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Project Title: |
Caballo Ranchero Drive 2-Lot Residential Subdivision |
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County File: |
#CDMS25-00003 |
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Applicant/Owner: |
Michael Milani, Milani & Associates / Jeff and Sheila Langon |
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Zoning/General Plan: |
R-40, Single-Family Residential District / RVL, Residential Very-Low Density |
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Site Address/Location: |
2485 Caballo Ranchero Drive, Diablo (APN: 195-352-014) |
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California Environmental Quality Act (CEQA) Status: |
Mitigated Negative Declaration, SCH 2026070410 |
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Project Planner: |
Dominique Vogelpohl, Senior Planner (925) 655-2880 Dominique.Vogelpohl@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
A request for approval of a Tentative Parcel Map to subdivide a 1.9-acre property into 2 new residential parcels (Parcel A: 42,899.4 square-feet and Parcel B: 40,028.3 square-feet) with two variance requests to allow both parcels to have an average lot width of less than the 140-feet minimum required (Parcel A: 85-feet and Parcel B: 87-feet) and four exception requests to County’s Subdivisions Ordinance (1. Section 96-10.004 - “Underground Utilities” to not be required to ground existing utilities, 2. Section 96-14.0002 - “Improvement of County Streets” to not be required to install frontage improvements, 3. Section 914-2.002 - “Collect and Convey” to be permitted to only maintain the existing drainage pattern, and Section 914-12.010 - “Detention Basins - Maintenance” to permit private maintenance of onsite detention structures instead of the required public maintenance). The project also includes: removal of 21 onsite trees and work within the dripline of 22 onsite trees to remain, reconstruction of the existing driveway into a private road, demolition of the existing detached garage and two shed buildings, and approximately 1,260 cubic yards of grading (160 cubic yards of cut and 1,100 cubic yards of fill).
II. RECOMMENDATION
Department of Conservation and Development, Community Development Division (CDD) staff recommends that the Zoning Administrator:
A. FIND that the mitigated negative declaration prepared for County File #CDMS25-00003 adequately analyzes the project’s environmental impacts, that there is no substantial evidence that project will have a significant effect on the environment, and that the Mitigated Negative Declaration prepared for this project reflects the County’s judgement and analysis;
B. ADOPT the final Mitigated Negative Declaration (MND) and mitigation monitoring and reporting program (MMRP) prepared for this project;
C. APPROVE the Tentative Parcel Map for the Caballo Ranchero Drive 2-Lot Minor Subdivision (County File #CDMS25-00003), including the Tree Permit for the removal of twenty-one (21) code protected trees and construction work within the driplines of an additional twenty-two (22) code-protected trees, Variances to allow Parcel A to have an average lot width of 85-feet and Pacel B to have an average lot width of 87-feet (where 140-feet is minimum required), grant exceptions to County Code Sections 96-10 (Underground Utilities) and 96-14.002 (Improvement of County Streets), Division 914 (Drainage), and Division 914-12.010 (Detention Basins - Maintenance), and permit approximately 1,260 cubic yards of grading (160 cubic yards of cut and 1,100 cubic yards of fill), based on the findings and subject to the conditions of approval that are in Attachment 1.
D. DIRECT staff to file a Notice of Determination with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: RVL, Residential Very-Low Density.
B. Zoning: R-40, Single-Family Residential District.
C. California Environmental Quality Act (CEQA): A draft Mitigated Negative Declaration/Initial Study (MND) was prepared and published for this application. The State and public review period for the draft MND started on July 10, 2026, and ended on August 10, 2026. Comments were received from the Confederated Villages of Lisjan Nation (CVLN), the Department of Toxic Substances Control (DTSC), the East Bay Municipal Utility District (EBMUD), and public comments from neighboring property 2465 Caballo Ranchero Drive. CVLN, DTSC, and EBMUD comments are in Attachment 3 - Agency Comments and the neighbor’s comments are in Attachment 4 - Public Comments.
