HomeMy WebLinkAboutMINUTES - 12011987 - T.11 BOARD OF SUPERVISORS
FROM: Harvey E. Bragdon Contra
_Director of Community Development CJth7lC1
DATE: October 29, 1987 C ^
SUBJECT: Hearing on Rezoning Application #2734-RZ to rezone 17+ acres of land
located at the southerly extension of Lark Lane, approximately 300
feet south of the intersection of Las Trampas Road and Lark Lane, in
the Alamo area from Single Family Residential District (R-20) and
General Agricultural District (A-2) to Planned Unit District (P-1)
filed by Aliquot Associates, Inc. (Applicants) and Blackburn
Development Company (owners) .
SPECIFIC REQUEST(S) OR RECONII4MATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Approve the Rezoning Application #2734-RZ as recommended by
the San Ramon Valley Regional Planning Commission.
2. Approve Final Development Plan #3047-87 and Subdivision 6965
with conditions as recommended by the San Ramon Valley
Regional Planning Commission (attached) .
2. Adopt the San Ramon Valley Regional Planning Commission's
findings as set forth in Resolution No. 56-1987 as the
determinations for these findings.
4. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set date for adoption of same.
QVMWINUED ON ATTACHMENT: YES SIGNATURE:
_ JiBCOMENDATION OF COUNTY ADMINISTRATOR RECOM14ENDATION OF BO COMMITTEE
APPROVE OTHER
iIGNATURE(S) :
1CTION OF BOARD ON December 1, 1987 APPROVED AS RECOMMENDED OTHER
Jean Mesick, Community Development Department, gave the staff pre-
sentation on the project, commenting on the site of the project, the
average size of the lots being approximately 51 ,000 square feet, the
subdivision meeting the General Plan requirements, the approval by
the Planning Commission including a specific request for a collect
and convey condition being satisfied in a specific fashion which the
applicant had calculated was not feasible. Ms. Mesick recommended
that the Board open the public hearing, take testimony, and if the
Board should decide upon a feasible collect and convey condition to
refer this back to the San Ramon Valley Regional Planning Commission
as an information only item on the Commission' s December 16 , 1987
agenda and then place the item on the January 12, 1988 determination
calendar. She recommended that the Board declare intent to approve
the rezoning, the subdivision and the final development plan.
Supervisor Schroder questioned staff on the condition to comply with
the drainage fee requirements of Drainage Area 13, the condition
requiring contribution to County Drainage Fee Deficiency Fee Trust
Fund, and a Road Improvement Fee Trust Fund, and the increased park
dedication fee, and expressed the concern of the Finance Committee
relative to imposing fees that the Board has not adopted.
1.
The public hearing was opened and the following people appeared to
speak:
Ross Blackburn, 1600 South Main, No. 290, Walnut Creek,
applicant for the project expressed concurrence with the staff
recommendations and the Planning Commission recommendations.
No other requests to testify having been received, the public
hearing was closed.
The Board discussed the matter.
Supervisor Schroder moved approval of the staff recommendation.
Therefore , IT IS BY THE BOARD ORDERED that the Board hereby DECLARES
ITS INTENT to approved staff recommendations 1 , 2, 3, and Ordinance
No. 88-4, giving effect to the rezoning is INTRODUCED; and the
matter is REFERRED to the San Ramon Valley Planning Commission for
information only on their December 16, 1987 agenda; and the
Community Development Department is DIRECTED to prepare the
appropriate documentation for the Board 's consideration to be placed
on the January 12, 1988 determination calendar.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT 5 ) 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.
-c: Comm nits Dev lopment Dept. ATTESTED December 1, 1987
County Cbp
unsel
Aliquot Associates, Inc. PHIL BATCHELOR, CLERK OF
Blackburn Development Company THE BOARD OF SUPERVISORS
AN COUNTY ADMINISTRATOR
BY DEPUTY
3T:plp/SR
2.
CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN PERMIT 3047-87 AND SUBDIVISION 6965
1. Development shall be as shown on Development Plan and Tentative Map
submitted with the application, dated received by the Community Development
Department July 2, 1987, -subject to approval of rezoning of the property
under 2734-RZ.
2. The guide for development including dimensional requirements and use
revisions shall be the Single Family Residential District R-20. Any modi-
fication of the R-20 district requirements shall be determined by the
Zoning Administrator.
3. Covenants, Conditions and Restrictions (CC&R's) shall be submitted with the
filing of the Final Map, to include provision for road, gate maintenance,
drainage maintenance and to prohibit further division of lots. The C.C. &
R. 's shall specify that in the event the gate becomes inoperable that it
must be repaired within 30 days.
4. 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 the on-site road system as shown on the Tentative Map to
County private road standards. The roadway serving Lots 1 through 13
(but excluding Lot 7) shall not be less than 24 foot width.
C. Improve the existing surface of Lark Lane between the site and Las
Trampas Road by leveling the existing road with asphalt concrete and
then placing reinforcing fabric over the roadway and then placing a
layer of asphalt concrete over the fabric and widen Lark Lane to a 24
foot paved surface whenever possible, all improvements subject to the
approval of the Public Works Department.
D. Mitigate the impact of construction traffic on Las Trampas Road
between Lark Lane and Danville Boulevard by repairing any damages
caused by the construction equipment. An inventory of Las Trampas
Road shall be made by the developer and the Public Works Department
staff just prior to construction and immediately after the completion
of the construction of the on-site road improvements and the upgrading
of Lark Lane between the site and Las Trampas Road to serve as a basis
for repair work.
E. 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.
F. Furnish proof to the Public Works Department, Engineering Services
Division, that legal access to the property is available from Las
Trampas Road.
2.
G. Comply with the drainage fee requirements for Drainage Area 13 as
adopted by the Board of Supervisors.
