Loading...
HomeMy WebLinkAbout127-88 • • RESOLUTION NO. 127-88 A RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP OF LANDS OF BELLUCCI 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 "Tentative Map For Lands of Bellucci" 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 7th day of December, 1988. BY AYOR ATTEST: CITY CLER 120788 -2- 111 • - EeMM£NBE-B- CONDITIONS OF APPROVAL ' LANDS OF BELLUCCI TM 1-86 "EXEiIBIT A" City Council Meeting of December 7, 1988 LAND AND EASEMENT DEDICATIONS: 1 . A storm drainage easement shall be dedicated to the Town over the creek, within the boundaries of the 100 year flood , for maintenance purposes. 2. All proposed roads shall be dedicated to the Town of Los Altos Hills . Included in this dedication shall be all por- tion of Moody Road included within the boundaries of this subdivision , as shown on the Tentative Map. 3. At the time of Final Map approval , the right-of-way of Fran- cemont Road shall be 60 feet per the municipal code . Ap- plicant shall dedicate 20 feet of right-of-way should this subdivision reach Final Map stage prior to approval of any Final Maps encompassing the existing right-of-way of Fran- cemont Road . 4. All the area from 25 feet south from the top of the southern bank of Adobe Creek in its location established by the im- provement plans for this subdivision, to the southern edge of the right-of-way of Moody Road , shall be dedicated to the Town as a storm drain easement and as a Conservation Ease- ment for the protection of the riparian environment , and the Final Map shall reflect this easement. 5. The applicant shall dedicate a 10-foot wide pedestrian/equestrian easement along Moody Road at the north boundaries of Lots 4, 5, and 6 and connnect it to the exist- ing 10-foot wide pedestrian/equestrian easement to the west. 6. An Open Space and Conservation Easement shall be dedicated to the Town for all of the land from the southern boundaries of Lots 2, 8, 9, 10, and 11 to thenorthern boundary of the subdivision, and the Final Map shall reflect this easement. 7. A pedestrian/equestrian easement shall be dedicated to the Town for all of the land from the 575-foor contour as shown on the Tentative Map to the northern boundary of the sub- division , and the Final Map shall reflect this easement. 8. A 10 foot Public Utilities Easement shall be granted to Pa- cific Gas and Electric Company by the applicant , as shown on the Tentative Map, and the Final Map shall reflect this easement. REc4MMENAlkONDITIONS OF APPROVAL • LANDS OF BELLUCCI TM 1-86 City Council Meeting of December 7, 1988 Page 2 - November 29, 1988 9. The property owner shall grant a utility easement for phone lines to the satisfaction of Pacific Bell , and the Final Map shall reflect this easement . 10. That portion of the existing water well easement lying within the boundaries of the proposed public right-of-way is to be abandoned prior to recordation of the Final Map. PUBLIC UTILITIES: 11 . Provision for sewer connection to all lots within the sub- division , including Lot 1 , shall be made prior to recorda- tion 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 Building Permits. 12. The applicant shall be required to verify capacity in the existing sanitary sewer system for the connection of all lots within this subdivision. This verification shall be certified by the Town of Los Altos Hills and the City of Los Altos prior to recordation of the Final Map. If additional sewer lines are necessary to provide capacity, that con- struction is a portion of the improvements of this subdivi- sion. Plans for this construction shall be approved by the Town of Los Altos Hills and the City of Los Altos, prior to recordation of the Final Map. A bond to the satisfaction of the Public Works Director to ensure construction of the sys- tem may be posted, if the improvements are not constructed prior to recordation of the Final Map , but all construction must be complete prior to issuance of any building permits for lots within the subdivision. 13. All lots shall be connected to Purissima Hills County Water District prior to recordation of the Final Map. 14. Per Municipal Code Section 9-1 .1105, all utilities including cable television shall be undergrounded . 15. All wells on the property shall be either registered or sealed in accordance with Santa Clara Valley Water District and standards, and Santa Clara County Environmental Health Department standards, to the satisfaction of the Santa Clara Valley Water District and the Santa Clara County Environmen- tal Health Department. - 9MMEUDJI,ONDITIONS OF APPROVAL • LANDS OF BELLUCCI TM 1-86 City Council Meeting of December 7, 1988 Page 3 - November 29, 1988 16. All wells on the property shall be shown on the Final Map, with a notation as to the disposition of each well . IMPROVEMENTS: 17. The applicant shall construct a creek channel adequate to handle the 100 year storm. The design shall be approved by the Town , Santa Clara Valley Water District (SCVWD) , and the Department of Fish and Game . Improvements shall be complete 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 Building Permits. 18. The following requirements shall be incorporated into the Improvement Plans for the subdivision , and the work required shall be completed 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 Building Permits. 18a. The upper section of Adobe Creek, located between the west- ern site boundary line and the proposed site access street, shall be relocated and the new creek channel designed in full accordance with the specifications of the Philip Wil- liams and Associates study of October 1 , 1987 . All details of the creek channel design, including calculation of the volumes of material to be excavated, and design and hydraulic analysis of a new bridge for access to the site , shall be to the satisfaction of the Santa Clara Valley Water District, the City Engineer, and the California Department of Fish and Game . 18b. All creek banks shall be protected from erosion and failure by riparian vegetation rather than artificial armoring, ex- cept at drop structure locations . A specific riparian planting plan as described in the Initial Study shall be im- plemented as part of the subdivision improvements . 