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HomeMy WebLinkAboutMINUTES - 08021988 - 2.5 Y . TO: BOARD OF SUPERVISORS Costa FROM: HARVEY E. BRAGDON, Costa DIRECTOR OF COMMUNITY DEVELOPMENT Qx t DATE: JULY 28, 1988 SUBJECT: ' BLAIR AND BOYLAND APPEALS OF VESTING TENTATIVE SUBDIVISION NAP 7075 SPECIFIC REQUEST S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Accept environmental documentation and finding. 2. Deny the Blair and Boyland appeals of Subdivision 7075. 3. Approve Subdivision 7075 subject to the revised conditions contained in Exhibit A. BACKGROUND/REASONS FOR RECOMMENDATIONS The Board heard these appeals on July 26, 1988; closed the hearing; and continued the matter to August 2, 1988 for decision. The Board directed staff to investigate several concerns prior to the meeting. Development of Lot 14 The Board requested staff to investigate how the development of Lot 14 could be modified to mitigate the height of proposed grading and residential development in response to concerns expressed by an adjoining property owner, Bob Graves. Conditions #5 and #13 have been modified to require a reduced profile development of Lot 14. ° the pad elevation would be reduced by 5 feet (from 256.5 to 251.5 feet) ; ° an increased sideyard requirement adjacent to the Graves property (from 15 feet minimum to 60 feet minimum) ; and ° residential development is limited to a single story. Preservation of Trees The Board requested staff to investigate what could be done to protect significant oak trees that might be affected by the project. . The proposed development has been designed to minimize the loss of significant trees on the project site. Most of the large trees in the vicinity of the existing residence and southern property would be preserved. It is our understanding that the focus of the Board concern per- tained to trees that might be affected by the required off-site drainage system. Condition #14.J. has been added to the revised conditions to require a study by a qualified arborist to report on the impacts to any significant trees. Road Connection The Board requested staff to investigate the desirability of modifying the requirement to establish a road connection between Mountain View Boulevard and Blackwood Road to allow emergency access only. Staff has examined the matter and continues to feel that the community would be best served by the provision of unhindered access by this route. The neighborhood would gain the benefit of having a nearby fire station with unlimited access. The connection would also improve local circulation. ,r 'The County Planning Commission heard similar testimony of objections to the connection from the residents. However, after reviewing the situation, the Commission voted unanimously to require an unhindered road connection. For these reasons, staff recommends no alteration to the requirement for an open road connection. However, should the Board feel that access should be limited to emergency vehicles, staff would recom- mend the following addition .to Condition #14.A.1) : "Road barrier improvements shall be installed across the required road connection to limit access to emergency vehicles only. Improvement and operational plans shall be circulated to the Consolidated Fire District, Walnut Creek Police Department and Sheriff-Coroner's Office for comment prior to final review and approval by the Public Works Department." CONTINUED ON ATTACEPMT: x YES SIGNATURE- 4441V ACTION OF BOARD ON August APPROVED AS RECO*II4ENDED X OTHER On July 26, 1988 the Board of Supervisors deferred decision on the above matter to this date. Supervisor Schroder discussed his concerns that he had expressed last week and their resolution with Milt Kubicek of Flood Control. Supervisor Schroder moved to accept the environmental documentation and findings, deny the Blair and Boyland appeals of Subdivision 7075 and approve the Subdivision 7075 subject to the revised conditions in Exhibit A attached with additional conditions on lot 14, that would be a reduced development profile requirment which would apply to conditions five and thirteen, and also condition 141 would be added which would require a study by a qualified arborist to report on the impacts of any significant tree implications in the drainage system and report on mitigation measures and a road barrier be installed across Blackwood and Mt. View, recommending that when the balance of the property, basically the Rowland/Graves property, is developed that the road be opened and the connection of Mt. View and Blackwood take place at that time. Supervisor Powers indicated that he would abstain due to lack of understanding the implications. Therefore, IT IS BY THE BOARD ORDERED that recommendations 1, 2, and 3 with amended revised conditions (Exhibit A attached) are APPROVED. VOTE OF SUPERVISORS X UNANIMOUS (ABSENT I �Y CERTIFY THAT THIS IS A AYES NOUSV, V, III NOES: ) TRUE AND CORRECT COPY OF AN ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: Ili— MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. cc: Community Development (Orig. ) AMSTED August 2, 1988 Public Works Department PHIL BATCHELOR, CLERK OF - Milt Kubicek & Jim Causey THE BOARD OF SUPERVISORS County Administrator (via Risk Mgmt. ) AN COUNTY ADMINISTRATOR County Counsel 1 Auditor-Controller (c/o Nona) By Contractor DEPUTY Carmel & Frank Boyland RHD:gms --y� p13 :SUB7075.bo EXHIBIT A: CONDITIONS OF APPROVAL OF VESTING TENTATIVE MAP FOR SUBDIVISION 7075 1. This subdivision is approved for 14 lots as generally shown on the revised Vesting Tentative Map received by the Community Development Department on May 20, 1988 2. A variance to the average lot width. requirement is approved for Lots 2, 3, 4, 7, 8, 9, 10, 12 and 14. 