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HomeMy WebLinkAboutMINUTES - 02031987 - 2.6 1 TO BOARD OF SUPERVISORS FROM: Harvey E. Bragdon, Director of Community Development Cwlra Costa DATE: January 26, 1987 Courty SUBJECT: Approval of Rezoning 2661-RZ and Final Development Plan 3005-86, Stonegate at Alamo (Alamo Estates) in the Alamo area. SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATION 1. Approve Rezoning application 2661-RZ and Development Plan 3005-85, Alamo Hills Estates, with conditions set forth in Exhibit A attached, together with the reasons for this determination as indicated by the San Ramon Valley Regional Planning Commission's Resolution No. 37-1986 (SR) . 2. Introduce Ordinance 87-6, giving effect to the rezoning, waive reading and set February 24, 1987 for adoption. BACKGROUND 1. The Board on October 14, 1986, closed the hearing concerning the applications filed by Bissell and Karn, Inc. , and Woodhill Development Co. (Signature Properties) (2661-RZ, 3005-86 Alamo Hills Estates) to rezone 441 acres together with a development plan for 202 residential units and open space lands, located at the northeasterly extension of Livorna Road, in the Alamo area. The Board declared its intent to approve the rezoning and development plan applications as was recommended by the San Ramon Regional Planning Commission with amended conditions and directed staff to prepare the appropriate documents for the Board's consideration. The amended conditions for approval of the Final Development Plan (3005-85) are attached marked Exhibit "A", including provision for the following: A. The conditions of approval , and specifically, number 20.J.1 through and including 20.J.7, require the project applicant to improve and realign portions of Livorna and Miranda Roads. The applicant shall request and assist in the establishment of an Area of Benefit, or similar funding mechanism, for the purpose of financing road improvements. The reimbursement policy will be established in conjunction with the Area of Benefit. B. The project applicant shall be required to design and construct a southerly recreational access trail through the site which, upon completion, will be accepted by the County and maintained by County Service Area R-7A. 2. In response to the Board's concern that adequate police services be provided, the developer has applied to LAFCO for boundary reorgani tion to include the project within the jurisdiction for Police District 2. BT:ed L4/30052661.bt CONTINUED ON ATTACHMENT; YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR REC ME A ION OF OA OMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON February 3 , 1987 APPROVED AS RECOMMENDED X OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE X UNANIMOUS (ABSENT AND CORRECT COPY OF AN ACTION TAKEN AYES: NOES: AND ENTERED ON THE MINUTES OF THE BOARD ABSENT: ABSTAIN: OF SUPERVISORS ON THE DATE SHOWN. Director of Community Development CC: Public Works Director ATTESTED February 3 , 1987 County Assessor PHIL BATCHELOR, CLERK OF THE BOARD OF County Counsel Contra Costa County Fire Prot. Dist. SUPERVISORS AND COUNTY ADMINISTRATOR Signature Properties BY ,DEPUTY M382/7-83 G EXHIBIT A CONDITIONS OF APPROVAL FOR ALAMO HILLS ESTATES FOR PRELIMINARY DEVELOPMENT PLAN 2661-RZ FINAL DEVELOPMENT PLAN 3005-86 AND TENTATIVE SUBDIVISION MAP 6743: 1. This approval is based upon the Preliminary Development Plan/Final Development Plan and exhibits received by the Community Development Department January 17, 1986 and revised June 26, 1986 for a maximum of 202 units and subject to the following conditions. 2. The guide for development including dimensional and use .requirements, shall be the Single Family Residential Districts R-6, R-10 and R-20, as follows: A. Lots having 10,000 sq. ft. or less - R-6 requirements. B. Lots having 10,000 to 20,000 sq. ft. - R-10 requirements. C. Lots having 20,000 or more. sq. ft. - R-20 requirements. All dimensional requirements are subject to further review and approval by the Zoning Administrator prior to issuance of a building permit. Any modification of these requirements shall be as determined by the Zoning Administrator. 3. Covenants, Conditions and Restrictions, Articles of Incorporation and By Laws for a mandatory homeowners association shall be submitted prior to filing the Final Subdivision Map. The document shall.-.,provide for among_ other things, the ownership and maintenance of the- common open- -space, landscape areas, pathway system, private streets, detention basins and other common facilities and shall include provisions for yard fences and design. 4. Street names shall be subject to the review and approval of the Community Development Department. 5. If during the construction, grading or excavation, any items of potential historic or scientific interest are discovered, the County Community Development Department shall be notified. and the Director shall have the authority to stop work in the area of any find, pending verification of the discovery and establishment of development methods for protection and treatment of areas of significant interest. 