HomeMy WebLinkAboutMINUTES - 11191991 - D.2 . Contra
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TO. BOARD OF SUPERVISORS '. _ �• �,�1oSta
FROM. HARVEY E. BRAGDONCourty
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: November 12, 1991
SUBJECT: APPROVAL OF THE GARRIGAN PROPERTY PROJECT (FILE #2929-RZ) (Parsons,
Rourke & Walker - Applicant) IN THE DANVILLE/TASSAJARA AREA.
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION.
RECOMMENDATIONS
Approve the Garrigan Property Project by taking the following
actions:
1. Accept the environmental documentation as adequate.
2. Approve File #2929-RZ rezoning 5 acres from General
Agricultural (A-2) to Planned Unit District (P-1) with
conditions. (Exhibit A attached)
3 . Approve Final Development Plan 3035-90 and Vesting Tentative
Map 7613 with conditions. (Exhibit B attached)
4. Adopt the attached findings as the basis for the Board of
Supervisors action. (Exhibit A attached)
5. Introduce the ordinance giving effect to the rezoning; waive
reading and set date for adoption of same.
DISCUSSION
This item was heard by the Board of Supervisors on November 5, 1991
in conjunction with a development project on adjoining property,
the Oak Gate Project. At that time, staff reviewed the
recommendation of the San Ramon Valley Regional Planning Commission
which supported the project. In supporting the project, the
Commission recommended the requested (P-1) rezoning as part of the
Oak Gate Project, and for strictly administrativje purposes,
recommended denial of the applicant's rezoning appli a ' n.
CONTINUED ON ATTACHMENT: X YES SIGNATUR
E-'J
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMYNVOIC 4f OARD COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON bTwember 1Qy IAA1 APPROVED AS RECOMMENDED � X OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
UNANIMOUS (ABSENT 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.
Orig: Community Development Department .ATTESTED November 19 , 1991
cc: Parsons, Rourke & Walker PHIL BATCHELOR, CLERK OF
Tm,jn of Danville THE BOARD OF SUPERVISORS
Public Works Department-Steve Wright COUN Y ADMINISTRATOR
Consolidated Fire Protection Dist .
Assessor BY V V() , DEPUTY
BD/df County Counsel
1
Page Two
Staff also reported that the applicant had consented to revisions
to the Commission's recommended conditions to allow for additional
contribution to off-site traffic improvements for the project.
BOARD ACTION
After taking testimony, the Board of Supervisors unanimously voted
its intent to approve the Garrigan Property Project, including the
rezoning application, with the modifications agreed to and sought
by the applicant.
In taking this action, the Board concomitantly directed staff to
bring back the revised conditions of approval for final Board
action.
EXHIBIT A
FINDINGS AND CONDITIONS OF APPROVAL FOR REZONING AND PRELIMINARY
DEVELOPMENT PLAN FILE 62929-RZ (Garrigan Property)
FINDINGS
1. The applicants have indicated that they intend to commence construction within two
and one-half years of the effective date of final project approval..
2. The proposed 5 acre site plan conforms with the 1990 Mrack Road General Plan
Amendment which allows unit density in the range of 1 - 3 units per net acre. The
Garrigan project slightly exceeds the permitted density range, however, the variance
is reasonable because of the road design configuration which has been coordinated.
3. The Garrigan project will constitute a residential environment of sustained desirability
and stability in that it is proposing lot sizes in conformance with recent nearby
residential projects (Shadow Creek and Bettencourt). The conditions of approval
restrict the number of access points onto Camino Tassajara;and will ultimately require
the construction of a decorative frontage wall along the entire length of Camino
Tassajara. Architectural guidelines are proposed for the Garrigan project to assure the
development of a residential environment in harmony with nearby neighborhoods.
4. In accord with the required findings of the Planned Unit (P-1) District, the County finds
that the development of a harmonious, integrated plan, justifies exceptions from the
normal application of the code, including variations in parcel configuration and
landscaped setback practices along Camino Tassajara. The granting of these variations
is reasonable insofar as they permit a project that provides safer traffic conditions
along Camino Tassajara by limiting the number of access points to a maximum of two.
