HomeMy WebLinkAboutMINUTES - 12081992 - H.11B h. 11 b .
EXHIBIT G
MITIGATION MONITORING
AND REPORTING PROGRAM
FOR THE
WIEDEMANN RANCH RESIDENTIAL COMMUNITY PROJECT
NOVEMBER, 1992
PREPARED FOR:
CONTRA COSTA COUNTY
PREPARED BY
PUBLIC AFFAIRS MANAGEMENT
ADOPTED:
(Date)
BY•
MITIGATION MONITORING
AND REPORTING PROGRAM
FOR THE
WIEDEMANN RANCH RESIDENTIAL COMMUNITY PROJECT
TABLE OF CONTENTS
I . INTRODUCTION 1
Purpose of the Report 1
Project Description 1
Monitoring and Reporting Overview 1
How to Use this Report 2
II . MONITORING AND REPORTING REQUIREMENTS FOR
MITIGATION MEASURES IN THE SUPPLEMENTAL EIR
FOR THE WIEDEMANN RANCH PROJECT 3
III . MONITORING AND REPORTING REQUIREMENTS FOR
MITIGATION MEASURES IN THE WESTSIDE SPECIFIC PLAN EIR 39
IV. ADDITIONAL CONDITIONS OF APPROVAL 56
V. MITIGATION MEASURE MONITORING AND REPORTING
COMPLIANCE FORM 66
VI . MASTER MITIGATION COMPLIANCE CHECKLIST 67
APPENDIX A - COMPLETE SET OF CONDITIONS 79
I. INTRODUCTION
Purpose of the Report
The following Mitigation Monitoring Report has been prepared
for the Wiedemann Ranch Residential Community Project in
accordance with the California Environmental Quality Act (CEQA)
and Assembly Bill 3180 (AB 3180) . AB 3180 requires public
agencies to report on or monitor mitigation measures adopted
under the CEQA process to ensure compliance during project
implementation. The provisions of AB 3180 are triggered when a
public agency 1) adopts a mitigated negative declaration, or 2)
completes an Environmental Impact Report (EIR) and makes findings
pursuant to subdivision (a) of the Public Resources Code section
21081 which states that, "changes or alterations have been
required in, or incorporated into the project for which an EIR
has been completed which mitigate or avoid the significant
environmental effects thereof as identified in the completed
environmental impact report. "
AB 3180 leaves the task of designing a reporting or
monitoring program to individual public agencies. Under AB 3180,
public agencies are given broad latitude in developing programs
to meet the variety of projects and circumstances affecting their
jurisdiction. This Monitoring and Reporting program has been
specifically designed for the Wiedemann Ranch Project. It is
based on the mitigation measures adopted for the project as
specified in the Draft Supplemental EIR, dated June, 1992 and the
Final Supplemental EIR, dated September, 1992 .
This report has been prepared for Contra Costa County, the
Lead Agency responsible for the preparation of the Draft
Supplemental EIR, Final Supplemental EIR, and Findings for the
project. However, many of the mitigation measures are the
responsibility of the project applicant.
Project Description
The Wiedemann Ranch Residential Community Project is located
on approximately 1, 143 acres located west of the City of San
Ramon along the south side of Norris Canyon Road. The project
would involve development of 371 homes on approximately 288 acres
of the 1, 143 acre site. The project also includes an 8 . 8 acre
community park complex and approximately 172 acres of common open
space within the development. The remaining 673 acres of the
site will be preserved as privately-owned deed restricted
agricultural land and open space. The 673 .acres is divided into
three (3) lots averaging approximately 200 acres each which
include one development site within each parcel.
Monitoring and Reporting Overview
The following Mitigation Monitoring and Reporting Program is
organized as follows:
Section II. Monitoring and Reporting Requirements for
Mitigation Measures Contained in the Supplemental
EIR for the Wiedemann Ranch Project
This section of the report presents the monitoring and
reporting requirements necessary to comply with AB 3180. This
section is divided into the same topic areas used in the Draft
and Final Supplemental EIRs (Land Use, Noise, Air Quality, etc. ) .
Under each of these headings, the adopted mitigation measure(s)
to reduce the significant impact to a less-than-significant level
are presented. Each of the mitigation measures is followed by
the appropriate Condition of Approval. This is followed by the
appropriate monitoring and reporting requirements necessary to
ensure implementation of the mitigation measure and conditions of
approval. Under the Monitoring and Reporting Requirements
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section, specific tasks, their timing and the agency or party
responsible is identified. Each of these tasks is assigned a
number to allow tracking through the reporting process.
Section III. Monitoring and Reporting Requirements for
Mitigation Measures Contained in the Westside
Specific Plan EIR
This section of the report contains the mitigation measures
from the Westside Specific Plan EIR that are applicable to the
Wiedemann Ranch project. The format of this section is the same
as Section II. with each mitigation measure followed by the
appropriate condition of approval and monitoring and reporting
tasks.
Section IV. Additional Conditions of Approval
This section of the report contains the remaining conditions
of approval adopted as part of the Wiedemann Ranch project.
These conditions are not specifically tied to mitigation measures
in either the Wiedemann Ranch Supplemental EIR or the Westside
Specific Plan EIR. These conditions are provided for
informational purposes. No Mitigation Monitoring and Reporting
requirements are necessary for these conditions.
Section V. Mitigation Compliance Report
This section contains a sample Monitoring and Reporting
Compliance Form which is to be filled out by the responsible
agency or party upon complying with each specific monitoring and
reporting task identified in Section II of this program. Each
report should be filled out indicating the specific task number
for which the report is being completed. All mitigation
compliance reports should then be filed with the Contra Costa
County Community Development Department.
Section VI. Master Mitigation Compliance Checklist
This section contains a master checklist which contains each
of the monitoring and reporting tasks identified in Section II of
this program. This master checklist will provide a means to
track the individual monitoring and reporting tasks and ensure
compliance with all the mitigation measures adopted for the
project. Completion of this checklist, along with the individual
compliance reports, will meet the reporting requirements of AB
3180.
How to Use this Report
The Lead Agency (Contra Costa County) shall coordinate the
implementation of mitigation measures for which other agencies
are responsible. Mitigation Compliance Forms shall be submitted
to:
Director of Community Development or Appointee
Contra Costa County
Community Development Department
651 Pine Street, North Wing
Martinez, California 94553
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II. MONITORING AND REPORTING REQUIREMENTS FOR MITIGATION
MEASURES IN THE SUPPLEMENTAL EIR FOR THE WIEDEMANN RANCH
PROJECT
1. LAND USE
No mitigation measures were recommended or required for land
use in the Draft and Final Supplemental EIRs.
2 . AESTHETICS
Mitigation Measure:
• Prepare and submit detailed landscape plans to the County
for review and approval prior to approval of the project's
final subdivision map. The plans should identify the
location, type and size of all trees to be planted. All
plants should be native species to provide visual integrity
and water conservation. (Responsibility: Project
Applicant)
Condition(s) of Approval:
• Proposed subdivision landscape plans shall be prepared by a
licensed landscape architect and shall be certified for
compliance with the County Water Conservation Ordinance.
Use of naturally indigenous trees and shrubs is encouraged.
The applicant shall provide a suitable instrument
guaranteeing to the County the survival of the approved
plantings for a period of at least 24 months following
completion of planting. (Condition 3 .L.)
• As part of the final development plan application, the
applicant shall submit detailed development plans for any
common facilities located within that particular map phase
for the review and approval by the Planning Commission.
All approved facilities shall be completed prior to issuance
of building permits within the phase in which the common
facilities are located. (Condition 28)
• Landscape plans for all common areas shall be prepared by a
licensed landscape architect . Plans shall be certified for
compliance with the Water Conservation in New Developments
Ordinance (No. 90-59) . Proposed shrubs shall be a minimum
5-gallons in size; proposed trees shall be a minimum 15-
gallons in size. Prior to approval, the East Bay Municipal
Utility District and Public Works Department, Road
Engineering Section, shall be provided an opportunity to
review and comment on the plans . Landscaping shall be
designed so as to minimize landscape maintenance costs .
Approved common area landscaping shall be installed prior to
occupancy of units for each phase of the subdivision.
The plans shall demonstrate by design and selection of
material compliance with Chapter 82-18 of the Zoning Code,
"Sight Obstruction at Intersections" . Prior to submittal to
the Planning Commission, the Public Works Department, Road
Engineering Division shall be provided an opportunity to
review and comment on all landscape plans adjacent to roads
and driveway intersections . (Condition 29)
Monitoring and Reporting Requirements:
Task 2 .1 Prepare Detailed Landscape Plan
The detailed landscape plan prepared by a licensed
landscape architect shall be submitted to the County
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for review and approval prior to approval of the final
development plan. (Responsibility: Project Applicant)
Task 2.2 Installation of Landscaping
The landscaping shall be installed prior to the
issuance of building permits for the phase within which
the landscaping is located. (Responsibility: Project
Applicant)
Task 2 .3 Monitoring Landscaping
The landscaping shall be monitored for 24 months after
planting to ensure survivability. Any plants that are
lost shall be replaced. At the end of 90 days a
landscape architect shall inspect the plantings and
file a report with the County. (Responsibility:
Project Applicant)
Mitigation Measure:
• The proposed Design Guidelines and all related measures
should be reviewed by County Staff and should be made into
formal conditions of approval. (Responsibility: County
Staff)
Condition(s) of Approval:
• The proposed design guidelines shall be revised to provide
for the following:
A. Design restrictions shall be made enforceable by the
County.
