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HomeMy WebLinkAboutMINUTES - 01281986 - 2.9 �.9 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on January 28, 1986 , by the following vote: AYES: NOES: (See below for vote) ABSENT: ABSTAIN: -------------------------------------------------------------------- SUBJECT: Appeal of Howden Wind Parks, Inc. from Board of Appeals decision with respect to appeal of the Bay Area Greenbelt Congress on LUP 2025-85 . The Board on January 21, 1986 closed the public hearing and deferred to this day decision on the appeal of Howden Wind Parks, Inc. (applicant) and Vaquero Farms, Inc. & Antonio and Thelma Souza (owners) , from the Board of Appeals decision granting in part the appeal of the Bay Area Green Belt Congress (appellant) by requiring the preparation of an Environmental Impact Report (EIR) before proceeding any further with said appeal from the Zoning Administrator' s approval of Land Use Permit 2025-85 which requested approval to establish a wind power electrical generation facility with setback variances for some of the windpower generators. Supervisor T. Torlakson commented on the recommendations and issues as set forth in his report of January 14, 1986 (revised January 21, 1986) , copy of which attached hereto and by reference incorporated herein. Supervisor Torlakson advised that from his investigation he did not believe an EIR is necessary since all concerns could be addressed in the conditions of approval imposed by the Planning Commission and the recommendations he has submitted to the Board for action. Supervisor T. Powers noted that Supervisor Torlakson' s report contained recommendations not only applicable to the Howden Wind Park Development but also to wind farm development and the con- cept relative to the establishment of an "Urban Limit Line" and a "Green Belt" as part of the County General Plan Study now in pro- cess. To keep the two issues separate and to avoid possible misunder- standing, Supervisor Powers presented a format for the Board to follow when it voted on this matter. Supervisor R. I . Schroder noting that he was not present at the hearing on January 21, 1986 , requested that the record show that he had listened to the Clerk' s taped recording of the hearing on Friday afternoon, January 24, 1986 . He also advised that he had reviewed the Clerk' s file on this matter, is aware of the issues, and therefore is able to vote on the appeal. Supervisor N. C. Fanden advised of her interest in requiring an EIR on the application. She expressed the belief that an EIR would answer many of the questions and issues of concern. Following a brief discussion, Board members then agreed to vote on the issues in the sequence as presented by Supervisor Powers. On motion of Supervisor Torlakson, seconded by Supervisor Powers, IT IS ORDERED that the Board SUPPORTS and APPROVES in con- cept the specific studies and measures contained in the report sub- mitted by Supervisor Torlakson on January 14, 1986 (revised January 21, 1986) to include items 1, 52 8, and 10 on Pages 1 and 2, and the five specific points on Page 3, and REFERS these points and the question of the EIR back to the Planning Commission for further review as well as to County Counsel. 1 The vote on the motion was as follows: AYES: Supervisors Schroder, McPeak, Torlakson, Powers NOES: Supervisor Fanden ABSENT: None On motion of Supervisor Torlakson, seconded by Supervisor McPeak, IT IS BY THE BOARD ORDERED that the other points and con- cerns, items 2, 39 4, 6, 7 (d) , and 9 , as well as items 11 through 14 are REFERRED to the Southeast Area General Plan Advisory Committee with Item No. 6 being modified to read: 116 . In addition to having an independent archaeologist review to be graded, an independent biologist or ecologist will be hired to review these sites and report to the Zoning Administrator any potential significant environmen- tal damage that might occur to plan and animals. " The vote on the motion was as follows: AYES: Supervisors Fanden, Schroder, McPeak, Torlakson, Powers NOES: None ABSENT: None On motion of Supervisor Torlakson, seconded by Supervisor Powers, IT IS BY THE BOARD ORDERED that referral is made to the Community Development Department and the City County Relations Committee the concept of an "Urban Limit Line" and a permant "Green Belt" (see Items 7 (a) , (b) , and (c) in Supervisor Torlakson' s report to determine the extent of and options for investigating this con- cept to include: a. Additional areas surrounding cities in the Southeast, East, South and Northwest areas of the County which are not in agricultural and/or open space zoning which may be candidates for a Green Belt. b . Methods by which these areas could