rear of Lots 1-4 with all affected property owners, and shall provide additional easements and improvements as necessary to accommodate continued access to off-site properties. The Town of Los Altos Hills shall cooperate with the applicant in obtaining the abandonment to the extent of iI I I Conditions of Approval: Quarry Hills Page 2 1 I I initiating the appropriate legal procedures ' at the applicants expense. Alternatively,] the applicant my retain the existing access easement and shall indicate on the revised Tentative and Final Maps reduced lot silzes for those Lots 14 . I 3 . The applicant shall obtain from the Town an: encroachment permit for construction of the Isewer line through the Juan Prado Mesa Preserve. In consideration for the permit, the applicant shall implement fire protection enhancements within the Preserve, to the satisfaction of the City Engineer. Enhancements, such as clearing dead brush, wooed and branches, shall be made simultaneous with the sewer line installation. IAll deadwood and pruning shall be removed from the Preserve at the applicant's expense. ; 1 3. No ;change 1 ' 4 . Upon City Council approval of the Tentative Map, no further construction activities ehall take place within the subdivision boundaries without submittal of plans to the Town of Los Altos Hills and approval by the City Engineer. j 4. No ;change 1 Revised ;Tentative Map and' Final Map 5. The applicant shall submit-etc. , a revised Tentative map indicating the following changes: a) I elimination of Lots 17, 20 and 21 as building sites; a) i delete 1 b) realigInment of Street "C" from its intersection with Street) "B" easterly to provide adequate transition for the driveway to Lot 19; b) delete c) ; Lots 1�7 shall be, combined with Parcel "A" and used for lake access and maintenance, trailhead parking, and recreation; I c) ; delete 1 d) ' Lots 20 and 21 shall be combined intp ' a common open space I lot (Parcel "B") , also encompassing; the upper hillside areas of Lots 18 and 19, to be restricted from all -'develo ment other than trails; d) delete, e) . demonstration that the driveway grade for Lot 19, as it approaIches Street "C", will not exceed a maximum of 6% for at least 40 feet 'Ifrom the street, and that driveway grades are reduced to the maximum extent practicable, to the satisfaction of the City Engineer; 1 Conditions of Approval: Quarry Hills Page 3 e) 6% for 20 feet f) building envelope and debris flow building exclusion zones on hillside Lots (18-23) , consistent with the recommendations of the geotechnical consultants; f) building envelope and debris flow building exclusion zones on hillside Lots (18-23) , subject to the approval of the geotechnical consultants; g) drainage pipe to convey off-site flow from Lot 23 to the northern corner of the lake; g) no change h) a drainage pipe to convey flow between Lots 13 and 14 to the lake; h) no change i) relocation of the drainage pipe between Lots 7 and 8 to avoid the private well site; i) no change j) a drainage easement along the rear of Lots 1-4; j) no change k) elimination of the trails adjacent to Lot 18; k) elimination of the trails adjacent to Lot 18 but a new trail on the eastern edge of Lots 23 and 21 then build a new trail from existing trail on Lot 21 to the existing roadway on Lot 20. 1) provision of a minimum 10 foot wide trail easement from Street " C" to the upper hillside trail connection to MPROSD lands, either through Lot 19 or in the approximate location of the proposed driveway to Lots 20 and 21, or otherwise along existing roads and trails within the recommended common area open space lot (Parcel "B") ; 1) delete m) provision of a minimum 10 foot wide trail easement from the end of Street "B" adjacent to Lot 10 and the outlet channel to the Juan Prado Mesa Preserve; m) delete n) widening of the 10 foot wide trail easement at the northeastern corner of Lot 11 to 20 feet wide; and n) no change o) accurate delineation of the subdivision property boundary, to be clearly shown as a bold line around the subdivision. o) need more info, where? The revised Tentative Map shall be submitted for review and approval by the Planning Director and the City Engineer. 6. The revised Tentative Map shall be accompanied by a site plan for Lot 17 (as combined with Parcel "A") , which delineates a minimum of 6 parking spaces, lake access, and maintenance and/or recreational facilities. � I I i I I Conditions of Approval: Quarry Hills Page 4 1 i 6. Delete 7. The revised Tentative' Map shall reflect which water company is to serve the sllubdivision; and shall be accompanied by an updated "will-serve" Better, outlining the company'is requirements for easements and improvements. 1 1 7. Prior to recordation of the Final Map a water company shall be selected to se ve the subidivision. 