HomeMy WebLinkAboutMINUTES - 12031985 - T.11 THE BOARD OF SUPER, VISORS OF CONTRA COSTA COUNTY, CALIFORNIA
Adopted this Order on December 3,' 1985 by the fol!owing vote:
AYES: Supervisors Powers, Schroder, McPeak and Torlakson
NOES: None
ABSENT: Supervisor Fanden
ABSTAIN:None s
SUBJECT:
AREA H OF CANYON LAKES: Certifying)
Previously Certified EIRs as the EIR )
for the Applications of Blackhawk )
Corporation (Owner and iApplicant) ) RESOLUTION NO. 85/708
for Area H of Canyon Lakes and Making
Further Findings and Statements of )
Overriding Considerations )
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WHEREAS, the County Board of Supervisors has previously certified '
two Final EnvironmentalImpact Reports ("FEIRs") in connection with the
previously approved Canyon Lakes project, which FEIRs consist of the FEIR
for Canyon Lakes, previously certified by Board of Supervisors Resolution
#84/406, and the FEIR for North Dougherty Hills General Plan Amendment,
previously certified by Board of Supervisors Resolution #82/1373; and
WHEREAS, pusuant to the requirements of the California
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Environmental Quality Act (CEQA) and State and County CEQA Guidelines, an
Initial Study, dated October 3, 1985, has been prepared for the following
applications for Area H of Canyon Lakes:
1. Rezoning il'and Amended Preliminary Development Plan (2640-RZ);
2. Final Development Plan (3048-85); and
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3. Tentative; Map (6595); and
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WHEREAS, as Iia result of the Initial Study, staff concluded that
the previously certified FEIRs adequately describe the general
environmental setting of the Area H project, the significant environmental
impacts of the Area H project, and alternatives and mitigation measures
related to each significant effect; and staff recommended, pursuant to
Section 15153(b) of the ,State and County CEQA Guidelines, the use of the
previously certified FEIR's as the EIR for the Area H project;
WHEREAS, a Notice of Intent to Use Previously Certified EIR as EIR
for Later Project was published in accordance with State and County CEQA
Guidelines, taking into account the unusual situation that there are two
previously certified FEIRs containing the environmental information and
analyses pertinent to the Area H project, which FEIRs were approved and
certified after extensive '$ublic review and comment; pursuant to which
Notice written comments) were solicited and accepted until November 5, 1985;
and
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RESOLUTION NO. 85/708
WHEREAS, a notice of the applications for Area H and request for
written comments was sent to all public agencies having jurisdiction by law
and other interested agencies, organizations and individuals, which
comments were solicited land accepted until November 5, 1985; and
WHEREAS, the, Community Development Department staff made available
to the San Ramon Valley, Area Planning Commission for its review and
consideration copies of the relevant environmental materials as set forth
in Commission Resolution No. 52-1985(SR), adopted November 6, 1985.
WHEREAS, pursuant to the provisions of Government Corie Section
65091 and County Ordinances, a duly noticed public hearing was held before
the Commission on November 6, 1985, at the request of Applicant, to gain
approval of the aforesaid applications; and
WHEREAS, the Commission reviewed and considered all materials made
available to the Commission by the Community Development Department staff
as set forth above, and all oral and written comments with respect to
certification of the previously certified FEIRs presented during the
Commission hearing on November 6, 1985 and all responses thereto;
WHEREAS, the, Commission, by Resolution No. 52-1985(SR) , adopted
November 6, 1985, by all vote of 4-0, found and certified that the Final
Environmental Impact Report for Area H of Canyon Lakes is adequate and has
been prepared and processed in compliance with CEQA and State and County
CEQA Guidelines; and
WHEREAS, by lithe aforesaid Resolution, the Commission made further
findings and statements of overriding considerations as set forth therein;
and
WHEREAS, by ,,the aforesaid Resolution, the rommmission instructed
the Director of Community Development to prepare the necessary transmittals
and to submit them to the Board of Supervisors in accordance with the
Government Code of the, State of California; and
WHEREAS, subsequent to the Area H applications set forth above,
Blackhawk Corporation submitted its application for approval of an
Amendment to the previously approved and executed Canyon Lakes Development
