HomeMy WebLinkAboutMINUTES - 10161990 - H.7 T?: BOARD OF SUPERVISORS p,M
FRS : Harvey g. Bragdon, Contra
Director of Community Development t-%- --A
DATE: October 10, 19 9 0 Courcy
SUBJECT: Appeal of the San Ramon Valley Regional Planning „Commission
Decision Pertaining to File 12894-RZ and MS 86-89 ' (DeBolt Civil
Engineering/Jean-Pierre Poulleau) (APN 198-200-004)
SPECIFIC REQUEST(S) OR RECOWQvIMENDATION(S) a BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
Sustain the denial decision of the San Ramon Valley Regional
Planning Commission as indicated in Option A below. ,
PROJECT DECISION OPTIONS
Option A - Sustain Plalning Commission Denial Decision
1. Deny the appeal of the applicant, DeBolt Civil Engineering.
2 . Deny Rezoning File #2894-RZ.
3. Deny M.S. 86-89.
4 . Approve the findings contained in Resolution 133-1990 of the
San Ramon Valley Regional Planning Commission as the basis for
the Board actions.
Option B - Reverse thePlanningCommission Decision
1. Accept the environmental documentation prepared for this
project as being adequate.
2 . Grant the appeal of the applicant.
3 . Approve File #2894-RZ, rezoning the 3 . 5-acre site from General
Agriculture (A-2) ) and Single Family Residential (R-20) to
Single Family Residential (R-20 and R-65) as shown on Exhibit
I.
4. Approve M.S. 86-89 for three parcels subject to the attached
conditions.
5. Introduce the ordinance giving effect - to the aforesaid
rezoning, waive reading and set forth date of adoption of
same.
6. Direct the Director of Community Development to prepare
findings for Board consideration documenting the basis for the
Board action.
REVISED TENTATIVE MAP AND SITE PLAN
The Board of Supervisors rescheduled this item to October 16, 1990.
The applicant , submitted a vesting tentative map to substitute for
the previous tentative map. The applicant has also submitted a
site plan and description of proposed improvements, indicating how
a low profile development could be developed without damaging
existing trees on the two proposed building sites.
The conditions of approval have been revised to reflect- the
submitted site plans. ;The revised conditions allow, for a public
hearing on proposed building plans prior to issuance of building
permits. The-applicant is agreeable to the recommended conditions_
CONTINUED ON ATTACHMENT: _ YES SIGNATURE:
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RECOMMENDATION OF COUNTY ADMINIISTRATORRECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
1.
ACTIONOF BOARD ON October 16, 1990 APPROVED AS RECOMMENDED X OTHER X
On October 9, 1990, the Board of Supervisors continued to this
date the hearing on the appeal by DeBolt Civil Engineering (appellant)
from the decision :of the San Ramon Valley Regional Planning Commission
on the request by DeBolt Civil Engineering (applicant) and Jean-Pierre
Polleau (owner)to rezone two acres of land from General Agricultural
District (A-2 ) to Single Family Residential (R-65) (2894-RZ) and to
subdivide 3 . 5 acres inti three parcels (MS 86-89 ) in the Alamo area.
Mary Fleming, Community Development Department, presented the
staff report on the request to subdivide the property into three .
parcels, the existing house, and a brief description of the proposed
structure sites. She commented on the staff recommendation with
modified conditions of approval and on the two options for action by
the Board. 4
The following persLs appeared to speak:
Mark Armstrong, Gagen, McCoy, McMahon and Armstrong, 279 Front
Street, Danville, reprelsenting the applicant and owner, referenced two
letters dated Septemberl26, 1990 and October 2, 1990 that should be
part of the record and .he commented on the site plan that had been
done and on various proposed conditions of approval.
Paul Frechette, 245 Union Avenue, Campbell, architect, commented
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on issues including hilide development, and conditions of
development.
Bruce Kittess, 1600 Cervato Circle, Alamo, representing the Alamo
Improvement Association, spoke in opposition.
Robert B. Petrie, 1672 Las Trampas, Road, Alamo,- spoke in
opposition.
Eleanor Kessler, 1878 Las Trampas, Alamo, spoke in opposition.
William. V. Cardinale, 1411 Silva Dale Road, Alamo, spoke in favor
of the project.
Mr. Armstrong spoke in rebuttal, and he submitted a letter from
Mr. Randy Smith, 1600 Las Trampas Road, Alamo, in support of the
proposal.
Gene DeBolt, DeBolt Civil Engineering, applicant, spoke in
rebuttal.
Jean Pierre Poulleau, 1700 Las Trampas Road, Alamo, owner,
commented on his proposed plans for the property.
The public hearing was closed.
