HomeMy WebLinkAboutRESOLUTIONS - 01301990 - 90/72THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA
Adopted this Order on January 30, 1990 by the following vote:
AYES:Supervisors Powers, Schroder, McPeak, Torlakson and Fanden
NOES:None
ABSENT: None
ABSTAIN: None
RESOLUTION NO. 90/72
SUBJECT: In the Matter of Desco (Premiere)
General Plan Amendment
The Board of Supervisors of Contra Costa County RESOLVED that:
There is filed with this Board and its Clerk a copy of
Resolution No. 55-1989 adopted by the Contra Costa County
Planning Commission discussing an amendment to the County General
Plan for the Pleasant Hill BARTD area.
On January 30, 1990, this Board held hearings on said
amendment discussed by the Contra Costa County Planning Commis-
sion Resolution No. 55-1989. Notice of said hearing was duly
given in the manner required by law. The Board at the hearings
called for testimony of all persons interested in this matter.
The Board hereby finds that the proposed amendment will not
have a significant impact on the environment. An Environmental
Impact Report was prepared and certified for the Pleasant Hill
BARTD Station Area Specific Plan in 1982 . The EIR was
subsequently amended with modifications to the Plan. The amended
EIR satisfies the requirements of the California Environmental
Quality Act and County EIR Guidelines.
The Board members, having fully considered this amendment,
and determined to amend the County General Plan from Multiple
Family Residential High Density to Mixed Use in an area of
approximately 15, 000 sq. ft. , fronting on Coggins Drive.
The Board further directs the County Community Development
Department to incorporate this proposed amendment into a combined
amendment to the General Plan, which this Board will consider for
adoption during the 1990 calendar year as one of the four per-
mitted amendments to the mandatory elements of the County General
Plan. The General Plan text and maps will then be modified to
reflect the attachments hereto.
1 hereby certify that this is a true and Correct copy of
an action taken and entered on the minutes of the
Board of Suisors on the date shown.
ATTESTED: dAd Irl-I ICA go
PHIL CHELOR. rk of th BoardOrgin. Dept. : Clerk of the Board supery and County, inistrator
cc: Director of Community Development
County Administrator
By
d
Public Works Director Decuty
County Counsel
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RESOLUTION NO. -90/72
DESCO (PREMIERE) GENERAL PLAN AMENDMENT
PLEASANT HILL BARTD AREA
I. INTRODUCTION
This amendment to the County General Plan for the Pleasant Hill BARTD area
pertains to the Land Use Element. The amendment is located on the north
side of Las Juntas Way and on the West side of Coggins Drive.
The change associated with this amendment is to redesignated the site from
Multiple Family Residential High Density to Mixed Use.
II. LAND USE ELEMENT
The land use designation referred in this amendment is defined below:
Mixed Use
This designation provides for the integration in a single project of both
residential and commercial/office uses. This designation has the potential
to provide retail and commercial services for BART station area employees,
BART riders and residents of the station area.
premiere.doc
EXHIBIT B
PLEASANT HILL BART STATION AREA
PROPOSED PREMIERE GENERAL PLAN AMENDMENT
PROPOSED SPECIFIC PLAN CHANGE
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THE BOARD OF SUPERVISORS OF CONTRA COSTA COUN'T'Y, CALIFORNIA
Adopted this Order on January 30 , 1990by the following vote:
AYES: Supervisors Powers, Schroder, McPeak, Torlakson and Fanden
NOES: None
ABSENT: None
ABSTAIN: None
RESOLUTION NO. 90/73
SUBJECT: In the Matter of Desco (Premiere)
Specific Plan Amendment
The Board of Supervisors of Contra Costa County RESOLVED that:
There is filed with this Board and its Clerk a copy of
Resolution No. 56-1989 adopted by the Contra Costa County
Planning Commission discussing an amendment to the Pleasant Hill
BARTD Station Area Specific Plan for the Pleasant Hill BART area.
On January 30 , 1990 , this Board held hearings on said
amendment discussed by the Contra Costa County Planning Commis-
sion Resolution No. 56-1989. Notice of said hearing was duly
given in the manner required by law. The Board at the hearings
called for testimony of all persons interested in this matter.
The Board hereby finds that the proposed amendment will not
have a significant impact on the environment. An Environmental
Impact Report was prepared and certified for the Pleasant Hill
BARTD Station Area Specific Plan in 1982. The EIR was
subsequently amended with modifications to the Plan. The amended
EIR satisfies the requirements of the California Environmental
Quality 'Act and County EIR Guidelines.
The Board members, having fully considered this amendment,
and determined to amend the Pleasant Hill BARTD Station Area
Specific Plan from Multiple Family Residential High Density to
Mixed Use to allow a retail use on the ground floor, fronting on
Coggins Drive.
The Board further directs the County Community Development
Department to incorporate this proposed amendment into the
Pleasant Hill BARTD Station Area Specific Plan. The text and maps
should be modified to reflect the attachments hereto.
1 hereby certify that this is a true and correct copy of
an action taken and entered on the minutes of the
Board of rvisors on the date shown.