H. Mitigate the impact of the additional storm water run-off from this
development on San Ramon Creek 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
20 square feet of new impervious surface area created by the
development. All excavated 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 Drainage Deficiency Fee Trust (Fund No.
812100-0800) a drainage fee of $0.25 per square foot 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. Lot 14 with its existing dwelling unit will not
be subject to these requirement.
I . Contribute $2,225 per dwelling unit (excluding the existing dwelling
unit on Lot 14) to a Road Improvement Fee Trust (Fund No. 819200-0800)
designated for road improvements to Danville Boulevard and/or Stone
Valley Road.
J. Place a stop sign on Lark Lane at its intersection with Las Trampas.
K. Initiate a road maintenance agreement which would require the resi-
dents of Lark Lane, including the residents of this Subdivision, to
share in the cost of maintaining Lark Lane. The adequacy and equit-
ableness of the agreement shall be subject to review and approval by
the Zoning Administrator and the Public Works Department.
L. Supply additional signage on Lark Lane between Las Trampas and the
entrance to the development subject to review by the present residents
of Lark Lane and subject to approval by the Public Works Department.
5. The existing trees along Lark Lane in the area from Las Trampas south
approximately 400 feet shall be protected and preserved per the report
submitted with the application concerning those trees. Improvement plans
for any construction or improvements in Park Lane of this area shall indi-
cate the location and the means of protection and preservation of the
trees. An arborist or horticulturalist shall monitor the construction work
3.
at this area above or below ground with a report provided to the Zoning
Administrator concerning the conditions of the trees together with any
additi.onal recommendations for their preservation. The Zoning Administra-
tor may apply further requirements to protect and preserve the trees,
during the subdivision development, and/or prior to issuance of building or
occupancy permits. The developer shall consult with the Lark Lane property
owners when establishing the schedule for road and utility construction in
Lark Lane.
6. Provide for riding and hiking trails along the east and south boundaries of
the development.
A. With the filing of the final map the existing 24 foot wide trail ease-
ment at the east boundary shall be rededicated to the East Bay
Regional Park District. Trail improvements shall be consistent with
the requirements of the park district including red rock gravel
surface located where feasible outside of roadway area. Trail
improvement plans indicating approval by the Park District shall be
submitted for review and approval of the Zoning Administrator prior to
the issuance of a grading or building permit.
B. With the filing of a final map dedicate a 12 foot wide easement along
the south boundary of the development for a riding and hiking trail ,
for use and maintenance by Alamo Parks and Recreation County Service
Area R-7A. Trail improvements shall be similar to that required for
the connecting trail at the east boundary, located outside the roadway
as feasible and so indicated on plans for review and approval by the
Zoning Administrator prior to issuance of a grading or building
permit.
C. With the filing of a final map, the applicant shall offer to dedicate
a public vehicular right-of-way to the County along the 25 foot wide
right-of-way described in Condition #6. A. and the 12 foot right-of-
way described in Condition #6. B. The vehicular right-of-way may not
be accepted by the County until such time as a recreation plan is
submitted to the County Planning Agency for public hearing. The
recreation plan shall address proposed recreation and staging activi-
ties to the west. Owners of property fronting along Lark Lane shall
receive prior mailed notice of the hearing.
7. A scenic easement to preclude building construction shall be provided from
not less than contour elevation 450 feet to the west and north boundaries,
subject to final review and approval by the Zoning Administrator prior to
filing the final map.
8. Prior to recordation of a Final Subdivision Map, the applicant shall pay a
Park Dedication Fee of $1,100 per dwelling unit. Compliance with this
condition shall satisfy the Park Land Dedication Ordinance.
4.
9. Submit a preliminary geotechnical report in accordance with recommendations
on Page 8 of Engeo, Inc. 's August 10, 1987 report, and meeting the require-
ments •of the Subdivision Ordinance, Section 94-4.420 including design-level
conclusions and recommendations, prior to recording a final map, issuance
of Building Inspection Department permits, or installation of improvements.
Grading plans and improvement plans shall implement report recommendations.
Record acknowledgement of the approved report concurrently with the final
map, in a document which will urn with deeds to parcels created by this
subdivision.
10. Prior to issuance of a grading permit, grading plans shall be subject to
review and approval by the County Geologist.
11. If archaeologic materials are uncovered during grading, trenching or other
on-site excavation, earthwork within 30 meters of these materials shall be
stopped until an archaeologist 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.
12. Prior to filing a Final Subdivision Map, street names shall be subject to
the review and approval of the Community Development Department.
13. All residences will provide for a lighted street address which is visible
from the street.
14. The location and design of a gate on Lark Lane shall meet the requirements
of the San Ramon Valley Fire Protection District per their letter of
September 22, 1987 and the Sheriff's Department per their letter of
September 25, 1987, and so be indicated on plans submitted for building
permit, subject to final approval by the Zoning Administrator prior to
issuance of a building permit.
15. The applicant shall submit evidence that he has met with East Bay Regional
Park District and County Service Area R-7A and engaged in discussions
regarding development of recreation facilities to the west, and access to
the facilities through the subject property.
The following statements are not conditions of approval ; however, the applicant
should be aware of these requirements prior to filing the Final Subdivision Map
or attempting to secure building permits.
A. Development shall be subject to the ordinance requirements of the San Ramon
Valley Fire Protection District.
5.
B. Sewer disposal service shall be provided by the Central Contra Costa
Sanitary District in accordance with the requirements of the District.
Annexation to the District as may be necessary shall occur prior to
approval of any Final Subdivision Map. Water supply service shall be
provided by the East Bay Municipal Utility District in accordance with the
requirements of the District. Service elevation range is to 450 feet.
BT/aa
9/9/87
9/29/87
10/7/87
RZVIII/3047-87C.BT