Supervisor Schroder commented on issues including the unique
quality of the Alamo area, this being an infill project, his concerns
with grading, height, access, landscaping and architecture, . and he
recommended that the MS 86-.89 be approved for three parcels but
condition the approvalion a very strict staff review of the final
plans, taking into consideration the grading, the height, the access,
the landscaping, the architecture and appropriate staff considerations
of the buildings to determine whether two dwelling 'units comfortably
fit on these parcels of property and if not, - staff would be directed
to allow only one. Helmoved approval of MS 86-89 with those
conditions and with th� addition of acritical staff review.
Supervisor McPeak seconded the motion with reservation.
Supervisor McPeak clarified with Supervisor Schroder his intent.
2.
Supervisor Torlakson questioned how the staff review would be
accomplished, and requlested clarification on the number of lots.
Karl Wandry responded to Supervisor Torlakson' s questions.
Supervisor McPeakirequested clarification of the number of lots.
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. Supervisor Schroder and Mr. Wandry responded to Supervisor
McPeak' s request.
The Board discussed the number of lots that would be allowed
under the Country Estates designation of the General Plan.
Supervisor Torlakson indicated he would feel uncomfortable voting
today without further information on the issue of Country Estates, and
proposed continuing the matter for one week.
Victor Westman requested a response from the applicant' s attorney
as to whether he wouldJobject to a condition that leaves to the Zoning .
Administrator a decision as to whether the parcel map will have a
configuration of two or three lots.
Mark Armstrong responded that there would be .no objection to that
kind of a proposal, and .their concern would be a delay in the matter,
and he requested that the Board support the recommendation of
Supervisor' Schroder.
Supervisor Fanden indicated support for Supervisor Schroder ' s
motion.
Supervisor McPeak indicated support for- Supervisor Schroder' s
motion.
IT IS BY THE BOARD ORDERED that Option B recommendations 1, 2 , 3 ,
4 with amended. conditions (Exhibit A attached) , 5, and 6 are APPROVED;
and as in recommendation 5, Ordinance No. 90-96 is INTRODUCED, reading
waived, and October 23 ,x .1990 is set for adoption of ",same.
VOTE OF SUPERVISORS
1 HEREBY CERTIFY THAT THIS IS .A TRUE
UNANIMOUS (ABSENT ) AND CORRECT COPY OF AN ACTION TAKEN
AYES: 111, IV, II NOES: V - AND ENTERED ON THE MI'NUTES OF THE BOARD
ABSENT: I A13STAIN: OF SUPERVISORS ON THE DATE SHOWN.
cc: Community Development
ATTESTED _October` 16, 1990
DeBolt Civil Engineering PHIL BATCHELOR. CLERK OF THE BOARD OF
:Jean-Pierre Poulleau SUPERVISORS AND COUNTY ADMINISTRATOR
Public Works-Steve Wright!
Assessora
M382 7-83 San Ramon Fire Protection Dist. BYOAI"^ ,DEPUTY
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EXHIBIT IIAII
CONDITIONS OF APPROVAL FOR MINOR SUBDIVISION 86-89
1. The application is approved for a maximum of three parcels. The number of parcels
shall be determined bythe Zoning Administrator after a public hearing to review
detailed development plans which shall include grading plans, landscaping and
architectural plans.
2. Approval of this minor subdivision is contingent on adoption of the rezoning
application, File #2894-RZ, by the Board of Supervisors.
3. The project shall be designed,graded and constructed in substantial conformance with
the synopsis dated September 20, 1990, prepared by Mr. Paul 0. Frechette,Architect,
and the accompanying site plan, on file with the Community Development Department,
or as otherwise approved by the Zoning Administrator..
4. At least 45 days prior L issuance of a grading permit or filing a parcel map, the
applicant shall submit the following documents for review and approval of the Zoning
Administrator. !
A. A revised site plan/grading plan showing proposed driveway, residential
footprints, retaining walls, proposed vehicular right-of-way, and right-of-way
dedication for East Bay Regional Park District pedestrian,easement along Las
Trampas Road. The plan shall clearly identify all areas of proposed cut and fill.
The location, trunk circumference, and dripline of all" trees with a trunk
circumference greater than 20 inches shall be identified and whether the trees
are to be preserved or removed.
The plan shall be accompanied by a report from a qualified,arborist that reviews
the site plan and recommends measures to protect all trees with a
circumference of 72 inches or greater during the construction and post-
construction stages of the project.
The site plan sh II satisfy the following criteria:
1. Site grading shall be essentially limited to the area of driveways and
building footprints (e.g., no graded yards).
2. The driv Tway and private road grade shall not exceed 20%. A flat
"landing"I (no more than 4% grade) shall be provided for the 40 foot
section of the proposed private road immediately abutting Las Trampas
Road.
3. Retaining; walls shall not exceed three feet in height.
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4. The applicant shall submit evidence that the proposed pedestrian
easement is in accord with the standards of the East Bay Regional Park
District.
5. One purpose of the review will be to minimize removal or damage to
existing mature trees.
