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T'd: BOARD OF SUPERVISORS Costa
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FROM: HARVEY E. BRAGDON I a S County
DIRECTOR OF COMMUNITY DEVELOPMENT '• :o
C'O _ titi4
DATE: April 6, 1993
SUBJECT: SUPPLEMENTAL BOARD ' ORDER - VINCENT CUNHA (Applicant) - ROBERT & DORI
LAURENCE (Owner) '
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) `& BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
Staff met with the owner and neighbor on Friday, April 2 , 1993 . At
this meeting an agreement was made which is . outlined in the
following Conditions of Approval.
Parcel B shall be restricted to no livestock. This requirement is
per agreement with the applicant and property owners.
A. Applicant shall record a statement of run with deeds to the
property acknowledging the restriction of no livestock on
Parcel B.
CONTINUED ON ATTACHMENT: YES SIGNATURE
RECOMMENDATION OF COUNTY,ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE.(S) :
ACTION OF BOARD ON April APPROVED AS RECOMMENDED x OTHER x .:
See Addendum for Board action .
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
x UNANIMOUS (ABSENT 1 TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Contact:Rose Marie Pietras - 646-2091
Orig: Community Development Department ATTESTED April 6 ; 1993
cc: PHIL BATCHELOR, CLERK OF
TH6 BOARD OF SUPERVISORS
D COUNT �.MINISTRATOR
BY , DEPUTY
ADDENDUM TO ITEM H.8, APRIL 6, 1993
On March 30, 1993,the Board of Supervisors continued to this date the hearing on the appeal of Dori
and Bob Laurence(appellants)from the decision of the Contra Costa County Planning Commission Board of
Appeals on the application of Vincent Cunha(applicant)and Robert and Dori Laurence(owners)requesting
approval of a vesting tentative map to divide approximately 8.11 acres of land into two lots with a variance to
allow for a 2.8 acre parcel(5 acres required) (MS 8-92) in the Clayton area.
Mary Fleming, Community Development Department, advised that the Board has before it the revised
conditions of approval which appear to satisfy both the property owner and the neighbor. Ms. Fleming noted
that Parcel B shall be restricted to no livestock and that the applicant shall record a statement to run with
deeds to the property acknowledging the restriction of no livestock on Parcel B.
All persons desiring to speak having been heard,the Chair DECLARED the hearing closed.
On recommendation of Supervisor Bishop, IT IS BY THE BOARD ORDERED that the appeal of Dori
and Bob Laurence is GRANTED and that the application of Vincent Cunha and Robert and Dori Laurence for a
vesting tentative map to divide approximately 8.11 acres of land into two lots with a variance to allow for a 2.8
acre parcel (MS 8-92)with revised conditions is APPROVED.
Contra
TO: BOARD OF SUPERVISORS
CD
'*FROM: HARVEY E. BRAGDONCountyDIRECTOR OF COMMUNITY DEVELOPMENT
DATE: March 30, 1993
SUBJECT: Hearings on the Appeal of the Denial Of the Vesting Tentative Map for
Minor Subdivision 8-92 Clayton. Area
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) fi BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Deny the appeal filed by Bob Laurence because no findings can
be made to justify approval.
2. Alternatively declare intent to grant the appeal filed by Bob
Laurence, approve project with modified conditions, direct
staff to prepare findings and set date for adoption.
FISCAL IMPACT
None.
BACKGROUNDIREASONS FOR RECOMMENDATIONS
This project is an appeal by the applicant of a denial action by
the county Planning commission for a proposed subdivision of 8.11
acres zoned A-2 into two parcels with a variance to allow for a 2.8
acre parcel (5 acres required) in the Clayton area.
.On December 9, 1992 the owner of the property, Bob Laurence,
appealed the Commission's decision to the Board.
On March 2, 1993 staff presented the staff report on the appeal
before the Board of Supervisors. Staff commented on a requested
continuance by the owner in order to work with staff on conditions
of approval. Since there were persons in the audience that
appeared to testify, staff recommended the Board take testimony and
continue this matter to March 23, 1993. The Board was advised by
staff of the staff recommendation for denial in accord with the
Planing Commission action on this approval. Staff also advised the
CONTINUED ON ATTACHMENT: X YES SIGNATURES..
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMTTEE
APPROVE i OTHER
SIGNATURE(S):
ACTION'OF BOARD ON APPROVED AS RECOMMENDED OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS 10 A
UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Contact:Rose Marie Pietras - 646-2091
Orig: Community Development Department ATTESTED
cc: PHIL BATCHELOR, CLERK OF�
THE BOARD 07 SUPERVISORS
AND COUNTY ADMINISTRATOR
BY DEPUTY
2.