6. Development Plans and details of the recreation area, entry feature and all common facilities shall be submitted for review of the Community Development Department. 7. Prior to issuance of any building permit or recordation of a Final Subdivision Map the requirements of the Park Land Dedication Ordinance shall be complied with as last amended. 8. Development rights for all common area maintained by the homeowners association shall be deeded to the County. 2. 9. All construction and transport equipment shall be muffled in accordance with state and federal requirements. 10. The applicant shall perform an acoustical study along the portion of Livorna Road which provides direct access to the site and mitigate the impacts addressed within the report. 11. Boundary reorganization shall be assured prior to recordation of the Final Map to adjust boundaries between Consolidated Fire and San Ramon Fire Protection District, the school districts and the property annexed to EBMUD and Central Contra Costa County Sanitation District. 12. Grading operations shall occur during dry periods to the extent feasible, consistent with Grading Ordinance. 13. The applicant shall develop, in conjunction with the County Building Inspection Department, a program to minimize erosion and generation of dust resulting from grading operations. 14. Comply with the requirements of the San Ramon Valley Fire Protection District. 15. The 297+ acres (Regional Open Space) shall be deeded/dedicated to the East Bay Regional Park District with the recordation of the final subdivision map. The staging area shall also be deeded to EBRPD.. 16. A phasing schedule shall be submitted to the Director of Community Development for review and approval . 17. Detailed landscape plans for the designated park, entry and common areas shall be submitted for review by the Zoning Administrator. The plan shall emphasize the use of drought tolerant plants, native species and material acceptable to the Zoning Administrator shall be sued in open space areas. The final design and provisions for maintenance of the staging area shall be reviewed with the adjacent property owner (Mr. Bannister) to resolve concerns which the neighbor may have, however, the final approval of the staging area is with the Zoning Administrator. 18. Prior to issuance of building permits, plans elevations and materials of construction shall be approved by the Zoning Administrator for the production lots. 19. Staff may reduce street widths where necessary to minimize grading and preserve oak trees. 20. Comply with drainage, road improvement, traffic .and utility requirements as follows: 3. 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. The following exceptions to Title 9 are permitted for this subdivision: 1) Chapter 96-8 (Sidewalks and Paths) . 2) Chapter 98-4 (Width) : This exception shall be on a case by case basis, subject to review by the Public Works Depart- ment. C. All interior subdivision streets shall be constructed to County public road standards and that portion of the entry road up to the public turnaround shall be conveyed to the County by Offer of Dedication. In addition, a 60-foot right of way from the public turnaround at the entry to the southerly boundary of the entry area shall be conveyed to the County by Offer of Dedication to provide for a future road to the properties to the east (e.g. , Simpson - Bridges Ranch) . D. All interior streets, with the exception of::. •the,renary. road up to the public turnaround, will be part of a private road system, maintained by the Alamo Hill Estate Homeowners Association. E. Prevent storm drainage, originating. on the property and conveyed in a concentrated manner, from draining across the sidewalks and driveways. F. Convey to the County of Contra Costa, by Grant Deed, the future "development rights" over the natural watercourses traversing the property. 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. Design and construct the on-site detention facilities in accor- dance with the policies and standards of the Contra Costa County Flood Control District. H. Establish a special entity, subject to Public Works Department approval , to provide for perpetual maintenance of the detention basin facilities. I . The on-site detention basins and the related maintenance access roads shall be placed within public drainage and access ease- ments. 