B. The minimum setback from the road right-of-way for
front-entry garages shall be 18 feet; side-entry
garages shall observe a minimum setback of 12 feet.
Any proposed placement of garages within the specified
setback areas shall be considered on a case-by-case
basis and only where it can be documented that no
adverse sight-distance problems will result (e.g. , end
of cul-de-sacs) . All garage doors shall be designed as
automatic sectional doors.
C. All lots shall have a minimum gradient of 1 .5% to
ensure proper drainage . All paved surfaces shall have
a minimum of 1% gradient .
D. Each lot shall be divided into three areas as follows:
1) Building Area: Shall be the area on each lot
within which the primary residential structure and
accessory structures can be constructed. This
would include attached garages . The building area
shall also include the primary parking area (s) ,
fences and irrigated landscaped areas on each lot.
2) Controlled Development Area: Shall be the area
within which ancillary structures such as pools,
gardens and in some case detached garages can be
constructed. Fire control measures shall be
enforced within this area .
3) Private Open Space Area: Shall be the portion of
each lot within which no development can occur.
The development envelopes shall be established
prior to issuance of building permits and
submitted to Community Development and Building
Inspection Departments.
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E. Front yard setbacks of 25 feet, sideyard setbacks of 15
feet, and backyard setbacks of 25 feet should be
maintained wherever possible. However, exceptions from
the setback standards may be appropriate due to site
constraints and for lots along the south side of "A"
Drive in the vicinity of the cross valley ridge to
reduce off-site visual impact .
F. A 100-foot setback from creeks shall be maintained by
all abutting structures measured from the centerline of
the creek. Scenic easements may be recorded where
appropriate to ensure limitations on development. The
scenic easement shall not take the place of development
rights deeded to the County as required by Section 914-
14 . 012, "Structures Setback Lines for Unimproved Earth
Channels . "
G. Individual lot grading shall employ contour grading
concepts. Approval by the Building Inspection
Department shall include grading permit requirements.
H. All grades or non-structural slopes shall be 3 :1 or
flatter unless supported by geotechnical engineering
reports .
I. Buildings shall be designed to work with the existing
topography of the site. Split pads, stepped footings,
pier and grade beam foundations shall be employed to
fit each structure to the slope of each lot.
J. Roof forms and roof lines shall be designed to break up
the mass of the roof. Irregular roof lines shall be
utilized to avoid long, linear unbroken roof lines .
K. Large gabled ends on downhill elevations, overhanging
stilted decks, large walls in single planes and
retaining walls should be avoided. Retaining walls
should be broken into smaller components and terraces
where feasible.
L. Maximum building heights shall be 35 feet . Height of
the houses along the south side of "A" Drive shall be
subject to the review and approval of the Zoning
Administrator.
M. Building colors shall be earthtones . Bright colors
(reds, blues and greens) shall be avoided. Exterior
wall and roof colors and materials shall utilize
medium-to-dark earth-tone colors, defined as less than
50% light reflectance. A licensed architect shall
certify submitted elevations for compliance with this
requirement. Exterior walls shall be of wood siding,
wood shingles, brick or masonry, natural colored cement
plaster, or other similar natural texture and colors.
Roofs shall be flat concrete shingles, clay tile
(earthtones only) or other suitable roofing material of
earthtone colors .
N. In accord with the proposed CC & R's, an internal
Architectural Review Board shall be created to review
and approve plans in accordance with the residential
design guidelines prior to submittal of plans to
Community Development and Building Inspection
Departments .
O. Lots along "A" Drive in the vicinity of the cross-
valley ridge (Lots 29-55 and 169-180) shall be subject
to architectural review by the Zoning Administrator
pursuant to the requirements of this condition and the
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Supplemental Environmental Impact Report which
identified the following restrictions on these lots .
1) Possible reduction of structure height to reduce
visual impacts shall be subject to approval of the
Zoning Administrator.
2) Variable sideyard setbacks to reduce massing.
3) Reduced front yard setbacks from the minimum 25
feet.
4) Additional landscape requirements for backyards.
5) Muted roof colors.
Maximum structure height, minimum sideyard setbacks and
minimum front yard setbacks shall be determined as part
of the final development plan approval .
P. Front yard, side yard and rear yard setback standards
as defined in the project design guidelines shall apply
(consistent or greater than R-20 standards) . Where the
project design guidelines are silent, the development
provisions of the R-15 Single Family Residential
District (for lots from 15, 000 to 19, 999 square feet) ,
and R-20 Single Family Residential (for lots 20, 000
square feet or greater) shall apply. (Condition 30)
Monitoring and Reporting Requirements:
Task 2 .4 Creation of an Internal Architectural Review Board
An Architectural Review Board shall be created to
review and approve plans in accordance with the design
guidelines prior to this submittal to the County.
(Responsibility: Project Applicant)
Task 2 .5 Zoning Administrator Review
Plans for homes located along "A" Drive in the vicinity
of the Cross-Valley Ridge (lots 29-55 and 169-180)
shall be subject to architectural review by the Zoning
Administrator after approval by the internal
Architectural Review Board. (Responsibility: Project
Applicant)
Mitigation Measure:
• Construction period monitoring during construction should
occur to document compliance with the proposed Design
Guidelines and related commitments that would mitigate
visual impacts. (Responsibility: County Staff and Project
Applicant)
Condition(s) of Approval:
• Submit a grading/tree preservation plan prior to final
development plan approval providing for:
A. The plan shall identify all trees with a trunk
circumference of 20 inches or greater with trunks
within 40-feet of areas proposed for grading.
Reasonable efforts shall be made to minimize the loss
of or potential damage to existing trees. The plans
shall identify the trunk circumference, approximate
canopy area, species, and whether the tree is to be
preserved or removed. The plan shall be prepared with
the assistance of a licensed arborist. The plan shall
6
provide suitable measures to assure protection of trees
during the construction period.
The survey of trees shall provide for a tally of the
number and trunk circumference of trees to be removed.
The aggregate trunk circumferences of trees proposed
for removal shall be totalled.
Also see heritage tree nomination requirement below.
B. Drainage terraces for cut and fill slopes shall be
spaced per grading code requirements. All cut or fill
slopes greater than 30 vertical feet in height shall be
contour-rounded.
C. The grading shall provide for balanced cut and fill on-
site (i .e. , no import or export of fill material) .
D. To reduce long-term erosion and sedimentation impacts
on downstream water quality, grading plans shall be
designed such that no surface run-off shall be directed
onto cut or fill slopes . All graded slopes shall have
either brow ditches or berms at the crest to control
surface run-off. These drainage structures shall be
underlain by subdrains . Run-off from graded surfaces
shall be intercepted by closed conduits and conveyed to
adequate storm drainage facilities .
E. A sample section and color of proposed retaining walls
shall be submitted with the Final Development Plan
application.
F. The grading/tree preservation plan shall provide for a
tree replacement program and plan in accord with the
proposed reforestation program. The plan shall require
replacement of trees in accord with the applicant 's
program. The plan shall be accompanied by an estimate
of the cost of materials and labor to complete the
work. The approved plan shall be installed with the
phases of the subdivision infrastructure and grading.
The applicant shall be responsible for protecting the
trees for a period of 36 months after planting.
Ninety days after planting, a landscaped architect
shall inspect the plantings and prepare a report to the
Zoning Administrator on the condition of the new trees .
Any failing trees shall be replaced.
A bond shall be required in order to assure
compliance with this tree planting requirement .
Reforestation trees shall be planted by hand. The
reforestation program, including the monitoring and
maintenance program for at least five years consistent
with Condition 16.H, shall be approved by the Zoning
Administrator. The program shall include provisions to
utilize the East Bay Conservation Corps or a similar
work program to complete and initially maintain the
reforestation program, unless the applicant
demonstrates that including such a work program is not
reasonably feasible.
G. A construction period erosion control plan shall be
submitted.
H. To avoid unnecessary scarring of hillsides, haul routes
for grading activity shall be generally limited to
those areas of the site which are proposed to be
graded. Hauling of material through the approved
scenic easement shall be precluded. The grading/tree
preservation plan shall provide delineation of the
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perimeter of areas and trees to be preserved by use of
taping and stakes, or other appropriate barriers.
These barriers shall be installed prior to commencement
of grading activity.
I. To assure protection and/or reasonable replacement of
exiting trees to be preserved which are in proximity to
subdivision improvements, the applicant shall post a
bond (or other surety) for the required work with the
Community Development Department. The term of the bond
shall extend at least 3;:5 months beyond the completion
of required subdivision improvements. Prior to posting
the bond, a licensed arborist shall assess the value of
the trees and reasonable compensatory terms in the
event that a tree to be preserved is destroyed or
otherwise damaged by subdivision-related activity. The
tree bonding program shall be subject to the review and
approval of the Zoning Administrator. (Condition 16)
Monitoring and Reporting Requirements:
Task 2 .6 Construction Period Monitor
A construction period monitor shall be established to
periodically monitor on-site construction activities
for compliance with the project 's Design Guidelines and
Condition 16. (Responsibility: Contra Costa County)
Mitigation Measure:
• Careful consideration should be given to the design features
of the three agricultural lots. Specific design
considerations should include low profile structures, use of
muted earth tone colors, control of exterior lighting and
screening that uses existing vegetation and introduced
landscaping that is indigenous to California.