CONDITIONS OF APPROVAL
1. The P-1 rezoning and preliminary development plan shall apply to an approximate 22-
acre area encompassing the Oak Gate and Garrian property projects.
2. No subdivision of property may occur until a final development plan application has
been approved. Until a final development plan application is approved, uses shall be
consistent with the General Agricultural (A-2) District.
3. The existing access from Mrack Road onto Camino Tassajara shall be closed and the
right-of-way section abandoned prior to any subdivision of properties fronting on Mrack
Road. Access points onto Camino Tassajara shall be limited to Hansen Lane and the
un-named road (working name - "A" Drive) 700 feet to the west of Hansen Lane.
2.
4. An 8-foot tall,decorative rock inlaid, masonry soundwall ("Blackhawk-style")to match
the design of the soundwall on the adjacent Bettencourt Ranch project shall be
constructed along the frontage of Camino Tassajara from Bettencourt Ranch to Hansen
Creek. Construction of wall sections shall be the responsibility of the owners of
property with respective frontage on Camino Tassajara, unless other acceptable
arrangement is provided.
The wall shall be designed based on the findings and recommendations of an acoustic
study to be prepared by an acoustic engineer. The acoustic study shall be based on
long-term traffic projections for Camino Tassajara obtained from the Public Works
Department, Road Engineering Section.
5. Development shall focus on development standards that will enable the Mrack Road
area to be unique. Special standards shall be developed for roadways, street furniture,
architectural guidelines,landscape entrance features,and/or other proven development
techniques.
6. Subdivision approvals shall require new residential units to mitigate traffic impacts as
follows:
A. Contribution of traffic fees in accord with the Crow Canyon Road Traffic Joint
Exercise Powers Agreement.
B. Residential units reliant on access to Camino Tassajara from the un-named
access road ("A" Drive) lying 700 feet west of Hansen Lane shall be required
to contribute a fair-share fee towards the development of a traffic signal
planned for the intersection of Camino Tassajara and the unnamed access road.
The "fair-share" contribution shall consider impacts to this intersection from
probable development south of Camino Tassajara.
7. Landscape plans for the Camino Tassajara frontage area between the curb and the
soundwall shall be coordinated as much as possible to provide for a harmonious
frontage.
RD/aa
RZXIV/2938-RZC.RD
9/13/91
10/22/91
11/13/91
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CONDITIONS OF APPROVAL FOR FINAL DEVELOPMENT PLAN 3035-90 AND VESTING
TENTATIVE MAP 7613 FOR THE GARRIGAN PROPERTY (Parsons. Rourke. Walker -
Applicant) PER BOARD OF SUPERVISORS APPROVAL
The Conditions of approval which are denoted with an asterisk (*) call for the submittal of
documents for opportunity for review by the Town of Danville prior to administrative review
and approval by the County Zoning Administrator occurring.
General
1. Development and use shall be substantially as shown on the following submitted
exhibits, except as modified by the conditions below subject to final review and
approval of the County Zoning Administrator.
A. Revised Preliminary Development Plan, Final Development Plan and Vesting
Tentative Map dated August 5, 1991..
B. Preliminary Landscape Plan, August 5, 1991 .
C. Garrigan Property Site Development and Architectural Guidelines, August,
1991 .
D. Preliminary Geotechnical Reconnaissance Report, Engeo, Inc. - 11/2/90.
E. September 13, 1991 Staff Study Modified Wrap Treatment of Western End of
Camino Tassajara soundwall.
2. This approval is for a single family residential project providing for a maximum of 13
dwellings. This approval is contingent on .final approval of Rezoning/Preliminary
Development Plan File #2929-RZ (Garrigan rezoning).
3. Proposed lot line adjustments shall be consummated prior to or concurrent with the
recording of the first final map. Prior to filing a Final Map, the applicant shall submit
a site plan identifying all structures on the property and whether they are proposed to
be removed or retained. The Zoning Administrator may require the removal of any
structure or other solution mutually acceptable to the Zoning Administrator and'
applicant prior to recording the map.