3-. The name' of the proposed street shall be subject to the review and approval of the Community Development Department, Graphics . Section. Alternative names shall be submitted at least 30 days prior to filing a final map. 4. Should archaeological materials be uncovered during grading, trenching or other on-site excavation(s) , earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society for California Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has. had an opportunity to .evaluate the significance of the find and suggest appropriate mitigation(s) , if deemed necessary. 5. A final grading and ,tree preservation plan shall be subject to the review and approval of the Zoning Administrator. The developer shall attempt to maximize preservation of trees. The plan shall identify trees to be re- moved and eliminated. The plan shall be accompanied by a program to pro- tect designated trees during the construction stage. Tlie graded pad on Lot #10 shall be limited to a height of 252.5-ft. ; the pad on Lot #9 shall not exceed a height of 253-ft. The graded pad on Lot #14 shall- be reduced to a height of 251.5 feet. Immediately upon completion. of grading, the graded slopes shall be hydro- seeded to mitigate the hazard of soil erosion. 6. All construction and transport equipment. shall be muffled in accordance with state and federal requirements. 7. The following noise, dust .and erosion control measures shall be imple- mented: A. The applicant shall develop in conjunction with the Building Inspec- tion Department, a program to minimize erosion and generation of dust resulting from the grading operation. B. Noise generating construction activities shall be limited to the hours of 7:30 A.M. to 6:00 P.M. , Monday through Friday and shall be prohi- bited on State and Federal holidays. C. The. project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and` to locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing resi- dences as possible. 2 D. At least one week prior to the commencement of grading, the applicant , shall post the site and mail to adjacent property owners and to the County that construction work will commence and a list of contact per- sons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to initiate corrective action in their area of respon- sibility. E. Dust shall be kept down by watering which shall be accomplished by a watering truck kept on site or from hydrants on site. The name of the responsible person shall appear on the list of contact persons. 8. In addition to the standard R-20 zoning requirements, the principal struc- tures shall maintain a minimum 5' setback from the edge of slope. 9. Comply with the water pressure, hydrant, road design, traffic signal , :roof- ing and automatic sprinkler requirements of - the Consolidated Fire District as listed in its 2/1/88 letter. 10. Comply with the following requirements of the County Geologist: A. Site grading plan shall be revised to comply with consultant's recom- mended cut slope gradients, 3 (horizontal ) : 1 (vertical ) '. B. Submit a preliminary geotechnical report meeting the requirements of the subdivision ordinance,' Section 94-4.420, prior to issuance of Building Department permits or installation of improvements or utili- ties. Grading and improvement pians shall implement approved report recommendations. Record a document acknowledging and identifying the report, to run with property deeds. C. Prior to issuance of building permits, submit final report for grad- ing, drainage, and erosion control in accordance with grading ordi- nance Section 716-8.1014. Final report shall show location of fill keyways and plan and profile of subsurface drainage facilities as sur- veyed by the project civil engineer. 11. All residences shall provide for a lighted street number, that will be clearly visible from the road'. 12. A perimeter fence plan shall be submitted for the review and approval of the Zoning Administrator prior to filing a final map. 13. Location of home sites for all lots shall reflect regard for views and pri- vacy of existing residences and be subject to the review and approval of of the Zoning Administrator. Residences on Lots 1, 4, 6, 10, 13 and 14 shall be limited to one story. Lot 14 shall observe a minimum 60-foot setback from the western property line (Graves) . r 3 14. Comply with the' following, drainage,, road improvement, traffic -and utility requirements: A. . In accordance with Section 92-2.006 of the County Ordinance Code, this subdivision. shall conform to the provisions of-the County Subdivision 'Ordinance (Title 9) . Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the ordinance includes the following requirements: 1). Constructing road improvements along the frontage of Mountain View Boulevard. Constructing, to County Public Road .Standards, a road connecting the existing County, maintained sections of Mountain, View. Boulevard and Blackwood. Drive will satisfy . this requirement. The existing easterly portion of the connection, on the northerly side, shall be upgraded as necessary to County pub- lic road standards. The paved ,width of this section of. road shall be 36 feet from San' Miguel Drive to' Norris Road, then tapered to a width of 28 feet and extending to . a' point approximately 240 feet west of Norris Road, and then to a width of 14 feet, extending. the connection to Blackwood Drive. ' A de- tailed sketch of this improvement shall be submitted to the Pub- lic Works .Department prior to submitting improvement plans. Additional right of way - for this road connection shall be dedicated to the County as follows 26 feet along the frontage of the property and. 18 feet along the norther-y 'portion of--the road between Norris Road and a point approximately 240 feet west of. Norris Road. A gated -barrier shall . be constructed across the westerly portion of this road" connection between the westerly. property line and the on-site access road. The design of the barrier shall be subject to review and approval of .the Zoning Administrator .and the Public Works Department. The Public Works Department" wi1`1 ensure that public agencies. requiring emergency • passage through this barrier have the means to do so (e.g.. , are furnished keys to a gate lock) . Subsequent development in the area may require-uire- the removal of this barrier. Removal of this barrier will. be 'subject to public review. (Street lights wi1.1 not be required) : 2) Undergrounding of all utility distribution facilities. 