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HomeMy WebLinkAboutMINUTES - 12151987 - 2.1 (2) J TO: BOARD OF SUPERVISORS Contra FROM: HARVEY E. BRAGDON, C,. sta DIRECTOR OF COMMUNITY DEVELOPMENT C` i '•7 DATE: DECEMBER 1, 1987 SUBJECT: PUBLIC WORKS DEPARTMENT APPEAL OF CONDITION OF APPROVAL 7.A. (CONCERNING FRONTAGE IMPROVEMENTS) FOR DEVELOPMENT PLAN 3056-86 AND SUBDIVISION 6883 AS APPROVED BY THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS Sustain the appeal by the Public Works Department by approving the Conditions of Approval for Development Plan 3056-86 and Subdivision 6883 including revised Conditions of Approval 7.A. and 7.J. as contained in Exhibit A. FISCAL IMPACT None. BACKGROUND/REASONS FOR RECOMMENDATIONS The subject applications were first scheduled before the San Ramon Valley Regional Planning Commission on February 18, 1987 and subsequently rescheduled to March 4, 1987. The March 4, 1987 hearing was continued to April 1 , 1987 and subsequently postponed to the April 29, 1987 hearing by the Commission. At their April 29, 1987 hearing, the San Ramon Valley Regional Planning Commission approved the subject application with Conditions of Approval for frontage improvements that were less extensive than that recommended by the Public Works Department (see Condition of Approval 7 .A. of Exhibit B) . In making their approval, the Commission considered testimony by the Alamo Improvement Association and the Association for the Preservation of Danville Boulevard which favored the reduced frontage improvements. The Public Works Department filed a letter of appeal relative to the reduced frontage improvement requirements. Subsequent to th CONTINUED ON ATTACHMENT: xx YES SIGNA _ RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDAT OF B COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON December 15, 1987 APPROVED AS RECOMMENDED X OTHER VOTE OF SUPERVISORS - X I HEREBY CERTIFY THAT THIS IS A UNANIMOUS (ABSENT 2 ) 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 (CDD) - Orig. ATTESTED December 15, 1987 County Administrator PHIL BATCHELOR, CLERK OF Public Works Department THE BOARD OF SUPERVISORS Wilson Development Company (via CDD) AND COUNTY ADMINISTRATOR Raymond Vail and Associates (via CDD) BY , DEPUTY en3:CofA-7A.bo ASA:gms 12/1/87 Public Works Department Appeal " of Condition of Approval 7 .A. Page 2 of 2 filing of their letter of appeal, the Public Works Department staff has .met several times with the applicant and representatives of the Alamo Improvement Association and the Association for the Preservation of Danville Boulevard to resolve the problem. As a result of these meetings, revised frontage requirements (as reflected in the revision to Condition of Approval 7.A as contained in Exhibit A) were developed that are acceptable to all of the attendees at these meetings and reflect the Public Works Department concern for traffic safety and the local Association' s desire to ensure that Danville Boulevard retain its rural ambience as outlined in the San Ramon Valley General Plan. At the June 3 , 1987 hearing of the San Ramon Valley Regional Planning Commission, the Commission reconsidered and revised Condition of Approval 7.J. The revision changed the requirement to "convey to the County, by Offer of Dedication, additional right of way on Danville Boulevard" to a requirement to "observe an additional setback of 6 feet on Danville Boulevard to provide for the possible future width of 72 feet" (see Condition of Approval 7 .J of Exhibit B) . 'To further the understanding that Danville Boulevard, in accordance with the San Ramon Valley General Plan, is to be widened along this frontage only as much as is needed for traffic safety, it has been agreed to by the Public Works Department and the local Alamo associations that Condition of Approval 7 .J. should not refer to an ultimate width of 72 feet for Danville Boulevard at this location. Condition of Approval 7.J. has been revised to reflect this agreement (see Exhibit A) . ASA:gms en3 :CofA-7A.bo 12/1/87 EXHIBIT A CONDITIONS FOR APPROVAL OF FINAL DEVELOPMENT PLAN 3056-86 AND SUBDIVISION 6883 1. This approval is based upon the Final Development Plan, related exhibits, and Tentative Subdivision Map dated received by the Community Development Department February 10, 1987, together with additional plans received March 25, 1987, for not more than 30 residential units. A revised site plan shall be submitted to the Zoning Administrator for review and approval . The plan shall provide additional setback for the three structures fronting on Danville Boulevard, such that none is located within 15 feet of the existing right of way. This application is approved subject to final adoption of 2695-RZ. 2. Prior to issuance of a building permit, elevations and architectural design of buildings and structures, including carports, trash enclosures, etc. , shall be subject to final review and approval by the County Zoning Adminis- trator. The roofs and exterior walls shall be free of such objects as air conditioning equipment, television aerials, etc:, or screened from view. Samples of materials and colors for exterior of units shall be submitted for review and approval . Exterior lights shall be deflected so that lights shine onto applicant's property and not toward adjacent properties. All units shall have house numbers or unit identification visible at all times which may require illumination. 