ATTESTS):
PHIL TCHELOA,C k of the board
of Supe i ors and County Administrator
d
Orgin. Dept. : Clerk of the Board By DeauN
cc: Director of Community Development
County Administrator
Public Works Director
County Counsel
BOARD.Des
RESOLUTION NO. 90/73
PLEASANT HILL BART STATION AREA SPECIFIC PLAN
SPECIFIC PLAN AMENDMENT
I . INTRODUCTION
This amendment to the Pleasant Hill BARTD Station Area Specific Plan
pertains to the Land Use Element. The amendment is located on the north
side of Las Juntas Way and on the West side of Coggins Drive.
The change associated with this amendment is to redesignated the site from
Multiple Family Residential High Density to Mixed Use.
II. LAND USE ELEMENT
The land use designation referred in this amendment is defined below:
Mixed Use
This designation provides for the integration in a single project of both
residential and commercial/office uses. This designation has the potential
to provide retail and commercial services for BART station area employees,
BART riders and residents of the station area.
Specific Plan Modifications
1. Modify Figure 5, p17: as indicated on Exhibit A.
2. Modify Figure 6, p19: modify Land Use Matrix to allow retail sales in the
mixed use portion of the site. The uses listed as a) convenience retails
sales, b) eating and drinking establishments and c) food and beverage
retails sales would be permitted with conditional approval by Zoning
Administrator. General retail sales would not be an allowable use as this
category includes such uses as department stores, apparel stores and
furniture stores which would not be appropriate in the small spaces
provided by the proposed development.
3. Modify' Figure 7, p26 add FAR of 1.00 to allow up to 15,000 sq. ft. of
retail use, parking requirements at 1.3 spaces per 1000 sq. ft. net -
rentable area and useable open space at 20% of net retail acreage. The 20%
open space would be in addition to the 15,000 sq. ft. retail area and would
include developed open space between the retail shops and the sidewalk/road
way.
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EXHIBIT A
PLEASANT HILL BART STATION AREA
PROPOSED PREMIERE GENERAL PLAN AMENDMENT
PROPOSED SPECIFIC PLAN CHANGE
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I hereby certify that this amendment to I hereby certify that this amendment to
the Contra Costa County Specific Plan was the Cancra Costa County. Specific Plan was
Approved by the Board of Supervisors on
Adopted by the Board of Supervisors on
January 30, 1990
Phil Batchelor, Clerk of the Board of
Supervisors and County Administrator
a v E. n0
1 ector o munity Development By:
y
1 T. 7
C ntra
TOZ BOARD OF SUPERVISORS Costa
FROM: Harvey E. Bragdon, vim"*
Director of Community Development ,
DATE: 27 December 1989
SUBJECT: The Desco Group, Inc. (Applicants) - Glenfed/Desco/Pleasant Hill
Partnership (Owners) , to Amend the County General Plan from Multi-
ple Family Residential High Density to Mixed Use. (S.D. IV)
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the environmental review documentation for this project
as being adequate.
2. Approve as recommended by the County Planning Commission on Oct-
ober 24, 1989, a General Plan Amendment ( #6-89-CO) , to amend the
County General Plan from Multiple Family Residential High
Density to Mixed Use in an area of approximately 15,000. sq.ft. ,
fronting on Coggins Drive.
3. Approve as recommended by the County Planning Commission on Oct-
ober 24, 1989, a Specific Plan Amendment (County File #1-89-SP) ,
to amend the Pleasant Hill BARTD Station Area Specific Plan to
allow approximately 15,000 sq.ft. , fronting on Coggins Drive to
be modified from Multiple Family Residential to Mixed Use to
allow for a retail use on the ground level.
4. Approve rezoning application 2844-RZ and Final Development Plan
3018-89 , The Desco Group, Inc. , (Applicant) , Glenfed/Desco/
Pleasant Hill Partnership (Owners) , from R-15 to Planned Unit
District (P-1) with Preliminary Development Plan #30.18-89, as
recommended by the Commission on October 24,1989 and December
12, 1989.
5. Approve, as recommended by the County Planning Commission, on
October 24, 1989, with conditions, a tentative map forrSubdivis-
ion #7333 to combine the existing parcels into one. ter '
6. Adopt the Planning Commission' s findings as set forth in its
Resolution No. 55-1989, 56-1989 and 57-1989, as the basis for
your Board's decision.
7. Direct the Community Development Department to integrate this
amendment into the next consolidated plan amendment for adopt-
ion in 1990.
8. Introduce the ordinance giving effect to the rezoning; waive
reading and set date for adoption of same.
BACKGROUND/REASONS FOR RECOMMENDATIONS:
This matter was heard by the County Planning Commission on Tuesday, October
24 , 1989. The Final Development Plan was heard on Tuesday, December 12,
1989.
CONTINUED ON ATTACHMENT: XXX YES SIGNATURE:
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMETI O RD COrIIKITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON January 30, 1990 APPROVED AS RECOMMENDED X OTHER
This being the time heretofore noticed by the Clerk of the Board
of Supervisors for hearing on the recommendation of the Contra Costa
1.