Agreement between the County of Contra Costa and Blackhawk Corporation,
dated August 8, 1985, in order to include Area H of Canyon Lakes; and
WHEREAS, the; Community Development Department has determined,
pursuant to Section 15061(b)(3) of the State and County CEQA Guidelines,
that approval of the aforesaid Amendment constitutes an act ivity that is
not a project subject to �;�CEQA; and
WHEREAS, the County Zoning Administrator, on November 18, 1985,
after a duly noticed public hearing pursuant to the County's Procedures and
Requirements for the Consideration of Development Agreements set forth in
Resolution No. 85/412, recommended approval to the Board of Supervisors of
the aforesaid Amendment; and
WHEREAS, the Director of Community Development has made available
to the Board of Supervisors for its review and consideration copies of the
following materials:
(a) Staff Report - Area H of Canyon Lakes, dated November 6,
1985, including attached Conditions for Approval for Amended Preliminary
Development Plan 2640-RZ and Final Development Plan 3048-85, and Conditions
for Approval for Subdivision 6595;
(b) Applicant's submittal package consisting of those items
contained in the List of ;Exhibits set forth in condition I of Conditions
for Approval for Amended Preliminary Development Plan 2640-RZ and Final
Development Plan 3048-85;
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(c) Initial Study, dated October 3, 1985;
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(d) Previously certified FEIRs for Canyon Lakes and North
Dougherty Hills General Plan Amendment, including Board of Supervisors
Resolution #84/406 and all exhibits thereto;
(e) Geotechnical report prepared by ENGEO, Inc. , dated
September 20, 1985;
(f) Traffic analysis prepared by Barton-Aschman, dated
September 25, 1985;
(g) The
Notice of Intent to Use Previously Certified EIR as
EIR for Later Project an'd other notices provided in connection with the
Area H applications and ;the distribution lists for said Notice of Intent
and other notices;
(h) All written comments to the Notice of Intent to Use
Previously Certified EIR j;as EIR for Later Project and to the other notices
provided in connection with the Area H applications received by staff and
staff's written responses thereto;
(i) Canyon Lakes Development Agreement between the County of
Contra Costa and Blackhawk Corporation, dated August 8, 1985;
(j) San Ramon Valley Area Planning Commission Resolution
No. 52-1985(SR), adopted November 6, 1985; and
(k) Supplemental Staff Report, dated December 3, 1985; and
WHEREAS, a duly noticed public hearing was held before the Board
of Supervisors on December 3, 1985; and
WHEREAS, the, Board of Supervisors has reviewed and considered all
materials made available i to the Board of Supervisors by the Director of
Community Development :iias set forth above, and all oral and written comments
with respect to certification of the previously certified FEIRs presented
during the Board Hearingjl on December 3, 1985, and with respect to the
exemption from CEQA of the aforesaid amendment to the Canyon Lakes
Development Agreement;
NOW, THEREFORE, THE BOARD OF SUPERVISORS HEREBY RESOLVES, FINDS,
CERTIFIES AND ORDERS AS FOLLOWS;
1. The Final I;Environmental Impact Report for Area H of Canyon
Lakes consists of all materials made available to the Board by the Director
of Community Development as set forth above, and all oral and written
comments with respect to certification of the previously certified FEIRs
presented during the Board hearing on December 3, 1985, and all responses
thereto, together with this Resolution.
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2. The Final''!iEnvironmental Impact Report for Area H of Canyon
Lakes is adequate and ha's been prepared and processed in compliance with
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CEQA and State and County CEQA Guidelines.
3. The Boardhereby adopts as its environmental findings with
respect to the applications of Blackhawk Corporation for Area H of Canyon
Lakes approved or recommended for approval by the San Ramon Valley Area
Planning Commission the.1;findings and determinations set forth in the Final
Environmental Impact Report for Area H of Canyon Lakes.
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2. The Board hereby makes further findings and statements of
overriding considerations I'' s follows:
(a) The ;previously certified FEIRs for Canyon Lakes and
North Dougherty Hills General Plan Amendment adequately describe the
general environmental setting of the Area H project, the significant
environmental impacts of, the Area H project and alternatives and mitigation
measures related to eachi' significant effect.
