HomeMy WebLinkAboutMINUTES - 12091986 - T.9 TETE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA
Adopted this Order on December 9, 1986 by the following vote:
AYES: Supervisors Fanden, Schroder, McPeak, Powers
NOES: Supervisor Torlakson
ABSENT: None
ABSTAIN: None
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SUBJECT: Hearing on Rezoning Application 2686-RZ, Development
Plan 3037-86 and Tentative Subdivision Map 6809 filed
by Ed Biggs and E1 Grande Townhomes, E1 Sobrante area.
This being the time for hearing on the recommendation of
the Contra Costa County Planning Commission with respect to the
application filed by Ed Biggs (applicant) and E1 Grande Townhomes
(owner) to rezone land ( 2686-RZ) , from Planned Unit Development
District (P-1 ) for 51 residential units to Planned Unit Devlopment
District (P-1 ) for 58 residential units, and Development Plan
3037-86 for the 58 units, and a tentative map for Subdivision 6809
to divide 8. 06 acres in the E1 Sobrante area;
Karl Wandry, Deputy Director of Community Development
presented the report from staff and advised that a Negative
Declaration of Environmental Significance was posted for this
project and he described the project;
Supervisor Fanden commented that she would recommend the
$31 ,250 figure in Condition 36 , paragraph O of the Conditions of
Approval and questioned which phase of the projects would be built
first.
The Chairman opened the public hearing.
The following people appeared to speak:
Ed Biggs, 12499 San Pablo Avenue, Richmond, commented on
the contribution for signalization condition;
Kenneth D. Parker, 2170 Pyramid Drive, Richmond/E1
Sobrante, representing GreenRidge Heights Neighborhood Association
spoke in support of the project with all conditions as presented;
The following person submitted a card with comments but
did not speak:
William F. Dell, 2318 Greenridge Drive, Richmond,
representing Greenridge Heights Neighborhood Association.
Supervisor Torlakson commented on the need for discussion
on the police service district issue. Supervisor Powers commented
that the Board has not adopted a policy on police service
districts. Supervisor Torlakson commented that he will vote no on
projects that do not address this issue.
Supervisor Fanden recommended closure of the hearing and
approval of the rezoning, development plan and tentative
subdivision map with the inclusion of the conditions addressing her
concerns with respect to the signalization and phasing.
On recommendation of Supervisor Fanden, IT IS BY THE
BOARD ORDERED that the public hearing is CLOSED and rezoning
f
-application 2686-RZ with conditions (Exhibit A attached hereto and
by reference made a part hereof) and development plan 3037-86 with
conditions (Exhibit B attached hereto and by reference made a part
hereof) , and tentative map of Subdivision 6809 with conditions
(Exhibit C attached hereto and by reference made a part hereof are
APPROVED.
IT IS FURTHER ORDERED that Ordinance No. 87-1 giving
effect to the aforesaid rezoning is INTRODUCED, reading waived and
January 6 , 1987 is set for adoption of same.
In approving the aforesaid applications, the Board
concurs in the reasons as shown in the County Planning Commission
Resolution No. 52-1986.
thereby certify that this Is a true and correctcopy of
an action taken and entered on tho minutes of the
Board of Supervisors on th�date shown.
�1
ATTESTED: On4_" {111 - yy f ci
PHIL BATCHELOR, Clork of the Board
of Supervisors and County Administrator
9
By Lai Deputy
Orig. Dept. : Clerk of the Board
CC: Community Development Department
County Assessor
Building Inspection Department
Public Works
Ed Biggs
E1 Grande Townhomes
Contra Costa County Fire
Protection District
CONDITIONS OF APPROVAL FOR 2686-RZ
1. This approval is based upon the exhibits received by the Community Develop-
ment Department and listed as follows:
A. Exhibit "A" - Preliminary Development Plan for a 58 Unit Planned
Development scale 1"=40' received September 10, 1986.
B. Exhibit "B" - Preliminary floor plans and building elevations,
received September 10, 1986.