(Responsibility: County Staff)
Condition(s) of Approval:
• At least thirty (30) days prior to issuance of building
permits, the property owner shall submit architectural
plans, site plan, fencing plan, and landscape plan for each
lot to the Zoning Administrator for review and approval for
the following lots: 1) lots identified as potentially
visible in Viewsheds #1, 2, 3 and 4 on pages 2-46, 2-49, 2-
53, and 2-56 in the Final SEIR (Lots 25-82, 160-167, 172-
204, 219-239, 282-284, 291-319 [some of these lots are also
those potentially visible from Bishop Ranch Open Space so
that viewshed is addressed, too]) ; 2) the lots in
Subdivision 7578 (in order to address views of them from
Norris Canyon Road [the higher lots above that are included
within one of the other four Viewsheds above]) ; and 3) the
development sites in each of the three agricultural lots.
The purpose of such review is to confirm that the individual
home and building site have been designed to substantially
mitigate visibility off-site and to be sensitive to the
topography with minimal grading consistent with the design
guidelines and mitigation measures for the project. The
approved landscape plan shall identify those trees that are
required to be planted to mitigate visibility of the home.
The above information shall be provided to the City of San
Ramon Planning Department at the time of application
submittal to the County. (Condition 5)
8
Monitoring and Reporting Requirements:
Task 2 . 7 Zoning Administrator Review
Development Plans including architectural plans,
landscape plans and fencing plans for the three
Agricultural lots shall be submitted to the Zoning
Administrator for review and approval prior to issuance
of building permits. The same information shall also
be provided to the City of San Ramon for review and
comment. (Responsibility: Project Applicant)
Mitigation Measure:
• Appropriate visual analyses and grading plans should be
prepared and submitted to the County for review and approval
prior to the issuance of building permits for these three
parcels. The City of San Ramon should be afforded the
opportunity to review and comment on the visual and grading
analyses prior to issuance of any building permits for these
parcels. (Responsibility: Project Applicant/Contra Costa
County)
Condition(s) of Approval:
Condition 5, see above.
Monitoring and Reporting Requirements:
Task 2 .8 Visual Analysis of Agricultural Lots
Visual analysis and grading plans of future development
proposals for the three agricultural lots shall be
submitted to the ZA for review prior to issuance of any
building permits for these lots . This same information
shall be provided to the City of San Ramon.
(Responsibility: Project Applicant)
Task 2 .9 Review of Visual and Grading Analysis
The applicant shall submit the visual and grading
analyses for the three agricultural lots to the City of
San Ramon for review and comment prior to issuance of
any building permits for these lots. (Responsibility:
Project Applicant)
Mitigation Measure:
• Redesign project entrance road from a split double entrance
to a single road (un-split) conventional access. This
measure will reduce the visual impact of the proposed large
entrance road and be more in character with the rural
setting along Norris Canyon Road. (Responsibility: Project
Applicant)
Condition(s) of Approval:
• Project Gateway Design . This plan shall show frontage
improvements for Norris Canyon Road and its intersection
with "A" Drive, including appropriate improvements as
recommended by the Public Works Department. The plans shall
identify the required dedication area to accommodate the
road widening. (Condition 3 .E.)
The gateway shall utilize special landscape. Special
landscape treatment shall be proposed at the "A" Drive
entrance. Existing trees shall be identified and whether
they are proposed to be removed or saved. As few trees as
possible shall be removed. The plans shall demonstrate
adequate sight distance at the project intersection.
9
i
• Project Entrance Design. This plan shall be prepared for
the area bounded by and including "S" Drive, "A" Drive, San
Catanio. Creek and the area of Lots 23-34 as shown on the
proposed plans. The plans shall include preliminary
landscape plans and indicate the location of existing trees.
As few existing trees as possible shall be
removed. (Condition 3 .F.)
• The entry road from Norris Canyon shall be redesigned from a
split double entry to a single road conventional access to
reduce visual impacts. (Condition 49.Q.)
Monitoring and Reporting Requirements:
Task 2 .10 Project Gateway Design Plans
Project Gateway Design Plan shall be prepared and
submitted to County Public Works Department prior to
approval of the final development plan .
(Responsibility: Project Applicant)
Task 2 .11 Redesign Project Entrance Road
The final development plan shall be revised to depict a
single road entrance prior to approval of the final
development plan. (Responsibility: Project Applicant)
Mitigation Measure (s) :
• The lots along the south side of "A" Drive in the vicinity
of the cross-valley ridge should be subject to special
design guidelines and Architectural Review by the ZA prior
to filing of the final maps. EBRPD should be provided an
opportunity to review and comment on the design guidelines
prior to submittal to the ZA. Architectural review should
focus on the following design concepts to reduce visual
impacts:
• To reduce the height of structures, it may be
appropriate to limit some of the homes on these lots to
one story.
• Variable sideyard setback variances should be
considered to reduce massing and break-up the visual
appearance of homes in this area.
• Consider moving homes closer to the street (reduce
front yard setback requirements) to allow more backyard
area to reduce visual appearance.
• Consider additional landscape requirements for
backyards including the use of tall growing trees and
shrubs (native species) to shield homes in this area.
• Require home and roof colors to be muted so the homes
blend in with existing native vegetation.
(Responsibility: Project Applicant/Contra Costa County)
Condition(s) of Approval:
Condition 5., see above and Condition 30 .0 .
Monitoring and Reporting Requirements:
Task 2 .12 Submittal of Building Plans for Homes Along "A" Drive
Architectural plans for homes along the south side of
"A" Drive (lots 29-55, 156-163, 169-199, 214-242 ,
283-285, 292-320, the lots in subdivision 7578 and the
three agricultural lots) shall include the design
features listed above, and shall be submitted to the ZA
at least 30 days prior to issuance of building permits.
(Responsibility: Project Applicant)
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Task 2 . 13 Review by EBRPD and San Ramon
Architectural plans submitted to the ZA shall also be
submitted to EBRPD and San Ramon at the time of
application submittal to the County. (Responsibility:
Contra Costa County)
Mitigation Measure:
• Design the water tanks in a manner such that their
visibility is minimized. The use of a color or colors that
blend into the individual sites and landscape screens should
be required. (Responsibility: Project Applicant)
Condition(s) of Approval:
• Water Tank Treatment . Pursuant to the Supplemental
Environmental Impact Report, the Planning Commission shall
review and approve plans for the water tanks. Sufficient
information will be submitted to determine approximate tank
dimension capacities, locations, architectural elevations,
colors, landscape plans, grading and geotechnical reports
for the Planning Commission 's review and approval . The
information shall demonstrate that the visual impacts of the
water tanks are adequately mitigated. If it cannot be shown
that the visual impacts of the tanks will be adequately
mitigated, the tanks shall be buried. (Condition 3 .K.)
Monitoring and Reporting Requirements:
Task 2 .14 Water Tank Designs
Architectural plans shall be prepared which minimize
the visibility of the water tanks through the use of
colors and landscaping. The architectural plans shall
be submitted to the ZA 30 days prior to the issuance of
building permits . The ZA shall determine if the visual
mitigation is adequate or if the tanks will be buried.
(Responsibility: Project Applicant)
Task 2 .15 Monitoring of Water Tanks
Upon completion of construction of each water tank,
documentation shall be provided to the County
documenting that visibility of the tanks is minimal .
If necessary, additional landscaping or painting may be
required. (Responsibility: Project Applicant)
Mitigation Measure:
• Street lighting for the project should utilize down-focused
lights to minimize "glow" . (Responsibility: Project
Applicant)
Condition of Approval:
• Street Lighting Plan . This plan shall identify proposed
street lighting plans for the project interior and the
project entrance. Street lighting shall be provided at
major intersections within the subdivision (at the two
entrance points from Norris Canyon Road) . The plans shall
indicate proposed placement of street lights, level of
illumination, design of pole standards . ornamental
standards are encouraged for any necessary interior street
lights. All street lighting shall utilize down-focused
lights to minimize off-site glow. Prior to submittal to the
Planning Commission, the Public Works Department,
Engineering Services Division shall be provided an oppor-
tunity to review and comment on the plans . (Condition 3 .H.)
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Monitoring and Reporting Requirements:
Task 2 .16 Street Light Plan
A street light plan shall be submitted to the County
for review and approval prior to approval of the
project's final development plan. (Responsibility:
Project Applicant)
Task 2 .17 Street Light Design
The design of the street lights shall be down-focused
and indicated on the final development plan to be
submitted to the County for review and approval .
(Responsibility: Project Applicant)
Task 2 .18 Monitoring Lighting
Upon completion of street-light installation, a night-
time visual analysis shall be conducted to determine
the adequacy of the down focused lights to reduce
"glow" . This report shall be submitted to the County.
(Responsibility: Project Applicant)
3. TRAFFIC
Mitigation Measure:
• The project entrance from Norris Canyon Road should provide
for a westbound left turn lane into the project. The left
turn lane will allow project traffic to be removed from the
westbound through lane and permit the through movement to
continue while project inbound traffic is waiting for an
acceptable gap in eastbound through traffic. The left turn
lane should be designed to provide for storage of up to four
vehicles (100 feet) with a transition taper adequate for a
35 mph posted speed (10: 1) . A deceleration distance may
also be necessary for the left turn lane. The final design
of the westbound left turn lane must be approved by the
County.
Condition of Approval:
• 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) Construct road improvements along Norris Canyon Road
based on a 35 mile per hour design speed, 34-foot road
width with bike lanes and 4-foot all weather shoulders.
The road improvements shall provide left turn
channelization at the project entrances in accordance
with Caltrans standards subject to the review of the
Public Works Department, Road Engineering Division, and
the review and approval of the Zoning Administrator.