8. The{ Final Map shall reflect all of the above revisions to the Tentative Map, including applicable easements as required. All drainage easements shall be a minimum of 20 feet in width. 8. No change 9. The; Final Map shall reflect any building exclusion zones for hillside Lots (18-23) , and shall stipulate, the restrictions of those zones. 9. No change 10. The Final Map shall stipulate the restricted use of the common area open space Lot (Parcel "B") over the upper hillside areas, such that those areas are limited to trail use and minimal brush clearing for fire protection purposes, and .tht Parcel "A" is not- to be used as d residential building site. , i 10. The Final Map shall stipulate that Parcel "A" is not to be used asla residential building site. I 1 11. The Final Map sha,11 include a note or other method of stipulating that access to the sewer line serving this subdivision from Daison Drive is precluded. 11. No change 12 . The Final Map shall reflect any easements required by the water purveyor. I i 12. No change 13 . The Final Map shall contain a note prjohibiting vehicular access to any lots in t1ie subdivision from Stonebrook Drive of Street W . The restriction shall also be included in the CC&R's for the subdivision. 1 ii Conditions of Approval: Quarry Hills Page 5 13. The Final Map shall contain a note prohibiting vehicular access to any lots in the subdivision from Stonebrook Drive. The restriction shall also be included in the CC&R's for the subdivision. 14 . The Final Map shall indicate street names acceptable to the Town and to the Los Altos Fire Department. 14. No change Land and Easement Dedications 15. The Final Map shall include an irrevocable offer to dedicate sufficient right-of-way (a minimum of 10 feet and, if necessary, slope easements) on- the northside of Stonebrook Avenue on the applicant's property to accommodate widening of this segment of roadway (approximately 1, 000 linear feet) to a minimum 20 foot pavement width, and to perform corrective grading work (as recommended by Alan Kropp Associates) and required drainage and other improvements in the right-of-way shall be dedicated to the satisfaction of the City Engineer and County authorities. 15. The Final Map shall include an irrevocable offer to dedicate sufficiant right-of-way (a minimum of 10 feet and, if necessary, slope- easements) on the northside of Stonebrook Avenue on the applicant's property to accomodate widening of this segment of roadway (approximately 1, 000 linear feet) to a minimum 20 foot pavement width, required drainage and otherimprovements in the right-of-way shall be dedicated to the satisfaction of the City Engineer and County authorities. 16. The Final Map shall include dedication of street right-of-way for Stonebrook Drive- adjacent to Lots 5-7, such that the right-of- way width is no less than 60 feet, to the satisfaction of the City Engineer. 16. No change 17. The Final Map shall include dedication of all road rights-of- way to public use; all internal roadways shall be dedicated to the Town of Los Altos Hills, and dedication as required from Stonebrook Avenue in the unincorporated area shall be offered to Santa Clara County. All rights-of-way dedicated to the Town shall be a minimum width of 60 feet. 17. The Final Map shall include dedication of all rights-of-way to public use; except, all internal roadways , streets A, B, and C, .. I I v Conditions of A proval: Quarry Hills Page 6 I I within the subdivision shall be private. 18. A 'minimum 20 foot wide emergency access easement shall be dedicated. from Street "B" through Lot 17 to the lake, to the satisfaction of the City Engineer. The easement shall be dedicated on the Final Ma, 18. Delete j 19. 10 foot wide pathway easements shall be granted to the Town for public use, as shown on the revised Tenatative Map, except that the easement in the northeastern corner of Lot 11 (connecting the McCullough subdivision CC&R's shall include language restricting improvements or vegetation from infringing on these easements. The dedications shall be accoiplished as part of the Final Map. 1 19. No change 1 I 20. The; Final ap shall provide for any requested easements to all utility , companies, including but not limited to: Pacific Bell, Pacific .Gas & Electric Company and cable television. 1 20. No 'change I 21. The applic nt shall grant public utility easements and public utility access easements) to the Town of Los! Altos Hills where needed lwithin the subdivision for utility construction and maintenanceto the satisfaction of the City Engineer. This will provide I access from installation and maintenance of the public water and sewer system. The dedications shall be accomplished as part ofhthe Final Map tothe satisfaction of the City Engineer. 