C. Conceptual landscape plan, received September 10, 1986.
D. Preliminary grading and utility plan received September 10, 1986.
2. The development can be built in three phases.
3. Sewage disposal serving the properties concerned in this applicant shall be
provided by the West Contra Costa Sanitary District. Each individual
living unit shall be served by a separate sewer connection. The sewers
located within the boundaries of the properties concerned shall become an
integral part of the West Contra Costa County Sanitary District's sewerage
collection system.
4. Water supply serving the properties concerned shall be by the East Bay
Municipal Utility District. Such water distribution system, located within
the boundaries of the properties concerned in this application, shall
become an .integral part of the East Bay Municipal utility District's over-
all water distribution system. Each individual living unit shall be served
by a separate water connection.
5. Comply with the requirements of the West County Fire Protection District
including provision for water supply and fire hydrants, as determined by
the District.
6. The Covenants, Conditions and Restrictions (C.C. & R's) developed for this
project shall include the following deed restrictions:
A. No recreational vehicle, boat trailer or mobile home shall be stored
on the site overnight.
B. Limit on types and number of pets.
7. A suitable recreation building and tot play area shall be required near the
proposed pool . It shall be built with Phase II.
B. The small area of the project now in the City of Richmond shall be annexed
to the County prior to any site development.
EONN Q
2.
9. With the Board's approval of 2696-RZ, the previous rezoning approval of
2454-RZ is null and void.
8/8/86
Revised 8/18/86
Revised 10/9/86
Revised 10/16/86
RZ. I
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CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN 3037-86
1. This approval is based upon the exhibits received by the Community Develop-
ment Department and listed as follows:
A. Exhibit "A" - Final Development Plan for site done by George Swallow
A.I .A. , received September 10, 1986.
B. Exhibit "B" - Floor Plans and Typical Elevation Plans dated received
September 10, 1986.
C. Archaeological reconnaissance report by Suzanne Baker, dated received
July 9, 1986.
D. Acoustical Analysis and Report by Berkeley Custom Electronics dated
received July 9, 1986.
E. Traffic Study by DKS Associates dated received July 9, 1986.
F. Geotechnical investigation and supplemental investigation by Alan Krop
and Associates dated received July 9, 1986.
2. This approval is subject to adoption of an Ordinance for the rezoning of
the subject property under application 2686-RZ. The final number and lay-
out of units shall reflect the Board's approval .
3. The proposed buildings shall be similar to that shown on submitted plans.
Prior to the issuance of a building permit elevations and architectural
design of the building and building roof material shall be submitted for
final review and approval by the County Zoning Administrator. The roofs
and exterior walls of the building shall be free of such objects as air
conditioning or utility meter equipment, television aerials, etc. , or they
shall be screened from view. The building shall be finished in wood or
other materials acceptable to the Zoning Administrator.
4. The site can be developed in three phases consisting of the following:
A. Phase I: The 9 single family dwellings on Greenridge Drive, required
frontage improvements along Greenridge Drive and San Pablo DAm Road.
B. Phase II: The lower 28 condominium units, tot lot play yard, pool and
recreation building, refuse/recycling bins, a 6 foot high meandering
masonry wall along San Pablo Dam Road.
C. Phase III: The remaining 14 condominium units and 7 town home units.
5. Comply with landscaping requirements as follows:
A. A landscaping program for all areas shown on the submitted plot plan
shall be submitted for review and approval of the Zoning Administrator
at least 30 days prior to issuance of building permits. A cost esti-
mate shall be submitted with the landscaping program plan.
✓l: - - U
2.
B. California native species shall be used as much as possible. All
trees shall be 15 gallon size, all shrubs shall be 5 gallon size.
Trees should be of a drought tolerant type. The access road area
shall be landscaped with trees on each side.
C. Tot lot design details shall be submitted for review and approval of
the Zoning Administrator.
D. Pool fencing shall be in compliance with county code.
E. The area between the condominum area and San Pablo Dam Road shall be
heavily landscaped with suitable trees and bushes.