3. Prior to the issuance of building permits, landscape and irrigation plans, shall be submitted for review and approval by the County Zoning Adminis- trator. Landscaping and irrigation shall be installed prior to occupancy. A. The proposed trees on the site shall be a minimum of 15 gallons in size. The proposed shrubs on the site shall be a minimum of 5 gallons in size. Evergreen trees shall be required along the northern property line. The applicant should demonstrate that the planting will maintain the privacy of adjoining residential units. B. Trees and other landscape features within the public right-of-way are subject to review and approval by the Public Works Department. C. Consideration shall be given to contoured earth mounding for land- scaping along the street frontage. 4. A sign directory displaying the numbers and location of all dwelling units in a diagram manner shall be posted at the vehicular entrance and main pedestrian entrance to the project in a location and of a size easily read- able from entering vehicles. The directory shall include annunciations as may be required by the fire district. A project identified sign not to exceed 10 square feet in area, may be utilized at the driveway entrance. 5. Development shall be consistent with the geotechnical report submitted with the application. Grading plans shall be subject to review and approval by the County Geologist prior to issuance of grading or building permit. 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 of 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. 2. 7. 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. Requirements of the Ordinance include the following: 1. Widen Danville Boulevard as necessary, to provide for 44 foot wide pavement and construct a 10 foot wide raised and landscaped median island along the Danville Boulevard frontage as delineated by the Public Works Department. Stripe the pavement along the frontage to provide for two 11-foot travel lanes and for a 5-foot bike lanes on each side of the road and for a 12-foot wide dual left turn land adjacent to the median island. Construct a 6-foot wide meandering sidewalk located outside of the roadway area conforming to the existing sidewalk to the north. The frontage improvements, including the sidewalk and pavement, shall be configured so as to preserve the trees along the easterly edge of the road. The raised median shall be of a uniform 10 foot width with rounded ends. The applicant shall coordinate the land- scaping plan with the Alamo Improvement Association, the Associa- tion for the Preservation of Danville Boulevard, and R-7A's Boulevard of Trees Committee prior to submitting it to the County. The plan shall contain provisions for an irrigation system and for maintenance by the property owner for a period of 5 years or until such time as a landscaping district (e.g. , LL-2) is formed, whichever occurs first. The final landscape plan shall be subject to review of the Public Works Department and the review and approval of the Zoning Administrator. NOTE: These road improvements shall be considered part of the transition of Danville Boulevard from a residential area of Alamo to the down- town area of Alamo to the north. The Public Works Department will develop a detailed plan, including the concept of raised median islands, for this transition section of Danville Boulevard. This plan will be coordinated with the Alamo Improve- ment Association and the Association for the Preservation of Danville Boulevard. If these organizations decide that the raised median island concept is not feasible, then the require- ments for the raised median islands in this condition of approval shall become void. 2. Installing street lights on Danville Boulevard and applying for annexation to Lighting District L-100 for maintenance of the street lights. The final number and location of the lights will be determined by the County Traffic Engineer. 3. 3. Dedicate a 7+ foot wide public utility and access easement for utilities and sidewalk adjacent to the existing right of way. B. Relinquish abutter's rights of access along Danville Boulevard with the exception of the access way. C. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalks and driveways. D. Furnish proof to the Public Works Department, Engineering Services Division, of the acquisition of all necessary rights of entry, permits and/or easements fo.r the. construction of off-site, temporary or permanent, road and drainage improvements. E. Comply with the drainage fee requirements for Drainage Area 13 as adopted by the Board of Supervisors. F. Convey to the County of Contra Costa, by Grant Deed, the future "development rights" over that portion of the property traversed by San Ramon Creek. The area for which the "development rights" are to be deeded shall be determined by using the criteria outlined in Chapter 914-10, "Easements", of the Subdivision Ordinance. G. Execute a recordable agreement which states thatthe developer and the owner and the future owners of the property will hold harmless Contra Costa County and the Flood Control District in the event of damage to the improvements as a result of creek-bank failure or erosion. H. Creek bank improvements shall be subject to the approval of the Public Works Department and the County Geologist. Contra Costa County and the Flood Control District will not accept responsibility for the maintenance of such improvements. I . Prior to issuance of building permits, file the Final Map for i Subdivision 6883. J. This development shall observe an additional setback of 6 feet on Danville Boulevard. K. 1) Contribute $1,600 per dwelling unit to a Road Improvement Fee Trust (Fund No. 819200-0800) designated for road improvements to Danville Boulevard. OR, AT THE OPTION OF THE DEVELOPER. 4. 2) Construct improvements, of an equivalent value, to Danville Boulevard subject to the review and approval of the Public Works Department. L. Mitigate the impact of additional stormwater runoff from this develop- ment on downstream creeks by either of the following methods: 1) Removing 1 cubic yard of channel excavation material from the inadequate portion of San Ramon Creek near Chaney Road for each 50 square feet of new impervious surface area created by the development. All excavating material shall be disposed of off- site by the developer at his cost. The site selection, land rights, and construction staking will be by the Flood control District. OR, AT THE OPTION OF THE DEVELOPER, 2) Contribute to the County Deficiency Development Fee Trust (Fund No 812100-0800) a drainage fee of $0.10 per square feet of new impervious surface area created by the development. Within 12 months of receipt of the contribution, the Flood Control District will use the monies to implement the subject improvements. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. 8. The turnaround feature at the driveway entrance shall be eliminated and the two parking spaces at that area reoriented as indicated on revised plans received March 25, 1987. the minimum setback distance for the center building on Danville Boulevard (Bldg. #4) shall be 10 feet. 9. The entire creek channel area of San Ramon Creek from the westerly top of bank to the east property line shall be dedicated to the County for recrea- tional trail purposes, as indicated on revised plans received March 25, 1987 and by letter from the applicant to the Alamo Parks and Recreation Committee R 7-A of March 25, 1987. Final trail location and alignment shall be determined by the Zoning Administrator prior to filing of the Parcel Map. 10. The guide for development and use provisions shall be the Multiple Resi- dential District (M-17) . Any proposal or request to modify these require- ments shall be made by recommendation from the Homeowner's Association to the Community Development Department to be determined by the Zoning Administrator prior to issuance of a building permit. 11. Covenants, Conditions and Restrictions, Articles of Incorporation and By-Laws for mandatory homeowners' association shall be submitted with the Final Subdivision Map, subject to review by the Community Development Department. These documents shall include provision for establishment, ownership and maintenance of the common open space and recreation areas, fencing, drainage maintenance, etc. 5. The following statements are not conditions of approval ; however, the applicant should be aware of these comments prior to filing the Tentative Subdivision Map or attempting to secure building permits. 1. Development shall be subject to the ordinance requirements of the San Ramon Valley Fire Protection District. 