be preserved as Green Belt or Urban Limit Line, including public purchase. c . Methods by which these areas could be publicly discussed. d. Bring back a preliminary report on this to the Board by the time the Howden Wind Farms application returns from the Planning Commission. The vote on the motion was as follows: AYES: Supervisors Fanden, Schroder, McPeak, Torlakson, Powers NOES: None ABSENT: None I hereby certify ftd?"pis Is a true and correct copy of an action 8aken and andored on ilia pimutes of the CC: Director, Community Development Board of Supe Isom on tho data shown. Department ATTGS'TED: C 9 (1 KL Howden Wind Farms PHIL FSA hiB on '"u C rbc of the Board City—County Relations Committee of Supervisors and County Administrator Southeast Area General Plan Advisory Committee ey4J.011AJLO, . County Counsel ' Deputy 2 CONDITIONS OF APPROVAL FOR 2025-85: I. Development shall be generally as shown on the plans submitted with the application and dated received on February 15, 1985 by the Community Development Depart- ment, and as generally specified by the supplemental application material supplied by the applicant and these conditions of approval. Development shall be subject to final review and approval by the County Zoning Administrator prior to the issuance of grading or building permits. The supplemental application material supplied by the applicant, on which this approval is based, includes the following: A. Project plan, prepared by Howden Wind Parks, dated received February 15, 1985. B. "Land Use Permit Application Nature of Request" dated received February 15, 1985. C. "Supplemental Submittal" dated received June 3, 1985 including Appendices. D. "Draft Reclamation Plan" dated received June 3, 1985. E. "Howden HWP-330 Wind Turbine Specifications" dated received June 3, 1985. F. Archaeological Report of Site prepared by Holman & Associates dated received May 16, 1985. G. A reconnaissance survey of rare or endangered plants and animals on site by Bio- Systems Analysis, Inc. dated received May 16, 1985. H. Letter dated received May 24, 1985, from Bio-Systems Analysis, Inc., stating that primary zone encompassing the golden eagles nest will be staked before construction begins. I. Letter, dated received July 1, 1985, from Howden Wind Parks Incorporated, with attached letter from a registered professional engineer certifying the rotor safety of the wind power generator. J. Letter from Howden Wind Parks, Inc., covering interconnection negotiations with Pacific Gas and Electric Company. 2. The maximum number of wind turbines approved by this permit for this wind powered electrical generation facility shall not exceed 166. 3. After notice as provided for the initial hearing, this matter may be set for hearing on the 5th annual anniversary of initial approval and on subsequent 5th anniversaries for the purpose of modifying any conditions previously imposed or adding conditions that may be required to guarantee the continuance of the affirmative findings contained herein. This reconsideration may include the imposition of a requirement for the removal of obsolete, abandoned or unused materials or equipment from the premises affected by this permit or the requirement that appropriate guarantees to secure 2025-85 pg. 2 such removal be filed and maintained. Any condition.modified or added shall be of the same force and effect as if originally imposed. Approval is for thirty (30) years. 4. Building permits shall be obtained and construction activity commenced within three years of approval or this permit shall be of no force or effect. The project may be built in accordance to an approved phased construction schedule which shall be subject to review and approval by the County Zoning Administrator. Construction shall be phased to generally provide for contiguous development across the subject property. 5. Applicant shall notify the County.Building Inspection Department and the Community Development Department of any Mower collapse, blade throw, fire, or wind turbine generator cleated injury to a worker. 6. All personnel connected with the. project shall be informed of the possibility of finding archaeological resources (e.g. human remains, artifacts, bedrock, bone or shell). If during construction such resources are encountered, all work will be halted within a 500-foot radius of the findings and a qualified archaeologist retained to ascertain the nature of the discovery. Mitigation measures recommended by the archaeologist and approved by the Director of Community Development will be implemented. 