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HomeMy WebLinkAbout117-89 • • RESOLUTION NO. 117-89 A RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP OF LANDS OF FINN RESOLVED, by the City Council of the Town of Los Altos Hills, County of Santa Clara, State of California, that WHEREAS, the City Council having examined the proposed Tentative Subdivision Map entitled LANDS OF FINN herein referred to as the "Tentative Map"; and WHEREAS, the Tentative Map having been reviewed by any other public agencies entitled to do so, and the recommendations of any such public agencies having been considered by the City Council prior to its taking action on the Tentative map; and WHEREAS, the City Council having conducted a hearing concerning the Tentative Map and having considered the evidence presented at the hearing; and WHEREAS, the City Council having determine that the Tentative Map is in conformity with the requirements of Chapter 4 entitled "Subdivision" of Title 9 of the Los Altos Hills Municipal Code; and the Subdivision Map Act of the State of California commencing at Section 66410 of the Government Code; and WHEREAS, the City Council having read and considered the proposed conditions of approval concerning the Tentative Map which have been recommended by the Planning Commission, NOW, THEREFORE, IT IS HEREBY FOUND, ORDERED AND DETERMINED as follows: frj 1. The City Council of the Town of Los Altos Hills hereby approves the above-described Tentative Map subject to performance of and compliance with each of the Conditions of Approval which are set forth in Exhibit "A" attached hereto, entitled "Conditions of Approval Tentative Map", and which conditions are incorporated herein by reference and made a part of this Resolution as though set forth fully herein. REGULARLY passed and adopted this 4th day of October,1989. - MAYOR ATTEST: ) CITY CLE' 092289 -2- , . IP z;_...• Exhibit "A" Conditions of Approval of Tentative Map PLANNING COMMISSION RECOMMENDED CONDITIONS OF APPROVAL LANDS OF FINN TENTATIVE MAP FILE #TM2-89 PROSPECT AVENUE LAND AND EASEMENT DEDICATIONS 1. The applicant shall dedicate to the Town of Los Altos Hills sufficient road right-of-way along Prospect Avenue and La Loma Drive such that the half-street right-of-way of both streets is. 30' along the frontage of this property. This offer of dedication shall be reflected on the Final Map. 2. The applicant shall dedicate the proposed cul-de-sac road, shown on the Tentative Map as Finn Lane, as a Public Road. This offer of dedication shall be reflected on the Final Map. The name is to be approved by the Town Historian. 3. The applicant shall dedicate a Conservation/Open Space Easement on proposed Lots 3 and 4, as shown on the Tentative Map dated Received Aug. 31, 1989. The Final Map shall reflect this dedication. 4. The applicant shall dedicate storm drainage, sanitary sewer and slope easements as necessary to provide adequate protection for the public and as determined by the Director of Public Works. All easements shall be a minimum of 20' in width for ease of access. The Final Map shall reflect these dedications. At a minimum, the Final Map shall reflect a sanitary sewer easement along the western and southern boundaries of proposed Lot #4 to accommodate the potential.servicing of lots on La Loma Court. 5. The applicant shall obtain drainage easements for all properties across which storm water or other drainage is directed. Verification of the recordation of the easements, to the satisfaction of the Town, is required prior to the recordation of the Final Map and the beginning of any construction for subdivision improvements. 1 • 411 PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4. 1989 6. The applicant shall dedicate necessary pathway easements to provide public access from the public roads to the County land to the south. At a minimum, the applicant shall dedicate a 10' general pathway easement centered over the common boundary between proposed lots #3 & 4 and a 10' wide general pathway easement along the southern boundary of proposed lot #4 to the southwesterly corner of that lot. PUBLIC UTILITIES 7. Each lot shall be connected to the Los Altos sanitary sewer system prior to recordation of the Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure connection prior to issuance of Building Permits. 8. All utilities, including cable television, are to be undergrounded, per Municipal Code Sec. 9-1.1105. This item is also intended to require the undergrounding of any existing overhead utility lines currently within the right-of-way of Prospect Avenue and La Loma Drive that is being dedicated as a condition of this approval and any overhead utility lines currently existing on the property. 9. All lots shall be connected to the Purissima Hills Water District public water system prior to recordation of the Final Map or verification of a contract with the Water District for said construction to the satisfaction of the Town is to be provided prior to recordation of the Final Map. No building permits will be issued prior to the satisfactory installation of all required water installations. 10. The disposition of all wells on the property shall be to the satisfaction of the Santa Clara Valley Water District. 