COUNTY OF SAN MATEO

Inter-Departmental Correspondence

ENVIRONMENTAL SERVICES AGENCY

DATE:

September 27, 2004

SET TIME:

9:45 a.m.

BOARD MEETING DATE:

October 5, 2004

TO:

Honorable Board of Supervisors

FROM:

Marcia Raines, Director of Environmental Services

SUBJECT:

ADDENDUM TO STAFF REPORT: Consideration of an appeal of the Planning Commission decision to deny a Design Review permit to construct a new 3,154 sq. ft, single-family dwelling located on Hart Street in the unincorporated Montara area of San Mateo County.

County File Number: PLN2003-0096 (Galahan)

RECOMMENDATION

If the Board of Supervisors finds the changes to the exterior details and the change of exterior materials from stucco to entirely wood siding and composition roof are sufficient to ensure compliance with Design Review Standards, staff recommends approval of the project by adopting the findings and conditions of approval stipulated in Attachment A.

BACKGROUND

On September 14, 2004, your Board considered an appeal of the Planning Commission’s denial of a Design Review permit for a new 3,154 sq. ft, single-family dwelling located on Harte Street in the unincorporated Montara area of San Mateo County.

You continued the project to October 5, 2004 and requested that the applicant propose an alternative exterior design. The applicant submitted the attached revised elevations on September 23, 2004. Changes include a switch from a stucco exterior to all wood and revised exterior elevations. The proposed roof will be a composition type material. We are not aware of any remaining issues and therefore, provided the submitted exterior colors are earth tone (tan or darker, for example) with a dark roof, staff finds the new design a considerable improvement and a better fit with the community. The applicant will submit color samples for the Board’s consideration at the October 5 hearing.

ATTACHMENTS

A.

Recommended findings and conditions of approval.

B.

Revised Building Elevations.

Attachment A

COUNTY OF SAN MATEO

ENVIRONMENTAL SERVICES AGENCY

RECOMMENDED FINDINGS AND CONDITIONS OF APPROVAL

Permit or Project File Number:

Board Meeting Date: October 5, 2004

PLN 2003-00096

Prepared By: Farhad Mortazavi

For Adoption By: Board of Supervisors

RECOMMENDED FINDINGS

The Board of Supervisors found that:

A.

For the Environmental Review

This project is exempt from environmental review pursuant to the California Environmental Quality Act (CEQA), Section 15303, Class 3, construction of a new small structure.

B.

For the Design Review

This project has been reviewed under and found to be in compliance with the Design Review Standards for Coastside Districts, Section 6565.7 of the San Mateo County Zoning Regulations.

RECOMMENDED CONDITIONS OF APPROVAL

Planning Division

1.

The project shall be constructed in compliance with the plans approved by the Board of Supervisors and shall comply with the underlying zoning district. Any changes or revisions to the approved plans or conditions shall be reviewed by the Design Review Officer or, where necessary, the Coastside Design Review Committee for approval.

2.

At time of application for a Building Permit, the building plans shall indicate horizontal all wood siding and composition type roof.

3.

This permit shall be valid for five years from the date of approval in which time a Building Permit shall be issued. Any extension of this permit shall require submittal of an application for permit extension and payment of applicable extension fees sixty (60) days prior to the expiration date.

4.

The applicant shall provide “finished floor elevation verification” to certify that the structure is actually constructed at the height shown on the submitted plans. The applicant shall have a licensed land surveyor or engineer establish a baseline elevation datum point in the vicinity of the construction site.

a.

The applicant shall maintain the datum point so that it will not be disturbed by the proposed construction activities until final approval of the building permit.

b.

This 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).

c.

Prior to planning approval of the building permit application, the applicant 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.

d.

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).

e.

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 applicant 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.

f.

If the actual floor height, garage slab, or roof height--as constructed--is different than the elevation specified in the plans, then the applicant 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.

5.

During project construction, the applicant shall, pursuant to Section 5022 of the San Mateo County Ordinance Code, minimize the transport and discharge of stormwater runoff from the construction site into storm drain systems and water bodies by:

a.