7. All personnel connected with the project shall be informed of the possibility of. encountering San Joaquin Valley Kit Fox dens. If a den of the San Joaquin Valley Kit Fox is encountered on site, construction activities shall not be undertaken within 100 yards of den location and the Department of Fish and Game in Yountville shall be contacted within 24 hours of discovery. Construction within the 100-yard zone shall resume only in compliance with the protection measures described by the Department of Fish and Game. 8. Prior to issuance of building or grading permits, the applicant shall prepare and submit a drainage, sedimentation and erosion control plan for review and approval by the County Community Development Department, County Flood Control and Water Conservation District, County Building Inspection Department and the Public Works Department. The plan shall be in accordance with standard engineering practice; all cut and fill slopes along roadways, wind turbine and building sites shall be hydro- seeded with species that are compatible with existing plant species. 9. Prior to construction, permittee shall have their plans approved by the State Department of Forestry as being in accordance with the regulations administered by that Department. - 10. The applicant shall make a reasonable attempt to maintain the telephone numbers of the inhabitants of all adjacent properties and give timely notification to same in the event of an on-site fire. 11. A comprehensive general liability insurance policy shall be maintained during the term of this permit. Evidence of such coverage shall be filed with the County prior to issuance of any permit implementing this conditional use permit. :T^ _._.. __•y. .:rN..�w a. ..ss+T+_;'....'�f�IFY-... c.. - •-M.:r<. .•"_ .. -'^. ....,..,w�.,..r, .r.-.: ... .... . 2025-85 pg. 3 12. Wind turbine structures shall be of neutral, non-reflective colors. Colors shall be subject to review and approval by the County Zoning Administrator. This includes the blades of the wind turbines. 13. 0-foot seetback variances are granted for the north and west boundaries of Section 25 TIS-R2E M.D.B.E.M. and a 0-foot setback for the north and east boundaries of Section 31 T14-R2E M.D.B.E.M. Zero foot setbacks will be granted for the south boundary of Section 25 and the west and south boundary of Section 31 if the applicant submits acceptable written waivers from neighboring property owners and wind power permitees. They comply with the rr:quirements of Section 26-2.2006 of the County Ordinance Code. • 14. The transmission line between turbines shall be placed underground where deemed economically feasible. The collector line (single wood pole line) may be located above ground, as generally shown on the site plan dated received February 15, 1985. 15. Comply with the requirements of the County Building Inspection Department. 16. The applicant shall avoid, whenever feasible, construction of wind turbines or access roadways in the vicinity of any recent landslides and areas with slopes over 25 percent to prevent disturbances and degradation of land forms and to limit visual scarring by cut/fill, retaining walls, trenching and/or vegetation removal. 17. Access to the site shall be as shown on the plot plan submitted with the application. 18. The developer shall use the machine proposed (Howden HWP 330/31). At the request of the applicant, or at the direction of the County Zoning Administrator, this matter may be set for hearing to consider substitution of alternative machines and application of new or modified conditions of approval to address said substitutions. 19. The FAA and local airport officials (Byron Airport) shall be notified of the project's location and dimensions prior to commencement of construction. Project develop- ment shall reflect mitigation measures determined necessary to eliminate inter ference with air traffic control in the area. 20. Following commencement of operation (initial sale of power), and on each calendar quarter of said commencement, the applicant shall submit to the Zoning Adminis- trator a copy of the Performance Status Report as filed by the applicant to the California Energy Commission. 21. Prior to the issuance of building or grading permits for each phase of the project's construction, the applicant shall provide the State Department of Water Resources (Attention: Ken Fellows, 1416 Ninth Street, Sacramento, CA 95814) copies of the site plans and grading plans of the proposed construction. Copies shall also be directed to the Bureau of Reclamation - USBMP 720 (Attention: John Turner, Chief of Planning, 2800 Cottage Way, Sacramento, CA) and the Contra Costa Water District (Attention: John DeVito, General Manager, P.O. Box H2O, Concord, CA 94524). 