Loading...
HomeMy WebLinkAboutMINUTES - 05081990 - H.6 H. 6 TO: ' BOARD OF SUPERVISORS Contra Costa FROM: Harvey E. Bragdon, Director of Community Development Custy DATE: 12 April 1990 SUBJECT: Recommendation of the County Planning Commission on Subdivision #7233 (Sequoia Hills) - Walnut Creek area. (S.D. III ) Parcel #184-290-004) SPECIFIC REQUEST S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Accept Negative Declaration determination issued by staff and recommended by County Planning Commission. 2. Approve Subdivision #7233 for a maximum of six (6 ) lots as recommended by the County Planning Commission. 3 . Adopt the findings outlined in Commission Resolution No.19-1990 as the basis for your Board's action. BACKGROUND/JUSTIFICATION FOR RECOMMENDATION: This project was previously heard by the Board of Supervisors in October 1989. AT that time, the applicant had appealed the decis- ion of the County Planning Commission (which was issued prior to the acceptance of any public testimony) to require the preparation of an Environmental Impact Report. The Board unanimously voted to refer the matter back to the Planning Commission to allow the Comm- ission to conduct a hearing on the project. Further, the Board in- structed staff to make available additional environmentally related documents and to have the Commission action on the project be in the form of a recommendation back to the Board on the appropriate environmental determination and• on the merits of the project. PLANNING COMMISSION ACTION: On March 27, 1989, the Planning Commission conducted a hearing on the project. After reviewing additional project information, the Commission voted to recommend that the Board find a Neglqtive Declaration determination as adequate and to recommen he j t be approved for six ( 6) lots. CONTINUED ON ATTACHMENT: YES SI.GNA RECOMMENDATION OF COUNTY ADMINISTRATOR RECOP94ENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD -ON May 8, . 990 APPROVED AS RECONMENDED X OTHER This is the time heretofore noticed by the Clerk of the Board of Supervisors for hearing on the recommendation of the Contra Costa County Planning Commission on a Board of Supervisors referral on Subdivision 7233 and on an. application by ARTEK, Inc. (applicant and owner) for approval of Vesting Tentative Subdivision map to divide 2.9 acres of land into six lots with variances to the maximum height requirement for proposed retaining walls for proposed access roads (Subdivision 7233) in the Walnut Creek/Saranap area. Mary Fleming, Community Development Department, presented the staff report, describing the proposed site and giving a brief history of the matter before the Board today. She commented on the Planning Commission recommendation for approval of a maximum of six lots. She advised of the staff recommendation that the Board adopt the negative declaration on this project, approve the subdivision for the six lots and adopt findings as indicated in the report before the Board. 1. Supervisor Schroder requested clarification on the issue of access to the lots. Ms. Fleming responded to Supervisor Schroder' s request. The public hearing was opened and the following persons appeared to speak: Edward Patmont, the architect and applicant for the subdivision, requested approval of the proposed subdivision. James Day, 130 Sequoia Avenue, Walnut Creek, spoke in opposition. The Chair read a card with comment from the following person: Norm Temple, 230 Sequoia Drive, Walnut Creek, indicating the ARTEK should have to correct mistakes on the first Sequoia Hill project before starting a second project. Mr. Patmont spoke in rebuttal. The public hearing was closed. Supervisor Schroder commented on the proposed condition of approval relative to issues including grading, sub-surface water, soil, drainage ditches, retaining walls, steepness of the terrain and the presumption that sites could be lost if the geologic concerns cannot be dealt with. Supervisor Schroder moved approval of the recommendation of the Planning Commission relative to the ARTEK, Inc. Subdivision 7233 . Supervisor Torlakson referred the issue of construction noise and hours to the Community Development Department. IT IS BY THE BOARD ORDERED that recommendations 1, 2 with conditions (Exhibit A attached) and 3 are APPROVED; and the issue of noise and hours of construction regulations is REFERRED to the Community Development Department. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A X UNANIMOUS (ABSENT I ) TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND EN'T'ERED ON THE ABSENT: ABSTAIN: _ MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. cc: Community Development Dept. ATTESTED May 8, 1990 County Counsel PHIL BATCHELOR, CLERK OF Public Works-Tom Dudziak THE BOARD OF SUPERVISORS Assessor CO ADMINISTRATOR Consolidated Fire Protection Dist. ARTEK, Inc. BY 0&m ric� � DEPUTY 2. CONDITIONS OF APPROVAL FOR VESTING TENTATIVE SUBDIVISION MAP 7233 (ARTEK) 1. This application is approved for a maximum of six lots as generally shown on the tentative map. Prior to filing a final map, a revised site plan shall be submitted for review and approval of the Zoning Administrator. The revised plan shall provide for a hammerhead turnaround to County stan- dards at the end of the extension of Sequoia Lane. Sequoia Terrace should be redesigned to intersect at more of a 900 angle with Sequoia Avenue. 