The applicant 's Norris Canyon Road frontage
improvements shall not be credited toward the
Countywide Area of Benefit obligation . Design
exceptions shall be evaluated on a case by case basis
by the Public Works Department at the time of final
development plan approval . This condition does not
imply that exceptions shall be made. (Condition
49.A.1 .)
12
Monitoring and Reporting Requirements:
Task 3 .1 Prepare Detailed Intersection Plans
Detailed intersection plans for the project
entrance/Norris Canyon Road intersection shall be
prepared and submitted to the County for review and
approval prior to issuance of any grading permits.
(Responsibility: Project Applicant)
Task 3 .2 Construction of Intersection Improvements
The intersection improvements shall be completed prior
to the issuance of the first building permit for the
project site. (Responsibility: Project Applicant)
Mitigation Measure:
• The project applicant, prior to filing the final subdivision
map, shall prepare a geometric analysis (horizontal and
vertical alignment) of the segment of Norris Canyon Road
east of the project site to Bollinger Canyon Road.
(Responsibility: Project Applicant)
Conditions of Approval:
• The applicant shall improve the offsite portion of Norris
Canyon Road from the westerly conform back to the existing
Norris Canyon Road roadway to Bollinger Canyon Road to a 34-
foot wide roadway within an adequate right of way and with
necessary slope easements . The improvements shall include
bike lanes and four-foot all weather rock shoulders along
with safety improvements, capacity improvements, and
necessary reconstruction. The improvements shall be
designed for a design speed of 35 miles per hour, or, as
approved by the Public Works Department, Road Engineering
Division .
The applicant shall be required to construct any necessary
safety improvements prior to construction of any major
public or private facilities (except on-site balanced
grading operations) . and prior to issuance of building
permits in these two subdivisions, unless otherwise approved
by the Public Works Department. The safety improvements
shall include provision of adequate horizontal clearance,
widening to allow trucks to make the tight turns, and
provision of adequate all-weather shoulders .
Prior to issuance of the 150th building permit for the two
combined subdivisions, the applicant shall construct
capacity improvements along the offsite portion of Norris
Canyon Road. The capacity improvements shall include
widening Norris Canyon Road to its 34-foot road width with
bike lanes and 4-foot all weather shoulders .
The applicant shall be responsible for obtaining on-site and
off-site rights of way, slope easements and other land
rights for the improvements required at each phase of this
development. (Condition 49 .B.)
Monitoring and Reporting Requirements:
Task 3 .3 Geometric Analysis
A geometric analysis of Norris Canyon Road shall be
prepared and submitted to the County for review and
approval prior to submittal of the final development
plan. (Responsibility: Project Applicant)
13
Task 3 .4 Construct Norris Canyon Road Improvements
The off-site improvements of Norris Canyon Road shall
be constructed prior to issuance of the 150th bulding
permit for the two combined subdivisions.
(Responsibility: Project Applicant)
Mitigation Measure:
• The project should provide, as a condition of approval, its
fair-share of the cost of improving Norris Canyon Road to a
two-lane roadway with adequate shoulders and removal of the
existing curves with a centerline radius of less than 400
feet. The roadway should be striped for bike lanes on both
sides as noted in the Westside Specific Plan.
(Responsibility: Project Applicant)
Condition of Approval:
Condition 49 .B. , see above.
Monitoring and Reporting Requirements:
See Task 3 .4
Mitigation Measure:
• A micro benefit district should be formed to fund the
proposed improvements to Norris Canyon Road, as well as
traffic lights and other desirable traffic improvements, and
to spread the cost of those improvements over all properties
benefitted. (Responsibility: Project Applicant)
Condition of Approval:
• The cost of construction of the off-site improvements listed
in Condition 49 .B. and 49 .C. will be credited toward the fee
payable to the South County subarea of the Countywide Area
of Benefit which shall be calculated at $5276 per unit.
(Condition 49 .D.)
Monitoring and Reporting Requirements:
Task 3 .5 Micro Benefit District
A micro benefit district shall be formed by the County
consisting of the properties which will benefit from
improvements to Norris Canyon Road. (Responsibility:
Contra Costa County)
Mitigation Measure:
• Prior to filing a final subdivision map, the project
applicant should be required to post a bond that assures the
repair of any damage to Norris Canyon Road that could be
caused by construction-related traffic. (Responsibility:
Project Applicant)
Condition of Approval:
• The applicant shall post a bond to assure maintenance and
repair of Norris Canyon Road during the construction period
before it is improved in accordance with these Conditions of
Approval . The amount of the bond shall be based on
anticipated repairs, and a road condition survey taken prior
to the initiation of any construction work, subject to the
review of the Public Works Department, Road Engineering
Division, and the review and approval of the Zoning
Administrator. The road condition survey shall be based on
a joint investigation by the Public Works Department and the
14
developer's representative. When warranted by a degradation
in road condition, or when requested by the Zoning
Administrator, a joint re-evaluation of the road condition
shall be performed with recommended mitigations to bring the
road up to at least its previous standard subject to the
review of the Public Works Department, Road Engineering
Division, and the review and approval of the Zoning
Administrator. (Condition 49 .S.)
Monitoring and Reporting Requirements:
Task 3 . 6 Bond for Construction Damage to Norris Canyon Road
A bond shall be posted for damage to Norris Canyon Road
caused by project construction prior to filing a final
subdivision map. (Responsibility: Project Applicant)
Task 3 . 7 Repair of Construction Damage to Norris Canyon Road
Any damage to Norris Canyon Road resulting from
construction of the project shall be repaired on an as
needed basis to ensure safe access along Norris Canyon
Road. (Responsibility: Contra Costa County)
Mitigation Measure:
• When signal warrants are net based on traffic volume
surveys, the four-way stop controlled intersection should be
signalized. The project should provide its fair-share of
the cost of the signal. (Responsibility: Project Applicant)
Condition of Approval:
• Install the traffic signal at the Norris Canyon
Road/Bollinger Canyon Road intersection, if it is warranted
based on existing traffic plus approved projects plus this
project at the time of filing of the first final map. If
the signal is not warranted, the applicant shall contribute
its fair share towards the construction of the signal at a
later date. (Condition 49 .C.)
Monitoring and Reporting Requirements:
Task 3 .8 Signal Warrant Study
A signal warrant study shall be conducted at the time
of filing the first final map for the subdivision to
determine whether a signal is needed at this
intersection. (Responsibility: Project Applicant)
Task 3 .9 Fair-Share Payment for Signal
If the signal warrant study indicates a signal is not
warranted, the project applicant shall pay its fair-
share contribution for installation of a traffic signal
based on the signal warrant study. (Responsibility:
Contra Costa County)
Task 3 .10 Transfer of Funds to the City of San Ramon
Contra Costa County shall transfer the funds collected
for this improvement within 30 days to the City of San
Ramon which has jurisdiction of this intersection .
(Responsibility: Contra Costa County)
Task 3 .11 Installation of Signal
If the signal warrant study indicates a signal is
needed, the project applicant shall install the signal
15
i
or pay the full cost of its installation subject to
Condition 49T, see Section IV. (Responsibility:
Project Applicant)
4. GEOLOGY AND SOILS
Mitigation Measure:
• Additional subsurface exploration and engineering analyses
should be conducted to establish geotechnical criteria for
the project prior to submittal of the . Final Subdivision Map
to the County. The geotechnical criteria developed for the
project should be submitted to the County for review and
approval prior to filing the Final Subdivision Maps.
(Responsibility: Project Applicant & Contra Costa County)
Conditions of Approval:
• In accord with the Supplemental Environmental Impact Report
for the Wiedemann Ranch Residential Community Project, the
applicant shall adhere . to the following requirements:
A. Prior to final development plan approval
geotechnical criteria for the project shall be
submitted for the review and approval by the Zoning
Administrator.
B. If explosives are necessary to aid grading activities,
a special permit shall be obtained from the San Ramon
Valley Fire Protection District (SRVFPD) .
(Condition 13)
Monitoring and Reporting Requirements:
Task 4 .1 Geotechnical Criteria
Geotechnical criteria shall be established and
submitted to the County for
review and approval prior to approval of the final
development plan. (Responsibility: Project Applicant)
Task 4 .2 SRVFPD Permit
If explosives are necessary, a permit for the SRVFPD
shall be obtained prior to issuance of a grading
permit. (Responsibility: Project Applicant)
Mitigation Measure:
• The County should inspect and review the grading procedures
periodically to ensure compliance with grading codes.
(Responsibility: Contra Costa County)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Task 4 .3 Monitoring Grading Procedures
The project geotechnical engineer shall monitor and be
on-site during all grading activities to monitor and
document all grading activities. (Responsibility:
Contra Costa County)
16
Mitigation Measure:
• All grading procedures should be accurately documented and
submitted to the County. A final grading report should be
submitted to the County upon completion of grading. The
report should contain a detailed as-graded geologic map
signed by the geotechnical engineer and engineering
geologist. The map should show all encountered faults,
aquifers, and stratigraphic (bedrock) units. Information on
the orientation of bedding and dominant jointing should be
mapped. The map should also identify severely weathered and
highly sheared rock, as well as seepage. It should also
include the location of all subdrains and their connections.