The CVLN verified that their recommended mitigation measures provided during tribal consultation were included in the draft MND. DTSC recommended all imported soil/fill material be tested to ensure all contaminants of concern (COCs) meet screening levels as outlined in DTSC's PEA Guidance Manual, and also advised referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing soil/fill is necessary. EBMUD advised water main extension and off-site pipeline improvements may be required, and that each parcel will be required to have its own service connection and meter, which will include all applicable water efficiency measures under Section 31 of EBMUD’s Water Regulations. Lastly, residents of 2465 Caballo Ranchero Drive voiced concerns about loss of privacy with the tree removal, the future development of Parcel B being out of character for the area, the new private road being properly developed, and if proper analysis was completed for the project’s potential impacts to traffic, air quality, animal habitat, and construction noise.
CVLN’s recommendations are mitigation measures under the Tribal Cultural Resources section of the initial study, which are in the final MND and are conditions of approval for this entitlement. County Grading Inspection will verify that all engineered fill is properly sourced to ensure DTSC’s recommendations are adhered to. Permits will be obtained from EBMUD prior to water service related improvements. Staff informed residents of 2465 Caballo Ranchero Drive that tree replacement will be required and having some trees planted along the shared property line is feasible, that the County Public Works Department will verify the new private road will be developed according to code, and directed them to the draft MND available online that included proper environmental analysis of the project’s potential impacts to traffic, air quality, animal habitat, and construction noise, and this analysis resulted in mitigation measures related air quality during construction, potential loss of habitat for nesting raptors and roosting bats, and requiring construction hours to address construction noise.
These comments did not require any text changes. The final MND and Mitigation Monitoring Program (MMRP) are Attachments 9 and 10. The final MMRP was prepared based on the mitigation measures in the final MND. If approved, the MND mitigation measures would apply to the Minor Subdivision as Conditions of Approval.
D. Tribal Cultural Resources: In accordance with Section 21080.3.1 of the California Public Resources Code, a Notice of Opportunity to Request Consultation was sent on November 10, 2025, to all the California Native American Tribes listed by the Native American Heritage Commission. Pursuant to Section 21080.3.1(d), there is a 30 day time period for the Tribes to either request or decline consultation in writing for this project in response to the notice. In an email received on December 4, 2025, the Wilton Rancheria stated they did not have any comments and did not wish to request consultation. In an email received on December 3, 2025, the Confederated Villages of Lisjan Nation (CVLN) did request consultation, but in an email dated May 5, 2026, the CVLN stated that upon further review they withdrew their request for consultation and instead recommended specific Tribal cultural resources mitigation measures, which have been included under the Tribal Cultural Resources section of the initial study. In an email received on December 3, 2025, the Amah Mutsun Tribal Band of Mission San Juan Bautista also requested consultation, but in an email dated June 6, 2026, they withdrew because they were not able to meet. These comments are in Attachment 3 - Agency Comments.
Cultural and archaeological resources are discussed in Environmental Checklist Section 5, Cultural Resources, and Environmental Checklist Section 18, Tribal Cultural Resources. The project includes mitigation measures from Environmental Checklist Section 5 and Section 18 to stop work and notify applicable authorities in the event that previously undocumented cultural and/or paleontological resources or remains are uncovered by ground disturbing activities.
IV. SITE/AREA DESCRIPTION
The subject site is accessed from the north side of Caballo Ranchero Drive, in the Diablo area of unincorporated Contra Costa County. The site is bound by single-family residential properties on all sides.
The property features a flag-shaped configuration, beginning with an incline from the road and gradually rising in elevation. The land continues to slope upward until it reaches and levels out at the top where the house is situated. The residence is located approximately 400-feet from the road, providing a distinct separation between the entrance and the main living area. Site photos are Attachment 7.
V. PROJECT DESCRIPTION
A Tentative Parcel Map to subdivide a 1.9-acre site into 2 new residential lots to be accessed by a new private road from Caballo Ranchero Drive. The project scope includes a request to remove 21 trees and work within the dripline of 22 other trees, and approximately 1,260 cubic yards of grading (160 cubic yards of cut and 1,100 cubic yards of fill), for the necessary private road and drainage improvements.
