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HomeMy WebLinkAbout107-88 • • RESOLUTION NO. 107-88 A RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP OF LANDS OF McCULLOCH 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 Map entitled "LANDS OF McCULLOCH" 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: 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 5th day of October, 1988. / / BY —MAYOR ATTEST: CITY CLER:. 10688 -2- 411 PLl�ANTINAPOMMISSION AND STAFF RECOMMENDED CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue E IBIT "A" City Council Hearing of October 5 , 1988 Page 1 - September 29, 1988 LAND AND EASEMENT DEDICATIONS: 1 . The developer shall dedicate a 30' storm drain easement running through Lots 1 through 12 inclusive . This ease- ment shall also be a minimum of 40' wide centered over the existing drainage swale which shows on lot #2 . This easement shall be recorded on the Final Map. 2. The developer shall dedicate an easement from the pro- posed road to the storm drain easement described in Con- dition #1 , above , for the purpose of public access for maintenance purposes of this easement . This easement shall be recorded on the Final Map . 3 . The developer shall dedicate sanitary sewer easements, as shown on the tentative map. 4. The developer shall record a slope easement on those properties for which grading is proposed to extend beyond the limits of the proposed right-of-way. This easement shall allow the Town right of entry to maintain the graded slopes . 5 . The developer shall dedicate a 30 foot wide pathway ease- ment along the I-280 right-of-way bordering the northern edge of the property coincident with the storm drain easement described in Condition #1 above . 6. The developer shall dedicate a pathway easement along the alignment of the storm drain maintenance easement from the proposed road to the storm drain along the edge of Lot 12. 7. The developer shall dedicate a pathway easement coinci- dent with the emergency access easement between Lots 15 and 16. This pathway easement dedication shall become effective at such time as the easement connects to a pathway easement in the Dawson subdivision. (AMENDED BY COUNCIL 10/5/88) PLANNIAMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5, 1988 Page 2 - September 29, 1988 The Planning Commission recommends the following Condition of Approval 7.a. A 20-foot pathway easement shall be dedicated within the Conservation Easemendt along the south/southeastern (ANEIDID BY boundary to lead from the Town-owned lands to Stonebrook COUNCIL 10/5/88) Drive . This pathway should be a native pathway and con- nect to*the existing path on the Town Lands . Stonebrook Drive and to 7.b. The right of way shall be aligned with the center line of Prospect. (ADDED BY COUNCIL 10/5/88) PUBLIC UTILITIES: 8. Per Subdivision Ordinance section 9-1 .1105, all utilities * within the subdivision are to be underground. *including cable tv (ANIU\IDED BY COUNCIL 10/5/88) 9. Existing residences on the site shall be connected to the sewer line once public sewers are available . 10. The septic drainfield of Parcel "A" shall be abandoned from lot #18 once public sewers are available . 11 . All new residences shall be connected to public sewers . 12. The developer shall record an easement for Pacific Bell telephone lines and maintenance to the satisfaction of Pacific Bell . The Final Map shall reflect this easement. 13 . All lots shall be connected to the Purissima Hills Water District or California Water service prior to recordation of the Final Map . 14. All wells on the property shall be sealed in accordance with Santa Clara Valley Water District standards, and to the satisfaction of the Santa Clara Valley Water Dis- trict. 15 . All wells on the property shall be shown on the Final Map , with a notation as to the disposition of each well . 16. Water system engineering plans shall be reviewed by the Fire Department. 17. All fire hydrants required by the Fire Department shall be installed prior to recordation of the Final Map. PLANN INIPOMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5, 1988 Page 3 - September 29, 1988 IMPROVEMENTS: 18. The developer shall install a storm drain system of a de- sign acceptable to the Town within the easement described in Condition #1 , above , prior to recordation of the Final Map, or post a bond to the satisfaction of the Director of Public Works to ensure that the improvements will be constructed. 