County Planning Commission on the request by the Desco Group, Inc.
applicant) and the Glenfed/Desco/Pleasant Hill Partnership (owners)
to amend the County General Plan from Multiple Family Residential High
Density to Mixed Use in an area of approximately 15, 000 square feet
fronting on Coggins Drive ( #6-89-CO) ; and a request to amend the
Pleasant Hill BART Station Area Specific Plan to allow approximately
15,000 square feet fronting on Coggins Drive to be modified from
Multiple Family Residential to Mixed Use to allow for a retail use on
the ground level ( #1-89-SP) ; and a request to approve rezoning of a
3 .7 acre parcel from Single Family Residential District (R-15) to
Planned Unit District (P-1 ) (2844-RZ) ; and a request to approve a
final development plan for a 211 unit condominium/apartment complex to
be constructed in one phase. The buildings proposed are three and
four story type V structures over a single level garage. The project
will also have approximately 15,000 square feet of retail/service
commercial space fronting on Coggins Drive (3018-89) ; and a request
for Tentative Map approval to combine the existing parcels into one
Subdivision 7333 ) .
Mary Fleming, Community Development Department, presented the
staff report on the requests before the Board, commenting on the staff
recommendation to modify a condition relative to compliance with the
Specific Plan setback requirements and adding that the exact location
of the structure would be subject to review and approval of the Zoning
Administrator. She presented the staff recommendation that the Board
accept the environmental review documentation on this project as being
adequate, and approve the project as recommended by the County
Planning Commission as the Commission had voted for approval
unanimously.
The public hearing was opened and the following persons appeared
to speak:
Clem Soto, representing the Desco Group, 3687 Mt. Diablo
Boulevard, Lafayette.
Curt Bloomstrand, representing the Desco Corporation, 3687 Mt.
Diablo Boulevard, Lafayette.
Robert Jensen, 3123 Wayside Lane, Walnut Creek, spoke in
opposition.
John Rice, 3183 Wayside Plaza #106, Walnut Creek, Vice-President,
Madison Homeowners Association, spoke in favor of the project but
expressed concerns on issues including the bike access road ownership,
parking, security for the proposed businesses, and tree removal.
Brian Anderson, 3183 Wayside Plaza #314, Walnut Creek, expressed
concerns on issues including a T intersection on Coggins and Wayside
and requested placing a three way stop there, parking, landscaping,
and the positioning of the garage doors.
Curt Bloomstrand spoke in rebuttal.
Supervisor McPeak requested clarification on the issues including
the additional parking spaces and the Wayside Lane Abandonment.
Mr. Bloomstrand responded on the parking issue.
Jim Kennedy, Redevelopment Director, responded on the question of
the easement and the ownership of Wayside Lane and parking.
Supervisor McPeak discussed concerns relative to parking with Mr.
Bloomstrand and Mr. Kennedy.
Supervisor Schroder questioned whether the commercial uses fit in
with the proposed use and other uses in the area.
Mr. Kennedy responded to Supervisor Schroder' s question.
Supervisor McPeak questioned Mr. Kennedy on the procedure for
clarifying the situation or questions on the easement raised by the
residents from the Madison and on the disposition of Wayside Lane when
it is abandoned.
2 .
Mr. Kennedy responded to Supervisor McPeak' s questions.
The hearing was closed.
Supervisor McPeak commented on monitoring the disposition of
Wayside Lane if it is abandoned, recommending that there be a meeting
with the homeowners ' association from the Madison relative to the
easements.
Supervisor McPeak moved approval of the project before the Board
today and expressed concern with parking.
Mary Fleming clarified that the motion included the modifications
to the conditions of approval recommended by staff.
Supervisor McPeak affirmed that it did.
IT IS BY THE BOARD ORDERED that recommendations 1, 2, 3, 4 with
amended conditions (Exhibit A attached) , 5 , 6, 7, and 8 are APPROVED;
and as in recommendation 2, Resolution No. 90/72 is ADOPTED; and as in
recommendation 3, Resolution No. 90/73 is ADOPTED; and as in
recommendation 8, Ordinance No. 90-5 is INTRODUCED, reading waived,
and February 6, 1990 is set for adoption of same.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
cc: Community Development Dept. , ATTESTED January 30-, 1920
Attn: Mary L. Fleming PHIL BATCHELOR, CLERK OF
The Desco Group, Inc. THE BOARD OF SUPERVISORS
County Counsel COUNTY ADMINISTRATOR
Public Works-Tom Dudziak
Consolidated Fire Protection Dist: BY DEPUTY
Assessor
3.
CONDITIONS OF APPROVAL - PRELIMINARY DEVELOPMENT PLAN: 2844-RZ AND SUBDIVISION
7333
1. Preliminary Development Plan approval is granted for the Premiere project
as a mixed use development project which includes up to 211 high density
multiple family rental units and 15,000 .sq. ft. of neighborhood-serving
retail use. The preliminary development plan is approved as generally
shown in the site plan, elevations and other drawings and plans dated
received 7/6/89. The Final Development Plan shall reflect the conditions
of approval cited below.