The existing residence will be located on Parcel A, and the accessory buildings and structures that would be on Parcel B are being demolished. New necessary improvements include the existing driveway to be reconstructed into a private road and be located within a 25-foot-wide private access and utility easement that totals 8,113.78 square-feet, and new drainage to treat stormwater runoff for the approximately 16,000 square-feet of impervious surface.
The minor subdivision application includes four exception requests to Title 9 of the County Code that relate to undergrounding of overhead utilities, the construction of frontage improvements, certain collect and convey requirements, and to be permitted to privately maintain the onsite detention basin.
1. Code Section 96-10 - Undergrounding Utilities: An exception request to not require undergrounding existing overhead lines along the Caballo Ranchero Drive frontage.
2. Code Section 96-14.002 - Improvement of County Streets: An exception request to not require frontage improvements along Caballo Ranchero Drive.
3. Code Division 914 - Drainage: An exception request to not be required to construct/rehabilitate offsite, downstream drainage improvements.
4. Code Division 914-12.010 - Detention Basins - Maintenance: An exception request to allow the onsite detention basin facility to be privately maintained instead of publicly.
VI. PREVIOUS APPLICATIONS
A. County File #MS72-0178: 2-lot minor subdivision recorded on October 5, 1973, that created the subject property, Parcel B.
B. County File #CDMS24-00025: The property qualifies for an urban lot split under California Senate Bill 9, but the project proponent withdrew this application so they may request exceptions to Title 9 described above in the Project Description.
VII. AGENCY COMMENTS
A. Public Works Department, Engineering Services Division (PW): In a memo dated August 6, 2026, PW provided their analysis of the project, their recommendations for approval of the four exception requests, and conditions of approval (COAs). All COAs have been incorporated as COAs for this project.
B. Diablo Municipal Advisory Council (DMAC): The DMAC discussed this project at their February 10, 2025, meeting and informed staff that they have no objection to the proposed minor subdivision and tree removal application provided there are no objections from the adjacent neighbors. Public comments were received from neighboring residents at 2465 and 2374 Caballo Ranchero Drive. These public comments are addressed in this staff report.
C. San Ramon Valley Fire Protection District: In a letter dated February 10, 2025, the Fire District stated development must be compliant with the fire and building codes, and local and County Ordinances and adopted standards. Approval from the Fire District is required prior to issuance of a building permit to ensure compliancy with all applicable codes and ordinances.
D. Central Contra Costa Sanitary District: In a letter dated February 6, 2025, the Sanitary District stated the project site is within their service area and sanitary sewer service is available to the project site and would not be expected to produce an unmanageable added capacity demand on the wastewater system, nor interfere with existing, public facilities. The developer will need to construct a set of on-site public main sewers and private laterals. The Sanitary District’s review and approval of all sewer improvements is required prior to construction.
E. East Bay Municipal Utility District (EBMUD): In a letter dated August 5, 2026, EBMUD stated water main extension and off-site pipeline improvements may be required, and that each parcel will be required to have its own service connection and meter, which will be reviewed by EBMUD prior to water service and will include all applicable water efficiency measures under Section 31 of EBMUD’s Water Regulations.
F. Contra Costa Health, Environmental Health (CCEH): In a letter dated February 12, 2025, CCEH recommended that the project be served by public sewer and public water. The project is and will continue to be served by Central Sanitary and EBMUD.
G. Contra Costa Mosquito and Vector Control District (CCMVCD): In a letter dated January 23, 2025, CCMVCD stated that no feature of the project should create areas of stagnant water that remain in excess of 72 hours, specifically the detention basin. The operation and maintenance plan required by Public Works will satisfy this requirement.
H. California Historical Resources Information System (CHRIS): In a letter dated February 12, 2025, CHRIS stated the project site has a low possibility of containing unrecorded archaeological sites and does not recommend any further study be conducted.
These comment letters are in Attachment 3 - Agency Comments.
