Attachment C

 

COUNTY OF SAN MATEO

ENVIRONMENTAL SERVICES AGENCY

 

RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL

 

Permit or Project File Number:

Board Meeting Date: February 24, 2004

 

PLN 1999-00082

 

Prepared By: Sara Bortolussi

For Adoption By: Board of Supervisors

 
 

RECOMMENDED FINDINGS

 

For the Negative Declaration, Find:

 

1.

That the Negative Declaration reflects the independent judgment of San Mateo County.

   

2.

That the Negative Declaration is complete, correct and adequate and prepared in accordance with the California Environmental Quality Act and applicable State and County Guidelines.

   

3.

That, on the basis of the Initial Study and comments received hereto, and testimony presented and considered at the public hearing, there is no substantial evidence that the project, if subject to the mitigation measures contained in the Negative Declaration, will have a significant effect on the environment.

   

4.

That the applicants have read and accepted the recommended mitigation measures and will modify their project plans or proposals accordingly.

   

Regarding the Certificate of Compliance, Find:

 

5.

That the processing of the Certificate of Compliance is in full conformance with the Illegal Parcel Policies approved by the County of Board of Supervisors on April 14, 1985. Specifically, the land division complied with the minimum lot size requirements of the H-1 Zoning District and the general requirements of the 1946 San Mateo County Subdivision.

   

6.

That the processing of the Certificate of Compliance is in full conformance with Section 7134(2) of the County Subdivision Regulations (1992) and Government Code Section 66499 et seq.

   

Regarding the Coastal Development Permit for the Parcel Legalization, Find:

 

7.

That the project, as described in the application and accompanying materials required by Section 6328.7 and as conditioned in accordance with Section 6328.14, conforms with the plans, policies, requirements and standards of the San Mateo County LCP.

   

8.

That the project conforms to the specific findings required by the policies of the San Mateo County LCP.

   

Regarding the Coastal Development Permit, Find:

 

9.

That the project, as described in the application and accompanying materials required by Section 6328.7 and as conditioned in accordance with Section 6328.14, conforms with the plans, policies, requirements and standards of the San Mateo County LCP.

   

10.

That the project conforms to the specific findings required by the policies of the San Mateo County LCP.

   

For the Design Review, Find:

 

11.

That this project has been reviewed under and found to be in compliance with the Standards of Review Criteria as stipulated in Chapter 28.1 of the San Mateo County Zoning Regulations.

   

Regarding the Use Permit, Find:

 

12.

That the establishment, maintenance and/or conducting of the use will not, under the circumstances of the particular case, be detrimental to the public welfare or injurious to property or improvements in said neighborhood.

   

Regarding the Coastal Development Permit, Find:

 

13.

That the project, as described in the application and accompanying materials required by Section 6328.7 and as conditioned in accordance with Section 6328.14, conforms with the plans, policies, requirements and standards of the San Mateo County Local Coastal Program.

   

14.

That the project conforms to the specific findings required by the policies of the San Mateo County Local Coastal Program.

   

15.

That the number of building permits for construction of single-family residences issued in the calendar year does not exceed the limitations of Local Coastal Program Policy 1.23.

   

For the Design Review, Find:

 

16.

That this project has been reviewed under and found to be in compliance with the Standards of Review Criteria as stipulated in Chapter 28.1 of the San Mateo County Zoning Regulations.

   

RECOMMENDED CONDITIONS OF APPROVAL

 

Planning Division

 

1.

The applicants shall submit a legal, written description of the subject property for review, approval and inclusion in the Certificate of Compliance (Type B) document. Once this document is submitted, the Planning Division will record the Certificate of Compliance (Type B) with the County Recorder.

   

2.

The CDP for the parcel legalization shall be valid for one year from the date of approval. Any extension of this permit shall require submittal of a request for permit extension and payment of applicable extension fees, no less than 60 days prior to expiration.

   

3.

At the time of development, the applicants shall submit to the satisfaction of the Geotechnical Section a geotechnical report so as to avoid or minimize areas of soil instability.

   

4.