21. No :e 'change 22 . The Final Map shall' provide an access easement in favor of Ridgewater Associates and1Silver (A.P.N. 336-26-005 and 336-26-006) from Street "B" between Lots 7 and 8 for purposes of, access to the existing parcels, to the satisfaction of the, City Engineer. This easement shall be recorded by a separate document and signed by the affected property owners prior to approval of 'the Final Map. I 22. Delete Improvements 23 . Improvement plans shall be submitted, for approval by the City Engineer, providing details of the widening of the Stonebrook Avenue pavement, from Str!et. "C" to Magdalena Road, to a width of II Conditions of Approval: Quarry Hills Page 7 20 feet. Where such widening would damage heritage oak trees, the pavement width shall be narrowed to avoid substantial impact to the trees. Plans shall also include a gate above Street "C", accessible only by emergency vehicles. 23. No change 24 . Improvement plans shall be submitted, for approval by the City Engineer and the Town's geotechnical consultant, detailing the corrective grading workoutlined by the applicant's geotechnical consultant regarding the southern Quarry wall, adjacent to Stonebrook Avenue. Improvement plans shall also include revegetation of the Planning Director. 24. Delete 25. The improvement plans shall include fencing at the top of the Quarry wall from the end of Street "C" to Magdalena Avenue and along the rear of those lots along the east end of the subdivision boundary, where feasible. The weight, type and location of this fence shall be subject to review and approval of the Planning Director and City Engineer. 25. No change 26. The applicant shall submit with the improvement plans details of proposed stabilization plantings of the Quarry wall, as ' recommended by a licensed Landscape Architect, to be reviewed and approved by the Planning Director, the Town's arborist or landscape architect, and the Town's geotechnical consultant. 26. Delete 27. Improvement plans shall be submitted, detailing plans for construction of a debris basin at the northeastern boundary of Lot 21. The plans should minimize the height of the berm for the basin and shall include plans for landscaping the fill and other disturbed areas. Plans must be reviewed and approved by the Planning Director, City Engineer, and the Town's geotechnical consultant. 27. Delete 28 . Improvement plans shall be submitted, detailing the construction plans for all drainage facilities, and demonstrating that all facilities can accommodate 100-year storm flows, with the exception of short sections of channels or pipes carrying only localized on-site drainage, and the Prospect Avenue drainage pipe, • Conditions of Approval: Quarry Hills Page 8 which may be designed to handle 25-year flows.; The design of the by-pass channel shall include an impervious lining (concrete is not an acceptable material) ,';, and the plans shall demonstrate that adequate measures to control erosion and siltation on the proposed roadside ditches will be incorporated. Drainage plans should incorporate debris grates and, if determined feasible by the City Engineer, grease traps Tinto inlet or outlet structures. Plans shall be submitted for ' the review and approval of the City Engineer. 28. Improvement plans shall be submitted, detailing the construction plans for all drainage facilities, and demonstrating that all facilities can accommodate 100-year storm flows, with the exception of short sections of channels or pipes carrying only localized on-site drainage, and the Prospect Avenue drainage pipe, which may be designed to handle 25-year flows. The plan shall demonstrate that adequate measures to control erosion and siltation on the proposed roadsidelditches will be incorporated. Drainage plans should inlporporate debris grates and, if determined feasible by the City Engineer, grease traps into inlet or outlet structures. Plans shall be submitted ifor the review and approval of the City Engineer. For the purpose of accomodating theoretical 100-year storm flows sur, ace streets may be utilized within the subdivision 29 . Improvement plans shall be submitted which outline construction details of the access road to the lake, and fencing, gates and signage around the lake, prohibiting access for all but emergency and maintenance purposed, other than along the rear of Lots 12through 16. Plans shall be submitted for the review and approval of the Planning Director and the City Engineer. 29. Delete 30. Improvement plans shall provide erosion and sedimentation control ' measures at the channel outlet to Hale Creek, and shall include a Hale Creek restoration plan, in accordance with the Quarry Reclama don Plan, for review and approval by the Planning Director and t1e City Engineer. 30. Im roveme plans hall provide erosion and sedimentation controllmeasur s at the channel outlet to Hale Creek, and shall include 'a Hale Creek restoration plan, in accordance with approval of the Planning Director and the City Engineer. 