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CITY OF MOUNTAIN VIEW
RESOLUTION NO.
SERIES 2023
A
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MOUNTAIN VIEW
APPROVING A VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSES FOR 32 RESIDENTIAL UNITS AT 918 RICH AVENUE
W
HEREAS, an application was received from Greg Xiong, on behalf of Ardenview Homes LLC, for a Vesting Tentative Map for condominium purposes for 32 reside ntial units at 918 Rich Avenue; and
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HEREAS, on September 27, 2023, at a duly noticed joint public hearing, t he Zoning Administrator and Subdivision Committee considered this request and recommended the Vesting Tentative Map be approved subject to the attached conditions of approval; and W
HEREAS, on October 24, 2023, the City Council held a public hearing on said request and received and considered all evidence presented at said hearing, including the attached conditions of approval; now, therefore, be it
R
ESOLVED: pursuant to the Subdivision Map Act, that the City Council of the City of Mountain View finds:
1. T
hat pursuant to Section 66473.5 and Subsections (a) and (b) of Section 66474 of the Government Code, and Section 28.2 of the Mountain View City Code, the City Council hereby finds that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan Land Use Designation of Medium -High Density Residential (26 to 35 du/ac), including all required elements therein applicable to said property.
2. P
ursuant to Subsections (c) and (d) of Government Code Section 66474 and Section
28.2.05 of the Mountain View City Code, the site is physically suitable for the proposed residential condominium at its proposed density because the site is zoned to allow the proposed residential condominium development, and the site adequately accommodates vehicle, pedestrian, and bicycle circulation to meet requirements for life safety, City services, and occupants of the project. Additionally, the proposed Vesting Tentative Map facilitates the construction of a new residential development that can be fully served by the physical infrastructure and services provided with the City of Mountain View.
3. Pur
suant to Subsection (e) of Government Code Section 66474 and Section 28.2.05 of the Mountain View City Code, the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitats as an Initial Study/Mitigated Negative Declaration was prepared per Attachment 3
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Sections 15162 and 15183 of the California Environmental Quality Act (CEQA) Guidelines, which documents that implementation of the Mountain View City Code requirements, standard City conditions of a pproval, State and Federal Regulations, and mitigation measures, the proposed project would not result in any new or substantially more severe environmental impacts compared to those evaluated in the Mountain View 2030 General Plan and Gre enhouse Gas Reduction Program Final EIR , and no supplemental or subsequent environmental review is required. By separate resolution, the City Council adopted the Initial Study/Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program (MMRP) prior to approving the proposed Vesting Tentative Map.
4. That pursuant to Subsection (f) of Government Code Section 66474 and Section
28.2.05 of the Mountain View City Code, the design of the subdivision and proposed improvements is not likely to cause serious public health problems because the project wi ll be consistent with the policies included in the Gen eral Plan and the Subdivision Ordinance, and incorporate standard conditions of approval and mitigation measures to protect public health, safety, convenience, and welfare. The proposed public (off-site) improvements are designed to meet street design standards for this site. Additionally, the project will be further reviewed for compliance with Building and Fire Codes to ensure on-site improvements comply with applicable codes for safe habitation.
5. That pursuant to Subsection (g) of Government Code Section 66474 and Section
28.2.05 of the Moun tain View City Code, the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public -at-large, for access through or use of property within the proposed subdivision; now, therefore, be it
FURTHER RESOLVED: that the Vesting Tentative Map is hereby approved subject to the subdivider’s compliance with and fulfillment of all of the conditions of approval, which are attached hereto and incorporated herein by reference.
TIME FOR JUDICIAL REVIEW
The time wit hin which judicial review of this decision must be sough t is governed by California Code of Civil Procedure , Section 1094.6, as established by Resolution No. 13850, adopted by the City Council on August 9, 1983.