Board of a staff recommendation for approval of the conditions
contingent upon the rezoning of the property to an R-100 zoning
classification.
The following persons gave testimony at the public hearing:
Bob Laurence, owner, briefed the Board of his proposal and plans
for the use of the property, requested the Board to continue his
application, and was concerned with conditions of approval from
Public Works that was agreed with at a previous meeting that were
not included at a staff meeting, and that the reference of wells be
eliminated from conditions of approval since city water is
available.
Phil Kelley, adjacent neighbor, spoke in opposition of the project.
He expressed major concerns on issues that included the following:
City of Clayton, Marsh Creek Draft Specific Plan which has
designated this site as 5 acre ranchettes, severe dust problems
that is caused by the extensive agricultural use of the property
and the location of the barn over the leach field.
Seraphin Leal, neighbor, spoke in opposition and mentioned to the
Board that his concerns were the same as Kelley's concerns.
The site is designated Single Family Residential-Low Density in the
General Plan.
On March 23, 1993, the Board of Supervisors continued this matter
to March 30, 1993 to allow extra time for the owner, neighbor and
City of Clayton to review the Conditions of Approval.
Board Action
The Board of Supervisors requested additional information prior to
concluding hearing on appeal.
Dust control/agricultural uses/information on number of
animals.
Consider a condition of approval contingent upon the rezoning.
of the property to an R-100 zoning classification because
required variance findings may be unreasonable to make.
City of Clayton/Marsh Creek Draft Specific Plan.
Continue the hearing top March 23, 1993.
Dust Control/Agricultural Uses
This property is presently zoned A-2. Article 84-38.402 Uses -
Permitted: uses permitted in the A-2 district include all types of
agriculture, including general farming, livestock production,
animal breeding and etc. There are no limits on the number of
livestock head in the A-2 district.
During the public hearing, the owner testified that a fence was
constructed to the Kelley property line which eliminated access of
the horses. Kelley admitted that this fence helped reduce the dust
problem on his property. Water frequency by automatic sprinkler
system is another mitigation that would help to improve the
situation. However, this would present an unreasonable
administrative burden to monitor on a timely basis.
Rezoning to R-100
The zoning ordinance for a R-100 district allows for permitted uses
as in the R-20 district outlined in Article 84-14.402(5)., keeping
livestock on lots forty thousand or more square feet in an area
(with at least forty thousand square feet for each two head of
livestock) and all contiguous and in one fee ownership.
3.
In the R-100 District commercial horse type related uses are
limited and require a land use permit, as those designated in the
R-65 district found in Section 84-18.-404-.-(2) Horse-riding academies-------
and horse riding instructions, providing that the requirements as
listed in Section 84-14.402(5) are complied with. Therefore, in
the R-100 district the only horse related uses not requiring a land
use permit are for family ownership and recreation.
City of fila on
The City of Clayton's Marsh Creek Draft specific Plan has
designated this site as Ranchette Residential/1 unit per 5 acres.
The land use designations standards represent policy formulations
that encapsulate the overall density and development strategies.
Policy LU-6 p. 44
In order to minimize grading and geological description,
development should generally be limited to those areas with natural
slopes- of less than 26 percent. No development shall occur in
areas with slopes in excess of 40 percent.
Policy LU-9 p. 45
The visual integrity of the entire study area shall be preserved
for viewers within the study area, in existing portions of Clayton
and for travellers along Marsh Creek Road by carefully siting any
development.
The City of Clayton's Marsh Creek Draft Specific Plan is not
consistent with the County General Plan designation of Single
Family Residential-Low Density. This designation allows a range of
1.0 and 2.9 single family units per net acre. Sites can be as
large as 43,560 square feet. Unique environmental characteristics
of a parcel may justify larger lot sizes. With an average of 2.5
persons per household, population densities would normally range
from about two to about 7.5 persons per acre.
Summary
Staff is continuing to recommend denial based on the County
Planning Commission's decision that required variance findings and
justification cannot be made in accordance with County ordinance
Article 26-2.2006.
Alternatively, the Board of Supervisors could approve the minor
subdivision without granting a variance, but contingent upon future
application and adoption of rezoning to R-100 prior to recordation
of a parcel map.
