HomeMy WebLinkAboutMINUTES - 07291986 - T.7 TI
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THE BOARD OF SUPERVISORS OF 'CONTRA COSTA COUNTY, 'C-ALIFORNIA
Adopted this Order on July 29 , 1986 , by the following vote:
AYES: Supervisors Fanden, Schroder, McPeak, Torlakson, Powers
NOES: None
ABSENT: None
ABSTAIN: None
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SUBJECT: Hearing on Rezoning Application 2673-RZ filed by Treat
Commons, Ltd. and hearing on Rezoning Application 2677-RZ
filed by DESCO Investments and Ronald H. and Patricia M.
Howard, et al and hearing on Rezoning Application 2676-RZ
filed by American Residential Properties and Hofmann
Construction Company to rezone land in the Pleasant Hill
BART Station area
This being the time for hearing on the recommendation of-.
the County Planning Commission with respect to the following appli-
cations to rezone land in the Pleasant Hill BART Station area:
Application of Treat Commons, Ltd. (applicant and owner)
to rezone 9 .01 acres of land from Single Family Residential District
(R-15) and Limited Office, District (0-1 ) to Planned Unit District
(P-1 ) (2673-RZ) ;
Application of DESCO Investments (applicant) and Patricia
and Ronald Howard, et al (owners) to rezone 2.58 acres from Single
Family Residential District (R-15) to Planned Unit District (P-1 )
(2677-RZ) ;
Application of American Residential Properties (applicant)
and Hofmann Construction Company (owners) to rezone approximately
8 . 1 acres of land from Single Family Residential District (R-15) to
Planned Unit District (P-1 ) (2676-RZ) .
Tom Progen, Redevelopment Director, commented that since
all three applications were being heard together, the American
Residential Properties application was submitted with only the pre-
liminary development plan, and in order to be consistent with the TSM
Ordinance, condition 5L should be changed on that application to
indicate that a TSM program should be submitted with the final deve-
lopment plan.
The Chairman opened the public hearing.
The following people appeared to speak on the
applications:
Curt Bloomstrand, representing DESCO Investments, 3687 Mt.
Diablo Blvd. , Lafayette, commented that he was available for any
questions;
No one appeared for the applicant/owner on the American
Residential Properties and Hofmann application;
John Wyro, representing Perma Built Homes, a part of Treat
Commons, Ltd. , appeared for the Treat Commons Ltd. application
Judith Duncan, 112 Roble Road, Walnut Creek, representing
herself and her husband who could not attend, expressed concerns
including conditions they would like to see corrected with the
American Residential Properties project. She requested a security
fence to be erected immediately around the project on Roble Road
where the old fence was on the north side, that the potholes on
Roble Road be repaired, and that the garbage be cleaned up. She
also requested the Board to exercise more control over housemovers
in order to prevent destruction of vegetation and fences. She also
requested to be notified of future meetings.
Glen F. Corlew, 2988 Cherry Lane, Walnut Creek, spoke on
the DESCO project and commented that he was not opposed to the pro-
ject per se and expressed his concerns including protecting the
integrity of the single family residence area :immediately across the
street, restricted parking in the morning hours on Cherry Lane and
the immediate area and echoed the previous speakers request for some
courtsey during construction;
R.A. Jensen, 3123 Wayside Lane, Walnut Creek, representing
the Walden Improvement Association, expressed agreement with the
concerns of the two previous speakers and added that the hours of
construction should be limited to normal business hours not all
hours of the day and night, seven days a week. He expressed concern
over burglaries and security in the area.
Supervisor McPeak asked Mr. Jensen if he would be able to
meet with the concerned citizens, the developers and staff to go
over these concerns on the site of the proposed project. He indi-
cated he would.
Robert Young, 3050 Del Hombre, Walnut Creek, spoke on the
American Properties/Hofmann development. He expressed concern including
security;
Curt Bloomstrand_ spoke in rebuttal and commented that
DESCO is certainly willing to work . with the neighbors;
John Wyro, Perma Built, spoke in rebuttal and commented
that there will continue to be problems with the timing of the
housemovers due to the fact they can only move houses on the
weekends.
Wally Santos, 2965 Cherry Lane, Walnut Creek, was con-
cerned about the lack of representation by American
Properties/Hofmann. He also expressed concerns including the gar-
bage and people coming into the area to remove rock and trees.