VIII. PUBLIC COMMENTS
Staff reviewed public comments received from neighboring residents at 2374 Caballo Ranchero Drive (in Attachment 4 - Public Comments) and found recurring points of concern, which are summarized and addressed below:
- The application is being treated as ministerial and is also being proposed to be exempt from CEQA.
Staff response: This is a discretionary minor subdivision application. Staff has provided a recommendation for approval to the Zoning Administrator based on the attached findings and subject to the attached conditions approval, but it is not approved unless the Zoning Administrator accepts staff’s recommendation at an open public hearing, which will be held at on Monday, August 17th at 1:30PM. Staff has also completed preparation and circulation of a draft MND pursuant CEQA guidelines, and staff’s recommendation includes that the Zoning Administrator adopt the attached final MND and MMRP.
- The project site is located within a high fire hazard severity zone (FHSZ) and within a state responsibility area.
Staff response: The project site is in a local responsibility area, not state. Potential impacts due to being located in a high FHSZ are included in the attached findings and the final MND.
- The road is too narrow and will not be able to accommodate oncoming traffic from both parcels.
Staff response: The developer will be required to obtain an encroachment permit to construct its private road/driveway connection which will comply with the sight obstruction requirements of Chapter 82-18 of the County Ordinance Code. This is to ensure no structure or vegetation will obstruct the visibility of vehicles approaching the public road and into oncoming traffic.
- Not undergrounding utilities could be a fire hazard:
Staff response: Undergrounding utilities were reviewed by the County Public Works Department and found to be adequate as described in the attached findings. Public Works is also recommending approval of the exception request to underground existing utilities. The electrical and communication lines connecting to the new homes within the proposed subdivision development will be placed within underground conduit from the existing joint pole located near the proposed private roadway connection to Caballo Ranchero Drive.
The project's frontage along Caballo Ranchero Drive is approximately 100 feet and only has one joint pole that is within its frontage. The undergrounding of this short segment of existing electrical distribution lines along would not measurably reduce the overall fire hazard risk in the area. In addition, it is not achievable to only underground one joint pole since the undergrounding work would need to extend to the next joint pole in each direction, which would require work outside of this project site's frontage.
- Frontage improvements should be required to help mitigate run off and provide erosional control.
Staff response: Diablo is a unique community and desires to maintain its rural setting. Diablo is an older community, served by privately maintained roadways, with the exception of Caballo Ranchero Drive which is maintained by Contra Costa County Public Works. As reflected on the submitted Tentative Pacel Map the portion of Caballo Ranchero Drive fronting the project maintains a pavement width varying from 21.4-feet to 22.2-feet. The existing provides a “best fit alignment” to optimize road widths based upon the site topography in order to provide for a pavement width exceeding a nominal width of 20-feet. Widening Caballo Ranchero Drive, to meet the ultimate 36-foot pavement width, would require extensive grading and installation of retaining walls varying in height from three to six feet in many locations. The widening would change the rural characteristics of the Diablo area and would be in conflict with Diablo community Policy 1. The current pavement width, exceeding 20-feet, provides adequate access for both fire and neighborhood vehicular needs. Therefore, it is found that the “Diablo” neighborhood area would be better served by waiving the widening requirement along the project frontage.
- The increase in traffic is not properly mitigated.
Staff response: Under CEQA, the MND is required to evaluate the potential impacts from the proposed project. The proposed private road/driveway connection is not expected to have operational impacts on Caballo Ranchero Drive due to the anticipated low volume of 2 AM/PM new peak period vehicular trips generated from one additional new home.
- Allowing the exceptions to Title 9 will pass the cost to neighboring properties.
Staff response: Public Works has recommended approval to these exception requests and has substantiated why in their final report which is in Attachment 3 - Agency Comments and also present in the attached findings. Within these findings they find reason that granting these exceptions will not be “materially detrimental or injurious” to the surrounding properties. They also find in some cases to benefit neighboring properties.
- The resultant lots will not be developable as they will be substandard in average lot width.