19. The design for the storm drain system for the site shall be reviewed by the Santa Clara Valley Water District for comment prior to approval of the improvement plans by the Town. 20. The design for the storm drain system for the site shall include design features that will ensure that off-site run-off rates and velocities not exceed pre-development levels. 21 . The developer shall construct the proposed roadway to Town Standards for a public road, prior to recordation of the Final Map, or post a bond to the satisfaction of the Director of Public Works to ensure that the improvements will be constructed . 22. The existing roadway and any associated fill is to be removed prior to recordation of the Final Map, or a bond posted to the satisfaction of the Director of Public Works to ensure that the work will be done . 23. The developer shall realign the proposed right-of-way of the new road to appear as an extension of the existing Prospect Avenue right-of-way, centered over the Prospect Avenue right-of-way. 24. The developer shall construct an Emergency Vehicle Access Road to connect with the one existing at the end of Daw- son Drive . This construction is to be to the satisfac- tion of the Los Altos Fire District and the Town and to be completed prior to recordation of the Final Map, or a bond posted to the satisfaction of the Director of Public Works to ensure that the work will be done . PLANNINGGOMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5, 1988 Page 4 - September 29, 1988 25. The developer shall construct the sanitary sewer line proposed , prior to recordation of the Final Map, or post a bond to the satisfaction of the Director of Public Works to ensure that the improvements will be con- structed. *SEE BELOW. 26 . A Temporary Erosion and Sediment Control Plan shall be implemented for all stages of construction under the su- pervision of the project engineer as described on pages 4-16 through 4-18 of the Draft EIR for this project. A Permanent Erosion and Sediment Control Plan shall be formulated to the satisfaction of the City Engineer , and shall be incorporated in the Improvement Plan for the project . 27. The pathway along the freeway shall be a native path. 28. Pathways constructed within road rights-of-way shall be Type IIB. 29. The existing pathway along Stonebrook Drive shall be im- proved and shall access the pathway within the Conserva- tion Easement leading to Town lands. See attached page 4a. The Planning Commissio recommends that Condition .f Approval # 30 read as follows:th •, 30. Exterior Noise Contro ' •: The developer ' hall present a plan for mitigating noi=- improvement which will meet the standards set forth i' the EIR, ich will be ap- proved by the Planning Comm: sion ,' d built prior to Final Map Recordation. Following the construction o he noise barriers, a noise contour map shall be prepar,- e by a° qualified consultant selected by the owner and, ' pproved _ the Town , showing that the actual noise l els, as deter .'ned by on-site testing, are less tha 60 dB Ldn . Noise evels in the rear yards must be s own to be less than .0 dB Ldn prior to recordation of e Final Map. 25. Add the following: The sizing of the sewer line to serve the areas that could feasibly use the system shallnot exceed 8". The Town will enter into a reimbursement agreement if line is 'oversized' to service area outside of subdivision. (AMENDED BY COUNCIL 10/5/88) . • • 'LANDS OF MCCULLOCH STONEBROOK AND PROSPECT TM #4-88 Page 4a 29.a. Subdivider shall provide improvements to .provide for simultaneous left and right turns from Stonebrook onto El Monte. (ADDED BY COUNCIL 10/5/88) 30. Signs approved by the==Town shall be placed on all off-road pathways. (ADDED BY COUNCIL 10/5/88) 31. Exterior Noise Controls: The developer shall present a plan for.:mitigating noise improvements which will meet the standards set forth in the EIR, which will be approved by the Planning Commission.and built prior to :Final Map Recordation. Following the construction of the noise mitigation improvements, a noise contour map shall be prepared by a qualified consultant selected 'by the owner and approved by the...Town, showing actual noise levels. reas greater than . 