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Home My WebLink AboutMINUTES - 10201987 - 2.4 TO: BOARD OF SUPERVISORS Contra FROM: HARVEY E. BRAGDON, CWa DIRECTOR OF COMMUNITY DEVELOPMENT C`.""' '•1 DATE: OCTOBER 16, 1987 SUBJECT: HIDDEN POND PROJECT (SUBDIVISION 6769 AND FINAL DEVELOPMENT PLAN 3008-87) SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION' RECOMMENDATIONS 1. Accept the environmental documentation as adequate. 2. Deny the appeal filed by the City of Martinez based on the reasons set forth in Planning Commission Resolution No. 37-1987 and the findings listed below. 3. Deny the City' s request for refunding of appeal fee. 4. Approve Final Development Plan No. 3008-87 and Subdivision No. 6769 subject to the conditions listed in Exhibit A. FINDINGS 1. Drainage, geologic and visual concerns were addressed in the Planning Commission' s review of the project. As approved, the Commission deemed that these factors would not be significant. 2. The County is not required, nor would it be appropriate, to require the project to connect to the City water distribution system. 3 . The Hidden Pond project complies with the preliminary develop- ment plan File #2584-RZ, approved by the Board of Supervisors on March 26, 1985. 4.. County policy does not provide for the waiver of the appeal fee requirement for other public agencies. FISCAL IMPACT None. CONTINUED ON ATTACBIl4ENT: xxx YES SIGNA 4 a RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATMN OF COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON October 20 , 1987 APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A UNANIMOUS (ABSENT ) TRUE AND CORRECT COPY OF AN AYES: 1, 2. 3 NOES: 4,b ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. cc: Community Development (Orig. ) ATTESTED October 20, 1987 Sycamore Construction Co. (via CDD.) PHIL BATCHELOR, CLERK OF City of Martinez .(via CDD) THE BOARD OF SUPERVISORS Auditor-ControllerZCOUN ADMINISTRATOR Assessor Public Works BY `� DEPUTY Building inti specon Contra Costa County Fire Protection District Hidden Pond Project Page 2 of 2 BACKGROUND/REASONS FOR RECOMMENDATIONS The Board of Supervisors conducted a public hearing on the appeal by Martinez on October 6, 1987 . . At that time, the hearing was closed and the matter continued to October 13 to allow for the acceptance and review of additional comments by the public. At that time, Supervisor Fanden had also suggested that an investiga- tion into the feasibility of a development moratorium in conjunction with the Cities of Martinez and Pleasant Hill for the area along Reliez Valley Road be initiated. The purpose of the moratorium would be to study appropriate traffic improvements and ultimate jurisdictional service areas. At the Board' s October 13 , 1987 meeting, the Board received public comments on the Hidden Pond project, and the staff response. The Board also received an October 8, 1987 letter from Sycamore Construction to Tavan Estates Homeowner' s Association consenting to a number of additional development restrictions. . The letter was endorsed by several officials of the Homeowner' s Association. The Board. also heard a report from the Public Works Director indicating that a reduction in the width of the access road as acceptable and recommending certain traffic improvements to Reliez Valley Road. BOARD ACTION After reviewing the matter, the Board voted to declare their intent T to accept the environmental documentation and deny the City' s appeal with respect to the project and appeal fee. However, the matter was continued to October 20, 1987 to allow modification to the conditions approved by the Planning Commission for the Board to consider. The Board instructed staff to incorporate the recommen- dations of the Public Works Department and the concerns of the neighboring property owners as much as would be reasonable. RHD:gms pll :HidnPond.bo �cE-f-t ►3 IT CONDITIONS OF APPROVAL FOR 3008-87 AND SUB 6769 (HIDDEN POND) 1. This approval is based upon Final Development Plan and Tentative Subdivi- sion Map exhibits and supporting documents submitted with the application listed as follows: Exhibit A - Tentative Map and Final Development Plan, 1"=100' . Exhibit B - Grading Plan, 1"=40' . Exhibit C - Trees to Be Removed, 1"=40' Exhibit D - Erosion Control and Drainage, 1"=40' Exhibit E - Trees Remaining and New Planting, 1"=100' 2. Prior to filing a final map, the applicant shall submit a landscape/ irrigation plan for the review and approval of the Zoning Administrator. The plan shall provide for screening of residences on Lots 13 through 19 from the view of residents to the north and east. As much as possible the proposed trees and shrubbery should relate to the existing plants on the site and be drought resistant. The plan shall show existing trees to be retained and existing trees to be removed. Trees to be retained shall be staked at the dripline prior to grading activity. The plan shall include a program to maintain plants used for screening (either on private lots or common area) . The plan shall also provide for a street tree program along t-he streets within the property and any proposed fencing of the residential area. The applicant shall pursue an agreement with interested residents in the area providing for workable visual mitigation with lot view corridors. Said agreement shall be subject to final County Zoning Administrator review and approval . Prior to grading or installation of improvements, applicant shall stake trees to be saved at the dripline for review and comment by the Homeowner Association, City and County planning staff. Further visual mitigation will be determined at that time. All trees removed from Lots 13 through 17 which are greater than six inches in diameter will be replaced by new trees. The placement, whenever possible, of the new trees will be in areas which maintain the view integrity between Tavan Estates and Hidden Pond. 3. The guide for residential development shall be the Single Family Residen- tial District R-10. Lots 16 and 24 shall be limited to single story con- struction. R 4. _An on-street parking plan shall be submitted for the review and approval of the Zoning Administrator restricting parking to one side of the street. 