Supervisor McPeak felt that a one week delay to allow for
the meeting with concerned citizens, developers, staff and the
Walden Homeowners' Association and to allow for the Pleasant Hill
BART Station Area Steering Committee to study the traffic study
results would be appropriate.
The Chairman closed the public hearing.
Supervisor Schroder recommended approval of the rezoning
applications, and to act on the recommendation of Supervisor McPeak
for a meeting with staff, developers, concerned citizens and the
Walden Homeowners' Association to come to an agreement relative to
the concerns expressed today and for staff to report back to the
Board on August 12, 1986 .
IT IS BY THE BOARD ORDERED that the recommendation of
Supervisor Schroder is APPROVED; and
1. Rezoning Application 2673-RZ is APPROVED as recom-
mended by the County Planning Commission with conditions as set
forth in Exhibit A attached hereto and by reference incorporated
herein and the Board hereby adopts the Planning Commission' s
reasons, set forth in its Resolution Number 33-1986 as its deter-
minations for this decision; and
2. Rezoning Application 2677-RZ is APPROVED as recom-
mended by the County Planning Commission with conditions as set
forth in Exhibit B attached hereto and by reference incorporated
herein and the Board hereby adopts the Planning; Commission' s
reasons, set forth in its Resolution Number 35--1986 as its deter-
minations for this decision; and
3 • Rezoning Application 2676-RZ is APPROVED as recom-
mended by the County Planning Commission with i. evised conditions as
set forth in Exhibit C attached hereto and by reference incorporated
herein and the Board adopts Planning Commission' s reasons, set forth
in its Resolution Number 34-1986 as its determinations for this
decision.
IT IS FURTHER ORDERED, that Ordinance Number 86-63, giving
effect to Rezoning 2673-RZ; Ordinance Number 86-62 giving effect to
Rezoning 2677-RZ; and Ordinance Number 86-64, giving effect to
Rezoning 2676-RZ are INTRODUCED, reading waived, and August 12, 1986
is set for adoption of same.
8 hereby certify that this Is a true and correct copy of
an action taken and entered on !he m-Inutes of the
Board of Supe isors on the date shorn.
ATTESTED: gqq
. 1 j j
PHIL BA HEL , Clerk of the Board
of Supervisors and County Administrator
0
By , Deputy
Orig. Dept. : Clerk of the Board
cc: Director of Community Development
County Administrator
County Counsel
DESCO Investments
American Residential Properties
The Hofmann Company
Ronald and Patricia Howard
Treat Commons, Ltd.
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CONDITIONS OF APPROVAL FOR 2673-RZ
1. This approval is based on the Preliminary Development Plan submitted with
the application subject to further review and approval of a final develop-
ment plan approval and subject to the following conditions:
2. Development shall be in general accordance with the following exhibits as
modified by the conditions listed below and subject to the final review and
approval by the Zoning Administrator.
Exhibit #1 - Preliminary Site Plan.
Exhibit #2-5 - Typical Unit Plan.
Exhibits 6 & 7 - Elevations
Exhibit #8-10 - Preliminary Landscape Plans.
3. This approval is for 350 units. Any deviation to the specific unit
approval shall be indicated on the Final Development Plan.
4. The Final Development Pian shall incorporate the following:
A. No units fronting on Cherry Lane shall exceed two stories.
B. Existing and proposed property lines on Cherry Lane, Treat Blvd. and
del Hombre Lane shall be shown along with existing buildings and
roadway improvements on the adjacent property at the northwest corner
of Treat Blvd. and Cherry.
C. Sufficient right of way to address the traffic mitigation identified
by the May 14, 1986 Wilbur Smith report shall be shown including
providing for a full 12' widening on Treat Blvd.
D. Adequate setbacks shall be provided. Minimum and average setbacks
shall clearly be dimensioned and noted.
E. Parking shall be revised to be consistent with the Pleasant Hill BART
Station Specific Plan standards plus the minimum number of spaces
necessary for adequate guest parking.
F. Detailed building and carport elevations plus submittal of building
material samples and colors.
G. Enclosures for utility meters shall be shown.
H. Sign requests.
I. The parking area at the Treat Blvd. entrance shall be reduced to a
single bay with adequate turnaround area and access so as to not
obstruct the flow of entering traffic.