B. Site plans/building elevations and floor plans for proposed residences on Parcels
B and C. Residential design shall conform to the following standards:
1. As set forth in the synopsis and site plan, grading shall be minimized,
and to the extent possible, a natural building site shall be utilized. The
residences shall be constructed to fit naturally into the hillside. Design
should have stepped-down levels that conform to existing grades.
2. Effective visual bulk of structures shall be minimized. Structure height
shall not exceed 30 feet (plus chimney, etc.) measure parallel to
adjoining finished grade.
3. Downslope elevations should be articulated to break building mass and
reduce visual bulk. Flat downslope building elevations shall be avoided.
4. Roof line shall generally employ a trellis roof with slopes parallel to
nearby terrain.
5. Exterior building colors, including roof, shall be dull, earth-tone.
6. New fen iling shall be limited to open wire except that cyclone fencing
is prohibited.
7. The structures on Parcels B and C shall be limited to 3,000 square feet,
excluding garages.
Applications for building permits shall comply with the approved site plans.
Relevant const duction-stage tree-protection measures shall be shown on
construction drawings.
5. Prior to Zoning Administrator approval of final design, architecture and grading and
landscaping, the Zoning Administrator shall hold a public hearing with notice to
neighbors within 300 feet; notice to the Alamo Improvement Association, and notice
to the Las Trampas Ridgeline Association.
6. Comply with the following 'construction, noise and dust control requirements:
A. Noise generating construction.activities shall be limited to the hours of 7:30
a.m,to 6:00 p.ni., Monday through Friday, and shall.be prohibited on State and
Federal holidays! The restrictions on allowed working days may be modified on
prior written approval by the Zoning Administrator.
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B. The project sponsor shall require their contractors and subcontractors to fit all
internal combustion. engines with mufflers which are in good condition and to
locate stationary noise-generating equipment such as air compressors and
concrete pumpers as far away from existing residences as possible.
C. At least one week prior to commencement of grading, the applicant shall post
the site and mail to the owners of property within 300 feet of the exterior
boundary of the project site that construction.work will commence. The notice
shall include a list of contact persons with name, title, phone number and area
of responsibility.) The person responsible for maintaining the list ,shall be
included. The list shall be kept current at all times and shall consist of persons
with authority to initiate corrective action.in their area of responsibility. The
.names of the individuals responsible for noise and litter control shall be
expressly identified in the notice.
A copy of the notice shall be transmitted to the Community Development
Department. The notice shall be. accompanied by a list of the names and
address of the property owners noticed, and a map identifying the area noticed.
7. The applicant shall offer to dedicate a pedestrian trail easement along the property
frontage to the East Bay Regional Park District in accord with Park District standards.
8. 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. Conformance with the Ordinance includes the
following requirements:
1) Undergro�nding of all utility distribution facilities.
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An excep�ion to this requirement is granted for the existing structures.
2) Conveying all storm waters entering or originating within the subject
property,I without diversion and within an adequate storm drainage
facility, to a natural watercourse having definable bed and banks or to
an existing adequate storm drainage facility which conveys the storm
waters to a natural watercourse.
3) Designing and constructing storm drainage facilities required by the
Ordinance in compliance with specifications outlined in Division 914 of
the Ordinance and in compliance with design standards of the Public
Works Department.
4) Submitting a Parcel Map prepared by a registered civil engineer or
licensed land surveyor.
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5) Submitting improvement plans prepared by a registered civil engineer,
payment of review and inspection fees, and security for all
improvements required by the Ordinance Code or the conditions of
approval for this subdivision.
B. Furnish proof to Ithe Public Works Department, Engineering Services Division,
that legal access to the property is available from the county maintained portion
of Las Trampas Road.
C. 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.
D. Mitigate the impact of the additional storm water run-off from this development
on San Ramon Creek by:
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 excavated material shall be disposed of off-site by the developer at
his cost. il he site selection, land rights, and construction staking will be
by the Flood Control,District.
E. Relinquish abutter's rights of access along the frontage of Las Trampas Road
except for a single road access point approved by the Zoning Administrator.
ADVISORY NOTES
A. The applicant will be required to comply with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Countywide Area of Benefit as adopted by
the Board of Supervisors.
Currently the fee for the Alamo region of the County is $2,201 for each added single
family residence.
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B. The applicant will be required to comply with the drainage fee requirements for
Drainage Area 13 as adopted by the Board of Supervisors.
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C. Upon written 'request, the applicant may make .a cash payment in lieu of actual
excavation and removal of material from the Creek. The cash payment will be
calculated at the rate of $0.10 per square foot of new impervious surface area created
by the development. The added impervious surface area created:by the development '
will be based on the Flood Control District's standard impervious surface area
ordinance. The Flood Control District will use these funds to work on the Creek
annually.
BD/GA/df/jn
ms10a:ms86-89c.bd
5/3/90
10/8/90 "I
10/17/90 (bos)
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