Staff response: Both properties are still developable as made evident in the attached Variance findings. The body of each resultant lot has an average lot width that is not substandard and each lot will still meet the minimum lot area required of 40,000 square-feet, allowing for future development to be able to be consistent with the surrounding area.
- Further geotechnical investigation should be done due to the grading.
Staff response: Potential geological hazards are sufficiently assessed in the attached findings and under the Geology and Soils section of the final MND. Additionally, a site-specific geotechnical report will be submitted during the plan check phase of the project that provides clear recommendations for the structural design of the detention basin, grading, drainage systems, and future residential development. The geotechnical report will guide the appropriate structural design, while onsite inspections during construction will verify that all activities adhere to the approved structural drawings and the geotechnical engineer’s recommendations.
IX. STAFF ANALYSIS
A. General Plan Consistency: The subject property is located within a Residential Very-Low Density (RVL) land use designation. What is found to be appropriate development in the RVL designation transitions between urban development and agricultural/rural areas and typically includes detached single-family units on lots 1 acre or larger and small-scale agricultural activities. The SL land use designation allows for a maximum density of 1 unit per net acre. According to the County General Plan, net acreage is the area remaining within a project site after land is dedicated for rights-of-way, easements, and other public or common uses. As this project does not include any right-of-way dedication, and the access easement is private and only serves two properties, the net acreage is equivalent to the gross acreage, which is approximately 1.9-acres. This would allow for a maximum of two units (Parcel A: 42,899.4 square-feet and Parcel B: 40,028.3 square-feet). Therefore, the two-lot minor subdivision would result in a density within the range of units allowed under Chapter 4 - Land Use Element of the General Plan.
Other applicable General Plan policies are located in Chapter 3 -Stronger Communities Element and Chapter 9 - Health and Safety Element. The project site is located in the County community of Diablo, which has the following policies within their Community Profile:
1. Support efforts to maintain Diablo's mature trees, natural setting, and limited sidewalks and streetlights, all of which add to its rural character.
2. Coordinate with the community to increase opportunities for input into planning processes and projects, especially related to historic designations and regulations.
3. Discourage land uses that detract from Diablo’s low-density residential character, such as large commercial and high-density residential projects.
4. Support efforts to improve wildfire safety through management of the Wildland-Urban Interface around Diablo.
This project does not conflict with policy 1 as it is not removing any native trees and will be replanting trees to compensate for any necessary tree removal. It will also not be changing the rural and residential character for the area, and will not be adding any sidewalks for streetlights. It does not conflict with policy 2 as neither the existing buildings or property itself is a contributor to the Diablo Historic District, and therefore, its alteration would have no impact on the District. It does not conflict with policy 3 as development of one additional unit is consistent with the very-low density designation for the area and is not commercial. Lastly, it does not conflict with policy 4 as future development will be required to conform to the provisions of the California Building Code and California Fire Code related to construction in wildland urban interface fire areas. New residential construction on the site will be required to conform to California Building Code Chapter 7A (Materials and Construction Methods for Exterior Wildfire Exposure), California Fire Code Chapter 49 (Requirements for Wildland-Urban Interface Fire Areas), and Title 24 of the California Code of Regulations (California Building Standards).
The project site is also in a High Fire Hazard Severity Zone in a Locally Responsible Area (LRA), and therefore, is subject to Health and Safety Element Policy (HS-P) 7.1, “Deny entitlements for projects creating additional residential units (i.e., units not allowed by-right) in Very High Fire Hazard Severity Zones in the LRA or SRA. Discourage such projects in High Fire Hazard Severity Zones in the SRA and discourage them in the LRA unless adequate fire protection services are provided”. As this is in an LRA, and as described above, there are adequate fire protection services that are provided by the San Ramon Valley Fire Protection District, this project is not prohibited under this policy. Fire protection at the project site would be provided by Fire Station 33 located at 1051 Diablo Road, Danville, approximately 2.4 miles driving distance to the east. If necessary, additional fire protection support would be provided by Fire Station 32 located at 2100 Stone Valley Road, Alamo, approximately 5.3 miles driving distance to the northwest. In correspondence from the Fire Protection District dated February 10, 2025, the Fire District indicated that the project is required to comply with applicable Contra Costa County Ordinances that pertain to emergency access, fire suppression systems, and fire detection/warning systems. Furthermore, prior to the issuance of building permits, the construction drawings would be reviewed and approved by the Fire District.