(b) Any and all significant or potentially significant
environmental effects of iithe Area H project identified in the Final
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Environmental Impact Report for Area H have been substantially mitigated by
those mitigation measures set forth in the Final Environmental Impact
Report for Area H, the ',Conditions for Approval for Amended Preliminary
Development Plan 2640-RZ and Final Development Plan 3048-85 and Conditions
for Approval for Subdivision 6595. The identification of such significant
or potentially significant environmental effects as made in the Initial
Study resulted from a co;inparison of the current Area H project to the
physical conditions of the project site existing as of September 1985. The
additional findings made !in subparagraphs (a)-(d) below are based upon this
comparison:
(i) ' Noise. With respect to the identified significant
effect of noise, the Area H traffic-related noise levels represent an
increase from currently-existing noise levels. However, as set forth in
the Initial Study and sections III.0 ("Traffic") and III.I ("Physical
Environment") of the Staff Report, such noise levels will be lower than
those levels analyzed in the previously certified FEIR for Canyon Lakes due
to the fact that traffic projected for the Area H project is approximately
33% less than traffic projected in the Canyon Lakes FEIR. In addition,
grading of Area H, in accordance with previously approved grading plans,
has already been substantially completed. Further mitigations of noise
impacts are provided in conditions 16 and 17 of the Conditions for Approval
for Amended Preliminary, Development Plan 2640-RZ and Final Development Plan
3048-85, which require compliance with state and federal noise muffling and
insulation requirements, and condition 30 of those conditions of approval
which limit any remaining grading to the hours of 7:00 a.m. to 5:00 p.m.
(ii) Utilities and Public Service. With respect to the
identified significant effects upon utilities and public services, as set
forth in the Initial Study' and Staff Report, such effects are anticipated
to be essentially the same or less than those assumed in the FEIR for
Canyon Lakes, due to the similarity of land use, intensity, building
intensity and other determinants of such effects.
(A) Fire and police protection - As set forth in
section III.H ("Public Services") of the Staff Report, Area H impacts upon
fire and police protection are less than those described in the Canyon
Lakes approval process. 'I Area H is annexed to County service area R-7.
Further mitigations are provided in conditions 22 through 26 of the
Conditions for Approval for Amended Preliminary Development Plan 2640-RZ
and Final Development Plan 3048-85, which provide for inclusion in building
design of "defensible space concepts" wherever appropriate, emergency
service vehicle access toi open space areas, compliance with all UBC
construction requirements, a water supply system adequate for fire-fighting
purposes and a weed abatement program.
(B) Schools - As indicated in section UI.F
("Schools") of the Staff;,Report, the Area H impacts upon schools will be
negligible, with a projection of no more than 50 additional students.
Further mitigation is provided by condition 18 of the Conditions of
Approval for Amended Preliminary Development Plan 2640-RZ and Final
Development Plan 304845, which requires compliance with the requirements
of the County's School Facilities Ordinance.
(C) Parks and recreation - As set forth in
section III.G ("Parks") of the Staff Report, approval of the Canyon Lakes
project resulted in a special program providing for the payment of park
fees at the building permit stage. Further mitigations are provided in
conditions 12 through 15 :of the Conditions for Approval for Amended
Preliminary Development)i Plan 2640-RZ and Final Development Plan 3048-85,
which require compliance with the County Parkland Dedication Ordinance,
dedication of open space''and golf course parcels and construction of
permanent trails.
(D) Roads - As set forth in section M.C.
("Traffic") of the Staff 1'Report, impacts upon road services are expected to
be less than those analyzed in the Canyon Lakes FEIR due to the fact that
the proposed Area H uses are projected to generate 33% fewer average daily
trips than assumed in the Canyon Lakes FEIR. Further traffic mitigations
are provided in conditions 35 through 37 and 41 of the Conditions for
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Approval for Amended Preliminary Development Plan 2640-RZ and Final
Development Plan 3048-85, which require the dedication of the right of way
for Clear Creek Canyon iRoad, the relinquishment of abutter's rights of
access along Clear Creek Canyon Road, and the installation of traffic
control equipment and road improvements at the intersection of Bollinger
Canyon Road and Clear Creek Canyon Road and the intersection of Clear Creek
Canyon Road and the commercial area entrances.