2. Provide a revised garage/parking plan which will increase the number of
parking spaces by including some compact spaces. The plan shall eliminate
one of the entrances from Wayside Plaza, shift the Las Juntas entrance to
the west to allow more area for an entry statement at the lobby area and
provide for bicycle parking.
3. Prior to issuance of building permits applicant shall provide a parking
management plan which identifies which parking spaces will be reserved for
the 211 dwelling units (l space per DU) , which will be reserved for retail
use, and how parking will be provided for retail employees and customers.
Securable parking space shall also be provided for bicycles.
4. The Final Development Plan shall indicate how the emergency, bicycle and
pedestrian path at Wayside Plaza will connect to the Park Regency site. '
5. The Final Development Plan shall provide additional detail regarding the
area and design of useable outdoor space. The plan shall include typical
outdoor furnishings, planters, lighting fixtures, trash containers, special
pavement surfaces, etc. The Coggins and Las Juntas retail frontages shall
provide human scale spaces that are warm and inviting to users. The design
shall include storefronts that vary in design, setback, etc. , while
maintaining a sense of cohesiveness.
6. The Final Development Plan shall be modified to provide for the setbacks
required by the Specific Plan. Twenty foot setbacks are required for the
first three levels at all street frontages. The revised plan shall
indicate setbacks at ground level and at the fourth level .
7. The Final Development Plan shall provide for a public plaza/entry courtyard
area at the Las Juntas entrance to the project.
B. Prior to the issuance of building permits, final landscape and irrigation
plans shall be submitted to the Zoning Administrator for review and
approval . The final landscape and irrigation plans shall conform with the
County Water Conservation Policy. A letter of certification shall be
submitted with the plans certifying that the plans conform with the
County's water Conservation Policy. Landscaping shall be provided that
will provide 75% screening along Las Juntas and Coggins within 5 years.
9. The Final Development Plan shall include a sign program for the retail
portion of the site. The signs shall meet the requirements of the Specific
Plan (pp 53-55) .
7.
10. The Final Development Plan shall provide design modifications which
maximize visual interest and create an appearance of smaller building
forms.
11. Prior to approval of a Final Development Plan applicant shall provide a TSM
program for the review and approval of the Zoning Administrator. The
program shall include provision for pedestrian and bicycle routing and
bicycle storage.
12. Prior to approval of a Final Development Plan applicant shall have a child,
care needs assessment and response program approval from the Community
Development Department. Child care needs shall be provided for within the
immediate BART Station area.
13. Comply with the Parklands Dedication Ordinance. Fees will be required for
the total number of dwelling units approved in the final development plan.
14. Initial retail tenants and any changes of use proposed by subsequent retail
tenants or owners shall be subject to land use permit approval by the
Zoning Administrator. Retail uses shall be limited to neighborhood-serving
retail and personal service types of uses. Hours of operation for the
retail/service uses, delivery truck schedules, design details, etc. may be
controlled to maintain compatibility with surrounding uses and limit
traffic impacts etc.
15. Prior to issuance of building permits the applicant shall submit a plan for
a recycling program for review and approval by the' Zoning Administrator.
16. Should archaeological materials be uncovered during grading, trenching or
other on-site excavation(s) , earthwork within 30 yards of these materials
shall be stopped until a professional archaeologist who is certified by the
Society for California Archaeology (SCA) and/or the Society of Professional
Archaeology (SOPA) has had an opportunity to. evaluate the significance of
the find and suggest appropriate mitigation(s) , if deemed necessary.
17. Each residential unit shall have illuminated house numbers clearly visible
from the street twenty-four hours a day.
18. At least 60 days prior to issuance of grading or building permits, and
prior to installing subdivision improvements or filing a Final Map, submit
a preliminary geology, soil , and foundation report in accordance with
Subdivision Ordinance, Section 94-4.420, for review and approval of the
Planning Geologist. The report shall evaluate the potential for
earthquake-induced damage to structures, underground lines, roads or other
improvements. Grading and building plans shall implement recommendations
of the approved report. Final Map shall cite the approved report. Record
acknowledgement of the approved report concurrently with recordation of the
Final Map.
19. Prior to issuance of building permits plans shall be submitted to the
Community Development Department for unit numbering and approval of street
names including all private roads and drives. Pleasant Hill addresses are
required for the project.
8.
20. At least 60 days prior to recording a Final Map, issuance of a grading
permit, or installation of improvements or utilities, submit a preliminary
soil , and foundation report meeting the requirements of Subdivision
Ordinance Section 94-4.420 for review and approval of the Planning
Geologist. Improvement, grading, and building plans shall carry out the
recommendations of the approved report. Record a statement to run with
deeds to the property acknowledging the approved report by title, author
firm), and date, calling attention to approved recommendations.
The soil report shall include evaluation of the potential for
liquefication, seismic settlement, •and other types of seismically-induced
ground failures.
21. Comply with drainage, road improvement, traffic and utility requirements as
follows:
A. A development permit application or subdivision application on the
subject property will be required to comply with Titles 9 and 10 of
the County Ordinance Code.