31. Improvement plans shall be submitted detailing proposed trail construction. Plans shall include a Class IIB pathway along the frontages of Lots 1 through 10 (Streets "C" and "B") , along Street "A" , along the Street "C"; cul-de-sac and the Stonebrook Avenue Conditions of Approval: Quarry Hills Page 9 emergency access route from Street "C" to the subdivision boundary, and along the pathway easement from Lot 10 to Juan Prado Mesa Preserve. Trail connections to the MidPennisula Open Space property shall be native paths. Plans shall be submitted for review and approval by the Planning Director, City Engineer, and Pathways Committee. 31. No change-butsee exibit of trails 32 . Improvement plans shall be submitted for construction of on- site and off site sewer lines, and shall reflect all of the conditions outlined in the EIR and in the 1990 Staff Report for the Quarry H-ills Sewer Line Extension, including compliance with the recommendations of a licensed arborist, where the line is to be constructed within the driplines of oak trees. Plans shall be reviewed and approved by the City Engineer and the Planning Director, as well by the City of Los Altos. Access shall be limited to be taken from the Quarry Hills Subdivision only, and the maintenance service road shall be of a natural material consistent with the rural nature of the Preserve, to the satisfaction of the Planning Director and City Engineer. 32. No change 33 . Improvement plans shall be submitted with details of any required water system improvements, to be reviewed and approved by the City Engineer and the water purveyor. 33. No change 34 . A project grading plan which includes an approved drainage and erosion control plan to minimize the impacts from erosion and sedimentation shall be submitted with the improvements plans, to be reviewed and approved by the City Engineer prior to issuance of grading permits. This plan shall conform to all standards adopted by the Town of Los Altos Hills and shall comply with all appropriate requirements of the Town's NPDES permit relative to grading and erosion/sediment control encompassed in. a Stormwater Pollution Prevention Plan submitted to the Town and to the Regional Water Quality Board including, but not limited to: a) restricting grading during the grading moratorium from November 1 to April 1; b) protecting all finished graded slopes from erosion using such techniques as hillslope benching, erosion control matting, and hydroseeding; c) protecting downstream storm drainage inlets from sedimentation; d) use of split fencing to retain sediment on the project site; and e) any other suitable measures outlined in the Association of Bay Area Governments (ABAG) Manual of Standards. , Conditions of proval: Quarry Hills Page 10 34. No 'change 35. Prior to beginning any grading or construction operations, all significant trees shall be fenced at the dripline. The fencing shall be of material and structure to clearly delineate the dripline. Town staff must inspect the fencingiand the trees to be fenced prior to commencement of grading or construction. The fence must remain in place throughout the course of construction. No storageiof equipment, vehicles or debris shall be allowed within the driplines of these trees. 35. No {change I 1 36. A Grading and Construction Operation Plan ,for all subdivision improvements shall be submitted for review and approval by the City Engineer and Planning Director. The plan shall address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety; 'storage of construction materials; and parking for construction pe sonnel. One or more debris boxes shall be placed on site for collection of` construction debris.; 1 36. No change 37 . Prior to acceptance of the subdivision improvements, the applicant shall reconstruct. Stonebrook Drive from Prospect Avenue to the subdivision entrance, with a minimum pavement_ width of 24 feet, along with any necessary drainage improvements, to the satisfaction of the City Engineer. 37. No change 38 . The; applicant shall provide the City Engineer with photographs of the existing condition of Stonebrook Drive from El Monte Road to the property boundary, and of all pathways adjacent to or on the site. 'The applicant shall agree, as part ', of an improvement agreement,- to inform the Town of any damage and shall repair any damage caused by the construction of the project to pathways, private idriveweys, and/or public and private' roadways prior to acceptance of t e subdivision improvements. 1 38. No change I . 39. The applic nt shall be required to apply ,for and receive any Creek Alteration Permits required by the California State Department of Fish and Game or by the U.S. Army Corps of Engineers for proposed, improvements, prior to issuance , of construction or encroachment permits. Conditions of Approval: Quarry Hills Page 11 39. No change 40. Improvement plans for fire protection, including the installation of fire hydrants or other improvements as required by the Los Alto Fire Department., shall be submitted for the review and approval of the City Engineer and the Fire Department. 