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Exhibits: A. Subdivision Conditions of Approval
B. Vesting Tentative Map
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SUBDIVISION CONDITIONS
APPLICATION NO.: PL-2021-155
918 RICH AVENUE
1. MAP SUBMITTAL: File a final map for approval and recordation in accordance with the City Code and the California Subdivision Map Act prior to the issuance of any building permit for the property within the subdivision. All existing and proposed easements are to be sho wn on the map. Submit the map for review concurrent with all items on the Map Checklist and the Off-Site Improvement Plans to the Public Works Department. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
2. PRELIMINARY TITLE REPORT: At first submittal of a final map to the Public Works Department, the applicant shall provide a current preliminary title report indicating the exact name of the current legal owners of the property, their type of ownersh ip (individual, partnership, corporation, etc.), and legal description of the property involved (dated within six months of the submission). The title report shall include all easements and agreements referenced in the title report. Depending upon the type of ownership, additional information may be required. The applicant shall provide an updated title report to the Public Works Department upon request. All required materials shall be submitted electronically (i.e., flattened, reduced -size PDFs).
3. SOILS REPORT: Soils and geotechnical reports prepared for the subdivision shall be indicated on a final map. Submit a copy of the report with the first submittal of a final map. All required materials shall be submitted electronically (i.e., flattene d, reduced-size PDFs).
As required by the State Seismic Hazards Mapping Act, a project site -specific geotechnical investigation shall be conducted by a registered soils/geologist identifying any seismic hazards and recommending mitigation measures to be taken by the project.
The applicant, through the applicant’s registered soils engineer/geologist, shall certify the project complies with the requirements of the State Seismic Hazards Mapping Act. Indicate the location (page number) within the geotechnical report of where this certification is located or provide a separate letter stating such.
4. MAP DOCUMENTS: Prior to the approval and recordation of the map, submit a subdivision guarantee, Santa Clara County Tax Collector’s letter regarding unpaid taxes or assessmen ts, and subdivision security if there are unpaid taxes or special assessments. All required materials shall be submitted electronically (i.e., flattened, reduced -size PDFs).
5. FINAL MAP APPROVAL: A final map shall be signed and notarized by the owner and engineer/surveyor and submitted with an
8.5”x11” reduction of the map and a PDF to the Public Works Department. In order to place the approval of a final map on the public hearing agenda for the City Council, all related materials and agreements must be completed, signed, and received by the Public Works Department 40 calendar days prior to the Council meeting date. After City Council approval, the City Engineer will sign the map. The applicant ’s title company shall have the Santa Clara County Recorder’s Office record the original and shall provide a Xerox mylar copy of the map to be endorsed by the Santa Clara County Recorder’s Office. The endorsed Xerox mylar copy and a PDF shall be returned within one week after recording the map to the Public Works Department.
6. STREET DEDICATION: Dedicate a public street in fee on the face of the map to widen Rich Avenue an additional 10’ along the project frontage, as required by the Public Works Director.
7. FRONTAGE PUBLIC UTILITY EASEMENT DEDICATION: Dedicate a 10’ wide public utility easement (PUE) along project street frontage(s) on the face of the map for such use as sanitary sewer, water, storm drains, and other public utilities, including gas, electric, communication, and cable television facilities, as required by the Public Works Director . Utility boxes and vaults are not allowed to encroach into the public sidewalk and must fit either entirely within the landscape strip or within the PUE. The property owner or homeowners association shall maintain the surface improvements over the easement and must not modify or obstruct the easement area in a manner contrary to the intent of the easement. The dedication statement shall specify the PUE shall be kept free and clear of buildings and other permanent structures/facilities , including, but not limited to, the following: garages, sheds, carports, and storage structures; balconies and porches; retaining walls; C.3 bioretention system s; and private utility lines running longitudinally within the PUE.
Exhibit A
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8. PRIVATE UTILITY AND ACCESS EASEMENTS: Dedicate private utility and/or access easements on the face of the map, as necessary, for the common private street and utility improvements.
9. EASEMENT VACATIONS AND QUITCLAIMS: All existing easements that are or will no longer be needed and/or confl ict with the proposed buildings and structures shall be vacated or quitclaimed. All vacations shall be approved with the project at t he City Council meeting. Easements in conflict with the proposed building shall be vacated prior to the issuance of the b uilding permit. The recording number of the easement vacation and quitclaim document(s) shall be included in the final map.