B. Prior to issuance of Building Permits, pay the Pleasant Hill BART
Specific Plan Area Fee. Currently the fee is $4.49 per square foot of
office/commercial development and $2,453 per dwelling unit. this fee
is adjusted annually using the CALTRANS Summary-Highway Construction
Cost Index.
C. Construct the Roadway Improvements in accordance with the
recommendations contained in the June 1988 Park Regency Traffic Impact
Study prepared by Abrams Associates. (Oak Road and Las Juntas Way
improvements will be constructed under Assessment District 1983-1. )
22. Applicant shall comply with all mitigation measures indicated in the Abrams
Associates traffic report submitted with the application and dated August
30, 1989.
23. The applicant shall be required to submit a road widening and traffic
operations improvement plan to the Public Works Department and construct
improvements in accordance with the approved plan.
24. Applicant shall request and receive approval for abandonment of Wayside
Lane prior to filing a Final map.
The following requirements are not conditions of approval . However, the
developers should be aware of them prior to requesting building permits on this
project.
Building Inspection Department:
1. Grading permits shall be required.
2. A preliminary soils investigation report shall be required prior to
issuance of building permits.
9.
Health Services Department: These requirements must be met before filing of the
Final Map.
1. Sewage disposal serving the properties concerned in this Development Plan,
Rezoning Application and Tract shall be provided by the Central Contra
Costa Sanitary District.
2. Water supply serving the properties concerned shall be by the East Bay
Municipal Utility District.
3. Health Services Department-Environmental health Services approval of plans
is required for any proposed food service facilities, swimming pools and/or
spa pools prior to construction or installation. The applicant should
contact this division if he has any questions. Proceeding without
obtaining Health Services Department-Environmental Health Division approval
can result in a financial penalty.
4. Abandoned septic tanks and wells to be destroyed per Health Services
Department requirements.
5. Any deviations or changes affecting the concept of the Development Plan,
Rezoning Application and Tract on file with the Health Services
Department-Environmental Health Division and dated July 6, 1989 shall be
resubmitted for review to determine if such deviations or changes for the
Development Plan, Rezoning Application and Tract can be considered
acceptable to the Health Officer.
Contra Costa County Consolidated Fire District:
1. The developer shall submit two (2) complete sets of plans and
specifications of the subject project, including built-in fire protection
systems (when required) , to this office for review and approval prior to
construction to insure compliance with minimum requirements related to fire
and life safety. Plan review fees will be assessed at that time.
2.206)C.C.C. Ord. 86/71
2. The developer shall provide an adequate and reliable water supply for fire
protection as set forth in the Uniform Fire Code. (10.301c)UFC
3. Provide access roadways with all-weather driving surfaces of not less than
20 feet unobstructed width, and not less than 13'6" of vertical clearance,
to within 150 feet of travel distance to all portions of the exterior
walls of every building. Access roads shall not exceed 20% grade, shall
have a minimum inside turning radius of 35 feet, and must be capable of
supporting the imposed loads of fire apparatus (31 tons) .
NOTE: Access roads of 20 feet unobstructed width shall have curbs
painted red and "NO PARKING" signs posted. Roads 28 feet in
width shall have the curb painted red and "NO PARKING" signs
posted, allowing for parking on one side only. Roads 36 feet in
width allow for parking on both sides.
10.
ti..
When conditions prevent conformance with the above, the Chief may permit
the installation of fire protection systems; provided such systems are not
otherwise required by this or any other code. (10.207)UFC
4. Dead-end fire department access roads in excess of 150 feet long shall be
provided with approved provisions for the turning around of fire department
apparatus. (10.207a)UFC
5. Access roads and hydrants shall be installed and in service prior to
combustible construction. (10.301d)UFC
6. Approved premises identification shall be provided. Such numbers shall
contrast with their background and be readily visible from the street.
10.208)UFC
7. When traffic signals are installed/modified or when proposed development
will cause undue traffic congestion, the developer shall provide a suitable
number of traffic signal pre-emption systems (Opticom) as approved by the
Traffic Engineer and this office.
8. A pro rata fee of $0.20 per square foot shall be assessed to partially
offset initial expenditures for additional necessary fire service
resources.
Central Contra Costa Sanitary District
1. Sewers are to be designed to operate underrg avity flow to the District's
existing sanitary sewer system. The use of sewage pumps for individual
lots will not be permitted unless it is economically impractical to
construct a main sewer to provide gravity service. Section 4-01.A.10.b of
the District's Standard Specifications, 1986 Edition, provides criteria
for allowing the use of sewage pumps at individual lots.
2. As a minimum, an eight-inch public Isewer must be extended by the developer
to serve each parcel (residential or commercial lot, townhouse unit,
condominium building, or apartment complex, as appropriate) . New sewer
systems are to be designed with the maximum amount of public sewers located
in streets. If public sewers proposed for this project are to be located
in an off-street location, the project engineer must justify such location
to the satisfaction of the District.