18c . Creek channel design shall be be such that any overtopping in an event of excess of a 100-year storm will occur on the north side of the creek, and not affect new construction . RE44MM+ ONDITIONS OF APPROVAL • LANDS OF BELLUCCI TM 1-86 ' City Council Meeting of December 7, 1988 Page 4 - November 29, 1988 18d. A Site Drainage Plan shall be prepared to the satisfaction of the City Engineer and implemented as part of the subdivi- sion improvements. Drainage shall be handeled on-site such that the amount of off-site storm water runoff shall not in- crease as a result of the subdivision. 18e . An earthern berm 2 feet in height shall be constructed within the conservation easement along the creek on the south side , running from the Francemont Avenue bridge to the access bridge for the new street serving the subdivision. The berm shall be set back from the top of the creek bank at least 3 feet, with the precise distance to be determined by the Town and the Santa Clara Valley Water District. The berm shall be planted and surfaced to provide protection from erosion . 18f. Drop structures shall be constructed in a manner approved by the California Department of Fish and Game , to allow passage of fish through the drop structure to mitigate obstruction to fish migration created by the drop structures , either by providing a space in the drop structures for fish to pass through, or by building a stepped drop structure . 18g . The pads of the houses shall be raised such that the houses will be constructed out of the 100-year flood plain. 19. Proposed roads shall be constructed to Town Standards for public roads. Improvements shall be completed prior to recordation of the Final Map, or a bond to the satisfaction of the Director of Public Works posted to ensure the comple- tion of the required work prior to issuance of Building Permits. 20. Only one additional new creek crossing of roads shall be al- lowed within the subdivision. 21 . The creek crossing design shall be approved by the Town, SCVWD, and the Department of Fish and Game . Improvements shall be completed 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 Building Permits . 22. Storm drain improvements relating to culverts on Moody Road which deposit water within the subdivision shall be included in the improvement plans . Improvements shall be completed RMMEN- E•ONDITIONS OF APPROVAL LANDS OF BELLUCCI TM 1-86 City Council Meeting of December 7, 1988 Page 5 - November 29, 1988 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 Building Permits. 23. The existing bridge on Francemont Avenue shall be improved to handle additional traffic. The bridge shall be capable of supporting a 35 ,000 lb. load per fire district require- ments . Design of the bridge shall be approved by the Town, SCVWD, and the Department of Fish and Game . Improvements shall be completed 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 Building Permits . 24 . Two fire hydrants shall be installed at locations selected by the L.A.F.D. The hydrants shall be connected to the Purissima Hill Water District water system, and each shall flow 1 ,000 gpm or better. The hydrants shall be installed 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 Building Permits. 25 . The applicant shall install a Type IIB path within the road rights-of-way of the new street and cul-de-sac and a Type IIB path within the easement along Moody Road as described in Condition #5 above . The pathways shall be installed 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 Building Permits. 26. Any existing fuel storage system shall be registered with the Santa Clara County Department of Health prior to recor- dation of the Final Map. All recommendations of this body concerning the disposition of this system shall become con- ditions of this subdivision Tentative Map approval . GEOLOGY AND SOILS 27. A supplemental geotechnical investigation shall be performed to verify the geotechnical feasibility of all proposed building sites . -REfliffNONDITIONS OF APPROVAL 111 LANDS OF BELLUCCI TM 1-86 City Council Meeting of December 7, 1988 Page 6 - November 29, 1988 • 28. Gravity drains to ensure that assumed maximum groundwater levels are not exceeded within the old landslide deposit shall be installed as part of the improvements of the sub- division to the approval of the City Engineer and the Town Geologist . VEGETATION AND WILDLIFE: 29. The applicant shall obtain a streambed alteration agreement from the Department of Fish and Game , prior to initiation of any streambed alterations. 30. The improvement plans for the subdivision shall include all mitigation measures proposed in the Negative Declaration regarding creek design and creek corridor vegetation and preservation. 31 . Prior to recordation of the Final Map, the applicant shall provide to the Town information prepared by a qualified biologist/botanist, intended for use by the owners of lots within the subdivision , on the value of the use of native plants in their landscaping. The information shall include a list of appropriate native plants that are compatible with the project site and a list of species that are invasive and have the potential to adversely effect the surrounding na- tive flora. PLANNING AND ZONING: 32. The extent of the 100 year flood zone shall be delineated on the Final Map. 33. The applicant shall prepare a mapping of the creek channel based upon the design by Phillip Williams Associates. Map- ping shall indicate the exact location of the channel in re- lation to Moody Rd . and proposed single family lots and should include detailed cross sections . A planting scenario illustrating restoration of the habitat along the entire creek channel , based on recomendations made by Harvey and Stanley Associates in their November 3, 1987 report shall be prepared . Ee MMt ONDITIONS OF APPROVAL LANDS OF BELLUCCI TM 1-86 City Council Meeting of December 7, 1988 Page 7 - November 29, 1988 34. The applicant shall name the proposed streets to the satis- faction of the Town and the Fire Department . The names shall be shown on the Final Map. 35. 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 is- suance of Site Development Permits . CULTURAL AND ARCHEOLOGICAL RESOURCES: 36. If any archaeological resources are uncovered during con- struction, construction shall be suspended to allow for evaluation and proper handling of the resources. FEES: 37. Storm Drainage Fund : 11 lots @ $200 .00 per lot $2,200.00 38. Road In-Lieu Fee : 39. Path In-Lieu Fee: 40. Park and Recreation Fee (Assessed Valuation : $ Total Fees : Fees to be calcu lated at the time of Final Map. L