10. UTILITY EASEMENT AND APPROVALS: Dedicate utility easements, as required by the utility companies and as approved by the Public Works Director. All street and public service easement dedications are to be shown on a final map. The subdivider shall submit two copies of the map to PG&E, AT&T (SBC), and Comcast for their review and determination of easement needs. The public service easement dedications must be approved by the utility companies prior to the approval of a final map.
11. SUBDIVISION FEES: Pay all subdivision fees due in ac cordance with the rates in effect at the time of payment prior to the approval of a final map.
12. MAP PLAN CHECK FEE: Prior to issuance of any building permits OR prior to approval of a final map, as applicable, the applicant shall pay the map plan check fee in accordance with Sections 28.27.b and 28.19.b of the City Code per the rates in effect at time of payment. The map plan check fee shall be paid at the time of initial map plan check submittal per the adopted fee in effect at time of payment.
13. PLAN CHECK AND INSPECTION FEE: Prior to issuance of any building permits OR prior to approval of a final map, the applicant shall pay the plan check and inspection fee in accordance with Sections 27.60 and 28.36 of the City Code per the adopted rates in effect at time of payment.
An initial plan check fee based on the Public Works adopted fee schedule shall be paid at the time of initial improvement plan check submittal based on the initial cost estimate for constructing street improvements and other public facilities; public a nd private utilities and structures located within the public right -of-way; and utility, grading, and driveway improvements for common green and townhouse-type condominiums. Once the plans have been approved, the approved cost estimate will be used to determine the final bond amounts, plan check fees, and inspection fees. Any paid initial plan check fee will be deducted from the approved final plan check fee.
14. TRANSPORTATION IMPACT FEE: Prior to issuance of any building permits OR prior to approval of a final map, as applicable, the applicant shall pay the transportation impact fee for the development. Residential category fees are based on the number of units. Retail, Service, Office, R&D, and Industrial category fees are based on the square footage of the development. Credit is given for the existing site use(s), as applicable.
15. PARK LAND DEDICATION FEE: Prior to issuance of any building permits OR prior to approval of a final map, the applicant shall pay the Park Land Dedication Fee of $48,000 for each net new market-rate residential unit with a project total fee of $1,440,000, based on a land valuation of $8,000,000 per acre in accordance with Chapter 41 of the City Code. No credit against the Park Land Dedication Fee is allowed for private open space and recreational facilities.
16. STORM DRAINAGE FEE: Prior to issuance of any building permits and prior to approval of a final map, the applicant shall pay the off-site storm drainage fee per Section 28.51(b) and with the rates in effect at time of payment.
17. UTILITY PAYMENT AGREEMENT: Prior to the approval of the final map, the applicant shall sign a utility payment agreement and post a security deposit made payable to the City as security if each unit or building does not have separate sewer connections and water meters in accordance with Section 35.38 of the City Code. The utility payment agreement shall include provisions to have the security transferred from the applicant to the homeowners association (HOA), but still made payable to the City, when the HOA is formed for the subdivision.
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18. PUBLIC AND PRIVATE COMMON IMPROVEMENTS: Install or reconstruct standard public and private common improvements required for the subdivision and as required by Chapters 27 and 28 of the City Code. The public improvements include, but are not li mited to, new curb, driveway, sidewalk, landscaping, and conforms; new water and sewer facilities, including services/laterals, cleanouts, and any related appurtenances; and electric utility improvements.
The private common improvements include, but are not limited to, common private driveway and utility mains:
a. Improvement Agreement: Prior to the approval of a final map, the property owner must sign a Public Works Department improvement agreement for the installation of the public and on -site common improvements.
b. Bonds/Securities: Prior to the approval of a final map, the property owner must sign a Public Works Department faithful performance bond (100%) and materials/labor bond (100%) or provide a letter of credit (150%) or cash security (100%) securing the installation and warrant y of the off -site improvements in a form approved by the City Attorney’s Office.