(Responsibility: Project Applicant)
Condition of Approval:
• Prior to issuance of building permits on parcels of this
subdivision, submit as-graded reports of the engineering
geologist and the geotechnical engineer to Community
Development and Building Inspection Departments with an as-
graded map showing final plan and grades . The map shall
identify all encountered faults, aquifers, and stratigraphic
(bedrock) units; zones of highly jointed and/or deeply
weathered rock; orientation of bedding and/or other
discontinuities, and the location of any seepage, fill
keyways, and subdrainage material with cleanouts, outlets,
and pickup points; buttress fills with keyway location, any
retaining walls installed, subdrains and their connections,
and other soil improvements installed during grading, all as
surveyed and mapped by a licensed land surveyor or civil
engineer. (Condition 10)
Monitoring and Reporting Requirements:
Task 4 .4 Grading Report
A final grading report shall be filed with the County
containing detailed as-graded maps as described in the
mitigation measure . (Responsibility: Project
Applicant)
Mitigation Measure:
• Surface and subsurface drainage improvements should be
regularly cleaned of sediment and vegetation to ensure
proper function and slopes and drainage terraces should be
properly maintained. A maintenance plan should be prepared
by a registered civil engineer and approved by the County.
(Responsibility: Project Applicant)
Condition of Approval:
• Pursuant to the Supplemental Environmental Impact Report,
and prior to filing of the first phased final subdivision
map, a geologic hazards abatement district (GHAD) shall be
formed of the project property owners to finance the
maintenance of slopes, drainage terraces, subdrains and
detention basin prior to the filing of the first final map
(see also Condition 3 .C. (3) ) . The three agricultural lots
shall be included in the GHAD. Any private land that may be
deeded to EBRPD shall not be included in the GHAD. The
three agricultural lots shall not be responsible for
maintenance or repair in the P-1 project area . All lot
owners shall be responsible, on a pro rata basis, for the
cost of necessary repairs to the three agricultural lots
where GHAD-related activities impact the P-1 project area or
adjacent public lands. The cost of other repairs and
routine maintenance shall be the responsibility of the
individual agricultural lot owner. A covenant shall be
17
I
included in the CC&Rs for the properties that precludes
dissolving the GHAD without first obtaining approval from
the Board of Supervisors and without first having
maintenance of the detention basin accepted by the Contra
Costa County Flood Control District . Public lands shall not
be included in the GRAD. Holders of public easements
located inside the GHAD shall have no responsibility under
the GHAD. The GHAD shall otherwise be consistent with the
restrictions imposed through Condition 40 . (Condition 15)
Monitoring and Reporting Requirements:
Task 4 .5 Preparation of Drainage Maintenance Plan
A drainage maintenance plan shall be prepared for
review and approval prior to issuance of a grading
permit. (Responsibility: Project Applicant)
Task 4 . 6 Cleaning of Drainage Facilities
All surface and subsurface drainage improvements as
well as slopes and drainage terraces shall be cleaned
periodically during the rainy season in accordance with
the approved maintenance plan . (Responsibility:
Project Applicant)
Mitigation Measure:
• A Geologic Hazards Abatement District (GHAD) made of project
property owners should be formed to finance the maintenance
of slopes, drainage terraces and subdrains. If a GHAD is
not formed, the homeowners association should be given these
maintenance responsibilities. (Note: the project applicant
has proposed the formation of a maintenance assessment
district composed of the 371 lots within the project for
prevention, mitigation, abatement or control of geologic
hazards, and the maintenance of drainage facilities. ) Areas
maintained by the homeowner's association should include
areas on the periphery of the development containing
adjoining landslides not including public land.
(Responsibility: Project Applicant)
Condition of Approval:
Condition 15, see above.
Monitoring and Reporting Requirements:
Task 4 . 7 Geologic Hazards Abatement District (GHAD)
A GHAD shall be formed of the project property owners
to fund maintenance of slopes, drainage terraces and
subdrains. The GHAD shall be formed prior to the
issuance of the first building permit for the project.
(Responsibility: Project Applicant)
Mitigation Measure:
• Specific landslide repair techniques should be defined
during the final design of the project. With respect to
landslides #5, 15, 21, 16, 19 , 46 and 58 as depicted on
Sheet 2 of the Landslide Repair Plans, landslide repair
techniques, other than remove and replace, should be
employed to avoid additional impact to creek areas, if
possible (i.e. buttresses, crib wall, soldier piles, etc. ) .
The landslide repair techniques for each landslide will be
reviewed and approved by the County prior to approval of the
Final Development Plan and Final Subdivision Map.
(Responsibility: Project Applicant & Contra Costa County)
18
Condition of Approval:
• Prior to final development plan approval , submit detailed
landslide repair plans identifying specific landslide repair
techniques for each landslide on the project site as
identified in the Landslide Repair Plans prepared by Harlan
Tait Associates to Community Development and Building
Inspection Departments for review and approval . Pursuant to
the Supplemental Environmental Impact Report, landslide
repair techniques for landslides #4, #5, #15, #16, #19, #46
and #58 shall not be "remove and replace" but other suitable
methods which avoid impacting creek areas . (Condition 14)
Monitoring and Reporting Requirements:
Task 4 .8 Detailed Landslide Repair Plans
A detailed landslide repair plan shall be prepared
identifying specific landslide repair techniques for
each landslide within the development area.
(Responsibility: Project Applicant)
Task 4 .9 Monitoring of Landslide Repairs
The project geotechnical engineer shall monitor and be
on-site during landslide repairs to ensure conformance
with the final development plan and to ensure that
creek areas are avoided. A final landslide report
shall be filed with the County containing detailed as-
graded maps . (Responsibility: Contra Costa County)
Mitigation Measure:
• Creek setbacks on the 52 lots otherwise requiring exceptions
from the County ordinance should be reviewed at the
tentative map approval stage or possibly on an individual
basis by Contra Costa County to confirm that an appropriate
building envelope can be established for each lot. Building
envelopes should be established for each of the 52 lots and
approved by the County prior to approval of the project's
final subdivision map. (Responsibility: Project
Applicant/Contra Costa County Flood Control District)
Condition of Approval:
Condition 30 .F. , see above.
Monitoring and Reporting Requirements:
Task 4 .10 Review of Creek Setbacks
Structural setback lines for each of the 52 lots shall
be indicated on the final development plan to be
reviewed and approved by the County. (Responsibility:
Project Applicant)
Task 4 .11 Monitoring of Creek Setbacks
The project geotechnical engineer shall monitor and be
on-site during construction of each home with an
exception from the County creek setback ordinance to
ensure avoidance of riparian and creek bed areas .
(Responsibility: Project Applicant)
Mitigation Measure:
• Redesign the proposed 20% roadway segments on the main loop
road serving lots 134-137, 139-144 , 149-154 and 177-180 so
that it does not require an exception to meet County
"Collector" road standards. This change would create a road
19
with a maximum gradient of 15%. (Note: 154: or :z0Qs rkrxP,- mcot
denote "safety" . ) (Responsibility: Project. .pYj.yzMM+,_))
Condition of Approval:
• On-site public roadways shall be constructed) 'tto rid
standards with the following exceptions (eacaepti: �frmm the
Ordinance Code identified with a double ast:az- :is'k (i*,*�)) :am&
provisions) . These standards shall includ,: px a-x_ cdULmrgg �fbr
at least six off-street parking spaces for d%% (mff ;-Mx lumits.
providing adequate corner and stopping sitr�.: for
traffic safety; and, providing 30-foot zrzrdi..i at
all intersections where "No Parking" is al1Y4g pan
adjacent roadway leg. An exception is alloz✓ i' 1-tvm, t2YE,,
County standards to begin the grading hind. znrt`. 3-� eet
behind the curb face and 3-feet behind the
The only private roadways in the project are-
such on the vesting tentative map. They sbaDll &W
constructed to County private road standards TwIt.1 ardi�q,zatte
parking, subject to review and approval b7 tae P�!dhT_T.iiC 11VV_r#r.s
Department. Private roads shall be constru::vLed � .gad Z:�as:t
20-foot roads within 30-foot access easemei3rt�.,
1) General requirements:
Provide for at least 6 off-street parisiiz-gi s , fffOzr
66% of the units .
Provide adequate corner and stopping _si;..g it'it d'ii-st'ans e. for
traffic safety.
** Exception from the County standards to; 'tax-
grading hinge point 5 feet behind the L .i-�-B : •-,n- 3
feet behind the back of sidewalk.
2) "A" Drive Entry Road from Norris Canycom. t: + ftz JISS108
Drive: construct a 16-foot inbound la-me affnif a 1M.-..got
outbound roadway, within a 64-foot riq T h.e
outbound roadway shall consist of a 12--.formes Le_ft-t=n
lane and a 16-foot right-turn lane . : 1a.cli LB.
conditions:
"No Parking" .
Additional width will be required for zny. ra+.z.sEd imadian
island.
3) "A" Drive Entry Road from "S" Drive to .the "`XII .1:1.rd'•.ve
Loop Road: construct a 28-foot road c;--,. j.1m. a 4:E3--_fDot
right-of-way with no parking on either siAe.. fzwiever,
within Subdivision 7578 where units are -2oxcatmd along
the east side of the road, construct :a .3=4-frrDt woad
within a 54-foot right-of-way with parkimq all-low-dad
along the east side of the road only. Spec hal
conditions:
"No Parking" allowed at 28-foot road cross•-seatiom
areas .Provide adequate off-street parking or parkimg
bays subject to the Public Works Department, Mvad
Engineering Division review, and review and appr.=al of
the Zoning Administrator.Provide circular drivewa .s or
hammerhead turnarounds at each of the r.triveways.
** Ordinance Code exception to allow a 10% 7a.yi.num griade.
(8% required by the Ord. Code) without ori-.street
parking.