60 dB Ldn shall be recorded on the final map as excluding human habitation. Noise levels in the rear:.yards must be shown to be less than 60 dB Idn to;the satisfaction of the City Council prior to recordation of the Final Map. (ADDED BY COUNCIL 10/5/88) 32. The single family residences shall be built to 45 dB Ldn and this'restriction shall be set forth in the Declaration of.Conditions, Covenants and Restrictions to be executed and recorded by the subdivider concurrently with the recording of the Final Map, and the form of which shall.be approved by the Town. (ADDED BY COUNCIL 10/5/88) PLANNING10OMMISSION AND STAFF RECOMMENDED III CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5 , 1988 Page 5 - September 29, 1988 Staff recommends t =t Condition of Approval # 3 - read as fol- lows : ' 30. Exterior Noise Controls: The developer 'hall construct a 6-foot high barrir to be located no father than 25 feet from the proposed site of the houses t ` be built on the lots to protect the rear yards of lot � 5-9 and 10-16. At lot 9 , the barrier rust be 7 feet high. The barrier must be located on the no`nth, east , and 'est sides of the lots. The required noise barrier shall be constructed prior to recordation o\ the Finalap. Following the construction of th noise barriers, a noise contour map shall be prepared by a qualified consultant selected by the owner and appro14ed by the Town, showing that the actual noise levees, as determined by on-site testing, are less than 60 d.p. Noise levels in the rear yards must be shown to be leas than 60 dB prior to recor- dation of the Final Map. t\ NOISE MITIGATION a, Exterior Noise Controls 31 . Each of the following rAstriction�s shall be set forth in the Declaration of Conylitions , Covenants and Restrictions to be executed and re -iorded by the Subdivider concurrent- ly with the recordingof the Final Map, and the form of which shall be approjed by the Town.\ The Planning Commissionrecommends that they. following Staff recommended Condition of Approval #31 .1 not e imposed : 31 .1 A Restriction shall be shown on the Final, Map noting that houses built on/Lots 5-15 , inclusive shal,l be located no further than 2$ feet from the noise barries constructed as required by this condition. The first Deed conveying these lots shall contain a similar restriction. i i 31 .2 A Restriction shall be shown on the Final Map\noting that the portio of Lot 8 between Tract 1724 and I- 80 is sub- ject to high noise levels , and that no structures for hu- man habitation shall be built in that area unlesl a noise barrier/is constructed that will reduce the nois levels in the area to below 60 dB . The first Deed conve �ng Lot PLANNINIOMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5, 1988 Page 6 - September 29, 1988 8 shall contain a similar restriction. The Planning Commission` recommends the fol . owing Condition of Approval 31 .3 The single family residences shall se built to 45 dB Ldn . The Planning Commission recd mends tha the following Staff recommended Conditions of Ap roval #3 , 32.1 , and 32.3 not be imposed: Interior Noise Controls 32. Each of the following restkictjions shall be set forth in the Declaration of Conditio1s/ Covenants and Restrictions to be executed and recordecA`y the Subdivider concurrent- ly with the recording of theAFinal Map, and the form of which shall be approved byha Town . 32.1 For houses on lots 8-12, i clus�'ve , a Restriction shall be shown on the Final Map; with the following restric- tions and the first Deed/conveyi ; g these lots shall con- tain a similar restricton. / All second floor 4 ndows havi , a direct or side view of I-310 mOt be closed ' t all times and a me- chanical means oaf ventilation myst be provided . These windows must have a Sound \Transmission Class (STC) rating of/ 22 or higher . 'k 32.2 For houses on lotl5, 6, and 7, 13 , 14, `'g15, and 16, and 28 , 29, 30 and 32, a Restriction shall be shown on the Final Map, with -'he following restriction\ and the first Deed conveying tr ese lots shall contain a \similar restriction . \ \ \ All seco floor windows on lots 5 , 6, 'and 7, and 13, 14, 5 , and 16, and all first and second floor windows on lots 28, 29, 31 , and 32 having a direct or side view of I-310 must be closed at al,l times and a echanical means of ventilation must' be pro- vided These windows may be of any type . PLANNINCOOMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5 , 1988 Page 7 - September 29, 1988 GEOLOGY AND SOILS : 33. Detailed Geotechnical Investigation - The developer shall retain the services of a geotechnical consultant to con- duct a detailed geotechnical investigation of the subject property. This investigation shall address , but not necessarily be limited to the following: building site feasibility, recommendations for site preparation and grading , roadway design criteria, site surface and sub- surface drainage improvements, and preliminary design recommendations for retaining wall and residential foun- dations . Subsurface exploration and appropriate laboratory testing shall be performed to characterize the engineering preperties of site earth material and exist- ing artificial fill materials. As part of the evaluation of building site feasiblity, lot-specific concerns stated in the letter from William Cotton and Associates dated August 31 , 1988 and attached shall be addressed. The results of the geotechnical investigation shall be submitted to the Town to be reviewed and approved by the Town Geologist and City Engineer prior to approval of the Final Map . 34. Geotechnical Plan Review - The developer' 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 param- eters for foundations and roadways) to ensure that his recommendations have been properly incorporated . The consultant shall also verify that all proposed building envelopes contain a building site which is feasible from a geotechnical standpoint . The results of the plan review shall be summarized by the geotechnical consultant in a letter and submitted to the Town Engineer for review and approval prior to approval of the Final Map. 35 . Geotechnical Field Inspection - A Deed Restriction shall be recorded with the Final Map and a Note recorded on the face of the Final Map as follows : Geotechnical Field Inspection - The geotechnical consul- tant shall inspect, test (as needed ) , and approve all PLANNIN•OMMISSION AND STAFF RECOMMENDED • CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5 , 1988 Page 8 - September 29 , 1988 geotechnical aspects of project construction. The in- spections should include , but not necessarily be limited to: site preparation and grading , site surface and sub- surface drainage improvements, and excavations for foun- dations and retaining walls prior to the placement of steel and concrete. The results of these inspections and the as-built condi- tions of the project shall be described by the geotechni- cal consultant in a letter and submitted to the Town Engineer for review prior to approval of site development permits. 36. A Human Habitation Setback shall be recorded on the Final Map as shown on the Tentative Map . A Deed Restriction shall be recorded with the Final Map and a note placed on the face of the Final Map noting the Human Habitation Setback from the fault , and the restriction allowing no building within that setback. 37 . Development in areas of greater than 30 percent slope shall be restricted by the recordation of a Conservation Easement in areas of Lots 12, 13 and 14; 18, 19, 20 and 21 ; and 30, 31 and 32 as shown on Exhibit A. VEGETATION AND WILDLIFE 38. Areas of significant Oak Woodland shall be protected by the recordation of a Conservation Easement in areas of Lots 2, 12 , 13, 14, and 15 , as shown on Exhibit A. 39. The willow wetland on Lot 8 shall be protected by the recordation of a Conservation Easement as shown on Exhib- it A. The Planning Commission recommends that the words shown in brackets in the following Conditions of Approval 40.1 , 40. 2, 40.3, and 40.5 be incorporated : 40. A Deed Restriction shall be recorded with the Final Map and a notelaced on the face of the Final Mapnotingthe P following requirements: PLANNINOOMMISSION AND STAFF RECOMMENDED 411 CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5 , 1988 Page 9 - September 29 , 1988 40. 1 No construction activities shall be permitted near the root systems of any trees [measuring 20"*at 4' from the *circumference ground] proposed to remain, and roots exposed during grading shall be quickly recovered to protect them from dessication, (AMENDED BY COUNCIL 10/5/88) 40.2 The removal of any limbs or roots of trees [measuring 20"*circinference at 4 ' from the ground] during construction shall be ac- complished under the supervision of a qualified tree surgeon. (AMENDED BY COUNCIL 10/5/88) • 40.3 Native trees [measuring 20"*at 4 ' from the ground] which *circumference must be removed for road construction shall be replaced by planting of the same species , two trees for every one removed, as near to the site of removal as possible . (AMENDED BY COUNCIL 10/5/88) 40.4 Landscaping with native species of trees and shrubs shall be undertaken wherever possible to enhance wildlife use of the area, where wildlife use and residential use of the land will be compatible . 