F. The recreation building shall include a suitable room for gatherings,
restrooms, a sink and cupboards. It shall open out onto the pool/spa
area.
G. The Zoning Administrator shall review and approve fencing details and
location. The masonry fence shall be made of tan or brown tinted,
rough faced concrete blocks or some other material acceptable to the
Zoning Administrator. The area behind the condominium units shall be
fenced with a 6' high solid wood fence. The southerly and easterly
property lines behind lot A shall be fenced with a suitable wire
fence. The east-west property line near the town houses shall be
fenced with a 6' high solid wood fence. A suitable mound or mound/
masonry fence combination may be substituted for the masonry fence.
H. Landscaping shall comply with the Contra Costa County policy on water
conservation requirements for new developments.
6. If archaeologic materials are uncovered during grading, trenching or other
on-site excavation, earthwork within 30 meters 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 measures,if they are deemed
necessary.
7. The .site lighting shall be of low intensity and shall be deflected to shine
only onto the site. The lighting of the recreational area shall be
reviewed and approved by the Zoning Administrator at least 30 days prior to
issuance of a building permit.
S. Each unit shall have address numbers that are clearly visible day and night
to the street in front of the unit.
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3.
9. Sewage disposal serving the properties concerned in this application shall
be provided by the West Contra Costa Sanitary District. Each individual
living unit shall be served by a separate sewer connection. The sewers
located within the boundaries of the properties concerned shall become an
integral part of the West Contra Costa County Sanitary District's sewerage
collection system.
10. Water supply serving the properties concerned shall be by the East Bay
Municipal Utility District. Such water distribution system located within
the boundaries of the properties concerned in this application, shall
become an integral part of the East Bay Municipal Utility District's over-
all water distribution system. Each individual living unit be served by a
separate water connection.
11. Comply with the requirements of the West County Fire Protection District
including provision for water supply and fire hydrants, as determined by
the District.
12. Covenants, Conditions and Restrictions shall be submitted for review with
the Final Subdivision Map, subject to review by the Community Development
Department. This document shall provide for establishment, ownership and
maintenance of the common open space and parking, fire protection, agenc-
ing, private streets, and drainage maintenance.
13. The Covenants, Conditions and Restrictions (C.C. & R's) developed for this
project shall include the following deed restrictions:
A. No recreational vehicle, boat trailer or mobile home shall be stored
on the site overnight.
B. Limit on types and number of pets.
14. The design, color and location of any project sign at the front of the
property shall be reviewed and approved by the Zoning Administrator.
15. Parking and driveway areas shall be paved so as to prevent ponding of water
or the creation of dust. Uncovered parking spaces for use by the various
units and handicapped parking spaces shall be clearly marked. Parking
spaces not over hang into landscaped areas. They may not over hang side-
walks. All parking spaces shall have a backup area of 28 feet, except that
in the pool area backup space can be reduced to 26' for the parking spaces
along the north-south property line.
16. The applicant shall submit street names for the proposed private road for
review and approval of the Community Development Department and the fire
district.
17. Each unit shall have at least 50 cubic feet of protected storage space
exclusive of normal closets and their own laundry facilities.
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4.
18. Comply with the requirements of the West Contra Costa Sanitary District.
19. The setback standards for lots 1 to 9 are to be the same as those required
in the R-6 zoning district.
20. The most northerly condominum building of the site shall be setback 25'
from San Pablo Dam Road.
e
21. The roofs of the units and recreation building shall drain to the access
roads or storm drains.
22. Each unit shall be provided with fire district approval smoke detectors.
The smoke detectors shall be mounted on the ceilings near bedrooms.
23. The homeowners association shall be given complete as built plans for the
drainage facilities, utilities, irrigation pipes, pool , slide and gully
repairs.
24. Applications for building and grading permits shall indicate the engineer's
review and approval by signature.