2025-85 pg. 4 22. The permittee shall submit a reclamation plan for the review and approval of the County Zoning Administrator. An acceptable security deposit or bond shall be posted to cover the cost of removal of the wind power generators and appurtenant facilities. The main road and access roads need not be reclaimed. The maintenance building may remain provided it is converted to agricultural use. 23. Prior to the issuance of building or grading permits, a security plan shall be submitted f or review and approval by the County Zoning Administrator. 24. Comply with the County Health Department for the establishment of any individual sewage disposal facilities on the site. 25. Comply with road improvement requirements as follows: A. Construction vehicles and equipment are restricted to the following access routes to the site: 1) From the south: I-580 and Vasco Road. 2) From the north: State Highway 4, Walnut Boulevard and Vasco Road. 3) From the east: State Highway 4, Marsh Creek Road, Walnut Boulevard and Vasco Road. 4) From the west: I-580 and Vasco Road. 5) An alternate access route approved by the County Public Works Department and the Zoning Administrator. B. Construct the access road as a paved road from the existing edge of pavement of Vasco Road a distance of approximately 40 feet, configured to the State Standard for Public Road Intersection (Fig. 7-406.1), and install an 18-inch CMP culvert. C. Furnish proof to the Public Works Department, Engineering Services Division, that legal access to the property is available from Vasco Road. D. Obtain an encroachment permit from the Public Works Department, Engineering Services Division, for construction of driveways or other improvements within the right of way of Vasco Road. 26. Any proposed wind turbines within one mile of Vasco Road and visible from that road, shall be deleted or moved to another portion of the site acceptable to the Zoning Administrator. 27. A $3,000.00 cash bond shall be deposited to be used in the investigation and evaluation of valid complaints of excess noise or land use permit violations. If part of the bond is used, the permittee shall restore the balance to $3,000.00. The bond can be deleted on the fifth anniversary if the record and kilowatt hour production so warrant. 2025-85 pg. 5 28. During the construction phase of the project, the archaeological sensitive areas shall be fenced by a chain link fence or other means of separation acceptable to the consulting archaeologist. An archaeologist shall field inspect the areas to determine the best location for the fence and shall submit a report showing recommended fence locations, and indicate fences that can be removed after the construction phase. The report shall be reviewed by the applicant's biological consultant, who shall comment on the fences potential for conflict with any rare or endangered species, especially the kit fox. 29. The applicant shall conduct a three year wildlife monitoring program. At the end of the three year period the applicant shall submit .the report to the County Zoning Administrator for review. I.he report may be distributed to interested organizations and agencies for comments. If the report recommends additional mitigation measures or conditions the County Zoning Administrator may require a public hearing to add, modify or delete conditions of approval. 30. hock outcrops and sensitive cultural areas shall be photo documented by the consulting archaeologist or under his direct supervision. The archaeologist shall certify that the documentation is a full and complete record. 31. The applicant shall submit an exhibit to the County Zoning Administrator showing at one scale the location of the wind turbines and archaeologically and biologically sensitive areas. This shall be done prior to issuance 'of building and/or grading permits. 32. Any control building on Section 31 shall be as small as possible. The location and size shall be reviewed and approved by the County Zoning Administrator. The following statements are not conditions of approval. However, you should be aware of them prior to requesting building permits on the parcels of this minor subdivision. A. Building and grading permits required. B. A survey may be required to establish property lines. C. A licensed soil engineer may be required to control grading operations and to report on the ability of the site to support the improvements anticipated. coa.2025 712/85 9/3/85 Attachments z , !TO: BOARD OF SUPERVISORS + FROM: Supervisor Tom Torlakson Contra Costa DATE: January 14, 1986 (Revised 1/21/86) County SUBJECT: WINDFARM DEVELOPMENT AND HOWDEN WINDPARK DEVELOPMENT PROPOSAL SPECIFIC REQUEST(S), OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION Four meetings were called to attempt to have the people representing groups interested in this project and in windfarm development come together and