2. The Building Inspection Department, Grading Division: A. A grading permit will be required for the earthwork necessary to develop units proposed by the subject Development Plan. B. Submit 4 copies of plans showing the existing contours, the extent of the proposed grading, drainage improvements and general site develop- ment, projected cut and fill volumes and cost estimate of proposed grading to the county Building Inspection Department, Grading Section. C. Prior to the issuance of building and/or grading permits a preliminary soil investigation report, prepared by a licensed soil engineer will be prepared. It shall report on the ability of the site to support the improvements anticipated, and shall include recommended foundation design to achieve maximum stability of the proposed structures. Grading plans submitted to the County shall be signed by the soil engineer. 3/25/87 4/17/87 5/1/87 5/20/87 11/30/87 DPU/3056-86C.BT EXHIBIT B REVISED CONDITIONS FOR APPROVAL OF FINAL DEVELOPMENT PLAN 3056-86 & SUBDIVISION 6883 (As Approved June 3, 1987 by the San Ramon Valley Regional Planning Com- mission. ) 1. This approval is based upon the Final Development Plan, related exhibits, and Tentative Subdivision Map dated received by the Community Development Department February 10, 1987, together with additional plans received March 25, 1987, for not more than 30 residential units. A revised site plan shall be submitted to the Zoning Administrator for review and approval . The plan shall provide additional setback for the three structures fronting on Danville Boulevard, such that none is located within 15 feet of the ex- isting right of way. This application is approved subject to final adop- tion of 2695-RZ. 2. Prior to issuance of a building permit, elevations and architectural design of buildings and structures, including carports, trash enclosures, etc. , shall be subject to final review and approval by the County Zoning Adminis- trator. The roofs and exterior walls shall be free of such objects as air conditioning equipment, television aerials, etc. , or screened from view. Samples of materials and colors for exterior of units shall be submitted for review and approval . Exterior lights shall be deflected so that lights shine onto applicant's property and not toward adjacent properties. All units shall have house numbers or unit identification visible at all times which may require illumination. 3. Prior to the issuance of building permits, landscape and irrigation plans, shall be submitted for review and approval by the County Zoning Adminis- trator. Landscaping and irrigation shall be installed prior to occupancy. A. The proposed trees on the site shall be a minimum of 15 gallons in size. The proposed shrubs on the site shall be a minimum of 5 gallons in size. Evergreen trees shall be required along the northern proper- ty line. The applicant should demonstrate that the planting will maintain the privacy of adjoining residential units. B. Trees and other landscape features within the public right-of-way are subject to review and approval by the Public Works Department. C. Consideration shall be given to contoured earth mounding for landscap- ing along the street frontage. 4. A sign directory displaying the numbers and location of all dwelling units in a diagram manner shall be posted at the vehicular entrance and main pe- destrian entrance to the project 'in a location and of a size easily read- able from entering vehicles. The directory shall include annunciations as may be required by the fire district. A project identified sign not to exceed 10 square feet in area, may be utilized at the driveway entrance. 5. Development shall be consistent with the geotechnical report submitted with the application. Grading plans shall be subject to review and approval by the County Geologist prior to issuance of grading or building permit. 2. 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 of California Archaeology (SCA) and/or the Society of Professional Archae- ology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation measures, if they are deemed neces- sary. 7. 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. Requirements of the Ordinance include the following: 1. Constructing a 6-foot sidewalk conforming to the existing side- walk on the adjacent property to the north, placed within a pub- lic utilities easement (see Condition of Approval 7.J. below) . 2. Installing street lights on Danville Boulevard and applying for annexation to Lighting District L-100 for maintenance of the street lights. The final number and location of the lights will be determined by the County Traffic Engineer. B. Relinquish abutter's rights of access along Danville Boulevard with the exception of the access way. C. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalks and driveways. D. 