25. The first order of work for Phase I shall include construction of the
subdrainage facility recommended by the soils consultant's report of
February 14, 1985, pages 3-4 and Figure 1 (Alan Kropp & Associates). Prior
to construction of Phase II , the subdrainage shall extend south of the
southerly private road and the gully upslope shall be filled and drained to
the soil engineer's specifications (pages 3 - 4). Prior to construction of
structures on lot 9 or the 6 town houses, erosion on-site and off-site
shall be controlled to the soil engineer's requirements; this shall be a
condition on issuance of building permits. All subdrainage facilities
shall be surveyed by a civil engineer or land surveyor during construction
and presented on "As Built" plans to the Community Development Department
and Building Inspection Department.
26. Grading, excavations, and structure foundations shall adhere to the
geotechnical recommendations of the report by Alan Kropp & Associates dated
February 13, 1980, supplemented by the report dated February 14, 1985, as a
minimum, unless amended by the soil engineer and approved by the Community
Development Department. Both reports shall be cited by the Final Map and
noted as available in the Community Development Department and Building
Inspection Department of Contra Costa County. Soil consultant and
developer shall make both reports part of the public record.
27. Subdivision conditions, covenants and restrictions shall require landslide
insurance to be maintained, and require all future plans to grade or
excavate a cut or fill of more than one (1) foot or 50 cubic yards for any
purpose, including landscaping or drainage, to be supervised by a soil
engineer familiar with the geotechnical reports for the site.
5.
28. Grading and structure excavations are restricted to the period from May 1
until October 15. All graded,cleared,and other disturbed soil areas shall
be hydroseeded or otherwise protected against erosions before October 15.
29. Single family residential lot 9 and the town house area shall be stabilized
as recommended by the soil engineer's letter to developer dated October 7,
1986, subject to review and approval of the Planning Geologist.
30. Suitable recycling areas shall be developed in the condominium areas.
These 'areas shall be properly screened from view.
31. Comply with the requirements of the Parks Dedication Ordinance.
32. No development shall take place until the annexation of the small area from
the City of Richmond is completed.
33. The developer shall reach an agreement with the Richmond Unified School
District to provide funding on a unit assessment basis for the provision of
school housing. A public hearing and review will not be required if a
reasonable compromise regarding unit assessment is reached between the
developer and school district. If an agreement cannot be reached, this
condition can be brought back for further Zoning Administrator review and
change.
34. With the Board of Supervisors' approval of Development Plan 3037-86, the
previous final Development Plan approval 3051-86 is null and void.
35. The plans for this project will be submitted for review by the County
Sheriff's Department for suggestions on any changes that could be made for
defensive crime prevention designs. If agreement cannot be reached the
matter can be brought back to the Zoning Administrator for decision.
36. Comply with drainage, road improvement, traffic and utility requirements as
follows:
A. In accordance with Section 92-2.006 of the County Ordinance Code, this
subdivision shall conform to the provisions of the County Subdivision
• Ordinance (Title 9) . Any exceptions therefrom must be specifically
listed in this conditional approval statement.
B. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face), necessary longitudinal and transverse drainage, pavement widen-
ing and striping for a left turn lane and an acceleration lane
channelization on San Pablo Dam Road. The face of curb shall be
located 15 feet from the widened right of way line. The applicant
shall submit a scaled sketch of the proposed channelization and lane
striping to the Public Works Department, Road Engineering Division,
prior to preparation of improvement plans. The applicant shall be
required to construct additional pavement widening on the north side
of San Pablo Dam Road, if necessary, for the proposed channelization.
f�"�I 1 n)
6.
C. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face), necessary longitudinal and transverse drainage, and up to
approximately 4 feet of pavement widening on Greenridge Drive. The
face of curb shall be located 10 feet from the widened lanes right of
way line, subject to Public Works approval a left and right turn shall
be developed on Greenridge Drive for vehicles entering San Pablo Dam
Road.
D. Convey to the County, by Offer of Dedication, up to 15 feet of
additional right of way on San Pablo Dam Road as required for the
planned future width of 110 feet.
E. Convey to the County, by Offer of Dedication, 4 feet of additional
right of way on Greenridge Drive as required for the planned future
width of 64 feet.
