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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.
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'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
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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.
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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) .
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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,
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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
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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
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