The applicants are hereby informed that any development on this parcel in the future would be subject to compliance with the regulations of the County General Plan, Zoning Regulations and the County LCP. LCP policies include, but are not limited to, the protection of prime agricultural soil, the protection of existing and potential agriculture, the protection of ridgelines, such that structures do not break the ridgeline, and the protection of sensitive habitats. Permits to legalize this type of parcel shall be conditioned to maximize consistency with LCP resource protection policies.

   

5.

All new power and telephone utility lines from the street or nearest utility pole to the main dwelling and/or any other structure on the property shall be placed underground starting at the closest property line.

   

6.

During well drilling activities, the applicants shall be required to implement the following erosion and sediment control practices:

   
 

a.

No construction activities shall commence until the applicants have been issued a permit by the Environmental Health Division of the County of San Mateo.

     
 

b.

The applicants are responsible for ensuring that all contractors minimize the transport and discharge of pollutants from the project site into storm drain systems and water bodies by adhering to the San Mateo Countywide Stormwater Pollution Prevention Program "General Construction and Site Supervision" Guidelines (enclosed).

     
 

c.

No grading shall be allowed during the winter season (October 15 - April 15) to avoid potential soil erosion unless approved, in writing, by the Planning Director. The applicants shall submit a letter to the Planning Division, at least two weeks prior to commencement of grading, stating the date when grading will begin.

     

7.

Noise levels produced by the proposed construction activity shall not exceed the 80 dBA level at any one moment. Construction activities shall be limited to the hours from 7:00 a.m. to 6:00 p.m., Monday through Friday, and 9:00 a.m. to 5:00 p.m. on Saturday. Construction operations shall be prohibited on Sunday and any national holiday.

   

8.

The CDP shall be valid for one year from the date of approval. Any extension of this permit shall require submittal of a request for permit extension and payment of applicable extension fees, no less than sixty (60) days prior to expiration.

   

9.

This approval applies only to the proposal as described in this report and plans dated November 6, 1998. Minor adjustments to the project in the course of applying for building permits may be approved by the Planning Director if they are consistent with the intent of and in substantial conformance with this approval.

   

10.

The applicants shall obtain a building permit and develop in accordance with the approved plans and conditions of approval.

   

11.

No site disturbance shall occur, including any grading or tree removal, until a valid building permit has been issued.

   

12.

To enhance the aesthetics and to visually reduce the height of the proposed structure, a wainscot (a base material), which shall be a natural material, shall be incorporated onto the structure.

   

13.

The applicants shall submit exterior color samples, material samples and a roofing sample for the residence to the Planning Counter for review and approval by the Planning Director prior to the issuance of the building permit. Colors shall be similar or equal to the colors contained in the Design Guidelines for Coastal Communities book in the Planning Division. The applicants shall include the file/case number with all color samples. Color verification by a building inspector shall occur in the field after the applicants have painted the structure an approved color but before the applicants schedule a final inspection.

   

14.

The applicants shall submit a landscape plan in accordance with the "Landscape Plan Guidelines - Minimum Standards" for review and approval by the Planning Director. The goal of the required landscape plan is to soften the impact of the building from the street and the sides. The plan shall include three (3) trees in the front of the property, Alhambra Avenue, and four (4) trees in the rear. A minimum of twenty (20) shrubs shall be included in the design for the front of the residence and twenty (20) shrubs in the rear. Areas in the front of the property that do not contain trees, shrubs, or hardscape shall be planted with groundcover. An irrigation plan for the front area(s) shall be submitted with the planting plan. Upon submittal of the landscape plan, the applicants shall pay a review fee based on the fee schedule in effect at that time.

   

15.

The approved landscaping plan shall be implemented before the Planning Division gives a final approval on the building permit and before the applicants schedule a final inspection. A surety deposit will be required to ensure successful planting and maintenance for a period of not less than two growing seasons.

   

16.

All new power and telephone utility lines from the street or nearest utility pole to the main dwelling and/or any other structure on the property shall be placed underground starting at the closest property line. Provide a note on the plans to reflect this condition.

   

17.

The applicants shall obtain a building permit and develop in accordance with the approved plans.

   

18.

During construction activities, the applicants shall be required to implement the following erosion and sediment control practices:

   
 

a.

No construction activities shall commence until the applicants have been issued a building permit by the Building Inspection Section of the County of San Mateo.

     
 

b.