** Ordinance Code exception to allow a reduction in road
and right-of-way width from a 40/60 to a 28/48 without
on-street parking and to a 34/54 with on-street parking
20
along the east side of the road and with adequate
corner and stopping sight distance .
4) "A" Drive Loop Road beginning 800 feet south of its
intersection with itself around, clockwise, to its
intersection with itself: construct a 32-foot road
within a 52-foot right-of-way. Special conditions:
"No Parking" allowed on the inside of the loop road.
The maximum grade shall be 15% (Ord. Code) .
Provide at least 6 off-street parking spaces for at
least 50% of the units.
** Ordinance Code exception to allow a reduction in road
and right-of-way width from a 36/56 to a 32/52 without
parking on one side of the street and with adequate
corner and stopping sight distance.
5) "A" Drive Loop Road from its intersection southerly to
800 feet south of its intersection with itself:
construct a 40-foot road within a 60-foot right-of-way.
Special conditions:
Provide adequate off-street parking to allow on-street
parking for the swim and tennis club y subject to
review and approval of the Zoning Administrator.
Parking allowed on both sides of road.
6) "B" Drive from Lot 321 to "C" Court: construct a
28-foot road within a 48-foot right-of-way. Special
conditions:
"No Parking" allowed except in adequate parking bays.
Provide circular driveways or hammerhead turnarounds at
each of the driveways.
Realign "B" Drive between Lot 321 and 331 to eliminate
small horizontal alignment undulations.
** Ordinance Code exception to allow a 20% grade (15%
required by the Ord. Code) without on-street parking.
** Ordinance Code exception to allow a reduction in road
and right-of-way width from a 36/56 to a 28/48 without
on-street parking and with adequate corner and stopping
sight distance .
7) "B" Drive from the "A" Drive Loop Road to Lot 321:
construct a 32-foot road within a 52-foot right-of-way.
Special conditions:
"No Parking" allowed on ene the south side of the
street, except in adequate parking bays .
Provide circular driveways or hammerhead turnarounds at
each of the driveways.
8) "K" Drive Entry Road throat area from the "A" Drive
Loop to the "K" Drive Loop Road: construct a 36-foot
road within a 56-foot right-of-way. Parking allowed on
both sides.
9) "S" Drive: construct a 28-foot road within a 48-foot
right-of-way. Special conditions:
"No Parking" allowed.
** Ordinance Code exception to allow a reduction in road
and right-of-way width from a 32/52 to a 28/48 without
parking along one side of the street .
21
10) "T" Court North between the "T" Drive Entry Road and
"S" Drive: construct a 32-foot road within a 52-foot
right-of-way. Special conditions:
"No Parking" allowed on one side of the street, except
in adequate parking bays.
11) "T" Drive Entry Road from Norris Canyon Road to "T"
Court North: construct a 32-foot road within a 52-foot
right-of-way. Special conditions:
"No Parking" allowed.
12) "B" Drive West of "C" Court; "C" Court; "D" Court;
"E" Court; "F" Court; "G" Court; "H" Court; "I" Court;
"J" Court; "K" Drive Loop Road; "M" Court; "N" Court;
"T" Court North, south of "S" Drive; and "T" Court
South: construct a 28-foot minimum width road. Special
conditions:
"No Parking" allowed on thein i one side of the
street (the inside of the curve where feasible) , except
in adequate parking bays .
For "K" Drive Loop Road, "No Parking" on the inside of
the loop.
** Ordinance Code exception to allow a reduction in road
and right-of-way width from a 32/52 to a 28/48 without
parking on one side of the street and adequate corner
and stopping sight distance.
(Condition 49 .1.)
Monitoring and Reporting Requirements:
Task 4 .13 Revise Road Plan
The final development plan shall include a road plan
consistent with Condition 49 .1. (Responsibility:
Project Applicant)
Task 4 .14 Construct On-Site Road Improvements
Construct on-site road improvements in accordance with
the final development plan and subdivision map.
(Responsibility: Project Applicant)
Mitigation Measure:
• If explosives are necessary to aid grading activities, a
special permit from the San Ramon Valley Fire Protection
District (SRVFPD) will be obtained prior to any use of
explosives on the project site. The permit application
should identify the type of explosives to be used, where
they would be stored, when they would be used and any other
pertinent information deemed necessary by the SRVFPD.
(Responsibility: Project Applicant/SRVFPD)
Condition of Approval:
Condition 13 .8. , see above.
Monitoring and Reporting Requirements
Task 4 .15 Obtain Permit from SRVFPD
If explosives are necessary, a special permit shall be
obtained from the SRVFPD prior to the issuance of a
grading permit. (Responsibility: Project Applicant)
22
5. WATER
Mitigation Measure:
• The Local Agency Formation Commission (LAFCO) will evaluate
the situation and make the determination regarding
annexation of the project site into EMBUD. Project
consistency with the identified General Plan policies,
EBMUD' s policies and environmental impacts will be evaluated
as a part of the decision. (Responsibility: LAFCO)
Condition of Approval:
• Urban service boundary reorganization shall be consummated
through the Local Agency Formation Commission (LAFCO) .
Prior to filing a final map or issuance of grading permits,
evidence shall be submitted to the Zoning Administrator that
the approximate 482-acre development site consisting of
residential lots, internal and perimeter project common area
has been annexed to the Central Sanitary District and the
East Bay Municipal Utilities District (EBMUD) . The area of
Lots 168, 188, and 223 (the agricultural lots) of
Subdivision 7575 shall not be included in any utility
annexation. See also Advisory Note L. (Condition 9)
Monitoring and Reporting Requirements:
Task 5.1 Urban Service Boundary Reorganization by LAFCO
This task has been completed. The LAFCO unanimously
approved boundary reorganization on November 18, 1992 .
Task 5.2 Annexation to Central Sanitary and EBMUD
Provide evidence to Contra Costa County that the 482-
acre development site has been annexed to Central
Sanitary District and EBMUD. (Responsibility: Project
Applicant and LAFCO)
Mitigation Measure:
• Prior to recording a final map, evidence should be provided
that the project has been annexed into EBMUD.
(Responsibility: Project Applicant)
Condition of Approval:
Condition 9, see above.
Monitoring and Reporting Requirements:
Same as Task 5.2, see above.
Mitigation Measure:
• If the project is annexed to EBMUD, the District should
evaluate their Ultimate Service boundaries, standards and
the project's water supply requirements to determine how to
design the water line extension without providing capacity
for lands that are not anticipated for development. A
design that limits future connections unrelated to the
project would mitigate any incremental growth inducing
impact of the project. (Responsibility: EBMUD)
Condition of Approval:
None.
23
Monitoring and Reporting Requirements:
Task 5.3 Size of Water Line
The size of the water line shall be determined by EBMUD
with the intent to limit additional capacity for future
development. (Responsibility: EBMUD)
Mitigation Measure:
• If the size of the development for the proposed project is
reduced, the Sphere of Influence boundary should also be
reduced accordingly. (Responsibility: Contra Costa County
and LAFCO)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
NONE
Mitigation Measure:
• Prior to recording a final map, there should be verification
or assurance of water service through a Pipeline Extension
Agreement or other means for the units to be constructed
based on the Building Permit. (Responsibility: Contra Costa
County and Project Applicant)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Same as Task 5 .2 .
6. FIRE PROTECTION
Mitigation Measure:
• The fire protection measures and project design features
proposed by the SRVFPD should be incorporated into the
project design prior to approval of the final subdivision
map and as conditions of project approval. (Responsibility:
Project Applicant & Contra Costa County)
Conditions of Approval:
• Fire Resistant Landscaping Program. Proposed plans for
fire-resistant landscaping, including provision and
maintenance of fire breaks, shall be submitted following
opportunity for review by the San Ramon Valley Fire
Protection District. (Condition 3 .1.)
• Pursuant to the Supplemental Environmental impact Report,
the project shall adhere to the following requirements:
A. Street gradients shall not exceed 20% and rough asphalt
or grooved pavement used in areas where road gradients
would exceed 15%, subject to the review and approval of
the Public Works Department .
B. The San Ramon Valley Fire Protection District 's
(SRVFPD) weed abatement criteria shall be incorporated
into the subdivision 's Covenants, Conditions and
Restrictions (CC&Rs) and project design guidelines to
24
provide a fire protection management program (see also
Condition 37) , and in the management requirements for
the three agricultural lots as part of the approved
range management plan which will incorporate fire
management. EBRPD shall be consulted in regard to the
appropriate fire protection management program.
C. Building permits shall be submitted to the SRVFPD for
review prior to being issued.
D. The buffer zone around the development area shall be
maintained as a fire break in accordance with SRVFPD
standards.
E. All roofing materials shall be class A, B or better.
F. All residences shall be equipped with automatic fire
extinguishing sprinkler systems .
G. Fire hydrant locations, vehicle turnarounds, temporary
access roads, driveway accesses, and smoke detectors
plans shall be submitted to the SRVFPD for review and
approval prior to filing a final subdivision map.
(Condition 31)
• A second access road extending from "T" Court south in
Subdivision 7575 shall be provided. In addition, a second
2-lane bridge shall be constructed from "T" Court north in
Subdivision 7578 to Norris Canyon Road. This second access
route shall be constructed to public road standards
consisting of 24 feet of pavement, measured curb-to-curb
with no parking allowed on either side. In addition, an
emergency access gate shall be installed on the second
access road between the subdivisions to limit usage to only
the Fire District. The San Ramon Valley Fire Protection
District shall provide specifications for the gate .