5. The development rights of the common open area shall be dedicated to the County and shall be shown on the Final Map as a scenic easement. For Lots 14 through 20 and 24 through 27, deed restrictions, or other appropriate mechanism approved by the Zoning Administrator, shall be established to prohibit storage of materials and placement of fixed or movable structures C � 2 in the respective areas below the daylight line or top of the visual berm. The map shall contain a statement prohibiting the keeping of horses on the property. Horse keeping is prohibited on all lots. 6. At least 30 days prior to filing a Final Map, the applicant shall submit proposed names of the interior roads for the review and approval of the Community Development Department, Graphics Section. 7. Comply with the requirements of the County Geologist as follows: A. Prior to grading or installation of improvements on Assessor's Parcel #365-160-011, Subdivision 6769 and Development Plan 3008-87, submit a preliminary soil and foundation report for approval of the Planning Geologist. Recommendations for on-site fill foundation, subsurface and surface drainage control , retaining walls, structure foundations, on-site road foundations, and utility trench backfill are required. Grading plans and improvement plans for said parcel and development shall incorporate recommendations of the approved report. B. Cut slope gradients in the subdivision shall not exceed 3:1 except as recommended by a qualified engineering geologist. Recommendations of the geologic reconnaissance report of Darwin Myers Associated dated November 16, 1983, pages 11 through 14, may be adapted for the present development layout. C. Prior to issuance of grading permit or final review of improvement plans for Hidden Pond Road, submit landscape and erosion control plans for approval of the Community Development Department. Plans shall include County Standard B-58 ditches above cut slopes, in fill or cut/fill groins, and on drainage terraces. Developer shall provide, establish, and maintain for two years, drought-tolerant plants and mulch chosen and planted to resist erosion, along all public rights- of-way, and establish a heavy erosion-resisting growth on all graded or cleared private areas outside lot pads and paved areas. Growth shall be established and erosion controlled to the satisfaction of the Department of Community Development prior to release of grading or improvement bonds. D. Lots shall be graded and maintained to drain away from the edge of rear yard slopes by a berm or slope. of 5 to 20 percent, at least one foot higher than adjacent pad grade, in cut for lots with cut at the rear (daylight) line, or in compacted fill , if the rear yard pad is fill . If such a slope is not provided, another drainage control such as a low retaining wall , will be required. Such drainage shall be required during development as a condition of approval of subdivision, and of approval of the grading plan, and thereafter as a CUR of the development. Loose fill berms to prevent over bank drainage are spe- cifically prohibited. E. Grading permit plans and improvement plans shall show locations desig- nated for buttress fills, landslide removal and replacement or other landslide repair, subsurface and surface drainage facilities, and 3. access and cleanout structures for such drainage facilities. Prior to release of grading or improvement bonds, developer shall submit as- built plans showing installed surface and subsurface drainage facili- ties, drainage cleanout structures, and buttress fill keyways, as rec- ommended by the engineering geologist and/or geotechnical engineer and surveyed by a land surveyor or Civil Engineer. F. Grading and improvement bonds for development and for Assessment Dis- trict 1986-1 shall -include amounts necessary to provide stable road foundation, buttress fill protection, and erosion control , including labor and materials. G. Assessment District 1986-1 subgrade improvements shall conform to de- sign and construction standards of these conditions of approval and the "Report of Geotechnical Study, Soil and Geologic Conditions, Hid- den Pond Road Alignment, Contra Costa County's by Hallenbeck & Associ- ates, dated April 8, 1987, except as amended or superseded by these conditions of approval . 8. Prior to the issuance of a grading permit, a landscape plan shall be sub- mitted for the review and approval of the County Zoning Administrator pro- viding landscaping along either side of the access road, Hidden Pond Road. The plan shall provide specimen-size trees and plants. A landscape archi- tect shall certify that the plan will provide for full cover of said road within 2 years. Landscaping shall be installed prior to occupancy of the residential units. The plant materials shall be bonde-d-for-the first four years after planting. The cost of landscaping may be shared with other adjoining properties. 