4. At least 30 days prior to filing a final map, a revised final development plan shall be
submitted for the review and approval of the Zoning Administrator. The revised plans
shall provide for:
A. A final landscapelrrigation plan prepared by a licensed landscape architect. The
plan shall address right-of-way area and front yard areas. The plan shall be
certified for compliance with the Water Conservation Ordinance (90-59). A
long-term maintenance program shall be provided.
B. *A landscape irrigation plan for the area between face of curb and the proposed
soundwall along the Camino Tassajara frontage.
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2.
1) The plan shall provide for an 8-foot decorative soundwall ("Blackhawk-
style") to match the design of the soundwall on the adjacent
Bettencourt Ranch project. The design of the wall shall be based on the
recommendations of an acoustic study prepared by an acoustical
engineer on projected traffic volumes. Wrap treatment of the wall ends
shall be subject to Zoning Administrator review and approval. The wrap
treatment for the southwest corner of the project shall be modified as
shown on the Staff Study dated September 13, 1991.
2) Prior to submittal to the County and Danville, the applicant shall make
a diligent effort to coordinate landscape plans with the developer of
Subdivision 7621 (Oak Gate). Bushes shall be a minimum of 5 gallon
size; trees shall be a minimum of 15 gallon except that at least two
trees shall be a minimum 24-inch box. The landscape plans shall be in
accord with the Water Conservation Ordinance.
3) Project entrance identification signs shall be included with the submittal.
4) A hardscape plan for the project entrance shall be submitted. Prior to
submittal to the county or the Town of Danville, the applicant shall
diligently attempt to coordinate the project entrance design with the
developer of Subdivision 7621 (Oak Gate).
5) A long-term program for maintenance of landscape improvements. A
landscape maintenance easement shall be established along the Camino
Tassajara frontage between the wall and right-of-way boundary. The
area shall be maintained by Landscaping District AD 1979-3 (LL-2).
6) A fencing program for the perimeter of the project addressing the three
sides of the project other than the Camino Tassajara frontage treatment.
7) Prior to submittal to the County, the proposed landscape plans shall be
submitted to the Town of Danville for opportunity to comment.
Residential Design Guidelines
5. Design shall generally be in accord with the Development and Architectural Guidelines.
Prior to issuance of building permits, residential construction plans shall be stamped
approved by the Architectural Review Committee.
6. Residential development shall be guided by the Single Family Residential, R-10 district
except that the minimum side yard shall be 10 feet and the minimum aggregate side
yard shall be 23 feet.
3.
7. Building heights shall be limited to the standards outlined in the site development and
architectural guidelines. All lots backing to Camino Tassajara shall be designed with
particular care regarding roof elements to reduce visual impacts, and to improve and
soften the streetscape as viewed from Camino Tassajara. Roof pitches shall generally
slope away from Camino Tassajara in a single story roof profile not exceeding 28 feet
in height. However, uninhabitable minor architectural features such as dormers,
towers and chimneys may be constructed as high as 35 feet measured from average
grade. Rear building elevations shall be stepped away from Camino Tassajara so that
no full two story facades occurs at the rear yard setback line. All windows, chimneys
and siding details shall be consistent with the front elevations. All corner lots shall
have the single story roof profile adjacent to side street frontages.
Ancillary structures such as gazebos, patio covers, play structures and trellis shall be
limited to 10 feet in height for those lots backing to Camino Tassajara.
8. All garages shall provide parking for at least 2-cars and be equipped with automatic
sectional garage doors.
9. At least 30 days prior to filing a final map, an acoustic report shall be prepared by an
acoustical engineer making findings and recommendations for the design of the
residences and Camino Tassajara soundwall. The report shall be based on projected
traffic levels. The report recommendations shall be incorporated into a revised set of
architectural guidelines.
10. At least 30 days prior to filing a final map, a revised set of Development and
Architectural Guidelines incorporating the above residential design restrictions shall be
submitted for the review and approval of the Zoning Administrator.