The surety (bond company) must be listed as an acceptable surety on the most current Department of the Treasury’s Listing of Approved Sureties on Federal Bonds, Department Ci rcular 570. This list of approved sureties is available through the internet at: www.fiscal.treasury.gov/fsreports/ref/suretyBnd/c570_a-z.htm. The bond amount must be below the underwriting limitation amount listed on the Department of the Treasury’s Listing of Approved Sureties. The surety must be licensed to do business in California. Guidelines for security are available at the Publi c Works Department.
c. Insurance: Prior to the approval of a final map, the property owner must provide a Certificate of Insurance and endorsements for the Commercial General Liability and Automobile Liability naming the City as an additional insured from the entity that will sign the improvement agreement. The insurance coverage amounts are a minimum of Two Million Dollars ($2,000,000) Commercial General Liability, One Million Dollars ($1,000,000) Automobile Liability, One Million Dollars ($1,000,000) C ontractor’s Pollution Liability, and One Million Dollars ($1,000,000) Workers’ Compensation. The insurance requirements are available from the Public Works Department.
19. INFRASTRUCTURE QUANTITIES: Upon submittal of the initial building permit and improvement plans, submit a completed construction cost estimate form indicating the quantities of the street and utility improvements with the submittal of the improvement plans. The construction cost estimate is used to estimate the cost of improvements and to determine the Public Works plan check and inspection fees. The construction cost estimate is to be prepared by the civil engineer preparing the improvement plans.
20. OFF-SITE IMPROVEMENT PLANS: Prepare off-site public improvement plans in accordance with Chapter 28 of the City Code, the City’s Standard Design Criteria, Submittal Checklist, Plan Review Checklist, and the conditions of approval of the projec t.
The plans are to be drawn on 24”x36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California - registered civil engineer and shall show all public improvements and other applicable work within the public right -of-way.
Traffic control plans for each phase of construct ion shall be prepared in accordance with the latest edition of the California Manual of Uniform Traffic Control Devices (CA MUTCD) and shall show, at a minimum, work areas, delineators, signs, and other traffic-control measures required for work that impacts traffic on existing streets. Construction management plans: Locations of on-site parking for construction equipment and construction workers and on-site material storage areas must be submitted for review and approval and shall be incorporated into the off-site improvement plans and identified as “For Reference Only.”
Off-site improvement plans, an initial plan check fee, and map plan check fee based on the Public Works fee schedule, Improvement Plan Checklist, and items noted within the Checklist mus t be submitted together as a separate package concurrent with the first submittal of the building plans and final map. All required materials shall be submitted electroni cally (i.e., flattened, reduced-size PDFs).
The off-site plans must be approved and signed by the Public Works Department. After the plans have been signed by the Public Works Department, 10 full-size and one half-size black-line sets, one PDF of the signed/stamped plan set, and a USB flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of a final map. CAD files shall meet the City’s Digital Data Submission Standards.
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21. PRIVATE COMMON IMPROVEMENT PLANS: Prepare on -site common improvement plans consisting of the proposed demolition, fill, grading, retaining walls, drainage, private streets, common driveways, common utilities, public utilities, and other applicable improvements in accordance with Chapter 28 of the City Code, the Standard Design Criteria for Common Green and Townhouse-Type Condominiums, and the conditions of approval of the subdivision. The plans are to be drawn on 24”x36” sheets at a minimum scale of 1” = 20’. The plans shall be stamped by a California -registered civil engineer . Where both public and common improvement plans are required, the plans shall be combined into one set of plans.
The improvement plans, Improvement Plan Checklist, and items noted within the Checklist must be sub mitted together as a separate package concurrent with the first submittal of the building plans and a final map. All required materials shall be submitted electronically (i.e., flattened, reduced-size PDFs).
The improvement plans must be approved and sig ned by the Public Works Department. After the improvement plans have been signed by the Public Works Department, one full -size and one half -size black-line sets, one PDF of the signed/stamped plan set, and a USB flash drive with CAD file and PDF must be submitted to the Public Works Department prior to the approval of a final map. CAD files shall meet the City’s Digital Data Submission Standards.