9. The fence design of all lots with view impacts to Reliez Valley Road or Tavan Estates will be restricted. Any fences at or below the visual berm or daylight line shall be of a "see-through". design subject to review and approval of the County Zoning Administrator. 10. Hours of exterior or interior construction that creates significant noise shall be limited to 8:00 a.m. to 5:00 p.m. Monday through Friday, except national holidays. All construction on-site to be in accordance with Coun- ty ordinances. Construction equipment will gain access from Hidden Pond Road. 11. Covenants, Conditions and Restrictions (CC&R's) shall be submitted with the filing of the Final Map to include provision for maintenance of roads, drainage and open space. They also specify acceptable perimeter fence de- sign. Approved visual mitigation (berming, landscaping, irrigation) shall be protected by deed restrictions. 12. Maintenance of visual mitigation for residential lots and Hidden Pond Road shall be handled by the formation of a lighting and landscaping district. The district shall be responsible for maintaining proposed landscaping and berming. r 4. _. 13. Grading on the knoll shall be limited to a maximum cut of 76 feet. A 4-foot tall berm shall be graded along the daylight line for all lots potentially visible fron. Reliez Valley Road. All structures on these lots shall maintain a 15-foot setback from the top of the berm. Final grading plans shall be subject to review and approval of the County Zoning Administrator. All new trees installed as visual mitigation will be 50% 15-gallon and 50% 24-inch boxed trees. Except for corridor views, tree spacing shall provide complete screening within 2 years. All trees and shrubs installed as visu- al mitigation shall be irrigated and bonded for a period of four years, and shall be in place prior to sale of lots or construction of home sites. 14. The impact of headlight penetration of residential lots on the east side of Reliez Valley Road from traffic descending the access road shall be studied and mitigated if necessary. The study and any proposed mitigation shall be subject to final County Zoning Administrator review and approval . 15. Street lighting on private roads within the Hidden Pond development shall be in accordance with minimum PG&E requirements. A street lighting plan shall be submitted for review and approval of the County Zoning Administra- tor. The plan shall prevent visual impacts on nearby properties. 16. 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. The following exceptions to Title 9 are permitted for this subdivi- sion: 1) Section 98-4.002, "Road Width", providing that road widths as shown on the Tentative Map are adhered to. 2) Article 96-8.4, "Sidewalks". C. Prevent storm drainage, originating.-on the property and conveyed in a concentrated manner, from draining across 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. . < C 5. E. Mitigate the traffic impact of development by: 1) Constructing improvements to Reliez Valley Road in the Martinez area as specified by and subject to the approval of the Public Works Department, OR, at the developers option, 2) Prior to the issuance of any building permit, contribute $1,300 per dwelling unit to a Road Improvement Fee Trust (Fund No. 819200-0800) designated for road improvements to Reliez Valley Road in the Martinez area. F. Mitigate the flooding problem on the Tavan Estates development caused by inadequate drainage facilities by constructing on-site and/or off- site drainage improvements subject to the approval of the Public Works Department. Prior to grading or installation of improvements or filing of the Fi- nal Map, a plan must be submitted that details mitigation of the flooding problem on the Tavan Estates Development caused by inadequate drainage facilities. Mitigation measures will include constructing on-site and/or off-site drainage improvements. The plan will be sub- ject to the approval of the County Public Works Department. Prior to the approval of the drainage improvements, the Public Works Department shall provide a consultant retained by the Tavan Estates Homeowners Association an opportunity to ' review and comment on the improvement plans. The consultant's review and comments shall- be - given careful consideration in the approval process. G. The applicant will pursue a workable Joint Maintenance Agreement with the Tavan Estates Homeowners Association for all mutual drainage fa- cilities. H. Construct Hidden Pond Road as shown on the Assessment District 1986-1 drawings, dated July 1986, subject to Public Works Department approv- al , with the following changes and/or deletions: 1) The road width shall be reduced to a 28-foot road, curb to curb, within a 50-foot right of way. 2) Sign the road for "no parking" .. 3) Delete the requirement for street lighting on Hidden Pond Road and annexation to County Service Area L-100. I. Provide left-turn channelization on Reliez Valley Road at Donegal Way and Hidden Pond Road, subject to the approval of the Public Works Department and the County Zoning Administrator. The intent of this condition is to provide left-turn channelization for safety purposes with the minimum impact on the existing environment. (For example, gravel shoulders shall be acceptable. ) Full reconstruction of these intersections to normal standards is not intended. 6. J. Install safety lighting on Reliez Valley Road at Hidden Pond Road and Donegal Way, subject to the approval of the Public Works Department. THE FOLLOWING STATEMENT IS ADVISORY ONLY AND DOES NOT CONSTITUTE A CONDITION OF APPROVAL. 1. Comply with the requirements of the Contra Costa County Consolidated Fire Protection District. 4/28/87 6/17/87 7/7/87 7/15/87 RDH:gms wr8:3008c.t10 10/16/87