3. A ten-foot exclusive public sewer easement must be established over the
alignment of each public sewer in an off-street or private street location
to provide access for future maintenance. In addition, all-weather access
for the District's maintenance vehicles to all manholes and rodding inlets
in off-street locations is required. All-weather access typically consists
of a ten-foot access easement paved with a surface course of turf-block,
two inches of asphalt concrete, or other equivalent all-weather surface
acceptable to the District, over six inches of aggregate base. The use of
sanitary sewer easement surfaces shall be limited to paving, shrubbery,
gardens, and other landscaping, excluding trees. Parallel surface drainage
ways and permanent structures including, but not limited to, buildings,
swimming pools, decks, and retaining walls are not permitted within the
easement area.
11.
4. Where required sewer lines and structures shall be abandoned in accordance
with Section 27 of District's Standard Specifications, 1986 Edition. The
proposed project includes commercial business activity use. The developer
should be aware that the District's Source Control Ordinance is applicable
to potential commercial tenants. Project and tenant improvement plans must
be reviewed by the District to determine the specific source control
requirements which will apply.
The Sanitary District must review and approve any construction plans
involving work on the public sewer system prior to the developer's applying
for a building permit. The District's Permit Section will receive and
process the construction plans.
MF:cg/AA
RZV/2844RZC.MF
2/7/90
1/30/90 - B/S Rev. (aa)
12.
CONDITIONS OF APPROVAL FOR FINAL DEVELOPMENT PLAN 3018-89
1. The Final Development Plan 3018-89 is approved subject to the plans
submitted to the Community Development Department and dated received
November 9, 1989 and subject to the following conditions.
2. Location of handicapped spaces and short term parking spaces shall be
subject to review and approval of the Zoning Administrator.
3. Prior to issuance of building permits applicant shall provide a parking
management plan which identifies which parking spaces will be reserved for
the 211 dwelling units (1 space per DU) , which will be reserved for retail
use, and how parking will be provided for retail employees and customers.
Securable parking space shall also be provided for bicycles.
4. Final design details shall be subject to Zoning Administrator review and
approval prior to issuance of building permits unless otherwise designated.
A. Emergency/bicycle/pedestrian access at Wayside Plaza extension.
B. Useable outdoor area.
C. Final details for roof design and materials.
D. Signage.
E. Provision of bicycle storage for 105 bicycles.
5. Prior to the issuance of building permits, final landscape and irrigation
plans shall be submitted to the Zoning Administrator for review and
approval . The final landscape and irrigation plans shall conform with the
County Water Conservation Policy. A letter of certification shall be
submitted with the plans certifying that the plans conform with the
County's Water Conservation Policy. Landscaping shall be provided that
will provide 75% screening along Las Juntas and Coggins within 5 years.
6. Prior to occupancy of the structure the following details shall be subject
to the review and approval of the Zoning Administrator.
A. Color of signs visible from the street.
7. A revised TSM program shall be submitted for review and approval of the
Zoning Administrator. The plan shall include an effort to reduce single
occupancy vehicle traffic for the retail area and shall specifically
mention that all requirements of TSM Ordinance #89032 shall be complied
with.
B. Applicant shall meet their child care needs by providing at least 1,500 sq.
ft. of outdoor play area to the adjacent child care facility. The play
area shall be provided in the form of an easement to the adjacent property
owner. An agreement between the developer and the County shall be signed
prior to any further action on the site.
to
2.
9. Prior to any work occurring on the site, applicant shall provide a tree
plan indicating all existing trees within the perimeter of the site (size
and species) and provide a tree preservation plan. As many existing trees
as possible shall be saved and incorporated into the development of the
site.
10. Comply with the Parklands Dedication Ordinance. Fees will be required for
the total number of dwelling units approved in the final development plan.
11. Initial retail tenants and any changes of use proposed by subsequent retail
tenants or owners shall be subject to land use permit approval by the
Zoning Administrator. Retail uses shall be limited to neighborhood-serving
retail and personal service types of uses. Hours of operation for the
retail/service uses, delivery truck schedules, design details, etc. may be
controlled to maintain compatibility with surrounding uses and limit
traffic impacts etc.
12. Prior to issuance of building permits the applicant shall submit a plan for
a recycling program for review and approval by the Zoning Administrator.
13. Should archaeological materials be uncovered during grading, trenching or
other on-site excavation(s) , earthwork within 30 yards of these materials
shall be stopped until a professional archaeologist who is certified by the
Society for California Archaeology (SCA) and/or the Society of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of
the find and suggest appropriate mitigation(s) , if deemed necessary.
14. Each residential unit shall have illuminated house numbers clearly visible
from the street twenty-four hours ,a day.
15. At least 6.0 days prior to issuance of grading or building permits, and
prior to installing subdivision improvements or filing a Final Map, submit
a preliminary geology, soil , and foundation report in accordance with
Subdivision Ordinance, Section 94-4.420, for review and approval of the
Planning Geologist. The report shall. evaluate the potential for earth-
quake-induced damage to structures, underground lines, roads or other
improvements. Grading and building plans shall implement recommendations
of the approved report. Final Map shall cite the approved report. Record
acknowledgement of the approved report concurrently with recordation of the
Final Map.
16. Prior to issuance of building permits plans shall be submitted to the
Community Development Department for unit numbering and approval of street
names including all private roads and drives. Pleasant Hill addresses are
required for the project.