Covenants. Conditions and Restrictions
11. A copy of the Covenants, Conditions and Restrictions shall be submitted to the
Community Development Department. The document shall provide for the approved
revised architectural guidelines described above.
12. A private road maintenance agreement shall be provided for any private road. A copy
of the agreement shall be submitted to the Community Development Department with
the filing of the final map.
Construction Noise. Dust and Litter
13. At least one week prior to commencement of grading, the applicant shall post the site
and mail to the owners of the property within 300 feet of the exterior boundary of the
project site and to the Shadow Creek and Bettencourt Ranch Residents' Association
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
4.
all times and shall consist of persons with authority to initiate corrective action in their
area of responsibility. The names of individuals responsible for noise, dust, and litter
control shall be expressly identified in the notice. The notice shall be re-issued with
each phase of major construction activity.
A copy of the notice shall be concurrently transmitted to the Community Development
Department. The notice shall be accompanied by a list of the names and addresses
of the property owners noticed, and a map identifying the area noticed.
14. A dust and litter control program shall be submitted for the review and approval of the
Zoning Administrator following review by the Building Inspection Department. Dust
shall be kept down by watering, which shall be accomplished by a watering truck on
site or from hydrants on site. Any violation of the approved program or applicable
ordinances shall require an immediate work stoppage. Construction work shall not be
allowed to resume until, if necessary, an appropriate construction bond has been
posted.
15. Should architectural materials be uncovered during grading, trenching or other on-site
excavation(s), earthwork within 30 yards of these materials shall be stopped until a
professional archaeologist who is certified by the Society for California Archaeology
(SCA) and/or the Society of Professional Archaeologists (SOPA) has had an
opportunity to evaluate the significance of the find and suggest appropriate
mitigation(s), if deemed necessary.
Sr)eci I Infrastructure Fees
16. The applicant shall contribute $2,880 per lot in park land dedication fees. Collected
fees should be made available for public improvements to the proposed child care
facility adjacent to the Senior Life Care Center approximately one-half mile to the west
for a period of five years from the effective date of this permit. After expiration of this
period, any remaining funds should be allocated to the Diablo Vista Park in the Town
of Danville.
17. The applicant shall contribute $5,377 per unit to the County Road Improvement Fee
Trust Fund (Fund Number 819200-0800). The applicant's obligation to the Crow
Canyon Road Extension Area of Benefit shall be credited toward this obligation. The
remaining funds shall be split in accordance with the proportions outlined in the
Camino Tassajara Joint Exercise of Powers Agreement (JEPA) as if this property were
included in the JEPA.
Road,_Drainage. and Utility Requirements
18. The following requirements pertaining to drainage, road, and utility improvements will
require the review and approval of the Public Works Department:
5.
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) Constructing road improvements along the frontage of Camino
Tassajara.
Constructing curb, six foot meandering sidewalk,necessary longitudinal
and transverse drainage,necessary pavement widening and a half-width
median island (including surface treatment) along the frontage will
satisfy this requirement. The face of the curb shall be 15 feet from the
_ ultimate right of way line.
2) Installing street lights and annexing the property to County Service Area
L-100 for maintenance of the street lights. The final number and
location of the lights shall be determined by the Public Works
Department, Road Engineering Division.
3) Undergrounding of all utility distribution facilities, including distribution
facilities connecting to any existing facilities along the Camino Tassajara
frontage.
4) Conveying all storm waters entering or originating within the subject
property, without diversion and within an adequate storm drainage
facility, to a natural watercourse having definable bed and bans or to an
existing adequate public storm drainage facility which conveys the storm
waters to a natural watercourse.
5) 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. The Ordinance prohibits the discharging of
concentrated storm waters into roadside ditches.
6) Installing, within a dedicated drainage easement, any portion of the
drainage system which conveys run-off from public streets.
7) 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. These plans shall include any necessary
traffic signage and striping plans for review by the County Public Works
Department, Road Engineering Division.
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8) Submitting a Final Map prepared by a registered civil engineer or
licensed land surveyor.