To help control and reduce dust, staff is recommending to the Board
that Conditions of Approval be added to read as follows:
The applicant/owner shall install and maintain on Parcel B a
sprinkler system for water frequency application to help control
and reduce dust on neighboring properties.
The applicant/owner has confirmed to the County that their property
is within the Contra Costa Water District service area. Therefore,
Condition of Approval 14 has been modified.
RMP/aa/df
BDVI/8-92.RP
CONDITIONS OF APPROVAL FOR MINOR SUBDIVISION 8-92 (Cunha /Laurencll_BECOM-
MENDED BY STAFF PRIOR TO 1218/92 COUNTY PLANNING COMMISSION HEARING
The following staff-,recommended conditions o
- - - pf approval have been
modified subsequent-to-- thd-H -2 _1993 Board of Supervisors
hearing on the applicant's appeal of the Planning Commission
denial. modifications are identified by marked text (text
additions are identified by redline; text deletions are identified
by strikeout.
1 The request to subdivide the 8.1 acre parcel is approved for two (2) parcels subject
to the revised Tentative Map dated received by the Community Development
Department on September 6, 1990,and resubmitted with IVIS 8-92 on March 6, 1992.
2.
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The PFOpeFty shall be limited to two (2) head ef Ovesteel( peF eeFe. ThiS FeqUiFement
ameRt with the applieent and pFepeFty ewFieFS.
A. ROa6Fd a statemeAt-te FWn with deeds te the PFOpeny aelenewle
of twe (2) liyesteel( peF BgFeemeAt of the PFOP 7
3. Prior-to approval of the building permit for Parcel A, the individual building envelopes
she i ir be subject to design review by the Zoning Administrator. Applicant shall indicate
on the tentative subdivision map the following information for each parcel: proposed
driveways, building site, leach field site, and provision for water storage
6-e for fire
fighting. Homesites shall be designed with a minimum grading.� Where'significant
grading is needed, an acceptable erosion control plan shall' be provided with the
application; Homesiting shall be reviewed for energy conservation features (building
site orientation and feasibility for solar facilities will be considered). 'Revised tentative
subdivision map shall be subject to the review and approval of the Zoning Adminis-
trator prior to filing the Parcel Map. The General Plan ranchette policy shall apply to
this proposal.
4. Prior to filing the parcel map, comply with the policy criteria for subdivisio6 of lands
within agriculture and open space General Plan categories adopted by the Board of
Supervisors March 15, 1983, including the following:
A. EOeh p8Feel must haye an "an site" ffedweing wateF well GF IRSt011 a "teSt Wep
haying ield Of thFee g8llOAS PeF FAiRble with the State standaFds fef*
6 PUFe, wheleseme eRd petable wateF SUPPIV (Title 4 1, SeetieR 64 4 3). if the
eheFnieal analy6is exeeeds the State standWds feF "FRa*'FnUM GGRWAFReAt
levelsN, fGF wateF pOtability, a statement must be attaelied-and Kin With the
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ffepeny deed advising ef these-le-els-
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G. Haye a statement that "atteehes and FURS with the deed"
wateF well shall be 'installed an the subjeet PBFeeI eemplying with the 9eAeF
Prior to filing building permit, land must be suitable for septic tank use
according to County Ordinance Code criteria and Health Services Department
regulations. Percolation tests must be passed on all proposed lots prior to filing
of the parcel map.
5. 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
(SGA) and/or the Society of Professional Archaeologists (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate
mitigation(s), if deemed necessary.
6. The following statement shall be recorded at the County Recorder's Office for each
parcel to notify future owners of the parcels that they own property in an agricultural
area:
"This document shall serve as notification that you have
` purchased land in an agricultural area where you may regularly
find farm equipment using local roads; farm equipment causing
'dust; crop dusting and spraying occurring regularly; burning
associated with agricultural activities;noise associated with farm
equipment and aerial crop dusting and certain animals and flies
may exist on surrounding properties. This statement is, again,
notification that this is part of the agricultural way of life in East
Contra Costa County and you should be fully aware of this at the
time of purchase."
7. Prior to issuance of building permits on Parcel A of this subdivision, submit an up-
graded report of the geotechnical engineer with a map showing final plan and grades,
including subsurface drainage, subdrain.cleanouts and disposal or pickup points, and
any buttress fill with its keyway location, or retaining wall installed, and other soil
-2-
improvements installed during grading, all as surveyed by a licensed land surveyor or
civil engineer.