F. Relinquish abutter's rights of access along San Pablo Dam Road.
G. Construct a 28-foot wide paved private roadway to County private road
standards to serve all parcels in this proposed subdivision.
H. Relinquish abutter's rights of access along all curb returns within
the subdivision.
I. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for E1 Sobrante Area of Benefit as adopted by the Board of Super-
visors.
J. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
K. Furnish proof to the Public Works Department, Engineering Services
Division, of the acquisition of all necessary rights of entry, permits
and/or easements for the construction of off-site temporary or
permanent, road and drainage improvements.
L. Comply with the drainage fee requirements for Drainage Area 73 as
adopted by the Board of Supervisors.
M. Prior to issuance of building permits, file the Final Map for
Subdivision 6809.
N. Provide 30-foot curb return radii at San Pablo Dam Road.
D. Contribute $31,250 to a Road Improvement Fee Trust (Fund No.
819200-0800) designated for road improvements for his share of the
cost of the traffic signal proposed to be installed at the San Pablo
Dam Road - Greenridge Drive intersection.
IP I�\Inlll ^�IuT c
7.
P. An encroachment permit for construction within the City of Richmond
right of way shall be obtained from the City of Richmond.
Q. Obtain access rights over the 2-foot strip of land to Greenridge Drive
from the City of Richmond or purchase the land
R. Subject to the review and approval of the County Public Works
Department on street parking along the project's San Pablo Dam Road
frontage shall be eliminated as well as the area to the west of
Greenridge Drive to provide for improved sighting distance for
vehicles entering San Pablo Dam Road.
The following statement is not a condition of approval ; however, the applicant
should be aware of it prior to requesting grading or building permits.
A. Comply with the requirements of the Building Inspection Department.
8/8/86
Revised 8/18/86
Revised 10/9/86
Revised 10/16/86
RZ.I
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CONDITIONS OF APPROVAL FOR SUBDIVISION 6809:
1. This approval is based upon the revised tentative map dated received by the
Community Development Department on October 7, 1986. The final map for
Subdivision 6809 shall not be filed until final action is taken on the
Preliminary Development Plan (3017-86) and rezoning application filed on
the subject property (2686-RZ). The final map shall reflect the final
number of units approved.
2. This project is approved for a total of 58 units.
3. Comply with the requirements of the Parks Dedication Ordinance.
4. Sewage disposal serving the properties concerned in this application shall
be provided by the West Contra Costa Sanitary District. Each individual
living unit shall be served by a separate sewer connection. The sewers
located within the boundaries of the properties concerned shall become an
integral part of the West Costa County Sanitary District's sewerage col-
lection system.
5. Water supply serving the properties concerned shall be by the East Bay
Municipal Utility District. Such water distribution system located within
the boundaries of the properties concerned in this application, shall
become an integral part of the East Bay Municipal Utility District's over-
all water distribution system. Each individual living unit shall be served
by a separate water connection.
6. Comply with the requirements of the West County Fire Protection District in
regards to provision of fire hydrants and adequate fire protection
measures.
7. Covenants, Conditions & Restrictions shall be submitted for review with the
Final Subdivision Map, subject to review by the Planning Department. This
document shall provide for establishment, ownership and maintenance of the
common open space and parking, fire protection, fencing, private streets
and drainage maintenance.
B. The Covenants, Conditions and Restriction (C.C. & R's) developed for this
project shall include the following deed restrictions;
A. No recreational vehicle, boat trailer or mobile home shall be stored
on the site overnight.
B. Limits on types and number of pets.*
9. If archaeologic materials are uncovered during grading, trenching, or other
on-site excavation, earthwork within 30 meters 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 Archae-
ology (SOPA) has an opportunity to evaluate the significance of the find
and suggest appropriate mitigation measures, if they are deemed necessary.
10. Prior to filing the Final Subdivision Map, plans shall be submitted to the
Planning Department for house numbering and approval of street names.