22. SUBDIVISION AND DESIGN CRITERIA PROVISIONS: It is the applicant’s responsibility to comply with relevant p rovisions of Chapter 28 of the City Code and with the City’s Design Criteria for Common Green Developments and Townhouse -Type Condominiums.
23. ON-SITE UTILITY MAINTENANCE: On-site water, sanitary sewer, and storm drainage facilities shall be privately maintained by the property owner(s).
24. UNDERGROUNDING OF OVERHEAD SERVICES: All new and existing electric and telecommunication facilities serving the subdivision are to be placed underground, including transformers. The undergrounding of the new and existing overhead electric and telecommunication lines is to be completed prior to issuance of a Certificate of Occupancy for any new buildings within the subdivision. If allo wed by the City, aboveground transformers shall be located so they are screened in the least visible location from the street or to the general public, as approved by the Community Development and Public Works Departments.
25. UNDERGROUNDING OF OVERHEAD LINES: Underground existing overhead electric and telecommunication facilities fronting the property along Rich Avenue and/or within the division of land, unless waived by the City Council after consideration of t he recommendation of the Public Works Director due to unusual or impractical circumstances. The undergrounding work shall be constructed in conjunction with any applicable off -site improvements and completed prior to issuance of a Certificate of Occupancy for any new unit. All poles fronting the pr operty and/or within the division of land shall be removed. If the undergrounding requirement is waived, the subdivider shall fulfill whatever substitute conditions the City shall impose prior to a final map approval.
26. JOINT UTILITY PLANS: Upon submittal of the initial building permit and improvement plans, the applicant shall submit joint utility plans showing the location of the proposed electric, gas, and telecommunication conduits and associated facilities, including, but not limited to, vaults, man holes, cabinets, pedestals, etc. Appropriate horizontal and vertical clearances in accordance with PG&E requirements shall be provided between gas transmission lines, gas service lines, overhead utility lines, street trees, streetlights, and building structures. These plans shall be combined with and made part of the improvement plans.
Joint trench intent drawings will be accepted at first improvement plan submittal. All subsequent improvement plan submittals shall include joint trench design plans. De dicate public utility easements that are necessary for the common utility on a final map.
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27. STORM DRAINAGE CONNECTION: The applicant proposes to connect to the neighboring property’s (1075 El Monte Avenue) existing storm drain line, which connects to the City storm drain system on El Monte Avenue. The applicant shall obtain drainage rights by satisfying the following requirements prior to first building permit submittal:
1. Coordinate with St. Paul Lutheran Church and Rich Avenue Group, LLC (or the most current stakeholders), to amend the existing “Agreement and Grant of Easement” for storm drain purposes (Document No. 13336359), to allow the project to connect to the neighboring storm drain line as shown on Sheet C6 of the planning documents. A copy of the revised easement shall be submitted for the City’s records.
a. With the initial Building Permit submittal, submit storm drain calculations to Public Works confirming the existing line is appropriately sized to accommodate all properties connecting to the line. If found to be inadequate, the storm drain line and connection to the City main shall be upsized accordingly.
b. The off-site public improvement plans shall show the proposed storm drain connection, the existing storm drain line, and replacement of the 1075 El Monte Avenue storm drain la teral from the City storm drain main to the property line inlet.
Alternatively, if land rights are not obtained from the adjacent property, the applicant shall design and construct an extens ion of the City’s storm drain system to provide drainage for the site. A new 15” storm drain main shall connect to the City’s ma in on El Camino Real and extend to the project’s frontage along Rich Avenue where the site will connect with a 12” storm drain lateral. At the time of initial building permit submittal, the applicant shall incorporate this design into the off-site improvement plans. The storm drain design shall comply with City standards and shall be reviewed and approved by the City prior to building permit issuance.
28. SURFACE WATER RELEASE: Provide a surface stormwater release for the lots, driveways, alleys, and privat e streets that prevents the residential buildings from being flooded in the event the storm drainage system becomes blocked or obstructed.
Show and identify path of surface water release on the improvement plans.