11. Fire hydrants are to be located per the requirements of the Los Altos Fire Department. The improvement plans are to reflect the approved location. The hydrants are to be installed prior to the recordation of the Final Map or bonded against to the satisfaction of the Director of Public Works. No 2 • S PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4, 1989 building permits will be issued prior to the satisfactory installation of the required fire hydrants. IMPROVEMENTS 12. Type IIB pathways are to be constructed within the rights-of-way of Prospect Avenue, La Loma Drive and proposed Finn Way., as shown on the Tentative Map, and constructed as a portion of the improvements of this subdivision. The pathways are to be separated from the roadway pavement by a minimum of 10' where practical for pedestrian/equestrian safety. The work is to be shown on the improvement plans for the subdivision. The work is to be done prior to recordation of the Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure the completion of the required work prior to issuance of Site Development Permits. 13. All storm drain improvements are to be constructed as a portion of the improvements, including, but not limited to, the construction of culverts, headwalls, lined channels and erosion mitigation at the outfall end of all such structures. 14. A detention basin or other still device, or on site detention measures, is to be constructed as a portion of these improvements. This basin is to be so designed as to not allow any development of these lots to increase either the rate of run-off or the time of peak run-off. This basin is to be so designed as to protect residents downstream from the impacts of erosion due to any development on these lots. Finally, this basin is to be so designed as to provide mitigation for the potential pollution of San Francisco Bay due to any development on this property. 15. Where necessary to improve the line of sight for vehicular and non- vehicular traffic, slope grading along the existing roads of Prospect Avenue and La Loma Drive may be required. This grading is to be considered a portion of the required improvements for the subdivision. The improvement plans shall reflect this required grading. The work shall be done prior to recordation of the Final Map, or bonded against to the satisfaction of the Director of Public Works. If additional easements are 3 • PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4. 1989 required to accommodate this grading, they shall be reflected on the final Map. 16. If, in order to accommodate improved lines of sight along Prospect Avenue and/or La Loma Drive, road widening is required, the developer shall cause the half-street section to be overlaid with asphalt paving of no less than 1.5". The improvement plans shall reflect any required overlay and the work shall be completed prior to the recordation of the Final Map, or bonded against. 17. The 6" sanitary sewer mainline is to be extended from Emerald Hill Lane to Finn Way. This work is to be considered a portion of the improvement plans for this subdivision and shall be constructed prior to the recordation of the Final Map, or bonded against to the satisfaction of the Director of Public Works. 18. A sewer connection is to be provided for all lots along Prospect Avenue which may reasonably be served by the installation of the extended sanitary sewer main to this subdivision as a portion of the improvements for this subdivision. The improvements shall be shown on the improvement plans and constructed prior to the recordation of the Final Map, or bonded against to the satisfaction of the Director of Public Works. 19. The sanitary sewer is to be constructed within the proposed cul-de-sac street. A 6" extension is to be constructed to the easement in proposed Lot #4, described in Condition #4, above, to provide future sewer access for lots on La Loma Court without requiring the disruption of the paving of Finn Way. 20. Street trees are to be planted between the roadway and the constructed pathway system along Prospect Avenue, La Loma Drive and Finn Way, subject to the safety concerns pursuant to Condition #15. 21. The proposed cul-de-sac is to be constructed to the Town of Los Altos Hills standards prior the recordation of the Final Map, or bonded against. All necessary drainage structures associated with the construction of the roadway are presumed to be a portion of the improvement plans for this subdivision 4 • • PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4, 1989 and the improvement drawings shall reflect such requirements as determined to be necessary by the Town of Los Altos Hills. GEOLOGY AND SOILS 22. Geotechnical Plan Review - The applicant's geotechnical consultant shall review and approve all geotechnical aspects of the development plans (i.e., site preparation and grading, site drainage improvements and design parameters for foundations and roadways) to ensure that all recommendations have been properly incorporated. A letter to this effect must be approved by the City Engineer prior to recordation of the Final Map, the improvement plans are to be signed by the applicant's Geotechnical consultant to indicate said approval. 