Page 2
J. Access through the site for existing adjacent veterinary office shall
be provided.
K. Alternative site plans using and not using portions of del Hombre Lane
for on-site parking shall be shown.
m
L. If recreational vehicles are to be allowed on site., such locations and
treatments shall be shown.
M. A landscaping and irrigation plan including:
1. Acknowledgement of the recently adopted County Water Conservation
Landscaping Program;
2. An existing vegetation plan which clearly notes materials to be
retained and removed. Also show the location of trunks and
approximate driplines of trees within 150' of the subject
property along Cherry Lane.
3. A program for preservation and protection of trees to be
retained. -
4. Utilization of minimum 15 gal . trees and 5 gallon shrubs with 24"
and 36" box specimen trees incorporated as necessary to create a
finished appearance at project completion;
5. Pedestrian and bicycle circulation that results in attractive,
inviting routes to acceptable and convenient roadway crossings to
the BART Station and proposed regional trail .
6. Location, exterior treatment and method of identification of
trash of recycling enclosures.
7. Fencing details.
8. Utility meter locations.
9. The applicant will be required to install and maintain
landscaping within public right of way. Alternate landscape
plans addressing the site plans required by condition 4K above
shall be provided included a minimum of a 10' landscape buffer.
N. An interior traffic circulation plan showing potential cross access
easments, curb return radii and traffic safety measures which provide
for anticipated traffic volumes.
5. The Final Development Plan approval shall include, but not be limited to,
the following conditions:
EM®R17 A
Page 3
A. Payment of Park Dedication Fees (currently $400.00/unit) .
B. Payment of Development . Fees of $2,300.00/unit (to be adjusted
annually).
C. Provisions for cross access easements through the project to adjacent
developments.
D. Submittal of a soil and foundation report mitigating any potential for
earthquake-induced liquefaction.
E. Submittal of a program to provide buyers/renters within the project of
child care facilities in the area and information necessary to address
child care issues including buyer/renter profiles to determine number
and ages of children, and type and location of preferred facilities
for child care. Collected data shall also be provided to the Contra
Costa Centre Association or other child care, provider(s) in the
Pleasant Hill BART Station area.
F. Protection of any archaeologic materials uncovered during grading or
trenching.
G. The applicant will be required to prepare and implement a TSM program.
The program submittal shall be required prior to the issuance of any
building or grading permits. Compliance with 'the BART Station Area
TSM Ordinance upon adoption will be required.
H. Provision for clearly visible building/unit numbering 24 hours a day.
I. Conformance with Division 914 (Drainage) of the Subdivision Ordinance.
J. Completion of the drainage study for the Cherry Lane North General
Plan Amendment area prior to submittal of improvement plans for
review.
K. Dedication of rights of way _and construction of full road improvements
along Treat Boulevard, Cherry Lane and Del Hombre Lane. The rights of
way and improvements shall include necessary channelization and
traffic signal improvements and modifications. The actual width will
be subject to consideration of the impacts and mitigation measures to
be developed in the Pleasant Hill BART Station Area Traffic Study -
Phase II. Provision of an adequate interim width road may also be
required.
L. Installation of all new utility distribution services underground.
6. The applicant shall comply with the applicable mitigation measures
resulting from the current Pleasant Hill BART Station Area Traffic Study
including physical improvements., site alterations ('including access points
and right of way widening), programs or fees based on a proportionate share
as identified in the Wilbur Smith traffic statement of May 14, 1986.
6/13/86
�L7 .7
CONDITIONS OF APPROVAL FOR 2677-RZ
1. This approval is based on the Preliminary Development Plan submitted with
the application subject to further review and approval of a final develop-
ment plan and subject to the following conditions:
2. Development shall be in general accordance with the following exhibits as
modified by the conditions listed below and subject to the final review and
approval by the Zoning Administrator.
Exhibit #1 - Preliminary Site Plan.
Exhibit #2 - Garage Plan.
Exhibit #3 - Typical Floor Plan.
Exhibit #4 - Typical Unit Plans.
Exhibits #5 & 6 - Elevations.
3. This approval is for 120 units. Any deviation to the specific unit
approval shall be indicated on the Final Development !Plan.
4. The Final Development Plan shall incorporate the following:
A. Common access shall be provided on Las Juntas- with the adjacent
American Properties development.