29. RETAINING WALL: Retaining walls shall have a maximum height of 18”, unless an exception is granted by the Community Development and Public Works Departments. A private easement for the retaining walls shall be shown on a final map.
Retaining walls along the perimeter of the subdivision shall be maintained by the homeowners association (HOA). The maintenance of the retaining walls shall be included in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the C ommunity Development Department for review and approval by the Public Works Department.
30. STORM DRAIN HOLD-HARMLESS AGREEMENT: As portions of the site are or will be lower than the adjacent public street or the surface grade over the City’s storm mains, the owner shall sign an agreement to hold the City harmless against storm surcharges or blockages that may result in on-site flooding or damage prior to approval of a final map.
31. SANITARY SEWER HOLD-HARMLESS AGREEMENT: If the sanitary sewer connection(s) inside the structure(s) is/are less than 1’ above the rim elevation of the upstream sanitary sewer manhole, before approval of the building permit, the owner shall sign an agreement to hold the City harmless against se wer surcharges or blockages that may result in on -site damage prior to approval of a final map.
32. SHARED PARKING AND ACCESS AGREEMENT: Owners shall sign and be a party to an agreement (or amendment of an existing agreement), subject to the City’s approva l and recorded to run with the land, which provides for easements, covenants, and conditions relating to applicable parking, vehicle access, pedestrian access, utility use, and other uses between the subject properties. The agreement, together with all at tachments, must be submitted to and approved by the Community Development Department and City Attorney’s Office prior to the approval of a final map.
33. CC&Rs: Covenants, Conditions, and Restrictions (CC&Rs) for the homeowners association, together with a completed CC&R checklist, shall be submitted to and approved by the City Attorney’s Office and the Community Development Department prior to approval and recordation of the map. Said covenants shall include and stipulate all of the standard provisions wh ich are
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shown on the attached sheet. The checklist and proposed CC&Rs shall be annotated to show exactly where each of the standard provisions have been incorporated into the CC&R document.
34. CC&Rs, SPECIAL PAVEMENT MAINTENANCE: The homeowners association shall be responsible for replacing any special pavers or textured/colored concrete that is removed by the City to repair, replace, or maintain any City underground utilities locat ed within private streets, driveways, or easemen t areas. This requirement shall be stated in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Publ ic Works Department.
35. CC&Rs, PRIVATE UTILITY MAINTENANCE PLAN , AND SANITARY SEWER OVERFLOW PLAN: The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision that the homeowners association (HOA) prepare a private utility maintenance plan for on-site water, sanitary sewer, and storm drainage facilities. The maintenance plan shall include elements, such as, but not limited to, flushing of the sanitary sewer and storm lines, cleaning of storm drain inlets and grates, and inspecti ng of the water system (including flushing and exercising of valves and blowoffs). The CC&Rs shall also include a provision that the HOA prepare a sanitary sewer overflow plan, which includes elements such as 24 -hour contact information, response times, confinement, and methods to contain and remediate spills. A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.
36. CC&Rs, RETAINING WALLS: Retaining walls shall have a maximum height of 18”, unless an exception is granted by the Community Development and Public Works Departments. A private easement for the retaining walls shall be shown on a final map. Retaining walls alon g the perimeter of the subdivision shall be maintained by the homeowners association. The maintenance of the retaining walls shall be included in the Covenants, Conditions, and Restrictions (CC&Rs). A copy of the CC&Rs with this provision marked or highl ighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.
37. CC&Rs, GARBAGE PICKUP (SHARED SERVICE): The Covenants, Conditions, and Restrictions (CC&Rs) shall include a provision stating the homeowners are responsible for the removal of all the trash and refuse from the owner’s lot to the central trash collection point. The homeowners association (HOA) shall be responsible for the maintenance of the central trash collection point and for the periodic removal therefrom. A copy of the CC&Rs with this provision marked or highlighted shall be submitted to the Community Development Department for review and approval by the Public Works Department.
38. CONSISTENCY WITH OTHER APPROVALS: This map sh all be consistent with all requirements of Planned Unit Development Permit and Development Review Permit, Application No. PL -2021-154. All conditions of approval imposed under that application shall remain in full force and effect and shall be met prior t o approval of a final map.