Prior to the issuance of a building permit, the applicants shall prepare and submit an "erosion and sediment control plan" to be approved by the Planning Director. Prior to commencement of construction, the applicants shall install the approved erosion and sediment control plan. During construction, it shall be the responsibility of the applicants to regularly inspect the erosion control measures and determine that they are functioning as designed and that the proper maintenance is being performed. Deficiencies shall be immediately corrected.

     
 

c.

The applicants are responsible for ensuring that all contractors minimize the transport and discharge of pollutants from the project site into storm drain systems and water bodies by adhering to the San Mateo Countywide Stormwater Pollution Prevention Program "General Construction and Site Supervision" Guidelines (enclosed).

     
 

d.

No grading shall be allowed during the winter season (October 15 - April 15) to avoid potential soil erosion unless approved, in writing, by the Planning Director. The applicants shall submit a letter to the Planning Division, at least two weeks prior to commencement of grading, stating the date when grading will begin.

     

19.

The applicants shall submit an erosion control plan, prior to the issuance of a building permit, to mitigate any erosion resulting from project-related grading activities. The plan shall be included as part of the project's final building permit application and construction plans. Compliance with this condition is required prior to Planning Division's sign-off of construction plans.

   

20.

The applicants are responsible for ensuring that all contractors are aware of all stormwater quality measures and implement such measures. Please refer to the attached handout, which details the BMPs. Failure to comply with the construction BMPs will result in the issuance of the correction notices, citations or a project stop order.

   
 

a.

All landscaping shall be properly maintained and shall be designed with efficient irrigation practices to reduce runoff, promote surface filtration and minimize the use of fertilizers, herbicides and pesticides that can contribute to runoff pollution.

     
 

b.

Where subsurface conditions allow, the roof downspout systems from all structures shall be designed to drain into a designated, effective infiltration area or structure (refer to BMPs Handbook for infiltration system designs and requirements).

     

21.

If the total land area disturbed by the project exceeds 5,000 sq. ft., the applicants shall, pursuant to Section 5023 of the San Mateo County Code, submit a construction site stormwater management plan to the Planning Counter, for review and approval by the Planning Director. This plan must be approved by the Planning Director before the issuance of any permit including, but not limited to, a grading permit, or a building permit. The plan shall illustrate and describe appropriate methods, chosen by the applicants from the California Stormwater Best Management Practices Handbook, to control stormwater runoff from the project site during construction and from land use activities on the site once the project is completed.

   

22.

Noise levels produced by the proposed construction activity shall not exceed the 80 dBA level at any one moment. Construction activities shall be limited to the hours from 7:00 a.m. to 6:00 p.m., Monday through Friday, and 9:00 a.m. to 5:00 p.m. on Saturday. Construction operations shall be prohibited on Sunday and any national holiday.

   

23.

The applicants shall provide "finished floor elevation verification" to certify that the structure is actually constructed at the height shown on the submitted plans. The applicants shall have a licensed land surveyor or engineer establish a baseline elevation datum point in the vicinity of the construction site. The applicants shall maintain the datum point so that it will not be disturbed by the proposed construction activities until final approval of the building permit.

   
 

a.

The datum point and its elevation shall be shown on the submitted site plan. This datum point shall be used during construction to verify the elevation of the finished floors relative to the existing natural or to the grade of the site (finished grade).

     
 

b.

Prior to planning approval of the building permit application, the applicants shall also have the licensed land surveyor or engineer indicate on the construction plans: (1) the natural grade elevations at the significant corners (at least four) of the footprint of the proposed structure on the submitted site plan, and (2) the elevations of proposed finished grades.

     
 

c.

In addition, (1) the natural grade elevations at the significant corners of the proposed structure, (2) the finished floor elevations, (3) the topmost elevation of the roof, and (4) garage slab elevation, must be shown on the plan, elevations, and cross-section (if one is provided).

     
 

d.

Once the building is under construction, prior to the below floor framing inspection or the pouring of the concrete slab (as the case may be) for the lowest floor(s), the applicants shall provide to the Building Inspection Section a letter from the licensed land surveyor or engineer certifying that the lowest floor height, as constructed, is equal to the elevation specified for that floor in the approved plans. Similarly, certifications on the garage slab and the topmost elevation of the roof are required.

     
 

e.