The project site is also subject to County regulation with respect to seismic and geologic hazards. The area is fairly sloped, but the developable area for each resultant property is sloped less than 26%, and Parcel B’s anticipated house site is outside the area sloped greater than 15%. The new private road is within an area whose slope is greater than 26%, but this is the existing access point for the site and retrofitting it to a private road will not require extensive grading. Therefore, future development will be compliant with Health and Safety policy 11.5, “Discourage development on slopes exceeding 15 percent, and prohibit development on slopes of 26 percent or greater, to avoid slope instability, unnecessary grading, and extensive land disturbance, and facilitate long term control of erosion and sedimentation. Exceptions may be considered for infrastructure projects and development on existing legal lots where no other feasible building sites exist”.
Lasty, Health and Safety policy 11.7 states, “Do not accept public road dedications or allow construction of private roads on unstable hillsides or in landslide hazard areas unless potential hazards have been mitigated to the County’s satisfaction. All private roads constructed in such areas must be fully compliant with private road standards adopted by the County and fire protection district with jurisdiction”. The private road is located in a landslide area, but it will be constructed per County Code, and the Public Works Department is not recommending any exceptions for private road design requirements. Furthermore, a site-specific geotechnical report will be prepared to guide appropriate structural design, while onsite inspections during construction will verify that all activities adhere to the approved structural drawings and the geotechnical engineer’s recommendations.
Based on the above, the project is found to be consistent with all applicable County General Plan policies.
B. Zoning Compliance: The subject property is located in an R-40, Single-Family Residential District, which requires a 40,000 square-foot minimum lot size, a minimum average lot width of 140-feet, and a minimum lot depth of 140-feet. Parcel A: 42,899.4 square-feet and Parcel B: 40,028.3 square-feet comply with the minimum lot area for the R-40 district. Both parcels’ lot depth are well over 140-feet because of their flag lot configuration, resulting in Parcel A having an average lot width of 85-feet and Parcel B having an average width of 87-feet. Please see attached findings showing staff’s reasoning for recommending approval of Variances to average lot depth for both parcels.
Single-family residential development is permitted in the R-40 District. The project does not include any proposed residential development, other than private road and drainage improvements and grading; however, the project plans in Attachment 6 show the exiting residential building that will end up on Parcel A will comply with setback and yard requirements of the R-40 District and also identifies a building site for future construction of single-family residence on the resultant Parcel B that will also comply with setback and yard requirements. Based on the above and the attached findings, the project is consistent with all applicable requirements for the R-40 District.
C. Tree Protection and Preservation Ordinance: The 2-lot subdivision with road and drainage improvements requires removal of 21 code-protected trees and work within the dripline of 22 code-protected trees and could not be reasonably accommodated on another area of the lot.
The project Arborist Report (Attachment 8) prepared by certified arborist Bob Peralta (WE-7150A) dated February 19, 2025, provides an inventory and evaluation of all trees on the project site that may be impacted by the project. A total of 68 trees were surveyed, numbered, tagged, identified, measured, and evaluated. There were 8 different species inventoried onsite: 30 Raywood Ash trees, 13 California Pepper trees, 11 Coast Redwoods, 9 Incense Cedars, 2 Olive trees, 1 Blue Spruce, 1 Cottonwood, and 1 Pear tree. Only the Coast Redwood species is listed in the County Tree Ordinance under the indigenous species list, but all trees were planted when the property was developed.
The arborist report evaluated the trees to be in either, critical, poor or fair condition, so the report provides tree protection measures to be implemented during project improvements to ensure the trees to remain are preserved, and these tree protective measures are described in the attached conditions of approval, which will be required to be in place throughout the entire construction period.