17. At least 60 days prior to recording a Final Map, issuance of a grading
permit, or installation of improvements or utilities, submit a preliminary
soil , and foundation report meeting the requirements of Subdivision Ordi-
nance Section 94-4.420 for review and approval of the Planning Geologist.
r n r-,r n
ALJ u G
3.
Improvement, grading, and building plans shall carry out the recommenda-
tions of the approved report. Record a statement to run with deeds to the
property acknowledging the approved report by title, author (firm) , and
date, calling attention to approved recommendations.
The soil report shall include evaluation of the potential for liquefica-
tion, seismic settlement, and other types of seismically-induced ground
failures.
18. Comply with drainage, road improvement, traffic and utility requirements as
follows:
A. A development permit application or subdivision application on the
subject property will be required to comply with Titles 9 and 10 of
the County Ordinance Code.
B. Prior to issuance of Building Permits, pay the Pleasant Hill BART
Specific Plan Area Fee. Currently the fee is $4.41 per square foot of
office/commercial development and $2406 per dwelling unit. This fee
is adjusted annually using the CALTRANS Summary-Highway Construction
Cost Index.
C. Prior to the issuance of building permits, pay the Regional Traffic
Mitigation Fee of $212.85/unit.
19. Applicant shall comply with all mitigation measures indicated in the Abrams
Associates traffic report submitted with the application and dated August
30, 1989.
20. The applicant shall be required to submit a road widening and traffic
operations improvement plan to the Public Works Department and construct
improvements in accordance with the approved plan.
21. The applicant shall apply for a road vacation of Wayside Lane to be pro-
cessed by Public Works Dept. , and submit the required fee. The vacation
shall have been accomplished prior to the filing of the final map.
22. Noise generating construction activities shall be limited to the hours of
8:00 A.M. to 5:00 P.M. Monday through Friday.
23. Project sponsors shall require their contractors and subcontractors to fit
all internal combustion engines with mufflers which are in good condition,
to locate stationary noise-generating equipment such as air compressors and
concrete pumpers as far away from existing residences as possible, and to
access construction sites via routes which pass the fewest dwellings.
4.
24. Applicant shall post on the site and mail to adjacent property owners and
to the County a list of contact persons with name, title, phone number and
area of responsibility. The person responsible for maintaining the list
shall be included. The list shall be kept current at all times and shall
consist of persons with authority to initiate corrective action in their
area of responsibility.
25. Prior to initiation of any site work, including the moving of homes, a
meeting shall be held on the site for the purpose of determining which
vegetation shall be preserved, where solid fencing will be required and to
determine what other potential problem areas might develop and the develop-
ment of solutions to those problems. The meeting shall be attended by the
developer, the County and a representative of the homeowners.
26. House movers shall be restricted from doing chain saw work, hammering or
other noisemaking activities when they move a house in the early hours of
the day. Noisemaking activities are allowed only between 8:00 A.M. and
5:00 P.M. , Monday through Friday.
27. Dust shall be kept down by watering which shall be accomplished by a
watering truck kept on site. The name of the responsible person shall
appear on the list of contact persons.
28. Applicant shall install perimeter fencing which consists of solid plywood
fencing on portions of the site adjacent to neighboring homes. A chain
link fence can be used on the remainder of the site at the option of the
developer.
29. Clean up and removal of rubble, trash and fire hazards shall be completed
in a timely manner following removal of houses.
30. A watering program (complete coverage twice daily) shall be employed for
dust control during project construction.
31. All construction equipment, materials and employee vehicles shall be kept
within the project perimeter to reduce street congestion.
32. Las Juntas public plaza entry courtyard modifications and design of eleva-
tions will be subject to review and approval of the Zoning Administrator.
33. Lighting shall be designed to be deflected so that lights shine onto
applicant's property and not toward adjacent properties.
34. Applicant shall modify building footprint to generally comply with Specific
Plan setback requirements. First three stories shall be setback 10 ft. on
Las Juntas, 20 ft. on Coggins, 10 ft. on Wayside Plaza, and an average of
20 ft. on the emergency access road with a 15 ft. minimum. Additional
fourth floor setbacks shall be 20 ft. on Las Juntas, 20 ft. on Coggins, 20
ft. on .Wayside Plaza and 20 ft. average on the emergency access road. The
exact location of the structure shall be subject to review and approval of
the Zoning Administrator.
i
5.
35. Proposed materials and colors -- off-white stucco, green awnings and
chimney caps -- are satisfactory; however, an up-graded roofing material
will be required. Further review of the siding color is required. Final
approval will be subject to the review and approval of the Zoning
Administrator.
36. All or some of the development fees required may be paid through the
applicant's participation in an Assessment District, Mello-Roos Community
Facilities District or similar financing entity. If such a financing
vehicle is anticipatd but not in place at the time of building permit
issuance, a letter of credit in form acceptable to the Director of
Community Development must be provided to secure the payment of development
fees until the financing vehicle is in place.
The following requirements are not conditions of approval . However, the
developers should be aware of them prior to requesting building permits on this
project.
