The purpose of tentative lot design and development plans is to insure that prudent and farsighted engineering, planning, and building concepts are applied to all lands for which subdivision is sought. The Town recognizes that subdivision is not an end in or of itself, and that improvements to the lots and parcels which are the result of subdivision are more representative of final land development. To this point, tentative design and development plans fulfill a critical need in the transitional land development process from raw land to improved rural neighborhoods. Well analyzed and executed tentative lot design and development plans are essential site development prerequisites that permit the inclusion of human habitation and enjoyment in previously undeveloped areas with minimum overall disruption to those areas.
(§ 1, Ord. 572, eff. February 18, 2018)
All lots or parcels shall be designed so as to take maximum advantage of, while still preserving, the basic natural characteristics of the land. The subdivider shall demonstrate, through tentative lot design and development plans, that careful consideration has been given to the design and size of the lots or parcels, the probable types of improvements, access, support facilities, minimal alteration of topography, protection of mature vegetation, and the retention of existing natural drainage courses.
(§ 1, Ord. 572, eff. February 18, 2018)
Tentative lot design and development plans will be required as specified in Article 5 as part of a tentative subdivision application.
Tentative lot design and development plans shall be delineated on the tentative map, providing the scale of said map is deemed sufficient for clarity, definition and use by the City Engineer and the Planning Director.
Should the abovementioned public officials determine that the scale of the tentative map is inadequate for clarity definition, and use, tentative lot design and development plans shall be furnished at a scale which does accomplish, to their satisfaction, these stated objectives. Whether the tentative lot development plans are delineated on the tentative map, or on maps of different scale, the same requirements for completeness, accuracy, and detail as set forth in Article 5 shall apply in full force and effect. The tentative lot design and development plans for the entire subdivision shall delineate the following:
(a) 
Each lot shall contain a circle having a diameter of 160 feet inscribed totally within its net area. In addition to containing a building site, said circle shall have its general location determined by the following:
(1) 
Said 160 foot diameter circle shall be connected to the proposed optimal grading for the driveway(s) serving each lot, or combination of contiguous lots. Proposed driveway(s) shall be plotted across the area(s) of the lot(s) which offer the least amount of topographical resistance (cut, fill, tree removal, and grade not exceeding twenty percent) to natural contour. At the discretion of the City Engineer cross-sections of said driveway(s) may be required. Shared driveways may be required where there would result a lesser amount of topographical resistance (as defined above) than would occur with independent driveways serving single lots. All shared driveway widths for vehicle use shall be a minimum of 14 feet,
(2) 
Said 160 foot diameter circle shall be placed at a topographical elevation that will insure an adequate lower elevation area for septic tank and drainfield requirements, if the lot(s) is (are) to be served by an on-site sewage disposal system, and shall be certified as having adequate area for septic tank and drainfield by the Santa Clara County Department of Environmental Health prior to submission of the tentative map to the Planning Commission;
(b) 
Based on the natural topography of each lot and in particular the slope of the lot in the immediate vicinity of the 160 foot diameter circle detailed in subsection (a) of this section, the subdivider shall designate by symbol and legend the type of foundation design (as defined in this chapter) which would result in the least amount of contour alteration to the lot caused by grading for the installation of a primary dwelling;
(c) 
Each lot shall contain an area of at least one net acre within a circle no greater than 350 feet in diameter;
(d) 
Where cut and fill slopes in accordance with approved tentative lot design and development plans occur on a property line, such shall be included in the downhill lot;
(e) 
Tentative lot design and development plans of the lots, with existing contours at intervals of five feet where the average percent slope of the lot exceeds 10%. With average percent slopes less than 10%, the contour interval shall be two feet or one foot where necessary to describe the area. The tentative lot design and development plans shall show how runoff of surface waters from individual lots will be achieved and the ultimate disposal of all subdivision waters. Bench marks for contours shall be so noted.
(§ 1, Ord. 572, eff. February 18, 2018)
The provisions of this section are minimum requirements for parcels used or intended to be used for primary uses. Other ordinances of the City may impose standards requiring substantially larger parcels.
(a) 
Minimum Parcel or Lot Area. No parcel or lot shall have a net area less than 43,560 square feet.
(b) 
Slope Density Requirements. In addition to the requirements set forth in subsection (a) of this section, the area of parcels or lots created in any subdivision after January 16, 1980, shall have a Lot Unit Factor of 1.0 or greater and comply with the following:
(1) 
Where the average slope of the lot to be created is greater than 10%, but not greater than 45%, the net area shall not be less than "a" as determined by the following formula:
a = 1/(1-.02143 (S-10))
 
where "S" is the average slope of the lot in percent as defined in subsection (3) of this subsection.
(2) 
Where the average slope of the lot to be created is greater than 45%, the following provisions shall be adhered to:
(i) 
The number of lots and net lot areas permitted shall be based on a demonstration by the applicant and finding by the Planning Commission that each lot and related subdivision improvements can be developed in compliance with the provisions of Section 9-1.102.