(E) Flood control - Further mitigations of flood
control and drainage impacts are provided in conditions 38 through 40 and
42 through 44 of the Conditions for Approval for Amended Preliminary
Development Plan 2640-RZ and Final Development Plan 3048-85, which require
installation of drainage systems within dedicated drainage easements,
diversion of storm waters to man-made drainage facilities, maintenance of
project drainage facilities and obtaining of encroachment permits for
construction of improvements within any County-maintained right of way.
(F) Public transit - Further mitigation of puhlic
transit service impact is�i provided by condition 10.G of the Conditions for
Approval for Amended Preliminary Development Plan 2640-RZ and Final
Development Plan 3048-85 which requires the provision of bus turn-out
locations at the terminus of Bollinger Canyon Road, following review by
Contra Costa County Transit Authority and the Zoning Administrator.
(G) Governmental services - As set forth in
section III.H ("Public Services") of the Staff Report, Area H impacts upon
county services and utilities such as the Sheriff's office, fire
protection, EBMUD and CCCSD are less than those described in the Canyon
Lakes approval process. Area H is annexed to County service area R-7.
Further mitigations are provided by conditions 19 and 37 of the Conditions
for Approval for Amended Preliminary Development Plan 2640-RZ and Final
Development Plan 3048-85, which provide for annexation of the project site
to a county service area! for street lighting as directed by the Zoning
Administrator and annexation to the appropriate lighting district for
maintenance of street lights at intersections with Clear Creek Canyon Road,
subject to the Director of Public Works' review. These conditions have
already been implemented.
(iii) Transportation/Circulation. With respect to the
identified significant effects upon transportation/ circulation, as set
forth in section III.0 ("Traffic") of the Initial Study, such impacts are
expected to be less thane those analyzed in the Canyon Lakes FEIR due to the
fact that traffic projected for the proposed Area H uses is approximately
33% less than the 15,246'1 average daily trips assumed for Area H in the
Canyon Lakes FEIR. In, addition, as set forth in section II.J ("Parking
Requirements") of the Staff Report, the amount of parking spaces proposed
for each use in Area H 'meets or exceeds the applicable County standards.
Further mitigations of such impacts are provided in conditions 35 through
37 and 41 of the Conditions for Approval for Amended Preliminary
Development Plan 2640-AZ and Final Development Plan 3048-85, which require
dedication to the Countyi of the right of way for Clear Creek Canyon Road,
the relinquishment of abutter's rights of access along Clear Creek Canyon
Road, the installation of, street lights at intersections with Clear Creek
Canyon Road, and the installation of traffic control equipment and road
improvements at the intersection of Bollinger Canyon Road and Clear Creek
Canyon Road and the intersection of Clear Creek Canyon Road and the
commercial area entrances.
(iv) Aesthetics. With respect to the identified
significant effect of visual impacts, as set forth in Section HI.D
("Visual") of the Staff .Report, said impacts have been further mitigated by
design elements incorporated into Applicant's Area H submittal package,
including vertical and horizontal set backs, landscape screening, "stepped"
facades, and the limitation of maximum building height to three stories
over parking. Additional mitigations are provided in conditions 8.A and 9
of Conditions for Approval for Amended Preliminary Development Plan 2640-RZ
and Final Development Plan 3048-85, which provide for further detailed
review of final architectural and landscape plans.
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(c) To the extent any impacts from Area H remain unmitigated, the
Board finds such impacts, justified by those economic; social and other
considerations set forth in the statements of overriding considerations for
the Canyon Lakes project contained in the Board of Supervisors' Resolution
#84/406 approving the Canyon Lakes project, which are incorporated herein
by this reference, and ftirther finds such impacts justified by: the need
to increase the housing " in in the County, in a range of densities
providing for a variety o.f family sizes, income levels and age groups, in
order to accommodate 6e County's growing population and employment base,
including such growth occasioned by development of the Bishop Ranch
Business Park; the need 'to develop housing in the County which will serve
the needs of older persons; the need to provide convenient accessibility to
retail and commercial services; and the need to preserve open space and
recreational areas within' the County. These needs make infeasible the
complete mitigation of such impacts or the implementation of the Area H
project alternatives as described in the previously certified EIR for
Canyon, Lakes and the Supplemental Staff Report, dated December 3, 1985.