3) Conveying all storm waters entering Qr originating within the - subject property to a natural watercourse- having definable bed and banks or to an existing adequate storm drainage facility: ' a. Constructing an adequate storm drain system beginning along the Ward Drive frontage of proposed Subdivision #6934 and terminating at the San Ramon Creek Bypass,subject to approval of the Public Works Department, will satisfy this requirement. Diversion of runoff from that portion of the site which drains to Sans Crainte Creek to this storm drain . system will be acceptable, 4 b. An exception to the "collect and convey requirement of the ordinance is permitted for that approximately 0.6 acre of undeveloped land at the southerly boundary of Lots 8, 9, 10, and 11 that will continue to drain to Sans Crainte Creek. C. If the applicant chooses not to convey the storm waters in a storm drain system across the -Rowland property to the west, a drainage release from that property will be required. 4) Submitting a Final Map prepared by a registered civil engineer or licensed land surveyor. 5) Submitting improvement plans prepared by a registered civil engi- neer, payment of review and inspection fees, and security for all improvements required by the Ordinance Code or the conditions of approval for this subdivision. These plans shall include any necessary . traffic signage and striping plans for review by the County Traffic Engineer. Signage shall indicate that the road is planned to be opened to through .traffic in the future. 6) Installing, within a dedicated drainage easement, any portion of the drainage system which conveys run-off from public streets. B. Convey the storm waters from the concrete slope drains (which border Lots 8, 9, 10. and 11) to the. swale which crosses the Boyl'and property via an hydraulic structure (located on Lot 10) designed to reduce the concentration and velocity of the storm waters. The design and con- struction of this hydraulic structure will be subject to review and approval of the Public Works Department. C. The concrete slope drains and hydraulic structures along the southerly boundaries of Lots 8, 9, 10 and 11 shall be placed within private storm drain easements. Maintenance responsibility for these drainage facilities by the respective. property owners shall be established by C C & R's. D. Storm waters. from all of the developed areas of the subdivision shall be drained to the streets and/or to drainage facilities leading to the San Ramon Creek Bypass. This requirement shall also be established by C C & R's. E. The interior subdivision street shall be dedicated to the County and constructed to County public road standards as shown on the Tentative Map. F. Furnish proof to the Public Works Department, Engineering Services Division, of the acquisition of all necessary rights of entry, permits and/or easements for the construction of off-site, temporary or perma- nent, road and drainage improvements.- If, after. good faith negotia- tions, the applicant is unable to acquire necessary rights of way and r 5 easements, he shall enter -into an agreement with the County to com- plete the necessary improvements at such time as the County acquires the necessary interests in accordance with Section 66462 and 66462.5 of the Subdivision Map Act G. Prior to the recordation of the Final Map, the owners of abutting property shall be notified that the various documents required by these conditions of approval of Subdivision 7075 (including the C C & R's) are available for public inspection . at County offices. The developer shall provide the Community Development Department with a list of the owners of abutting property and -their mailing addresses, and a set of stamped, addressed envelopes. H. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for Countywide Area of Benefit as adopted by the Board of Supervisors. Currently the fee is $2,300 per single family dwelling unit. I . Comply with the drainage fee requirements for the Sans Crainte Drain- age Area as adopted by the Board of Supervisors. J. Comply with the tree preservation measures recommended by a qualified arborist during the construction of off-site drainage improvements. ADVISORY STATEMENT This project may be subject to the requirements of the Department of Fish and Game and the U.S. Army Corps of Engineers. The applicant should notify the De- partment of Fish and Game, P.O. Box 47, Yountville, CA 94599, of any proposed construction that may affect the San Ramon Creek Bypass, per Sections 1601 and 1602 of the Fish and Game Code. Also, the applicant should notify the U.S. Army Corps of Engineers, 211 Main Street, San Francisco, CA 94105-1905, Attention: SPNCO-R, of any proposed construction within the creek in accordance with Sec- tion 404 of the Clean Water Act (33 U.S.C. 1344) . BD/GA/df sub8:sub7075c.bd 4/27/88 5/5/88 6/14/88-Revisions, P/C 7/21,28/88 - gms 8/5,11/88 - gms " 9/2/88 - gms