4. J. Mitigate the traffic impacts of this development by: 1) Constructing Livorna Road through the Post property from the existing portion of Livorna Road at the southwest corner of the Post property to the westerly terminus of existing Livorna Road East to the development site, as a 28-foot road within a 40-foot right of way, constructed to public road standards without curbs. In addition, widen the road by 12 feet at its intersection with a realigned Miranda Avenue to provide for a left-turn channel and necessary transitions. The improved road shall have 3-foot graveled shoulders on each side of the road. Also, construct a 5-foot wide bike/pedestrian path, separated from the roadway, within the right of way along the northerly side of the road. The road improvements described above, with the exception of the final overlay, shall be constructed prior to the construc- tion of on-site improvements. All construction traffic shall use this realigned section of Livorna Road as access to the site and shall not use Miranda Avenue between existing Livorna Road and Livorna Road East as access. The final overlay shall be accomplished in conjunction with the final overlay of the on-site road system. During the construction phase, prior to the final overlay, the develop- er shall maintain this access road to. a..ser,viceable level as determined by the Public Works Department. 2) Constructing a realigned portion of Miranda Avenue from the existing intersection of Miranda Avenue and Livorna Road to approximately the mid-point of the Livorna Road extension through the Post property, as a 28-foot road within a 40-foot right of way, constructed to public road standards without curbs. 3) In conjunction with the realignment of Livorna Road and Miranda Avenue discussed above, implement the following changes to the existing streets: a) Close off, by removal , a section of Livorna Road immediately west of Easy Street. The Public Works Department will process the vacation of this section of roadway. b) Construct cul-de-sacs on Miranda Avenue between the existing intersection of Miranda Avenue and Livorna Road and the entry to the site to prevent this narrow section of roadway being used for general circulation. The cul-de-sacs shall be constructed after the improve- 5. ments to Livorna Road and Miranda Avenue on the Post property (as described in subparagraphs 1 and 2 above) have been constructed. 4) Constructing improvements to existing portions of Livorna Road between Trotter Way and Lavender Drive consisting of vertical and horizontal realignments and road widening. Livorna Road shall be widened to a minimum of 28 feet through this area. 5) Construct a 5-foot wide (minimum width) bike/pedestrian path, separated from the roadway and in accordance with State Standards, along the northerly edge of Livorna Road from the Post property to the Alamo Elementary School at the intersection of Livorna Road and Wilson Road. Exceptions to the width requirement, because of physical constraints, will be permitted subject to approval by the Public Works Depart- ment and the Community Development Department. 6) Prior to submitting improvement plans for the road improve- ments described above, the applicant will submit conceptual plans for review and approval by the Public Works Depart- ment. 7) Mitigating increased storm water run-off resulting from the road improvements on the Post property by: a) Improving approximately 1,000 feet of drainage channel from a point near the intersection of Easy Street and . Miranda Avenue to Miranda Creek (subject to review and approval by the Contra Costa County Flood Control District) . b) Improving the drainage from the intersection of Livorna Road and Miranda Avenue to Miranda Creek (subject to review and approval by the Contra Costa County Flood Control District) . K. Furnish proof to the Public Works Department, Engineering Servic- es Division, of the acquisition of all necessary rights of entry, permits, rights of way, and/or easements for the construction of off-site, temporary or permanent, road and drainage improvements. If, after good faith negotiations, the applicant is unable to acquire necessary rights of way and easements, he shall enter into an agreement with the County to complete the necessary improvements at such time as the County acquires the necessary interests in accordance with Sections 66462 and 66462.5 of the Subdivision Map Act. 6. L. Prior to issuance of building permits, file the Final Map for Subdivision 6743. M. Applicant will request and assist in the establishment of an Area of Benefit, or similar funding mechanism, for the purpose of financing road improvements. A reimbursement policy will be established in conjunction with the Area of Benefit. 21. The applicant shall submit plans to the Zoning Administrator showing the location and design of yard fencing prior to recordation of the first Final Subdivision Map. 22. The developer shall provide for a southerly trail through the site designed and constructed to the satisfaction of County Service Area R-7A, to be incorporated in an appropriate easement for acceptance by the County. Upon completion the trail shall be maintained by County Service Area R-7A. BT:ed 5/13/86 12/3/86 12/12/86 1/7/87 SubII/6743C.bt