40.5 The existing oak trees [measuring 20" *at 4 ' from the *circumference ground] on Lots 1 , 2 , and 24 shall be maintained and pro- tected , and shall not be removed . (AMENDED BY .COUNCIL, 10/5188) See Below PLANNING AND ZONING 41 . All structures made non conforming by this subdivision shall be removed , or a variance obtained , prior to recor- dation of Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure that the build- ings will be removed. 42. The lot configuration in the area of lots 12, 13 , and 14 shall be redesigned to create only 2 lots in the area, each of which shall meet all General Plan and Subdivision Ordinance requirements and contain a building site not located in an area of 30 percent slope , the Human Habita- tion Setback from the earthquake fault , or an area of significant Oak Woodland as shown on Exhibit A, and the Final Map shall reflect this reconfiguration . 40.6 An inventory of all trees on this subdivision which are 20" circumference at 4' shall be made by a.qualified tree surgeon and the need for trimming, cabling and other protective steps shall be reported to the Director of Public Works. Subdivider shall perform the work prior to recordation of the final map or bond tb-insure that this work is done. (ADDED BY COUNCIL 10/5/88) 40.7 The subdivider shall install and maintain street trees on Stonebrook Circle for the length of the improvement bond. (ADDED BY .COUNCIL 10/5/88) . PLANNIN OMMISSION AND STAFF RECOMMENDED 111 CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue , City Council Hearing of October 5, 1988 Page 10 - September 29 , 1988 43. A note requiring execution and recordation of relinquish- ment of access from any lots of the subdivision directly onto Stonebrook Drive shall be recorded on the face of the Final Map. See Below PERMITS REQUIRED 44 . The developer shall obtain the permits necessary to allow discharge of storm drain waters onto the State of Cali- fornia , I-. 1tr property. This is to be done prior to recordation of the Final Map. *I-280 (AMENDED BY COUNCIL 10/5/88) FINAL MAP 45. The lots shown as Parcels A and B on the Tentative Map shall be shown on the Final Map as lots within this sub- division, and shall be numbered accordingly. The con- figuration of Parcels A and B as shown on the Final Map shall conform to all applicable requirements of the Los Altos Hills Zoning and Subdivision Ordinances. 46. If the existing ingress/egress easement on the site has not been abandoned at the time of recordation of the Final Map, the easement shall be shown on the Final Map and , prior to recordation of the Final Map it shall be shown to the satisfaction of the Town that a building site exists between the required setback of the easement and the conservation easement on the losts affected by the ingress/egress easement. 43 a Lot #1 shall be restricted to 4,500 square feet maximum floor .area and Lot #2 shall be restricted to 5,000:square feet maximum floor area. (ADDED BY COUNCIL 10/5/88) . 43.b. Homes on Lots #17 and #26 shall be limited to one story. (ADDED BY COUNCIL 10/5/88) . 43.c. A condition shall be included in the Declaration of Conditions, Covenants and Restrictions stating that Lots #8 and #18 shall not be further subdividable. (ADDED BY COUNCIL 10/5188) . 45. The owners of parcels A and B as shown on the.:tentative.map and the developer shall enter into an agreement providing thatthe subdivider shall install improve- ments required for the subdivision also on parcels ::A and B at developer's expense, the form of which agreement shall be submitted to the Town for its review and approval prior to filing of the final map; Upon approval of the improvement agreement, parcels A and B may be eliminated .from the final map. (AMENDED BY COUNCIL 10/5/88) . 48. Prior to recordation of the final map, the .Williamson Act contracts covering the property shall have expired or been cancelled. (ADDED BY COUNCIL 10/5/88) PLANNIN•OMMISSION AND STAFF RECOMMENDED S CONDITIONS OF APPROVAL OF TENTATIVE MAP #TM 4-88 - Lands of McCulloch Stonebrook Drive and Prospect Avenue City Council Hearing of October 5 , 1988 Page 11 - September 29, 1988 47. The names of new streets within the subdivision shall be approved by the Los Altos Fire Department and the Los Altos Hills Director of Public Works and shall be shown on the Final Map. FEES: 48. Storm Drainage Fund: 32 lots @ $200.00 per lot $6,400.00 49. Road In-Lieu Fee : 50. Path In-Lieu Fee : 51 . Park and Recreation Fee (Assessed Valuation: $6,400,000 $61 ,368.40 Total Fees: $67,776. 40