2. Comply with the following requirements of the Planning Geologist: A. At least 90 days prior to recording a final . map or issuance of a grading permit, submit two copies of a revised preliminary soil report for review and approval of the Planning Geologist. Report shall meet the requirements of Subdivision Ordinance Section 94-4.420 and be based on grading and improvements shown on the tentative map received November 16, 1988. Report shall reiterate landslide repair and subdrainage conclusions and recommendations on page 9 and sections B and C governing earthwork and erosion control of the 12/6/88 report; present recommendations to control soil expansion and creep below roads and drainage ditches; and provide any necessary additional cri- teria for design and construction of retaining walls after approval of wall type by the Zoning Administrator. Allow 90 days for review and approval . B. Prior to recording a Final Map, repair landslides 1 and 2 or provide a grading bond including their repair. If improvements have not been constructed when the Final Map is recorded, grading bond shall include cost of grading and subsurface and surface drainage for improvement of subgrade for roadway and ditches. Bond amount shall be based on es- timate of a General Contractor (California Class "A" license) or a Registered Civil Engineer. C. Concurrently with recordation of the Final Map, record a statement to run with property deeds acknowledging the revised preliminary soil report by title, author firm, and date of the approved report. Statement shall indicate that the report is available for review at the Community Development Department of Contra Costa County and that it contains information for homeowners and for building and grading contractors. D. Grading Plans shall show estimated plan and cross-section of area for repair of landslides 1 and 2. E. Prior to issuance of building permits submit final grading reports in accordance with Grading Ordinance Section 716-8.1014 including as- graded plan and profile of all landslide repair areas and subdrainage as surveyed during grading by a Civil Engineer. Report signed by a registered engineering geologist shall accompany geotechnical engi- neer's reports. 2 F. During grading operations for repair of landslide 2 (lot 3) and road- way/retaining wall construction near the major oak trees within land- slide 3 the trees shall be protected by chain link fence outside the drip line of the trees. Fence shall be prominently posted "NO GRAD- ING" on 3 sides and maintained until final inspection of the nearby grading. 3. Comply with the following grading/tree preservation plan requirements: At least 30 days prior to issuance of a grading or structure permit, or filing of a final map, a grading/tree preservation and road improvement plan shall be submitted for the, review and approval of the Zoning Adminis- trator. The plan shall identify all trees greater than 6 inches in diame- ter to be removed and retained. The plan shall provide for the protection of the three oak trees identified for preservation on Lots 5 and 6 on the tentative map. The three trees on Lots 1 and 3 may be removed as indicated on the tentative map. The plan shall be accompanied by recommendations for a qualified arborist to protect the trees to be preserved during the con- struction and post-construction stages of the project. The recommendations of the arborist shall be integrated into the design and controls of the plan. The retaining walls to support the proposed Sequoia Terrace access road and Sequoia Lane extension shall utilize irrigated criblock walls with cascad- ing plants. 4. Comply with the following construction, noise, dust and litter control re- quirements: A. Noise generating construction activities, including such things as power generators, shall be limited to the hours of 7:30 a.m. to 5:00 p.m. , Monday through Friday, and shall be prohibited on State and Federal holidays. The restrictions on allowed working days may be modified on prior written approval by the Zoning Administrator. B. 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. C. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet of the exterior boundary of the project site that construction work will commence. The notice shall include a list of contact persons 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 indicate corrective action in their area of responsibil- ity. The names of the individuals responsible for noise and litter 3 control shall be expressly identified in the notice. The notice shall be re-issued with each phase of major grading activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. D. A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the ap- proved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume un- til , if necessary, an appropriate construction bond has been posted. E. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. Prior to issuance of building permits, the proposed roads serving this development shall be constructed to provide access to each lot. This shall include provis- ion for an on-site area to park earth moving equipment. 5. Prior to filing of the final map, provide a copy of the road maintenance agreement and a drainage maintenance agreement for the project to the Community Development Department and Public Works Department. 6. Parking on the driveway to Lot 3 shall be prohibited and posted in accord with the Consolidated Fire District requirements. 7. A road access across the northwest corner of the Lafferty property (con- taining a scenic easement) is approved as generally shown on the tentative map. S. The requested variance to allow retaining walls in excess of three feet in height is approved. 9. Further subdivision of property within this project is prohibited. A statement to this affect shall be recorded on the final. map. 10. Comply with the following architectural review requirements: At least 30 days prior to issuance of a building permit, residential site plans shall be submitted for review and approval of the Zoning Administra- tor. In addition to the existing zoning requirements, the plans shall comply with the following design restrictions: a. Residential design shall conform to the natural terrain as much as possible. Roof-lines shall generally employ a trellis roof with slopes parallel to the nearby terrain. Flat downslope building ele- vations shall be avoided. Color of roof materials shall be limited to dull earth-tones. __ DJ 4 b. Structure height shall be limited to a -maximum height of 25 feet (plus chimneys, etc. ) measured parallel to adjoining finished grade. Vari- ances to this height restriction shall be determined by the County Planning Commission. C. Fencing shall be limited to wood and open wire, except that chain link shall be prohibited. d. Proposed decks with an elevation of more than 10 feet above finished grade shall be cantilevered. e. To provide for additional fire protection, all residential units in Subdivision #7144 shall be' installed with sprinkler systems and have fire retardant roofs, Class A rating. 11. Comply with drainage, road improvement, traffic and utility requirements as follows: 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 Sequoia Av- enue consisting of curb and approximately two feet of pavement widening. When widening the pavement, the existing pavement shall be cut to a neat line along an existing adequate structural section. The widening shall commence at that line. An explor- atory trench or pothole may be required to determine the limits of pavement widening. 2. Additional street lighting is not required. 3. Constructing paved turnarounds at the end of the proposed private roads, as shown on the Tentative Map. 4. Undergrounding of all utility distribution facilities. 5. Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate storm drainage facility which conveys the storm waters to a natural watercourse. 6. Designing and constructing storm drainage facilities required by the Ordinance in compliance with specifications outlined in Di- vision i- vision 914 of the Ordinance and in compliance with design stan- dards of the Public Works Department. �Mn2nnr�� U n� 5 7. Submitting a Final Map prepared by a registered civil engineer or licensed land surveyor. B. Submitting improvement plans prepared by a registered civil en- gineer, 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. B. Construct 20 foot paved .private roadways, to County private road standards within 25 foot easements to serve all lots in this subdivi- sion. C. Provide a cross access easement on the private road and turnaround serving lot 6 for the use of adjacent property owners. D. Furnish proof to the Public Works Department, Engineering Services Division, that legal access to lot 6 is available from Sequoia Avenue and to lots 4 and 5 from Magnolia Way. E. 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 per- manent, road and drainage improvements. F. Retaining walls shall be designed constructed, certified, and inspeced in accordance with County policy. ADVISORY NOTES A. Comply with the requirements of the Consolidated Fire District. B. The applicant will be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Countywide Area of Benefit as adopted by the Board of Supervisors. ' C. The applicant will be required to comply with the drainage fee requirements for Drainage Area 15A as adopted by the Board of Supervisors. BD/GA/df subl3:sub7233c.bd 7/17/89 3/14/90 3/27/90 - Revised, P/C (v) LGi'y i11 Lf