40. No change 41. All utilities located within the subdivision shall be installed underground, in accordance with Subdivision Ordinance, Sec. 9-1. 1105. Cable television, gas, electric, and telephone services installed to the property lines are included in this requirement. Plans for location of all such utilities are to be included in the improvement plans for the subdivision. 41. No change 42 . All subdivision improvements shall be constructed and installed prior to Final Map approval, or may be deferred per an improvement agreement and required bonding, if approved by the City council prior to Final Map approval. 42 . No change CC&R's and Maintenance Agreements 43 . The applicant shall prepare Conditions, Covenants, & Restrictions (CC&R's) for the subdivision, setting forth, at a minimum, the following limitations on the subject properties: a) all of the recommended restrictions contained in the 1994 Lake Management Plan andthe related EIR mitigation measures; a) no change b) prohibition of boats on the lake, other than emergency or maintenance purposes; b) delete c) prohibition of pedestrian access to the lake, other than for emergency access and for maintenance purposes, and for those residential lots which abut the lake; c) delete d) prohibition of vehicular access to lots from Stonebrook Drive or Street "A" ; d) prohibition of vehicular access to lots from Stonebrook Drive e) all mitigation measures identified in the EIR related to building setbacks, heights, locations, and design and j Conditions of Approval: Quarry Hills , Page 12 colors; e) delete from CC&R's, not appropriate in CC&R's f) ' fire safety requlirements for non-combustible roof coverings, interior fire sprinklers„ and maintenance of brush clearances; from structures; f) ; delete from CC&R!'s, not appropriate in CC&R's g) ; restriction on residential construction within any building exclusion zones; g) , no change h) , restrictions on fuses allowed within Parcel "B" (common open epace lot) and on Parcel "A" (lake and parking) , as well as maintenance responsibilities,, such as for weed/brush abatement; h) , deletes i) ; acknowledgement of all trail easements, and limitations on encroachments of improvements or vegetation into the easements; i) � no chainge , j) . any specialrestrictions on foundation design, as identified by the applicant's geotechnical consultant; DI no change I ' k) ; maintenance responsibilities of the Homeowners Association and/orindividual property owners regarding lake maintenance, access to the lake, common area or open space lots, areas of corrective grading, the debris basin on Lot 21, and the subsurface interceptor on Lots 5-10; and k) take out corrective grading, debris basin, and subsurface I and add items as appropriate 1) , acknowledgement of hold harmless provisions. releasing the Town from any liability associated with water quality impacts potentially caused by drainage from public ' facilities. 1) no change The CC&R's shall be binding on all present, and future property owners in the su bdivision'i, and shall prohibit ;modification of the above provisions withoutl the approval of the Town of Los Altos Hills. ; The CC&R's shallibe submitted for review and approval by the City Engineer, Planning Director, and City, Attorney, prior to recordation. 44. A hold harmless agreement shall be submitted, applicable to all present anid future owners of property in the subdivision, releasing the Town of Los Altos Hills from any liability associated with water quality impacts potentially caused by drainage from public facilities. The 'agreement shall be prepared by the City Attorney, and shall be signed by the applicant and notarized prior to recordation. Provisions of the agreement shall also be 1 Conditions of Approval: Quarry Hills Page 13 incorporated into the CC&R's for subdivision. 44. No change 45. Maintenance agreements shall be submitted providing for the long-term maintenance of, at a minimum: the lake area and access to the lake, the debris basin, areas of corrective grading and revegetation, and the subsurface interceptor for see page on Lots 5-10. The agreements shall provide mechanisms for sharing the costs of maintenance as well. The agreements shall be submitted for review and approval by the Planning Director, City Engineer, and City Attorney, prior to recordation. 