reach a. consensus. Meetings were held on November 13, November 26, December 20, 1985, and January 10, 1986. Although a final consensus was not reached on all points, there seemed to be general support on the part of most participants for the following list of recommended actions--and a sense that these actions would answer almost all the environmental concerns that have surrounded this applica- tion. it is the opinion of the Community Development Department that an EIR is not needed and that the application as acted upon by the Zoning Adminis- trator--with the further adoption of these recommendations--will mitigate any environmental impacts that might occur. The Zoning Administrator took into consideration the impact of the developments that had already been granted in the County as well as information assembled in connection with the WECS Ordinance. The Zoning Administrator was also aware that other windfarm development would follow the Howden application in the same general area and he took the potential impact of these developments into consideration when issuing the Negative Declaration. RECOMMENDED ACTIONS: General Points on Windfarm Development: 1. All of the conditions imposed on the land use permit must be fully implemented and vigorously enforced. Any and all costs associated with any enforcement problems of the conditions or any revocation hearings or legal actions attendant to these conditions will fully be the financial responsi- bility of the applicant. 2. Add to the County' s General Plan guidelines a program mapping out the areas appropriate for wind farm/wind machine development. This program should address where wind machines would be allowed, where wind machines would not be allowed and where wind machines might be allowed upon the submittal of additional information. This program should consider environ- mental and aesthetic factors in defining areas appropriate for windfarm development. Aq. `ot4l CONTINUED ON ATTACHMENT: YES SIGNATURE: - RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S) ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS UNANIMOUS (ABSENT ) I HEREBY CERTIFY THAT THIS IS A TRUE AYES: NOES: AND CORRECT COPY OF AN ACTION TAKEN ABSENT: ABSTAIN: AND ENTERED ON THE MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. CCs ATTESTED PHIL BATCHELOR, CLERK OF THE BOARD OF SUPERVISORS AND COUNTY ADMINISTRATOR M3e2/7-e3 BY DEPUTY (� Windfarm Development January 14, 1986 Page TWO 3 . The notification process should be clearly detailed, established and implemented as to who and what organizations are to be informed of any initial hearings on land use permits for wind machines and ordinance amendments. See attached memo for notification procedure proposal. This should be further enhanced by two additional steps: (a) windmill appli- cants shall also pay for notification mailings to the interested party list to notify them of any hearings or meetings scheduled before EDPAC; and (b) when the department receives communications--particularly ones that are asking for more information or are critical of an application--copies of these communications should automatically be sent to the parties involved as soon as possible. ,_Q�._Q�� 4 . The WECS Ordinance will be reviewed by all interested parties with the parties to send their comments to the Community Development Department. The Department will then arrange for meeting(s) to review comments, then prepare an amendment for hearings before the Planning Commission and Board of Supervisors. The recommendations would be reviewed by the Southeast General Plan Committee prior to hearings at the Commission level. 5. All grading for wind machine sites and service roads shall meet Soil Conservation Service standards (now a standard condition) . 6. There should be developed an archeological element in the proposed Countywide General Plan expressing the Board' s concern for preserving these important resources and seeing them inventoried and protected. 7 . Other aspects of the Countywide General Plan work program to include, among others, the following: (a) discussion and reviews of feasibility of establishing an urban limit line including what would happen if such a line is not ade- quate. (b) discussion of the "designation of a permanent Greenbelt which will include agricultural land, watersheds, parks, forests, wetlands, geological unstable areas, and buffers around cities. " (c) "Alternative land use features will be tested as an aid to developing revision recommendations. Such land use shal include desig- nating the open space element as identified on the map of the current General Plan as a permanent Greenbelt. " (d) "Issue #6 Adopt a goal to establish a General Plan that will not adversely affect the Bay Area Region. " • How will job development in the San Ramon Valley affect housing and traffic patterns in Solano and Alameda counties? • How will loss of agricultural land in Contra Costa County affect commercial agriculture in Alameda, Solano, Sonoma, Marin, Napa, Santa Clara, and San Mateo counties? 