(Condition 32 .)
Monitoring and Reporting Requirements:
Task 6.1 SRVFPD Review
All fire protection features of the project including:
fire hydrant locations; vehicle turnarounds; temporary
access roads; driveway accesses; etc. shall be
submitted to the SRVFPD for review and approval prior
to approval of the final development plan.
(Responsibility: Project Applicant)
Task 6.2 Weed Abatement
Weed abatement in accordance with the requirements of
the SRVFPD shall be carried out on an ongoing basis in
all common areas and the buffer zone around the
project . A report documenting weed abatement
activities shall be filed yearly with the SRVFPD and
Contra Costa County Building Department .
(Responsibility: Project Applicant)
Task 6.3 Roof Material
All building plans shall specify roof material of class
A, B or better. (Responsibility: Project Applicant)
Task 6.4 Sprinklers
All building plans shall specify automatic fire
extinguishing sprinkler systems. (Responsibility:
Project Applicant)
25
Task 6.5 Smoke Detectors
All building. plans shall specify the location of all
smoke detectors . (Responsibility: Project Applicant)
Task 6.6 Construct Second Access Road
Construct second access road as specified in Condition
32 . The second access road shall have an emergency
access gate to limit usage only to the SRVFPD.
(Responsibility: Project Applicant)
7. PUBLIC PROTECTION
Mitigation Measure:
• The Contra Costa County Sheriff Department should determine
an appropriate fee to be paid to the Sheriff Department by
the project applicant to comply with the facility standards
policy of 155 square feet per 1, 000 residents. The facility
standards "fee" , if appropriate, should be paid upon
issuance of building permits for the project.
(Responsibility: Contra Costa County Sheriff Department and
Project Applicant)
Conditions of Approval:
• In accordance with the Supplemental Environmental Impact
Report, the project applicant shall pay a facility standard
fee, if appropriate, (equal to the costs of constructing 155
square feet of department facilities per 1, 000 residents) as
determined by the Contra Costa County Sheriffs Department .
The fee shall be paid with the issuance of individual
building permits. (Condition 33)
• With the recordation of a final map, the owner shall
participate in the provision of funding to maintain and
augment police services by voting to approve a special tax
for the lots created by this subdivision approval . The tax
shall be the per parcel annual amount (with appropriate
future Consumer Price Index adjustment) then established at
the time of voting by the Board of Supervisors . The
election to provide for the tax shall be completed prior to
the filing of the Final Map. The property owner shall be
responsible for paying the cost of holding the election,
payable at the time that the election is requested by the
owner.
Alternatively, the applicant may provide evidence that he
has entered into an agreement with the City of San Ramon for
supplemental police services to serve the project.
(Condition 34)
Monitoring and Reporting Requirements:
Task 7.1 Fair-Share Fee Determination
The project 's fair-share fee towards public protection
shall be determined at the time of approval of the
final development plan . (Responsibility: Contra Costa
County Sheriffs Department)
Task 7.2 Payment of Fees
Public protection fees shall be paid with the issuance
of each building permit . (Responsibility: Project
Applicant)
26
Task 7.3 Creation of a Special TaxlAgreement with San Ramon
A special tax shall be approved to maintain and augment
police services prior to filing a Final Map. An
agreement with San Ramon for supplemental police
services to serve the project can be an alternative to
the special tax. (Responsibility: Project Applicant)
8. STORM DRAINAGE
Mitigation Measure:
• Prior to filing a final subdivision map, the project
applicant shall pay the appropriate storm drainage impact
fees as determined by the Contra Costa County Flood Control
District. These fees shall not exceed $0. 35 per square foot
of impervious surface created by the proposed project.
(Responsibility: Project Applicant/Contra Costa County Flood
Control District)
Condition of Approval:
None. Because the project includes a regional detention
facility, this fee is not applicable.
Monitoring and Reporting Requirements:
None.
Mitigation Measure:
• Use of the proposed detention basin for non-flood control
measures (i. e. recreation) should not be allowed unless it
can be demonstrated that liability, maintenance and
aesthetic concerns can be satisfactorily resolved.
(Responsibility: Project Applicant)
Condition of Approval:
• Preliminary Detention Basin Plan . The basin shall be
primarily designed for hydrologic and aesthetic purposes
only, and possible passive and active recreation purposes.
The plans shall provide for the following information:
1) Grading plans at 40 scale indicating location of
existing trees and whether they are proposed to be
saved or removed.
2) Design and location of perimeter fence unless the fence
can be demonstrated not to be appropriate .
3) The basin shall be designed as much as possible to
simulate natural creekside terrain and minimize removal
of trees upstream from the street crossing, using
curvilinear design and providing maximum use of native
trees and shrubs and boulders (naturally indigenous if
at all possible) at the edges . While striving for high
aesthetics, the basin shall also be designed for low
maintenance cost. The basin shall be designed to
satisfy the County's regional detention basin
standards. Prior to Planning Commission approval of
the final development plan, basin plans shall be
submitted to the Public Works Department for review for
compliance with Title 9 of the Subdivision Ordinance
and for compliance with the standards for County
detention basins .
Prior to recordation of the final subdivision map the
developer, at its expense, shall cause to be formed a
27
geologic hazards abatement district (GHAD) or other
entity acceptable to the Public Works Department for
the purpose of taking title to the basin, performing
necessary maintenance work, and accepting and funding
any liability from the basin, including passive
recreational use thereof (see also Condition 15) . The
Board of Supervisors shall not be the board for the
GHAD. The formation proceedings shall specify and
include a mechanism acceptable to the County for
funding, and for indemnifying and holding harmless the
County, its officers and employees against any
liability resulting from the design, construction, use,
operation ormaintenance of the basin . In addition,
prior to recordation of the final subdivision maps, the
developer shall, at its expense, cause to be
established annual assessments, or other funding
mechanism acceptable to the Public Works Department,
for the purpose of assuring the perpetual funding of
necessary maintenance work to the basin . It shall be
provided in the formation of the GHAD and CC&Rs for the
project that the GHAD shall not be terminated unless
the Contra Costa County Flood Control District approves
the termination, and accepts the ongoing obligation to
maintain and repair the basin and the Public Works
Department approves an alternative funding mechanism
for the other maintenance and repair obligations of the
GHAD. Prior to Planning Commission approval of the
final development plan, the form of entity and specific
funding mechanism shall be identified to the satisfac-
tion of the Public Works Department . (Condition 3 .C.)
Monitoring and Reporting Requirements:
Task 8 .1 Detention Basin Plan
A detention basin plan shall be prepared identifying
grading, location of fences (if appropriate) ,
landscaping, and proposed recreational facilities. The
detention basin plan shall be submitted to the Public
Works Department prior to approval of the final
development plan . (Responsibility: Project Applicant)
Task 8 .2 Construction of Detention Basin
The project geotechnical engineer shall monitor and be
on-site during construction of the detention basin to
ensure compliance with the approved detention basin
plans . (Responsibility: Project Applicant)
Mitigation Measure:
• A regular street sweeping program should be provided to
reduce urban pollutants from entering the storm water
runoff. The street sweeping program should be funded through
the Homeowner's Funded Maintenance District to be formed by
the project to fund the maintenance of drainage facilities.
(Responsibility: Homeowner's Funded Maintenance)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Task 8 .3 Street Sweeping Program
A schedule of street sweeping activities shall be
submitted to the County for review and approval prior
to the issuance of building permits . (Responsibility:
Project Applicant)
28
i
Task 8 .4 Monitoring of Street Sweeping
A report shall be filed with the County documenting
street sweeping activities on a yearly basis .
(Responsibility: Project Applicant)
Mitigation Measure:
• The Contra Costa County Flood Control District should work
with the project applicant and other relevant agencies to
determine the appropriate funding and responsibilities for
maintenance of the project's storm drainage facilities prior
to approval of the project's final subdivision map.
(Responsibility: Contra Costa County Flood Control
District/Project Applicant)
Condition of Approval:
Condition 15, see above
Monitoring and Reporting Requirements:
Task 8 .5 Maintenance Responsibility
A GRAD shall be formed to carry out maintenance
responsibilities pursuant to the detention basin.
Funding for the GHAD shall be derived from the property
owners within the project. The GHAD shall be formed
prior to approval of the final development plan.
(Responsibility: Project Applicant)
Task 8 . 6 Reporting Requirements
The GHAD shall file a report with the County Public
Works Department on a yearly basis documenting the past
years ' maintenance activities regarding the detention
basin . (Responsibility: Project Applicant)
9. TREATED WASTEWATER AND SEWAGE DISPOSAL
No mitigation measures were adopted for this topic.
10. PARKLAND/RECREATION/OPEN SPACE MANAGEMENT
Mitigation Measure:
• Prior to tentative map approval, the applicant should obtain
a response from the Public Works Department on the
feasibility of allowing active or passive recreation
activity within the proposed detention basin. The review
should provide for a preliminary landscape/irrigation plan
including identification of the location and design of any
proposed fencing, and the assignment of any liability and
maintenance responsibility. (Responsibility: Project
Applicant)
Conditions of Approval:
• Condition 3 .C. , see above.
• Revised Community Park Plan . The proposed park plan shall
be revised to include a tennis court with lights, basketball
court, tot lot with functional (flat) lawn area, clubhouse
and competition swimming pool . The plan shall specify the
degree to. which the facility satisfies the County code. In
addition, a plan for recreation use of the detention basin
area shall be submitted. Recreational uses within the
detention basin shall be restricted to the Wiedemann Ranch
29
homeowners association . No credit for the parkland
dedication requirements shall be given for recreation
facilities within the detention basin area . (Condition 3 .J.)