B. Convey to the County, by Offer of Dedication, additional right of way on
Camino Tassajara as required for the planned future width of 128 feet.
C. Provide for adequate corner sight distance at the intersection of "A" Drive and
Camino Tassajara using a design speed of 55 miles per hour in accordance with
CALTRANS standards.
'D. Align Garrigan Court as shown on the Tentative Map to line up with Mrack
Road at "A" Drive (Subdivision 7621), subject to review by the Pubic Works
Department.
E. Relinquish abutter's rights of access along Camino Tassajara and "A" Drive,
including the curb returns at the Garrigan Court/"A" Street intersection.
F. Construct "A" Drive to County public road standards and convey to the County,
by Offer of Dedication, the corresponding right of way. Satisfaction of this
requirement includes construction of curb, four-foot six-inch sidewalk (width
measured from curb face), and necessary longitudinal and transverse drainage
along the entire "A" Drive frontage. Between Garrigan Court/Mrack Road and
Camino Tassajara, the northbound side of "A" Drive shall be approximately 22
feet wide (width measured from curb to curb) and the southbound side of "A"
Drive shall be approximately 22 feet wide. The actual lane widths shall be
subject to the review of the Public Works Department, Road Engineering
Division, and the review and approval of the Zoning Administrator. The total
combined northbound and southbound paved width from curb-to-curb shall be
44 feet. North of Garrigan Court/Mrack Road, the roadway shall transition to
a 34 foot width within a 54-foot right of way width. the Garrigan Court/Mrack
Road/"A" Drive intersection and the transition shall be subject to the review
and approval of the Public Works Department, Road Engineering Division.
G. Install road improvements at the Camino Tassajara/"A" Drive intersection.
1) Install left-turn channelization from eastbound Camino Tassajara to
northbound "A" Drive, and from southbound "A" Drive to eastbound
Camino Tassajara.
2) Install right-turn lanes on Camino Tassajara for site ingress and egress
at "A" Drive using CALTRANS design for deceleration and acceleration
lanes with a 55 mph design speed.
3) Construct a traffic signal or contribute $380 per new residence to the
cost of traffic signalization to be installed subject to traffic warrants.
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7.
The adjacent subdivision to the east of this property (Mrack Road Property
Owners/Subdivision 7621) has also been conditioned to construct the above
intersection improvements.
H. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
I. Install safety improvements on Camino Tassajara and "A" Street (including
traffic signs, striping, pavement widening and channelization) as approved by
the Public Works Department.
J. Submit a sketch plan to the Public Works Department, Road Engineering
Division, for review showing all public road improvements prior to starting work
on the improvement plans. The sketch alignment plan shall be to scale and
show proposed and future curb lines, lane striping details and lighting. The
sketch alignment plan shall also include adequate information to show that
adequate corner sight distance has been provided.
K. 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.
L. Submit an acoustical analysis based on ultimate widening of Camino Tassajara
and ultimate development of the area prepared by a qualified expert and
mitigate impacts subject to the review and approval of the Zoning
Administrator.
M. Provide for adequate off-street parking for those lots accessing off Garrigan
Court, subject to the review and approval of the Zoning Administrator.
N. Apply to the Public Works Department for annexation to the County
Landscaping District AD 1979-3 (LI-2) for the future maintenance of
landscaping and irrigation facilities in median islands, parkways and other areas
("open space" is specifically excluded).
O. Construct a bus turnout on Camino Tassajara subject to the review and
approval of the Transit District and the Public Works Department.
P. Establish a maintenance agreement to insure future maintenance of Garrigan
Court.
T U r
8.
ADVISORY NOTES
A. The applicant will be required to comply with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Crow Canyon Road Ext. Area of Benefit as
adopted by the Board of Supervisors.
B. The applicant will be required to comply with the drainage fee requirements for
Drainage Area 101 A as adopted by the Board of Supervisors.
RD/aa
RZXV/3035-90C.RD
9/13/91
9/19/91-SR(a)
10/29/91
11/12/91
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