39. APPROVAL EXPIRATION: If the map is not completed within 24 months from the date of this approval, this map shall expire.
The map is eligible for an extension of an additional 12 months, provided the application for extension is filed with the Planning Division by the applicant prior to the expiration of the original map. Upon filing a timely application for extension, the m ap shall automatically be extended for 60 days or until the application for the extension is approved, conditionally approved, or denied, whichever occurs first.
1 2
3 4 5 6 7
13 14 15 16 17
1211
10 9
8 RICH AVENUE±10' SDE (E) TO REMAIN
10' STREET DEDICATION (E)
EXCEPTION TO PSE (E) -
PSE (E) TO BE VACATED
VIA SEPARATE
INSTRUMENTS LANDS OF OSITO REAL ESTATE LLC ET AL
APN: 189-33-017
LANDS OF CVS CAREMARK CORPORATION
APN: 189-33-039
LANDS OF ALTOS VIEW LLC ET AL
APN: 189-33-027
LANDS OF ST PAUL EV LUTH CH
OF MT VIEW AND LOS ALTOS
APN: 189-33-035
LANDS OF BRATT
ELIZABETH O AND
HARRY
APN: 189-33-045
LANDS OF YOUNG ROBERT C
AND HARUKO S TRUSTEE
APN: 189-33-044
LANDS OF LIU KEYI AND
ZHOU XIULAN TRUSTEE
APN: 189-33-041 LANDS OF SPIEKER RICHARD TAND CATHERINE REILLY TRUS APN: 189-32-003
S89°08'13"E 112.00'
S03°46'47"W 100.00'
S89°08'13"E 50.00' S03°46'47"W 1.68' S86°13'13"E 150.00' S03°46'47"W 50.00'
N86°13'13"W 150.00'
S03°46'47"W 27.25'
N89°08'13"W 162.00'
N03°46'47"E 178.93'
±10' SDE (E) TO REMAIN
50' RIGHT OF WAY (E)
LOT 1
FOR UP TO 32
RESIDENTIAL
CONDOS
±0.72 AC
162'
27'
150'
50'
150'50'
100'
112'
179'
EXISTING UTILITY POLE
EXISTING UTILITY POLE ANCHOR
26' EVAE (P)
26' EVAE (P)
10' PUE (P)
10' PRIVATE SDE (E)
10' PUBLIC SDE (E)
5' PRIVATE SDE (P)
EL MONTE AVE
SITE
ALMOND AVE
JARDIN DR
W EL CAMINO REAL
GENERAL NOTES
· PROJECT NAME: ARDENVIEW HOMES
· OWNER: ARDENVIEW HOMES LLC
4546 EL CAMINO REAL, SUITE 217
LOS ALTOS, CA 94022
· SUBDIVIDER: SAME AS THE OWNER
· ENGINEER: HMH ENGINEERS
1570 OAKLAND ROAD
SAN JOSE, CA 95131
MARTIN DEFORGE, RCE #68876
· STREET LOCATION: 918 RICH AVENUE
· EXISTING ZONING: MULTIPLE FAMILY (R3)
· EXISTING GP DESIGNATION: MEDIUM-HIGH DENSITY RESIDENTIAL · EXISTING USE: VACANT
· PROPOSED USE: RESIDENTIAL CONDOMINIUMS
· WATER SUPPLY: CITY OF MOUNTAIN VIEW
· SEWAGE DISPOSAL: CITY OF MOUNTAIN VIEW
· ASSESSOR'S PARCEL #(S): 189-33-028
· STREET TREES: SHALL CONFORM TO CITY OF MOUNTAIN VIEW
STANDARDS
· TOTAL SITE AREA: ±0.72 ACRES
· PUBLIC STREET DEDICATION:
±0.01 ACRES
· NET SITE AREA: ±0.71 NET ACRES
· PROPOSED LOTS: 1
· TOTAL UNITS: UP TO 32 RESIDENTIAL CONDOMINIUM UNITS
· FLOOD ZONE: ZONE X
· TITLE REPORT THE TITLE REPORT THAT WAS USED FOR THE
PREPARATION OF THIS MAP WAS PREPARED BY
CHICAGO TITLE COMPANY, ORDER NUMBER
FWPS-2995202305 DATED JUNE 11, 2020.