8. The Board should ratify the staff's recommendations that an additional condition be applied on all current and future windfarm appli- cations--requiring a $10 an acre fee to finance regional biological and wildlife studies for the area. (This condition has been imposed on three LUP' s heard subsequent of the Howden appeal. ) 9. Contact Alameda County and encourage their participation in the regional studies. 10. Creeks shall not be disturbed in any way. Windfarm Development January 14, 1986 Page THREE 11. The purpose of the proposed regional resources study will be two-fold: (a) to provide sufficient information to determine the immediate and long-range impacts of wind generation to southeastern Contra Costa County; and (b) to provide the necessary information to implement mitiga- tion, compensation, and enhancement recommendations to come from this comprehensive, regional study. Accomplishment will require the cooperation of local agencies (Alameda County, Contra Costa Water District, fire departments, resource conservation districts, etc. ) , and. State agencies (Fish and Game, Office of Historical Preservation, Water Resources, etc. ) . The study must also rely on local experts who have knowledge and experience with resources in the area (California Native Plant Society, Audubon Society, Save Mt. Diablo and many knowledgeable individuals) . 12 . The Community Development Department is directed to receive proposals from citizens, the cities, and other agencies on what lands should be included in the Greenbelt. The Department shall compile these proposals and identify on one map (Metropolitan Transportation Commission maps scale 1 to 62 , 500) areas of agreement and disagreement, and consis- tency with the existing Open Space Element of the General Plan. 13 . The County shall assess the future recreation needs of its residents and shall identify areas which are lacking or will be lacking recreational facilities. These findings shall be forwarded to city, regional, state, and federal park agencies. The County shall determine the implications of losing potential park land to development. 14. The Community Development Department shall work with the Depart- ment of Fish and Game, the East Bay Regional Park District, local land owners, environmentalists , and wind industry representatives to explore the feasibility of introducing Tule Elk and pronghorned antelope into areas in southeast Contra Costa County. Specific Ponts Regarding Howden Wind Park Project: 1. There will be dedicated to the county a conservation easement over the entire land involved in the applications. It would permit only the ,PP,��LL specific wind machines and service roads shown on the plans as well as agricultural structures. �J A secondary special sensitive area--with its unique resources--will be defined that would allow no construction of any sort. 2. The special sensitive aera would be protected by a designated protection zone within the easement, and the county will encourage manage- ment and access to this zone (around 200-250 acres) by inviting the EBRPD or a wildlife agency to be stewards of this zone. Efforts will be made to extend this zone to adjacent parcels where this is appropriate. By mutual agreement of the County, the managing agency, and the property owner, the zone will be made available to the public for guided interpretive walks and scientific study. 3 . As a Resource and Cultural study is undertaken and paid for either in part or in whole by: (a) the $10 an acre fee; and (b) grants from the Wind Energy Industry and PG&E--that the County will be committed to com- plete the study if there is a fund shortfall. 4 . Every reasonable effort should be made by the applicant and by the County to obtain conservation easements and protection for the sensitive and unique areas adjacent to Sections 25 and 31 on the Walker properties. 