Building Inspection Department:
A. Grading permits shall be required.
B. A preliminary soils investigation report shall be required prior to issu-
ance of building permits.
Health Services Department: These requirements must be met before filing of the
Final Map.
A. Sewage disposal serving the properties concerned in this Development Plan,
Rezoning Application and Tract shall be provided by the Central Contra
Costa Sanitary District.
B. Water supply serving the properties concerned shall be by the East Bay
Municipal Utility District.
C. Health Services Department-Environmental health Services approval of plans
is required for any proposed food service facilities, swimming pools and/or
spa pools prior to construction or installation. The applicant should
contact this division if he has any questions. Proceeding without obtain-
ing Health Services Department-Environmental Health Division approval can
result in a financial penalty.
D. Abandoned septic tanks and wells to be destroyed per Health Services
Department requirements.
E. Any deviations or changes affecting the concept of the Development Plan,
Rezoning Application and Tract on file with the Health Services
Department-Environmental Health Division and dated July 6, 1989 shall be
resubmitted for review to determine if such deviations or changes for the
6.
Development Plan, Rezoning Application and Tract can be considered accept-
able to the Health Officer.
Contra Costa County Consolidated Fire District:
A. The developer shall submit two (2) complete sets of plans and specifica-
tions of the subject project, including built-in fire protection systems
when required) , to this office for review and approval prior to construc-
tion to insure compliance with minimum requirements related to fire and
life safety. Plan review fees will be assessed at that time.
B. The developer shall provide an adequate and reliable water supply for fire
protection as set forth in the Uniform Fire Code.
C. Provide access roadways with all-weather driving surfaces of not less than
20 feet unobstructed width, and not less than 13'6" of vertical clearance,
to within 150 feet of travel distance to all portions of the exterior
walls of every building. Access roads shall not exceed 20% grade, shall
have a minimum inside turning radius of 35 feet, and must be capable of
supporting the imposed loads of fire apparatus (31 tons) .
NOTE: Access roads of 20 feet unobstructed width shall have curbs
painted red and "NO PARKING" signs posted. Roads 28 feet in
width shall have the curb painted red and "NO PARKING" signs
posted, allowing for parking on one side only. Roads 36 feet in
width allow for parking on both sides.
When conditions prevent conformance with the above, the Chief may permit
the installation of fire protection systems; provided such systems are not
otherwise required by this or any other code.
D. Dead-end fire department access roads in excess of 150 feet long shall be
provided with approved provisions for the turning around of fire department
apparatus.
E. Access roads and hydrants shall be installed and in service prior to
combustible construction.
F. Approved premises identification shall be provided. Such numbers shall
contrast with their background and be readily visible from the street.
G. When traffic signals are installed/modified or when proposed development
wmlill cause undue traffic congestion, the developer shall provide a suitable
number of traffic signal pre-emption systems (Opticom) as approved by the
Traffic Engineer and this office.
H. A pro rata fee of $0.20 per square foot shall be assessed to partially
offset initial expenditures for additional necessary fire service
resources.
l J \ 0 L'
7.
Central Contra Costa Sanitary District
A. Sewers are to be designed to operate underrg avity flow to the District's
existing sanitary sewer system. The use of sewage pumps for individual
lots will not be permitted unless it is economically impractical to
construct a main sewer to provide gravity service. Section 4-O1.A.10.b of
the District's Standard Specifications, 1986 Edition, provides criteria
for allowing the use of sewage pumps at individual lots.
B. As a minimum, an eight-inch public sewer must be extended by the developer
to serve each parcel (residential or commercial lot, townhouse unit,
condominium building, or apartment complex, as appropriate) . New sewer
systems are to be designed with the maximum amount of public sewers located
in streets. If public sewers proposed for this project are to be located
in an off-street location, the project engineer must justify such location
to the satisfaction of the District.
C. A ten-foot exclusive public sewer easement must be established over the
alignment of each public sewer in an off-street or private street location
to provide access for future maintenance. In addition, all-weather access
for the District's maintenance vehicles to all manholes and rodding inlets
in off-street locations is required. All-weather access typically consists
of a ten-foot access easement paved with a surface course of turf-block,
two inches of asphalt concrete, or other equivalent all-weather surface
acceptable to the District, over six inches of aggregate base. The use of
sanitary sewer easement surfaces shall be limited to paving, shrubbery,
gardens, and other landscaping, excluding trees. Parallel surface drainage
ways and permanent structures including, but not limited to, buildings,
swimming pools, decks, and retaining walls are not permitted within the
easement area.
D. Where required sewer lines and structures shall be abandoned in accordance
with Section 27 of District's Standard Specifications, 1986 Edition. The
proposed project includes commercial business activity use. The developer
should be aware that the District's Source Control Ordinance is applicable
to potential commercial tenants. Project and tenant improvement plans must
be reviewed by the District to determine the specific source control
requirements which will apply.
The Sanitary District must review and approve any construction plans
involving work on the public sewer system prior to the developer's applying
for a building permit. The District's Permit Section will receive and
process thp, cnn.struction plans.
DK/aa
DPX/3018-89C.DK
12/7/89
12/12/89 - Revised P/C (v)
2/7/90