B. Existing and proposed property lines on Cherry Lane and Las Juntas Way
shall be shown.
C. Sufficient right of way to address the traffic mitigation identified
by the May 14, 1986 Wilbur Smith report shall be shown.
D. Adequate setbacks shall be provided. Minimum , and average setbacks
shall clearly be dimensioned and noted.
E. Parking shall be revised .to be consistent with the Pleasant Hill BART
Station Specific Plan standards plus the minimum number of spaces
necessary for adequate guest parking.
A. Detailed building and carport elevations plus submittal of building
material samples and colors.
G. Enclosures for utility meters shall be shown.
H. Sign requests.
I. Access shall be provided through the site for future development to
the south.
�U��7 0
Page 2
J. The applicant -shall investigate providing additional project design
articulati6n on building elevations or at corners of the project, .
particularly along Cherry Lane and Las Juntas Way frontage.
K. The applicant shall investigate alternatives to lowering the floor of
the garage below grade.
L. If recreational vehicles are to be allowed on site, such locations and
treatments shall be shown.
M. A landscaping and irrigation plan including:
1. Acknowledgement of the recently adopted County Water Conservation
Landscaping Program;
2. An existing vegetation plan which clearly notes materials to be
retained and removed;
3. A program for preservation and protection of trees to be
retained.
4. Utilization of minimum 15 .gal . trees and 5 gallon shrubs with 24"
and 36" box specimen trees incorporated as necessary to create a
finished appearance at project completion;
5. Pedestrian and bicycle circulation that results in attractive,
inviting routes to acceptable and convenient roadway crossings to
the BART Station and proposed regional trail .
6. Location, exterior treatment and method of identification of
trash of recycling enclosures.
7. Fencing details.
8. Utility meter locations.
9. The applicant will be required to install and maintain
landscaping within public right of way.
N. An interior traffic circulation pian showing potential cross access
easments, curb return radial and traffic safety measures which provide
for anticipated traffic volumes.
5. The Final Development Plan approval shall include, but not be limited to,
the following conditions:
A. Payment of Park Dedication Fees (currently $400.00/unit).
� � Q �� n
i
Page 3
B. Payment ' of Development Fees of $2,300.00/unit (to be adjusted
annually) .
C. Provisions for cross access easements through the project to adjacent
developments.
D. Submittal of a soil and foundation report mitigating any potential for
earthquake-induced liquefaction.
E. Submittal of a program to provide buyers/renters within the project of
child care facilities in the area and information necessary to address
child care issues including buyer/renter profiles to determine number
and ages of children, and type and location of preferred facilities
for child care. Collected data shall also be provided to the Contra
Costa Centre Association or other child care provider(s) in the
Pleasant Hill BART Station area.
F. Protection of any archaeologic materials uncovered during grading or
trenching. .@
G. The applicant will be required.to prepare and implement a TSM program.
The program submittal shall be required prior to 'the issuance of any
building or grading permits. Compliance with the BART Station Area
TSM Ordinance upon adoption will be required.
H. Provision for clearly visible building/unit numbering 24 hours a day.
I. Conformance with Division 914 (Drainage) of the Subdivision Ordinance.
J. Completion of the drainage study for the Cherry Lane North General
Plan Amendment area prior to submittal of improvement plans for
review.
K. Dedication of rights of way and construction of full road improvements
along Cherry Lane and Las Juntas Way. ' The right of way and
improvements shall include necessary channelization and traffic signal
improvements and modifications. The actual width will be subject to
consideration of the impacts and mitigation measures to be developed
in the Pleasant Hill BART Station Area Traffic Study - Phase II.
Provision of an adequate interim width road may .also be required.
L. Installation of all new utility distribution services underground.
6. The applicant shall comply with the applicable mitigation measures
resulting from the current Pleasant Hill BART Station Area Traffic Study
including physical improvements, site alterations (including access points
and right of way widening) programs or fees based. on a proportionate share
as identified in the Wilbur Smith traffic statement of May 14, 1986.
DA:as/edbartll nn
2�l(�(� o (►5�
6/13/86 J•;InjU . u IJ D
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i
'CONDITIONS OF APPROVAL FOR 2676-RZ
1. This approval is based on the Preliminary Development Plan submitted with
the application subject to further review and approval of a final develop-
ment plan approval and subject to the following conditions:
2. Development shall be in general accordance with the following exhibits as
modified by the conditions listed below and subject to the final review and
approval by the Zoning Administrator.