5 . The landowner and applicant shall cooperate in the efforts to register archeological sites with the State registry for sites in Sections 25 and 31 and any others identified in adjacent lands with Souza-Vaquero Farms LUP' s. There have been positive commitments from the wind energy representa- tives and environmental organizations to assist in the study funding. Furthermore, the Community Development Department is confident outside sources are available and should be willing to complete funding of the effort. TT:gro : MEMORANDUM TO: WINDFARM INTEREST GROUP, CCC - CDD FROM: Sal Kneel and4vy-- DATE: January 9, 1986 SUBJECT: Notification Procedure At our last meeting, concern was raised over the timely notification of windfarm application hearings. Dale Sanders and I were asked to tackle this issue and come back to the group with a proposal . It is my impression that Dale, representing Greenbelt Congress, generally concurs with the following proposal . He would like to make provisions for this not only in the application filing requirements, but in the County Ordinance as well . Attached you'll find a requirement outlined in Alameda County's "Maps and Information to be Submitted with Windfarms Application." It requests that stamped, addressed envelopes be submitted with a land use application. The envelopes are to be addressed to all property owners within 1,000 feet of the subject property as well as those who are on a WINDFARM REFERRAL LIST. We hereby propose that Contra Costa County Community Development Department adopt a similar filing requirement. A list of those who would likely choose to be on such a list should be compiled immediately. A general mailing would go out to verify interest in being notified. The applicant would be responsible for providing the prepared envelopes to the County and the CDD would, in turn, be reponsible for mailing these at least with 10 days notification of a hearing. To keep the list up to date a mailing should go out twice a year to purge the Windfarm Referral list. In other words, a letter should be sent to those on the list asking if they would like to remain on this list. ' . i r a s MAPS b INFORMATION TO BE SUBMITTED WITH WINDFARM APPLICATIONS MAPS: '1) Location Map - 1" 2,000' (USGS Scale) 2) Site Plan - Sheet size should not exceed 24- x 36"; scale 1" = 300' or larger; scale and north arrow (up); name/address of land owner and developer; boundaries of site; contours (20' minimum intervals); adjoining streets, railroads (named); transmission lines; houses on site and within 1,000' of site boundary (labelled); site acreage; major point(s) of access to project; schematic location of each machine, substation, maintenance building, utility line; access to above proposed improvements; dimensions of nearest improvements to all property lines and houses. 3) A map showing the 55dB(A) Ldn contour around the proposed turbines. INFORMATION: Written description of site, meteorological conditions, topography, vegetation, existing improvements, land use, ambient noise level, wind-electric generators, (size, performance, color), rated output and estimated annual output (KWH/YR.), visual/aesthetic and safety considerations. Site plans and estimates of power production shall reflect actual conditions of the site, and contingency plans and over-estimates shall be specified as such and shall be reasonable. Cite examples of this equipment at other locations (where?), and a statement ' of the developer's qua lifications/experiance in windfarm development. Address the required findings. A preliminary archaeological reconnaisance report shall be prepared by a qualified archaeologist and filed with the application. A preliminary rare and endangered species reconnaisance report shall be prepared by a qualified biologist and filed with the application. Postage paid (2V) and addressed legal size envelopes shall be submitted with the application. The envelopes shall be addressed to all property owners within,000'_ of the projectte"'�nd to all persons on the County's j current windfarm referral list available from the Planning Department. IA list of all property owners within 1,000' of the project site shall also be submitted for our files. The name of a public �ontact person shall be provided along with an address and phone number. Alameda County Planning Department, April 24, 1984- r- D R A F T SUBJECTS TO BE COVERED BY A REGIONAL CULTURAL AND NATURAL RESOUCE STUDY January 5, 1986 t The purpose of the proposed resources study will be two-fold: (1) to provide sufficient information to determine the immediate and long-range impacts of wind generation in southeastern Contra Costa County; and (2) to ( !� provide the necessary information to implement mitigation, compensation, enhancement recommendations to come from this comprehensive tudy. Accomplishment will require the cooperation of local agencies (Alameda County, Contra Costa Water District, fire departments, resource conservation districts, etc. ), and State agencies (Fish and Game, Office of Historic Preservation, Water Resources, etc. ). The study must also rely on local experts who have knowledge and experience with resources in the area (California Native Plant Society, Audubon Society, Save Mt. Diablo, and many knowledgeable individuals).