D. Undergrounding Utilities: Chapter 96-10 of the County Ordinance Code requires all new and existing utility distribution facilities to be installed underground. This requirement applies to the existing overhead lines along the site’s Caballo Ranchero Drive frontage.
An exception request was submitted on March 25, 2025, from the requirement to underground existing overhead lines along Caballo Ranchero Drive in accordance with the attached findings outlined in Chapter 92-6 of the County Ordinance.
E. Traffic and Circulation: All access to the subject property is to come from Caballo Ranchero Drive, a 20-foot-wide County maintained road within a 50-foot-wide right-of-way.
As reflected on the submitted Tentative Pacel Map the portion of Caballo Ranchero Drive fronting the project site maintains a pavement width varying from 21.4-feet to 22.2-feet. The existing provides a “best fit alignment” to optimize road widths based upon the site topography in order to provide for a pavement width exceeding a nominal width of 20-feet.
An exception request was submitted on March 25, 2025, from the requirement to construct frontage improvements in accordance with the attached findings outlined in Chapter 92-6 of the County Ordinance.
F. Drainage: Division 914 of the County Ordinance Code requires that all storm water entering and/or originating on this property to be collected and conveyed, without diversion and within an adequate storm drainage system, to an adequate natural watercourse having a definable bed and banks or to an existing adequate public storm drainage system which conveys the storm water to an adequate natural watercourse.
A Preliminary Hydrology and Hydraulic Report was submitted to and reviewed by Public Works. According to that report, the existing project site discharges runoff onto the adjacent southern property in a concentrated manner. The report states that this development will maintain the pre-development drainage pattern and will meter flows using onsite storage.
An exception request was submitted on May 12, 2025, from the collect and convey requirement pursuant to County Code 914-2.002 in accordance with the attached findings outlined in Chapter 92-6 of the County Ordinance.
County Code Division 914-12.010 requires maintenance of a detention basin facility through either an existing public maintenance entity or by the creation of a public maintenance entity with an adequate revenue source to assure perpetual maintenance.
An exception request was submitted on May 12, 2025, from the detention basin maintenance requirement pursuant to County Code 914-12.010 in accordance with the attached findings outlined in Chapter 92-6 of the County Ordinance.
G. Stormwater Management and Discharge Control: According to the Preliminary Stormwater Control Plan provided, this project will exceed the 10,000 square foot threshold requiring a Stormwater Control Plan (SWCP). Preliminary sizing calculations state that this development will maintain the pre-development drainage pattern and will meter flows using onsite storage. A final Storm Water Control Plan (SWCP) and a Stormwater Control Operation and Maintenance Plan (O+M Plan) will be reviewed and approved by the Public Works Department, which will be reviewed for compliance with the County’s National Pollutant Discharge Elimination System (NPDES) Permit and must be deemed consistent with the County’s Stormwater Management and Discharge Control Ordinance (§1014) prior to filing of the Parcel Map.
X. CONCLUSION
The proposed Minor Subdivision (County File #CDMS25-00003) is found to be consistent with the RVL, Residential Very-Low Density General Plan land use designation and with the regulations of the R-40 Single-Family Residential District with Variance approval to average lot width. Staff recommends adopting MND SCH 2026070410 and the MMRP, granting the exceptions to Section 96-10 (Undergrounding Utilities), Section 96-14.002 (Improvement of County Streets), Division 914 (Drainage), and Division 914-12.010 (Detention Basins - Maintenance), and approving the Tentative Parcel Map for a 2-Lot Minor Subdivision #CDMS25-00003, including Variances for Parcel A to have an average lot width of 85-feet and Parcel B to have an average width of 87-feet (where 140-feet is the minimum required), a Tree Permit for removal of 21 code-protected trees and for construction work within the driplines of 22 code-protected trees, and approximately 1,260 cubic yards of grading (160 cubic yards of cut and 1,100 cubic yards of fill), based on the findings and subject to the conditions of approval that are in Attachment 1.