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 perma- nent, road and drainage improvements. E. Comply with the drainage fee requirements for Drainage Area 13 as adopted by the Board of Supervisors. F. Convey to the County of Contra Costa, by Grant Deed, the future "de- velopment rights" over that portion of the property traversed by San Ramon Creek. The area for which the "development rights" are to be deeded shall be determined by using the criteria outlined in Chapter 914-10, "Easements", of the Subdivision Ordinance. G. Execute a recordable agreement which states that the developer and the owner and the future owners of the property will hold harmless Contra Costa County and the Flood Control District in the event of damage to the improvements as a result of creek-bank failure or erosion. 3. H. Creek bank improvements shall be subject to the approval of the Public Works Department and the County Geologist. Contra Costa County and the Flood Control District will not accept responsibility for the maintenance of such improvements. I . Prior to issuance of building permits, file the Final Map for Subdivi- sion 6883. J. This development shall observe an additional setback of 6 feet on Danville Boulevard. K. 1) Contribute $1,600 per dwelling unit to a Road Improvement Fee Trust (Fund No. 819200-0800) designated for road improvements to Danville Boulevard. OR, AT THE OPTION OF THE DEVELOPER. 2) Construct improvements, of an equivalent value, to Danville Boul- evard subject to the review and approval of the Public Works De- partment. L. Mitigate the impact of additional stormwater run-off from this devel- opment on downstream creeks by either of the following methods: 1) Removing 1 cubic yard of channel excavation-material from the inadequate portion of San Ramon Creek near Chaney Road for each 50 square feet of new impervious surface area created by the de- velopment. All excavating material shall be disposed of offsite by the developer at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. OR, AT THE OPTION OF THE DEVELOPER, 2) Contribute to the County Deficiency Development Fee Trust (Fund No 812100-0800) a drainage fee of $0.10 per square feet of new impervious surface area created by the development. Within 12 months of receipt of the contribution, the Flood Control District will use the monies to implement the subject improvements. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. 8. The turnaround feature at the driveway entrance shall be eliminated and the two parking spaces at that area reoriented as indicated on revised plans received March 25, 1987. the minimum setback distance for the center building on Danville Boulevard (Bldg. #4) shall be 10 feet. 9. The entire creek channel area of San Ramon Creek from the westerly top of bank to the east property line shall be dedicated to the County for recrea- tional trail purposes, as indicated on revised plans received March 25, 1987 and by letter from the applicant to the Alamo Parks and Recreation 4. Committee R7-A of March 25, 1987. Final trail location and alignment shall be determined by the Zoning Administrator prior to filing of the Parcel Map. 10. The guide for development and use provisions shall be the Multiple Resi- dential District (M-17) . Any proposal or request to modify these require- ments shall be made by recommendation from the Homeowner's Association to the Community Development Department to be determined by the Zoning Admin- istrator prior to issuance of a building permit. 11. Covenants, Conditions and Restrictions, Articles of Incorporation and By- Laws for mandatory homeowners' association shall be submitted with the Fi- nal Subdivision Map, subject to review by the Community Development Depart- ment. These documents shall include provision for establishment, ownership and maintenance of the common open space and recreation areas, fencing, drainage maintenance, etc. The following statements are not conditions of approval ; however, the applicant should be aware of these comments prior to filing the Tentative Subdivision Map or attempting to secure building permits. 1. Development shall be subject to the ordinance requirements of the San Ramon Valley Fire Protection District. 2. The Building Inspection Department, Grading Division: A. A grading permit will be required for the earthwork necessary to de- velop units proposed by the subject Development Plan. B. Submit 4 copies of plans showing the existing contours; the extent of the proposed grading, drainage improvements and general site develop- ment, projected cut and fill volumes and cost estimate of proposed grading to the County Building Inspection Department, Grading Section. C. Prior to the issuance of building and/or grading permits a preliminary soil investigation report, prepared by a licensed soil engineer will be prepared. It shall report on the ability of the site to support the improvements anticipated, and shall include recommended foundation design to achieve maximum stability of the proposed structures. Grad- ing plans submitted to the County shall be signed by the soil engi- neer. ASA:aa;gms wr9:3056r.t12 12/3/87