5. The approyal of the Amendment to the previously approved and
executed Canyon Lakes Development Agreement between the County of Contra
Costa and Blackhawk Corporation, dated August 8, 1985, in order to include
Area H, constitutes an activity that is not a project subject to CEQA,
pursuant to the provisions of Section 15061(b)(3) of the State and County
CEQA Guidelines.
1 hereby certify that this b a true and correct copy of
an action taken a.-Id entered on the minutes at the
Board of Superviso a on the date shown.
ATTESTED:
PHIL BATCHELOR,Clerk 01 the Board
Of Supervisors and County Administrator
By . Deputy
cc: Community Development
County Counsel
Applicant via CD
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YIS ORS OF CONTRA COSTA COUNTY, CALIFORNIA
�� (}' December 3 1985 _ by the following vote:
oN
visors Powers, Schroder, McPeak and Torl akson
f
RdoPupervisorEa'hden
►None
�;JECT:
AREA H OF CANYON LAKES: Approving)
Rezoning and Amended Preliminary }
Development Plan (2640-RZ) and )
Final Development Plan (3048-85) } Resolution No. 85/709
as Requested by Blackhawk Corporation }
(Owner and Applicant) }
WHEREAS, pursuant to the requirements of the California
Environmental Quality Act and State and County CEQA Guidelines, a Final
Environmental impact report for applications for Rezoning and Amended
Preliminary Development Plan (2640-RZ), Final Development Pian (3048-85)
and Tentative Map (6595) for Area H of Canyon Lakes was certified as being
adequate by the San Ramon Valley Area Planning Commission on November 6,
1985, by Resolution No. 52-1985(SR) prior to approving the aforestated
applications; andl'
WHEREAS, pursuant to the provisions of Government Code
Section 65854 and County Ordinances, a duly noticed. public hearing was held
before the Commission on November 6, 1985, at the request of Applicant to
gain approval of the aforestated applietions; and
WHEREAS, the Commission, by Resolution No. 54-1985(SR), adopted
November 6, 1985, by a vote of 4-0, made certain findings and approved
Tentative Map, 6595, subject to conditions of approval attached thereto as
Exhibit A; and
WHEREAS, the Commission, by Resolution No. 53-1985(SR), adopted
November 6, ".1985, by a vote of 4-0, made certain findings and recommended
approval to the Board of Supervisors of the Rezoning and mended
Preliminary Development Plan (2640-RZ) and Final Development Plan
(3048-85), subject to conditions of approval attached thereto as Exhibit A;
and
WHEREAS, the Commission, by Resolution No. 53-1985(SR), instructd
the Director of Community Development to prepare the necessary transmittals
and to submit them to the Board of Supervisors in accordance with the
Government Code of the State of California; and
WHEREAS, *a duly noticed public hearing was held before the Be
of Supervisors on December 3, 1985; and j
=WHEREAS, the Board of Supervisors, by Resolution No. 85P
certified "the Final Environmental impact Report for Area H of Cany"
as being.adequate prior to approving the aforestated applications;7
NOW, THEREFORE, THE BOARD OF SUPERVISORS H,
AND ORDERS AS FOLLOWS:
1. For those reasons set forth in findings 2 thror
Ramon Valley Area Planning Commission Resolution No. 53-/
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RESOLUTION N0. 85/709
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November 6, 1985, and in the Supplemental Staff Report prepared with
respect to the Area H applications, dated December 3, 1985, which reasons
are hereby adopted as findings by iii: —DuuL°d, kite Board hereby finds that
the uses proposed in the land use district by Rezoning and Amended
Preliminary Development Plan (2640-RZ) are compatible within the district
and to uses authorized in' adjacent districts.
2. The Rezoning and Preliminary Development Plan (2640-RZ) and
Final Development Plan (3048-85) are hereby approved, subject to conditions
of approval attached hereto and made a part hereof as Exhibit A, and the
Board hereby adopts the Commission's findings, set forth in the
Commission's Resolution No. 53-1985(SR), along with the findings set forth
above, as the Board's determination for this decision.