EXHIBIT C
Subdivision 6809 Page 2
11. The dimensional layout of the lots of this subdivision are approved. The
Zoning Administrator can review and administratively amend these if neces-
sary in the future.
12. Grading, excavations, and structure foundations shall adhere to the geo-
technical recommendations of the report by Alan Kropp and Associates dated
2/13/80, supplemented by the report dated February 14, 1985, as a minimum,
unless amended by the soil engineer and approved by the Community Develop-
ment Department. Both reports shall be cited by the Final Map and noted as
available in the Community Development and Building Departments of Contra
Costa County. Soil consultant and developer shall make both reports part
of the public report.
13. The Homeowners Association shall be provided with a complete set of
as-built plans for the project which shall include the location of all
drainage facilities, utilities, buildings, irrigation pipes, pool slide
and/or gully repair.
14. Conditions of approval of Final Development Plan 3037-86 shall be complied
with.
15. Comply with drainage, road improvement, traffic and utility requirements
A. In accordance with Section 92-2.006 of the County Ordinance Code, this
subdivision shall conform to the provisions of the County Subdivision
Ordinance (Title 9) . Any exceptions therefrom must be specifically
listed in this conditional approval statement.
B. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face) , necessary longitudinal and transverse drainage, pavement widen-
ing and striping for a left turn lane and an acceleration lane
channelization on San Pablo Dam Road. The face of curb shall be
located 15 feet from the widened right of way line. The applicant
shall submit a scaled sketch of the proposed channelization and lane
striping to the Public Works Department, Road Engineering Division,
prior to preparation of improvement plans. The applicant shall be
required to construct additional pavement widening on the north side
of San Pablo Dam Road, if necessary, for the proposed channelization.
C. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face) , necessary longitudinal and transverse drainage, and up to
approximately 4 feet of pavement widening on Greenridge Drive. The
face of curb shall be located 10 feet from the widened lanes right of
way line, subject to Public Works approval a left and right turn shall
be developed on Greenridge Drive for vehicles entering San Pablo Dam
Road.
D. Convey to the County, by Offer of Dedication, up to 15 feet of
additional right of way on San Pablo Dam Road as required for the
planned future width of 110 feet.
E. Convey to the County, by Offer of Dedication, 4 feet of additional
right of way on Greenridge Drive as required for the planned future
width of 64 feet.
EXHIBIT C
Subdivision 6809 Page 3
• F. Relinquish abutter's rights of access along San Pablo Dam Road.
G. Construct a 28-foot wide paved private roadway to County private road
standards to serve all parcels in this proposed subdivision.
H. Relinquish abutter's rights of access along all curb returns within
the subdivision.
I. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for E1 Sobrante Area of Benefit as adopted by the Board of Super-
visors.
J. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
K. Furnish proof to the Public Works Department, Engineering Services
Division, of the acquisition of all necessary rights of entry, permits
and/or easements for the construction of off-site temporary or
permanent, road and drainage improvements.
L. Comply with the drainage fee requirements for Drainage Area 73 as
adopted by the Board of Supervisors.
M. Prior to issuance of building permits, file the Final Map for
Subdivision 6809.
N. Provide 30-foot curb return radii at San Pablo Dam Road.
0. Contribute $31,250 to a Road Improvement Fee Trust (Fund No.
819200-0800) designated for road improvements for his share of the
cost of the traffic signal proposed to be installed at the San Pablo
Dam Road - Greenridge Drive intersection.
P. An encroachment permit for construction within the City of Richmond
right of way shall be obtained from the City of Richmond.
Q. Obtain access rights over the 2-foot strip of land to Greenridge Drive
from the City of Richmond or purchase the land
R. Subject to the review and approval of the County Public Works
Department on street parking along the project's San Pablo Dam Road
frontage shall be eliminated as well as the area to the west of
Greenridge Drive to provide for improved sighting distance for
vehicles entering San Pablo Dam Road.
8/8/86
Revised 8/18/86
Revised 10/9/86
Revised 10/16/86
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