23. Site Specific Reviews - shall be required for the construction of new residences, or substantial remodels of existing residences, in accordance with the conditions specified above. The results of the plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Town Geologist for review and approval prior to issuance of site development and building permits. 24. Geotechnical Field Inspection - The geotechnical consultant shall inspect, test (as needed), and approve all geotechnical aspects of subidivision construction. The inspections should include, but not necessarily be limited to: site preparation and grading, site surface and subsurface drainage improvements, and excavations for foundations and retaining walls prior to the placement of steel and concrete. The results of the inspections and the as- built conditions of the project shall be described by the geotechnical consultant in a letter and submitted to the Town Engineer or Town Geologist for review prior to final project approval. PLANNING AND ZONING 25. All structures made non-conforming by this subdivision shall be removed prior to recordation of the Final Map or a bond to the satisfaction of the Director of Public Works posted to ensure the completion of the required work prior to issuance of Site Development permits. 5 I PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4. 1989 26. The existingwater tank on proposed Lot #4 is to be removed prior to P P the recordation of the Final Map, or bonded against. 27. The proposed Conservation Easement on Lots #3 and #4 is to be defined on the Owner's Certificate as not allowing the construction of any drainage facilities. No brush or tree removal is allowed except at the express order of the Fire Marshal, and then only the minimum to meet such requirements for fire safety. No plantings, other than native species or other trees approved by the City Council are allowed within the Conservation Easement. 28. The existing driveway to proposed Lot #1 is to be abandoned prior to recordation of the Final Map, or bonded against. The removed driveway is to be planted with at least one street tree as a portion of the subdivision improvements. 29 All oak trees are to be protected with a statement in the Owner's Certificate that notes that none of the oaks may be removed without prior permission of the Town of Los Altos Hills. Any trees so removed are to be replaced in kind and of a size and quantity deemed appropriate by the Town's Environmental Design and Protection Committee. 30. The existing trees are to be examined by a certified arborist and a plan for their maintenance provided to the owner and future lot owners and approved by the Town. 31. A deed restriction shall be recorded on proposed Lot #4 that states: "In order to mitigate concerns associated with preservation of view lines and maintenance of openness on this site, the maximum height of any structure constructed on this lot shall not exceed elevation 600, as depicted on the approved Tentative Map for this subdivision, unless a Variance to this height limitation is approved by the Town of Los Altos Hills in accordance with standard zoning code variance procedures." The owner's certificate, or other appropriate and approved location, on the Final Map shall note that deed restrictions relating to height of structures exist on this lot. 6 111, PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4. 1989 32. A deed restriction shall be recorded on proposed Lot #5 that states: "In order to mitigate concerns associated with preservation of view lines and maintenance of openness on this site, the maximum height of any structure constructed on this lot shall not exceed elevation 590, as depicted on the approved Tentative Map for this subdivision unless a Variance to this height limitation is approved by the Town of Los Altos Hills in accordance with standard zoning code variance procedures. Additionally, there is a forty-foot minimum setback for all structures from the northern property line of this lot." The owner's certificate, or other appropriate and approved location, on the Final Map shall note that deed restrictions relating to height of structures exist on this lot. 33. A deed restriction shall be recorded on proposed Lot #6 that states: "In order to mitigate concerns associated with preservation of view lines and maintenance of openness on this site, the maximum height of any structure constructed on this lot shall not exceed elevation 580, as depicted on the approved Tentative Map for this subdivision unless a Variance to this height limitation is approved by the Town of Los Altos Hills in accordance with standard zoning code variance procedures. Additionally, there is a forty foot minimum setback for all structures from La Loma Drive. The owner's certificate, or other appropriate and approved location, on the Final Map shall note that deed restrictions relating to height of structures exist on this lot. 34. The applicant shall enter into a Development Agreement with the Town to ensure the recordation of the deed restrictions comprising conditions 31, 32, and 33. 35. Prior to recordation of the Final Map, the property must be annexed to the Town of Los Altos Hills. FEES 36. Storm Drain Fund: 6 lots Q $ /lot 37. Road in-lieu fee: 38. Path in-lieu fee: 7 • • PLANNING COMMISSION RECOMMENDED CONDTIONS OF APPROVAL LANDS OF FINN, TENTATIVE MAP #TM2-89 City Council Meeting of October 4. 1989 39. Park and Recreation Fee: (Assessed valuation = $ ) TOTAL FEES: 8