3. Ordinance No. 85-74 , giving effect to the aforesaid
Rezoning and Amended Preliminary Development Plan (2640-RZ) and Final
Development Plan (3048-85) is hereby introduced, reading waived, and
December 17 , 1985, is hereby set for adoption of said Ordinance.
I hereby certify that this is a trus"d eorrect copy of
an action taken and entered on the rNnut*s of the
Board of Supervisors on the date shown.
ATTESTED:
PHIL BATCHELOR, Clerk of the Board
Of Supervisors and County Administrator
By Deputy
cc: Community Development
County Counsel
Applicant via CD
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EXHIBIT A
CONDITIONS FOR APPROVAL FOR AMENDED PRELIMINARY DEVELOPMENT PLAN
640-RZ AND FINAL DEVELOPMENT PLAN 3048-85:
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I. This approval is basted upon the below listed Amended Preliminary Development Plan
and Exhibits received by the Community Development Department for a maximum
of: 320 retirement residential units including a 120-bed health care facility; 274
apartment/condominium units; 90,000 square feet of retail commercial building; 3
restaurants having; seating capacity for 600 persons, a golf clubhouse containing
15,000 square feet and seating for 300 persons, and; 10.0 acres of land to be
developed for recreation, storage and maintenance land uses.
LIST OF EXHIBITS:
1 Regional relationships and Index
2 Amended Preliminary Development Plan
3A Site Plan (West)
3B Site Plan (East)
4A Final Development Pln and Tentative Map (West)
4B Final Development Plan and Tentative Map (E=.st)
5A Land Use (West)
5B Land Use (East)
6A Parking Plan'(West)
6B Parking Plan (.East)
7A Landscape Plan ;West)
7B Landscape Plan (East)
Al Architectural Index
A2 Site Sections -jlRetail
A3 Site Section - Residential Retirement
A4 Elevations GoA Club and Restaurants
A5 Elevations - Restaurants
A6 Elevations - Retail Buildings (West)
A7 Elevations - Retail Buildings (East)
AS Elevations - Retirement Residential
A9 Elevations - Retirement Residential
AIO Elevations - Bollinger and Watson Canyon
All Residential - Unit Plans
Al2 Photo View '!
2. No building permit's within the recreation, storage and maintenance area (Parcels F
and G) are permitted by this approval and no building permits may be issued for that
site subject to approval of a separate Amended Final Development Plan submitted to
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the Zoning Administrator.
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3. Covenants, Conditions and Restrictions, Articles of Incorporation and By-Laws for
one or more mandatory owner's association for each project phase shall be submitted
prior to approval of each Final Subdivision Map. These documents shall provide for,
among other things, the ownership and maintenance of the common open space,
landscaping areas,'ll parking areas, and other common facilities. Separate final maps
may be filed for separate lots as shown on the tentative map.
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4. Yard height measurements for each building on each parcel shall be subject to review
and approval of thie Zoning Administrator.
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5. Clear Creek Canyons! Road shall be renamed as Canyon Lakes Drive.
6. All utilities shall bei place underground. The residential projects sahll be served by a
cable television underground system and no individual television antennae shall be
permitted.
7. If during the constriction, grading or excavation, any items of potential historic or
scientific interest are discovered, the County Planning Department shall be notified
and the Director of j Planning shall have the authority to stop work in the area of any
find pending verification of the discovery and establishment of development methods
for protection and treatment of areas of significant interest.
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DESIGN REVIEW, LANDSCAPING AND LIGHTING
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8. Detailed landscaping, irrigation and lighting pians for all golf course, open space and
common areas shall be submitted for review by the Zoning Administrator upon a
phased basis. Final',fplans shall include full consideration of the following criteria:
A. Final Landscape planting in the area between Vista San Ramon`and the Area H
Building Pad shall be located so as to maximize mitigation of the off-site visual
impacts of the' structures to the extent feasible. Final plans shall be submitted
to the Vista !; San Ramon Homeowner's Association for comment prior to
submission to the Zoning Administrator.
B. Use of drought tolerant plants, native species or other plant material acceptable
to the Zoning Administrator shall be used in open space areas.
C. Elm trees shall not be used within the project.
D. A circulation plan for pedestrians and golf carts which emphasizes lessening of
conflicts with automobiles shall be submitted with the first design review
application.