(ii) 
As a guideline, the formula provisions set forth in subsection (1) of this subsection will be used by the Planning Commission to determine the adequacy of the net lot area for slopes up to and including 55%.
(iii) 
In no case shall the net lot area be less than the area required by the provisions of subsection (1) of this subsection for a slope of 45%.
(3) 
For the purpose of subsections (1) and (2) of this subsection, the average slope of a lot or parcel shall be determined according to the formula:
S
=
.00230*I*L
A
where:
(i) 
S is the average slope in percent;
(ii) 
I is the contour interval in feet;
(iii) 
L is the combined length of contour lines in scale feet within the net area;
(iv) 
A is the net area in acres of the lot to be created.
(4) 
The topographic base map used to provide the above information shall meet the requirements for tentative subdivision maps as set forth in Section 9-1.504. Any portion or portions of a parcel to be subdivided which have a natural slope greater than 55% may, as an option of the applicant, be assigned a slope of 55% for the purposes of computing the average slope of the entire parcel, provided, however, that the excluded area shall not have an average slope exceeding 100%. This option does not apply to artificial cut and fill slopes.
(5) 
Once a final subdivision map has been recorded for a subdivision, lot lines shall thereafter not be altered so as to allow a greater number of lots in that subdivision than the maximum permitted by the provisions of subsections (1) and (2) of this subsection. Lots not included in the total net acreage used in determining average lot area may be further divided subject to the provisions of this chapter and other laws of the City.
(c) 
Any lot or parcel which does not front on the public road system of the City and/or that of an adjoining jurisdiction shall have recorded and free access to such system over a road or roads, improved to the City standards or such other standards as are acceptable to the Commission.
(d) 
Where difficult terrain or other unusual conditions exist, lots larger in area than the minimum shall be provided as necessary to accomplish the purposes set forth in this chapter, whether due to features of grade, topography, the probability of the land being subjected to slides, inundations, or other hazards. Areas shall be computed on a net basis, after deductions are made for any present or designated future street widening.
(e) 
All subdivisions shall result in the creation of lots with adequate building sites which are capable of being developed or built upon while retaining the basic natural qualities of the lot. No subdivision shall create lots which are impractical for improvement or use due to the steepness of the terrain, the location of watercourses, periodic flooding, earth movement, size, shape or other physical conditions.
(f) 
Lot lines shall be placed so as to create usable building sites, permit the accommodation of sites to the natural terrain and vegetation, and afford access to building sites without requiring excessive grading.
(g) 
On any lot intended for residential occupancy it shall be possible to provide safe vehicular access via a private or common driveway, conforming to the City standards, from a public or private road.
(h) 
Panhandle lots, those which include a strip of land or easement used primarily for gaining access from a private or public road to the major portion of the lot, shall be permitted by the Commission only when they result in a division of land more fully complying with the purposes of this chapter than could otherwise have been achieved. The panhandle portion of the lot shall in no case be less than 25 feet in width.
(i) 
Each lot shall be configured to avoid discontinuous segments and avoid areas of lot width or depth less than 30 feet, other than where such a configuration already exists and is not made narrower by the creation or alteration of the lot.
(§ 1, Ord. 572, eff. February 18, 2018)
All lots or parcels shall have frontage on an approved public or private street. Where the principal frontage of a lot is by means of a corridor or panhandle such a corridor or panhandle shall be not less than 25 feet in width. In all cases, the corridor or panhandle width must be sufficient to accommodate required driveway improvements. Wherever possible, the subdivider shall be encouraged to provide a shared driveway ingress and egress to the public or private right-of-way in an effort to minimize the amount of grading to the native site and subsequent paving.
(§ 1, Ord. 572, eff. February 18, 2018)
(a) 
Trees shall not be removed which are larger than six inches in diameter (approximately 20 inches in circumference) measured at a point four feet above the ground.
(b) 
Exceptions. Trees of the abovementioned dimensions may be removed only when necessary to facilitate the locating of public and/or private roadways, the placement of structures within the proposed rights-of-way, or for the rough grading of driveways and/or parking areas.
(1) 
Trees removed for the abovementioned reasons shall be replaced at a ratio of up to five new trees for every one removed. New trees shall be planted within the setback lines of adjacent lots, exact location and species to be determined by the Planning Director. The size of the replacement trees shall not be smaller than a 24 inch box size.
(2) 
Diseased or dead trees removed in order to facilitate the abovementioned reasons need not be replaced when evidence is submitted in writing by a certified arborist attesting to the fact that the subject trees are dead or are beyond remedial treatment.
(3) 
Trees which are to be removed subject to the abovementioned exceptions shall be noted on the registered civil engineer's or licensed land surveyor's plot map at the time of application. Such trees shall have their removal indicated by having an "X" drawn over them.
(§ 1, Ord. 572, eff. February 18, 2018)