8. Record a statement to run with deeds toa property acknowledging the-approved report.
- by,title, author (firm), and date, calling-attention. o approved recommendations, and
noting that the report is available from the seller.
9. All property above the approximately 680 foot contour line shall be within a scenic
easement recorded on the final map and granted to the County. Prior to filing a Parcel
Map,submit a revised site plan showing the scenic easement with a metes and bounds
description of the scenic easement for the review and approval of the Zoning
Administrator.
10. The owner of the property shall participate in the provision of funding to maintain and
augment police services by voting to approve a special tax for the parcels created by
this subdivision approval. The tax shall be the per parcel annual amount (with
appropriate future CPI adjustment)then established at the time of voting by the Board
of Supervisors. The election to provide for the taxshall be completed prior to the filing
of the Parcel Map. The property owner shall be responsible for paying the cost of
holding the election, payable at the time that the election is requested by the owner.
11. The'following requirements pertaining to drainage, road, and utility improvements will
require,the review and approval of the Public Works Department:
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 b). Any exceptions therefrom must be specifically list9d in this
conditional approval statement. Conformance with the Ordinance includes the
4F following requirements:
1) Constructing road improvements along the frontage 'of Marsh Creek
Road.
Widening the existing pavement and constructing a 10 f ee<§ is E rock
shoulder along the.frontage of Marsh Creek Road, subject tothe review
and approval of the Public Works Department, will satisfy this require-
ment. The edge of pavement shall be 16 feet from the
centerline of the road.
An exception to this requirement is granted provided a deferred
improvement agreement is executed requiring the owner(s) of the
property involved in Subdivision MS 8-92 to construct the subject
improvements.
At the time the deferred improvement agreement is called up, submit
improvement plans, if required, to the Public Works Department,
Engineering Services Division, for review; pay the inspection fee, plan
review fee and applicable lighting fees.
-3-
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2) Street lighting is not required.
y 3) Constructing a paved hammerhead turnaround at the end of the
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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 public storm drainage facility which conveys the
storm waters to a natural watercourse.
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a) The property owner deeds development rights over Parcel "$61"
to the County, pursuant to Section 94-4.449 of the county
` Ordinance Code, until adequate drainage facilities are provided.
b) The applicant maintains the existing drainage pattern and does
otdispose concentrated storm water runoff onto adjacent
- property.
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t ,
l 1payment fees,
th's subdivision. These plans shall inelude anyF+ ffie SigAiAg
4
' Read E-n@ineeFiA@ ,
.
B. Convey to the County, by Offer of Dedication, additional right of way on Marsh
Creek Road as required for the planned future width of 114 feet, and slope
easements along Marsh Creek Road as required for the planned future road -
width of 94 feet. Both the slope easement line and the ultimate right of way
line shall be shown on the Parcel Map.
C. Construct a 16-foot paved private roadway to County private road standards,
within a 25-foot easement,for that portion of the access road which will serve
one than one parcel in this proposed subdivision.
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D. Relinquish abutter's rights of access along Marsh Creek Road, with the
exception of the private access road.
E. Prevent storm drain*age, originating on the property and conveyed .in a
concentrated manner, from-dfaining across driveways.
F. Install all new utility distribution services underground.
G. Due to the inadequacy of Mt. Diablo reek downstream from the site, the
developer shall contribute to a drainage deficiency fund for Mt. Diablo Creek
based on a rase of $0.25 per square foot of new impervious surface crated by
this development. Funds will be used for future improvements to Mt. Diablo
Creek. Parcel "B" will not be required to pay these fees as there is an existing
house on the structure.
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-6-
ADVISORY NOTES
A. The applicant shall comply with the Park Dedication Fee Ordinance.
B. The applicant shall comply with the requirements of the East Diablo Fire Protection
District.
C. The applicant shall comply with the requirements of the Health Department.
D. The applicant shall comply with the requirements of the Building Inspection Depart-
ment.
E. The applicant is advised that the tax for the police services district is currently set by
the Board pf Supervisors at $200 per parcel annually (with appropriate future
Consumer Price Index[CPI) adjustments). The annual fee is subject to modification by
the'Board of Supervisors in the future. The current fee for holding the election is $800
and is also subject to modifications in the future. The applicable tax and fee amounts
will be those established by the Board at the time of voting.
F. The applicant will be required to comply with the requirements of the
Brid'gefTh6roughfare Fee Ordinance for the South County Area of Benefit as adopted
by the Board of Supervisors.
RMP/BT/cw/aa
MSXXI/8-92c.rmp
1on192
11/24/92
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