1 INCH = 30 FEET
6030 15 0
ABBREVIATIONS
PROJECT BOUNDARY
LEGEND
EXISTING (E)
PROPOSED (P)
STORM DRAIN EASEMENT SDE
PUBLIC SERVICE EASEMENT PSE
EMERGENCY VEHICLE ACCESS EASEMENT EVAE
RIGHT OF WAY
EXISTING PROPERTY LINE
EXISTING EASEMENT
PROPOSED EASEMENT
STREET CENTERLINE
EXISTING TREE
· REFER TO PERMIT (PL-2021-154) ENTITLED, ARDENVIEW HOMES GRADING
AND DRAINAGE PLAN, FOR GRADING AND DRAINAGE, STORMWATER, AND CROSS SECTIONS FOR THE PROJECT.
· REFER TO PERMIT (PL-2021-154) ENTITLED, LANDSCAPE ARCHITECTURAL
CONCEPTS, FOR PLANS SHOWING THE PROPOSED PUBLIC AREAS FOR
PARKS, PLAYGROUNDS, OPEN SPACES, AND LIKE USES FOR THE
PROJECT.
· THIS SUBDIVISION WILL CONFORM TO THE STREET TREE PLAN OF THE CITY OF MOUNTAIN VIEW.
· DEMOLITION PERMITS MAY BE ISSUED PRIOR TO ISSUANCE OF FINAL BUILDING PERMITS AND RECORDATION OF FINAL MAP.
· MULTIPLE FINAL MAPS MAY BE FILED BASED ON THIS TENTATIVE MAP. · ALL DIMENSIONS DEPICTED HEREON ARE APPROXIMATE AND ARE SUBJECT TO REVISION AT FINAL MAP(S) STAGE.
· NO WELLS EXIST ON THIS SITE.
· NO NEW STREET NAMES HAVE BEEN APPROVED AT THIS TIME.
· NO BUILDINGS EXIST ON THIS SITE.
· NO STREAMS, CREEKS, OR WATER COURSES EXIST WITHIN 100 FEET OF THE PROPERTY.
· THE PROPERTY IS NOT WITHIN A ZONE OF REQUIRED INVESTIGATION
PURSUANT TO THE STATE SEISMIC HAZARD MAPPING ACT AND THE
OFFICIAL SEISMIC HAZARD ZONE MAPS FOR THE CITY OF MOUNTAIN VIEW.
VICINITY MAP
SCALE: 1" = 1000'
EXISTING TREES
PUBLIC UTILITY EASEMENT PUE
DRAWN BY:
PROJECT NO:
CAD DWG FILE:
CHECKED BY:
DESIGNED BY:
DATE:
SCALE:
HMHC
DATE DESCRIPTIONNO
VESTING TENTATIVE TRACT MAP
FOR CONDOMINIUM PURPOSES
PL-2021-155
ARDENVIEW HOMES
918 RICH AVENUE
S:\PROJECTS\581700\PL\TENTATIVE MAP\581700TM.DWG
581700TM.DWG
TM-1
5817.00
DM
DM
SEPTEMBER 28, 2021
1 PLOTTED: 5/11/2023 11:25 AMOF
1570 Oakland Road (408) 487-2200
San Jose, CA 95131 HMHca.com
REENIGNELANOISSEFORPDERETSI
GER
CAL I FORNIA
FOETATS
VI LIC
No. 68876
MARTIN L. DEFORGE
2 05/02/22 PER CITY COMMENTS
3 10/28/22 PER CITY COMMENTS
4 11/02/22 PER CITY COMMENTS
5 02/28/23 PER CITY COMMENTS
6 05/15/23 PER CITY COMMENTS
VESTING
TENTATIVE TRACT
MAP FOR
CONDOMINIUM
PURPOSES
Exhibit B