45. Maintenance agreements shall be submitted providing for the long-term maintenance of, at a minimum: the lake area and access to the lake, and the debris basin. The agreements shall provide mechanisms for sharing the costs of maintenance as well. The agreements shall be submitted for review and approval by the Planning Director, City Engineer, and City Attorney, prior to recordation. Geotechnical 46. Not later than thirty (30) days after the approval of the Tentative Map, the applicant shall notify in writing the Mid- Peninsula Regional Open Space District and all private property owners potentially impacted by debris flow hazards, as identified by the applicant's geotechnical consultant. The form and content of the notification shall be approved by the Planning Director and the City Attorney. 46. Delete 47 . An appropriate final pad elevation and proposed site grading plan for Lot 21 shall be prepared and accepted by the applicant's geotechnical consultant, and reviewed and approved by the City Engineer and Town geotechnical consultant. 47. No change 48 . Study Plan #4, delineating final building envelopes and driveway alignments, as identified by the applicant's geotechnical consultant, shall be modified with the changes identified by the Town's geotechnical consultant, and submitted for approval by the City Engineer and the Town's geotechnical consultant. The project geotechnical consultant shall certify in writing that the recommendations of the plan are reflected in the proposed improvements plans. 1 1 I Conditions of Approval: Quarry Hills Page 14 , j 48. NoIchange 49. The applicant's ( geotechnical consultant shall submit preliminary foundation recommendations to define the general type of residential foundation deemed appropriate for each proposed lot. The potential need for any unusually deep or rigid foundation systems , shall be addressed. The range of differential fill thickness across proposed building envelopes shall be quantified as part ofi this evaluation.) Any requirements for fill settlement monitoring prior to construction shall be addressed. The report recommendation shall be 'prepared to the satisfaction of the City Engineer and the Town's geotechnical consultant. 49. No change I , 50. The appliicant's geotechnical consultant, shall identify the extent of necessary corrective grading activities resultant from ongoing grading on the site. The report shall be prepared to the satisfaction of the City Engineer and the Town's geotechnical consultant, and any corriective grading must ,be included on the improvement plains. I 50. No change 51. The applicant's geotechnical consultant shall review all proposed improvement plants and shall certify in writing that such plans are consistent with all geotechnical recommendations. The geotechnical ccnsultant'sreview shall include, at a minimum, all proposed grading and drainage improvements; and geotechnical mitigation measlures. 1 51. No change 52 . A final design shall be submitted by the applicant's geotechnical consultant for the subdrain system for Lots 5-10. The plan shill be incorporate into the subdivision improvement plans for review and approvals by the City Engineer and the Town's geotechnical consultant. The results of the plan review shall be summarized in al letter byl the project geotechnical consultant and submitted to t �e City Engineer for review and approval prior to final approval of the imp±ovements plans. 52 . Completed efore approval of subdivision 53 . The geotechnical consultant shall inspect, test (as needed) , and approve all geotechnical aspects of the project construction. The inspections should include, but not necessarily be limited to: excavations, grading, and trench excavation and compaction. The Conditions of Approval: Quarry Hills Page 15 results of these inspections shall be described by the geotechnical consultant in a letter and submitted to the City Engineer for review prior to final project approval. 53. No change Planning and Zoning 54 . All existing non-conforming structures (i.e. , caretaker house) shall be removed from the site prior to approval of the Final Map, unless accommodations for demolition are included in a subdivision improvement agreement approved by the City Council. 54. No change 55. Payment of Park and Recreation fees and all other applicable fees shall be required prior to recordation of the Final Map. 55. No change 56. All subdivision conditions of approval and subdivision improvements shall be constructed, approved by the City Engineer, and accepted by the City Council prior to acceptance of applications for any site development permits or building permits for residences. 56. Delete 57. Upon discovering or unearthing any possible burial site as evidenced by human skeletal remains or artifacts, the person making such discovery shall immediately notify the County of Santa Clara Coroner and no further disturbance of the site may be made except as authorized by the County Coordinator of Indian Affairs. This shall be accomplished to the satisfaction of the County Coroner's Office and the Planning Director, as may be necessary during the construction of the subdivision improvements. 57. No change