Exhibit #1 - Rendering.
Exhibit #2 - Preliminary Site Plan.
Exhibits 3 & 4 - Typical Unit Plans.
Exhibit #5 - Elevations and section.
3. This approval is for 360 units. Any deviation to the specific unit
approval shall be requested at the time of the Final Development Plan
approval . '
4. The Final Development Plan submittal shall incorporate the following:
A. Access to existing residents on Roble Road.
B. Existing and proposed property lines on Las Juntas Way and del Hombre
Lane shall be shown.
C. Common access with the adjoining DESCO project to the east.
D. A redesigned entrance at Roble Road consistent with necessary inter-
section improvement. Temporary alternate access not including
adjacent properties may be requested.
E. Parking shall be revised to be consistent with the Pleasant Hill BART
Station Specific Plan standards plus the minimum number of spaces
necessary for adequate guest parking.
F. Detailed building elevations plus submittal of building material
samples and colors.
G. Enclosures for utility meters shall be shown.
H. Sign requests.
I. A landscaping and irrigation plan including:
1. Acknowledgement of the recently adopted County Water Conservation
Landscaping Program;
EXHIBIT C
SI
1
2.
2. An. existing vegeta-tion plan which clearly notes materials to be
retained and removed. Also show the location of trunks and
approximate driplines of trees within 150' of the subject
property along Cherry Lane.
3. A program for preservation and protection of trees to be
retained.
4. Utilization of minimum 15 gal . trees and 5 gallon shrubs with 24"
and 36" box specimen trees incorporated as necessary to create a
finished appearance at project completion;
5. Pedestrian and bicycle circulation that results in attractive,
inviting routes to acceptable and convenient roadway crossings to
the BART Station and proposed regional trail .
6. Location, exterior treatment and method of identification of
trash of recycling enclosures.
7. Fencing details.
8. Utility meter locations.
9. The applicant will be required to install and maintain
landscaping within the public right-of-way.
10. Adequate setbacks shall be provided. Minimum and average
setbacks shall clearly be dimensioned and noted.
J. If recreational vehicles are to be allowed on site, such locations and
treatments shall be shown.
K. An interim traffic circulation plan showing potential cross easements,
curb return radial and traffic safety measures which provide for
anticipated traffic volumes.
5. The Final Development Plan approval shall include, but not be limited to,
the following conditions:
A. Payment of Park Dedication Fees (currently $400.00/unit).
B. Payment of Development Fees of $2,300.00/unit (to be adjusted
annually).
C. Provisions for cross access easements through the project to adjacent
developments.
D. Submittal of a soil and foundation report mitigating any potential for
earthquake-induced liquefaction.
EXHIBIT C
3.
E. Submittal of a program to provide buyers/renters within the project of
child care facilities in the area and information necessary to address
child care issues including buyer/renter profiles to determine number
and ages of children, and type and location of preferred facilities
for child care. Collected data shall also be provided to the Contra
Costa Centre Association or other child care provider(s) in the
Pleasant Hill BART Station area.
F. Protection of, any archaeologic materials uncovered during grading or
trenching.
G. Provision for clearly visible building/unit numbering 24 hours a day.
H. Conformance with Division 914 (Drainage) of the Subdivision Ordinance.
I . Completion of the drainage study for the Cherry Lane North General
Plan Amendment area prior to submittal of improvement plans for
review.
J. Dedication of rights of way and construction of full road improvements
along Las Juntas Way and Del Hombre Lane. The rights of way and
improvements shall include necessary channelization and traffic signal
improvements and modifications.
K. Installation of all new utility distribution services underground.
L. The applicant will be required to prepare and implement a TSM program.
The program submittal shall be required with submittal of a Final
Development Plan. Compliance with the BARTD Station Area TSM Ordi-
nance upon adoption will be required.
6. The applicant shall comply with the applicable mitigation measures
resulting from the current Pleasant Hill BART Station Area Traffic Study,
including physical improvements, site alterations (including access points
and right of way widening) , programs or fees which would be based on a
proportionate share as identified in the Wilbur Smith traffic statement of
May 14, 1986.
DA:aa/ed
PHBART
6/13/86
7/25/86
11/20/86