Using filtration materials on storm drain covers to remove sediment from dewatering effluent.

b.

Stabilizing all denuded areas and maintaining erosion control measures continuously between October 15 and April 15.

c.

Removing spoils promptly, and avoiding stockpiling of fill materials, when rain is forecast. If rain threatens, stockpiled soils and other materials shall be covered with a tarp or other waterproof material.

d.

Storing, handling, and disposing of construction materials and wastes so as to avoid their entry to the storm drain system or water body.

e.

Avoiding cleaning, fueling or maintaining vehicles on site, except in an area designated to contain and treat runoff.

f.

Limiting and timing applications of pesticides and fertilizer to avoid polluting runoff.

6.

The applicant shall include an erosion and sediment control plan on the plans submitted for the building permit. This plan shall identify the type and location of erosion control devices to be installed upon the commencement of construction in order to maintain the stability of the site and prevent erosion and sedimentation off-site.

7.

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

8.

The applicant shall apply for a building permit and shall adhere to all requirements from the Building Inspection Section, the Department of Public Works and the Half Moon Bay Fire Protection District.

9.

No site disturbance shall occur, including any grading or tree removal, until a building permit has been issued, and then only those trees approved for removal shall be removed.

10.

To reduce the impact of construction activities on neighboring properties, comply with the following:

a.

All debris shall be contained on site; a dumpster or trash bin shall be provided on-site during construction to prevent debris from blowing onto adjacent properties. The applicant shall monitor the site to ensure that trash is picked up and appropriately disposed of daily.

b.

The applicant shall remove all construction equipment from the site upon completion of the use and/or need of each piece of equipment which shall include but not be limited to tractors, back hoes, cement mixers, etc.

c.

The applicant shall ensure that no construction related vehicles shall impede through traffic along the right-of-way on Harte Street. All construction vehicles shall be parked on-site outside the public right-of-way or in locations which do not impede safe access on Harte Street. There shall be no storage of construction vehicles in the public right-of-way.

11.

Exterior color samples shall be submitted to the Planning Director for approval. The exterior colors shall be earth tone (tan or darker for example) the roof color shall be dark. Color verification shall occur in the field after the applicant has applied the approved materials and colors but before a final inspection has been scheduled.

12.

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.

13.

The landscape plan, including all listed trees and shrubs, shall be included with the building permit plans, and its implementation shall be confirmed prior to final building inspection.

Building Inspection Section

14.

At the time of application for a building permit, the following will be required:

a.

Prior to pouring any concrete for foundations, written verification from a licensed surveyor will be required, which will confirm that the required setbacks have been maintained as per the approved plans.

b.

An automatic fire sprinkler system will be required. This permit must be issued prior to or in conjunction with the building permit.

c.

If a water main extension, upgrade or fire hydrant is required, this work must be completed prior to issuance of the building permit, or the applicant must submit a copy of an agreement and contract with the water purveyor which will ensure the work is completed prior to finalization of the building permit.

d.

A site drainage plan will be required which will demonstrate how roof drainage and site runoff will be directed to an approved disposal area.

e.

Sediment and erosion control measures shall be installed prior to beginning any site work and maintained throughout the project. Failure to install or maintain these measures will result in a work stoppage on the dwelling until the corrections have been made and fees associated with staff time have been paid.

f.

A driveway plan and profile will be required.

15.

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

16.

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 the Department of Public Works.

17.

The applicant shall submit a driveway “Plan and Profile” to the Public Works Department, showing the driveway access to the parcel (garage slab) complying with County Standards for driveway slopes (not to exceed 20%) and to County Standards for driveways (at the property line) being the same elevation as the center of the access roadway. The driveway plan shall also include and show specific provisions and details for handling both the existing and the proposed drainage.

18.

The applicant shall prepare a plan indicating the proposed method of sewering this property.

19.

The applicant shall submit detailed drawings showing the “sources of” and the “installation locations for” all the required underground utilities.

Half Moon Bay Fire Protection District

20.

The applicant shall comply with all conditions required by the Half Moon Bay Fire Protection District.