If the actual floor height, garage slab, or roof height, as constructed, is different than the elevation specified in the plans, then the applicants shall cease all construction and no additional inspections shall be approved until a revised set of plans is submitted to and subsequently approved by both the Building Official and Planning Director.

     

24.

If the applicants erect a fence in the front yard of the property, the maximum height permitted is 4 feet.

   

25.

The Coastal Development Permit shall be valid for one year from the date of approval. Any extension of this permit shall require submittal of a request for permit extension and payment of applicable extension fees, no less than sixty (60) days prior to expiration.

   

Department of Public Works

 

26.

The applicants shall submit a parcel map or record of survey to the Department of Public Works for review and recording.

   

27.

Prior to the issuance of the building permit, the applicants will be required to provide payment of "roadway mitigation fees" based on the square footage (assessable space) of the proposed residence per Ordinance #3277.

   

28.

The applicants shall submit a plan to the Department of Public Works, showing driveway access to the residence complying with County standards for driveway slopes from the property line to the garage slab not exceeding a 20% slope and the driveway elevation, at the property line, being the same elevation as the center of the access roadway (Alhambra Avenue).

   

29.

The above driveway plan and profile shall include and show specific provisions and details for handling both the existing drainage and the proposed drainage.

   

30.

No construction work within the County right-of-way shall begin until Public Works requirements for the issuance of an encroachment permit, including review of applicable plans, have been met and an encroachment permit issued by Public Works.

   

Half Moon Bay Fire Protection District

 

31.

As per County Ordinance, the applicants are required to install a sprinkler system within the proposed or improved dwelling. All areas that are accessible for storage purposes shall be equipped with fire sprinklers. The plans for this system must be submitted to the San Mateo County Planning and Building Division. Upon submission of said plans, the County will forward a complete set to the Half Moon Bay Fire Protection District for review. The fee schedule for Automatic Sprinkler Systems shall be in accordance with Half Moon Bay Ordinance No. 13. Fees shall be paid prior to plan review.

   

32.

Installation of underground sprinkler pipe shall be visually inspected and flushed prior to hookup to riser.

   

33.

As per the Uniform Building Code and State Fire Marshal regulations, the applicants will be required to install State Fire Marshal approved and listed smoke detectors which are hardwired, interconnected and have battery backup. These detectors shall be placed in each sleeping room and at a point centrally located in the corridor or area giving access to each separate sleeping area. Smoke detectors shall be tested and approved prior to building final.

   

34.

Building identification shall be conspicuously posted and visible from the street (temporary address numbers shall be posted prior to combustibles being placed on-site). The letters and numerals for permanent address numbers shall be of adequate size and of a color, which is contrasting with the background. Such letters or numerals shall be internally illuminated and facing the direction of access.

   

35.

The roof covering of every new building or structure, and materials applied as part of a roof covering assembly, shall have a minimum fire rating of Class "B" or higher.

   

36.

The applicants must have a maintained all-weather surface road for ingress and egress of fire apparatus. The standards for this road shall be set by the San Mateo County Department of Public Works and the Half Moon Bay Fire District Ordinance. Dead-end roads exceeding 150 feet shall be provided with a turnaround in accordance with Half Moon Bay Fire Department specifications. Road width shall be not less than 20 feet in width.

   

37.

There must be a fire hydrant within 500 feet of the property. Said hydrant must be in the way of ingress to the property. The Fire Department shall not have to pass the property to obtain a hydrant.

   

38.

The Fire Department recommends that a defensible space of not less than 30 feet be maintained between the home and any combustible vegetation.

   

39.

A plan review and inspection fee of $30.00 shall be submitted prior to building final.

   

40.

Any development of more than four residential units or commercial units exceeding 5,000 sq. ft. is required to form a Community Facility District prior to the issuance of the permit.

   

Environmental Health Division

 

41.

The applicants shall obtain a well drilling permit and meet all requirements of the County Health Division.

   

Granada Sanitation District

 

42.

The applicants must show proof of priority capacity if they are applying prior to expanded treatment availability starting in 1999.

   

Coastside County Water Department

 

43.

This property does not have a municipal water service connection assigned to it at this time. In order to receive domestic and fire service, a water main extension will be required. The applicants shall comply with CCWD rules and regulations for water and fire service prior to occupancy of structure.