9. Prior to issuance 'of any building permits, final building plans, elevations, building
materials, colors and other pertinent features of all buildings shall be submitted for
approval to the Zoning Administrator on a phased basis. The building heights should
not exceed three stories over parking and building pads may be altered to reflect this
constraint.
10. Prior to granting �design review approval, the Zoning Administrator shall determine
that:
A. The plans are in substantial compliance with Development Plan 3048-85 and
Tentative Subdivision Map 6595, including these conditions of approval and the
architectural;,criteria depicted on the applicant's plans listed in Condition f11.
B. The quantity, and location of parking spaces and structures are adequate
(including if they are distributed throughtout the area so as to provide reasonable
walking distances to destinations).
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C. If recreational vehicles are allowed by Covenants, Conditions and Restrictions,
that provision is made for off-street parking.
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D. The plans comply with energy conservation requirements as required by the UHC
and Title 24 of',ithe California Administrative Code.
E. A unified lighting plan has been prepared, showing the type and intensity of
lighting fixtures, empahsizing the use of low intensity illumination where
appropriate within the residential parcels.
F. The location and width of street-side sidewalks has been limited to soften the
streetscape and encourage the use of internal pathways which connect various
areas of land use.
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G. Bus tum-out locations are provided at the terminus of Bollinger Canyon Road,
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following review by Contra Costa County Transit Authority and the Zoning
Administrator.'
H. Street signs of unified design have been proposed and approved by the Zoning
Administrator for project as a whole.
11. If the Zoning Administrator determines that a design review submittal is not in
substantial compliance with 2640-RZ, Development Plan 3048-85 or Tentative
Subdivision Map 65,95, including these conditions of approval and the architectural
package criteria depicted on the applicant's plans, then the submittal shall be
referred to the Planning Commission for review and action.
PARKS, OPEN SPACE AND RECREATION
12. comply with the County Parkland Dedication Ordinance.
13. The County's Parklland Dedication Ordinance shall be fulfilled by a program in which
the applicant will both receive the allowable credit for the Canyon Lakes private
recreation areas, and pay a per dwelling unit fee at the time of building permit
issuance. The required fee shall be 50% of the applicable in-lieu fee in effect at the
time building permits are issued, plus $100 per unit. An exception is granted to allow
the in-lieu parkland dedication fees to be collected at the time of building permit
issuance only, andj not at the time of Final Map recordation as required by Section
962.002 of the Cou''ty Ordinance Code.
14. Development rights to the open space parcels and the Golf Course parcels shall be
deeded to the County with the recording of each Final Map containing that parcel.
Open space parcels may be offered to a public agency designated by the Zoning
Administrator, or maintained'in the same ownership as an adjoining lot.
15. The trails shall be constructed of a permanent material, such as portland cement
concrete to minimize maintenance and for uniformity of design.
NOISE
16. All construction and transport equipment shall be muffled in accordance with state
and federal requirements.
17. The applicant shall comply with the noise insulation standards of Title 25 of the
California Administrative Code.
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SCHOOLS
18. The applicant shall comply with the requirements of the County's School Facilities
Ordinance.
ANNEXATIONS it
19. The site shall be an j exed to a county service area for street lighting as directed by
the Zoning Administrator.
WATER
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20. The applicant shall comply with all EBMUD requirements, including those for water
conservation as those requirements are uniformly enforced in all development
projects in the district.
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SEWAGE/WASTE WATER
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21. The applicant shall comply with all uniformly applied requirements of the Contra
Costa Sanitary District for provision of sewage to the site.
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POLICE AND FIRE PROTECTION
22. Building designers shall consider inclusion of "defensible space concepts," wherever
appropriate, including the following:
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A. Designing entryways and house numbers to be visible from the street;
B. Use of sliding glass doors which cannot be removed from an outside track;
C. Use of deadbolt locks on all exterior doors, and locks on all windows.
23. Emergency servicevehicle access to open space areas (including crash gates) shall be
provided from streets at locations to be determined by the Zoning Administrator.
24. All construction shall comply the requirments of the UBC and other applicable
buildiing and fire codes.
25. The water supply iystern shall be adequate for fire fighting purposes. If building
construction occurs during the rainy season, water supply for fire protection and all
weather surface roi ds should be installed and made serviceable prior to construction
of buildings.
26. A weed abatementll program shall be prepared by developer and implemented by the
property owner.
GRADING AND SOILS
27. Grading operation 'should occur during dry periods to the extent feasible, consistent
with the County Grading Ordinance.
28. All grading on the project will be accomplished in accordance with Contra Costa
County Grading Ordinance 716 except that slopes of 3:1 or flatter will not require
drainage benches.
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29. All radin , soils work and foundation design shall be performed in accordance with
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County codes and under the supervision of the applicant's Geotechnical Consultants.
Mitigation of site specific soils conditions shall comply with the recommendations of
the Geotechnical Consultant, original and. supplelental reports, and where
appropriate, mitigation may include measures such as the following:
A. Structural foundations, if necessary, to counteract unacceptable differential
settlement.
B. Special treatment for roadways or slabs-on-grade which overly expansive soils.
C. Facilities or surface grading for collection and discharge of unacceptable levels
of runoff from building pads and roofs.
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D. Interception of subsurface waters in fills foundations.
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E. Appropriate access for maintenance of underground storm drainage facilities.
F. Mapping of su `surface drainage facilities.
G. Provision of ea sements for and access to storm drainage facilities.
30. The applicant shall secure grading permits and other entitlements pursuant to County
Ordinance requirements, and as well, shall perform investigations and prepare reports
as required by ordinance. Any permits issued shall limit grading to the hours from
7:00 a.m. to 5:00 p,Im.
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31. On completion of!i grading provide as built maps for each segment or phase of the
development at a s'Icale of 1" = 400'.
32. All major cut ands fill slopes shall be revegetated as soon as possible after grading
when seasonal conditions are favorable to germination and plant growth.
33. The applicant shall develop, in conjunction with the County Building Inspection
Department, a program to minimize erosion and the generation of dust resulting from
grading operations. Special attention shall be given to minimize dust where grading
occurs near the Vista San Ramon neighborhood.
34. Apply building code requirements to mitigate the effects of ,groundshaking on
structures.
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TRAFFIC
Unless exceptions are specifically granted, comply with the requirements of Division 1006
(Road Dedication and Setbacks) of the. County Ordinance Code. This includes the
following: P
35. Convey to the Cc ll by Offer of Dedication, right of way for Clear Creek Canyon
road through theiproject as required for a 36-foot road in a 56-foot right of way,
except at the transition to Bollinger Canyon Road, where wider street sections shall
be required.
36. Relinquish abutter's rights of access along Clear Creek Canyon Road, except at
approved interseaitions and/or access locations.
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37. Install street lights l�at intersections with Clear Creek Canyon Road and apply
annexation to the appropriate lighting district for maintenance of the street lights.
Subject to the Director of Public Works review.
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38. Install within dedlca, ed drainage easements all drainage systems which convey run
off from public streets.
39. Submit a metes-andL bounds description and a plat, prepared by a licensed land
surveyor or registered civil engineer, for the above-mentioned drainage easement(s)
to the Public Works�II Department, Land Development Division, for review and the
preparation of instruments.
40. The above instruments) will be prepared by the Public Works Department, Land
Development Division, upon request by the applicant and submittal of a current title
report on the affected property.
41. Install traffic control equipment and construct and stripe the intersection at the
intersection of Bollinger CanyonRoad and Clear Creek Canyon Road, and at the
intersection of Clear,Creek Canyon Road and the commercial areas"entrances.
DRAINAGE
All storm drain facilities shall be designed in accordance with the County Ordinance
Code. The applicant sho° Id be aware that Section 82-2.414 of the Ordinance Code states
that all permits issued pursuant to Title 8 are to conform to Division 914 (Drainage) of the
Subdivision Ordinance.
42. All storm waters entering or orginating within the subject property are to be
conveyed (without diversion of the watershed) to the nearest adequate man-made
drainage facility or to a natural watercourse having a definable bed and banks.
43. Applicant shall provide for maintenance of all project drainage facilities, including
lakes, ponds, streams, and storm drainage systems off road right of way.
44. Obtain an encroachment permit from the Public Works Department, Engineering
Services Division, for construction of driveways or other improvements within any
County-maintained It of way.
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