Monitoring and Reporting Requirements:
Task 10.1 Revised Community Park Plan
A revised community park plan shall be prepared and
submitted to the County prior to approval of the final
development plan . (Responsibility: Project Applicant)
Task 10.2 Construct Community Park
Construct Community Park in accordance with the
approved final development plan . (Responsibility:
Project Applicant)
Mitigation Measure:
• Consider dedication of the 673 acres of privately owned
agricultural/open space to EBRPD as an expansion of the
adjacent BRROS. (Responsibility: Project Applicant)
Condition of Approval: .
• The final regional and project trails, agricultural lots,
open space and scenic easement map (agricultural lots map)
shall be substantially consistent with the plan set forth on
the tentative agricultural lots map dated November 13, 1992 .
Public open space may be provided by gift; it is not
required by this .condition to be dedicated. The tentative
agricultural lots map may be revised at the time of the
final development plan after further consultation with and
direction from the EBRPD. The regional trails shall be
constructed in a manner approved by EBRPD and the private
project trails shall be constructed by the applicant in a
manner approved by the Zoning Administrator. To the extent
reasonably feasible, the program for trail construction
shall include the utilization of hand labor from the East
Bay Conservation Corps or a similar work program. The final
agricultural lots map may also include as an attachment a
more detailed map showing proposed uses and footprints
within the three development sites. If not provided as part
of the final agricultural lots map at the time of final
development plan approval, then a separate map showing uses
and building footprints shall be subsequently approved by
the Planning Commission for the development site of each
agricultural lot prior to issuance of a building permit on
that lot. Zoning Administrator approval of final design in
each development site shall be required consistent with
Condition 5. The above information shall be provided to the
EBRPD upon application submittal to the County.
(Condition 4)
Monitoring and Reporting Requirements:
Task 10 .3 Gift Land to EBRPD
A portion of the project site may be offered as a gift
to the EBRPD; it is not required by a condition to be
dedicated. The location of this land shall be depicted
on the final development plan . (Responsibility:
Project Applicant)
Task 10.4 Construct Regional Trails
The regional trails shall be constructed in a manner
approved by EBRPD. (Responsibility: Project
Applicant)
30
Task 10 .5 Construct Private Trails
Private trails shall be constructed in a manner
approved by the Zoning Administrator. (Responsibility:
Project Applicant)
Mitigation Measure:
• A scenic easement over all privately owned agricultural/open
space area could be dedicated to the County.
(Responsibility: Project Applicant)
Conditions of Approval:
• A restrictive covenant and scenic easement instrument shall
be recorded with the final map creating the agricultural
lots (Lots 168, 188 and 223) of Subdivision 7575 and
recorded against the deeds to those properties . The
restrictive covenant and scenic easement instrument shall
incorporate a three-tiered approach in limiting usage of
each lot to agricultural use and one single-family residence
with accessory agricultural structures, as set forth more
fully in Condition 21 . The instrument shall offer to
dedicate development rights to the County on the three lots
outside the development sites as set forth in Condition 21 .
The instrument shall be enforceable by both the County and
the East Bay Regional Park District (EBRPD) . The form and
content of the restrictive covenant and scenic easement
shall be approved at the time of final development plan
approval, along with a final regional and project trails,
agricultural lots, open space, and scenic easement map
(agricultural lots map) , consistent with and as set forth
more fully in Conditions 4 and 25. (Condition 3 .M.)
• The applicant shall submit for review and approval by the
Planning Commission with the final development plan
application, a proposed restrictive covenant and scenic
easement instrument describing the uses and development
limitations on agricultural lots (Lots 168, 188 and 223 of
Subdivision 7575) . The restrictive covenant and scenic
easement instrument shall include a provision that written
approval from the EBRPD shall be required prior to any
future subdivision of these parcels or changes or amendments
in the restrictive covenant and scenic easement instrument
and that it is specifically enforceable by the EBRPD as a
third party beneficiary. The instrument shall be based on
the following:
A. In the first tier development sites:
(1) A limit of one residence along with ancillary and
agricultural structures (e.g. , detached garage,
guest house, barn, winery, stables) on each lot.
The development sites for these structures shall
be restricted to the specific three areas
identified on the final agricultural lots map. No
structure shall be allowed outside the development
sites and development inside the development
sites shall be reviewed and approved, consistent
with Conditions 4, 5 and 21, by the Planning
Commission and Zoning Administrator, with
provision of the information to the EBRPD upon
application submittal to the County.
(2) Agricultural and related uses, such as livestock
production, orchards and vineyards, pasturing of
horses or other livestock, and open space land,
trails and fire protection management .
31
(3) Livestock grazing and open space land, trails and
fire protection management.
B. In the second tier agricultural use areas, only the use
set forth in A(2) above shall be allowed.
C. In the third tier scenic easement area, only the uses
set forth in A(3) shall be allowed.
The three tiers shall be clearly depicted on the final
agricultural lots map which shall be recorded along
with the restrictive covenant and scenic easement
instrument. (Condition 21)
Monitoring and Reporting Requirements:
Task 10 . 6 Restrictive Covenant/Scenic Easement
A proposed restrictive covenant and scenic easement
instrument shall be submitted to the County for review
and approval prior to recording of the final map.
(Responsibility: Project Applicant)
Task 10. 7 Recordation of Restrictive Covenant
The restrictive covenant/scenic easement shall be
recorded with the final map creating lots 168, 188 and
123 . (Responsibility: Project Applicant)
Mitigation Measure:
• A range management report should be prepared yearly and
submitted to the County Agricultural Commissioner for
review. The yearly report should summarize the primary
aspects of the prior years' range management practices
including but not limited to: residual dry matter on the
ground in the fall; number of cattle or other livestock on
the property; summary of plant composition; and
documentation of any pest infestations. (Responsibility:
Project Applicant, Contra Costa County Agricultural
Commissioner)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Task 10 .8 Submittal of Range Management Report
A range management report shall be submitted to the
Agricultural Commissioner on a yearly basis . The
report shall document the past years ' range management
activities. (Responsibility: Project Applicant)
Mitigation Measure:
• The proposed project design should include a trail easement
along the south side of San Catanio Creek within the project
boundaries so as not to preclude the future development of a
trail system along this creek to access open space areas
within the Westside area. (Responsibility: Project
Applicant)
Condition of Approval:
• As part of the final development plan application, the
applicant shall prepare a proposed trail easement for a
trail running parallel to Norris Canyon Road . The
applicant shall provide the Public Works Department, Road
32
Engineering Section and City of San Ramon Planning Director
and City Engineer an opportunity to review and comment on
the plans. Prior to filing a final map, the applicant shall
make an offer of dedication of the approved trail
easement. The applicant shall have the option of
withdrawing the offer of dedication of the trail easement if
the County and/or City has not constructed the trail
improvements within 10 years from the issuance of the final
map for the final phase of the subdivision. Ownership of
easement would revert to the Homeowner's Association.
(Condition 27)
Monitoring and Reporting Requirements:
Task 10 .9 Designation of San Catanio Trail Easement
A trail easement alignment shall be prepared and
submitted to the County and the City of San Ramon for
review and approval prior to approval of the final
development plan. (Responsibility: Project Applicant)
Task 10 .10 Dedication of San Catanio Trail Easement
The project applicant shall offer the approved trail
easement alignment for dedication prior to filing the
first phased final subdivision map with the County.
The applicant shall retain the option to withdrawn the
offer of dedication if the County and/or City has not
constructed the trail improvements within 10 years from
issuance of the final map for the final phase of the
subdivision. (Responsibility: Project Applicant)
11. SCHOOLS
No mitigation measures were adopted for this topic.
12 . FISCAL
No mitigation measures were adopted for this topic.
13. PLANT AND ANIMAL LIFE
Mitigation Measure:
• To protect existing trees and vegetation in the Development
Area during construction of the project the following
measures should be incorporated into the Final Development
Plans and Final Subdivision Plans:
1) During road construction and grading, heavy equipment
should be restricted to the minimum area suitable for
equipment operations. Short-cuts and stockpiling of
material on otherwise undisturbed areas should be
prohibited.
2) Tree trunks immediately adjacent to construction areas
should be protected by fencing or other barriers to
avoid physical damage. Protection should extend
outside drip lines where feasible to prevent trunk,
limb damage and soil compaction.
3) Where roots are covered with impervious surfaces, or
roots are removed within the drip line, thinning of the
tree crown should be conducted to compensate for lost
root function.
33
4) A licensed arborist should be consulted to monitor
construction and propose specific measures to protect
vegetation outside of the construction zones.
(Responsibility: Project Applicant and Contra Costa
County)
Condition of Approval:
• In accordance with the Supplemental Environmental Impact
Report, the project applicant shall adhere to the following
requirements:
A. Heavy equipment shall be restricted to the minimum area
suitable for equipment operation .
B. Tree trunks adjacent to construction areas shall be
protected by fencing or other barriers to avoid
physical damage. Protection shall extend outside drip
lines to prevent trunk and limb damage and soil
compaction .
C. Trees where roots are covered with impervious surfaces,
or roots removed, shall be thinned to compensate for
loss of function.
D. A licensed arborist shall monitor construction
activities as required.
E. Replacement of all impacted woodland habitat in a ratio
of 3 acres to every acre impacted.
F. Initial planting shall be higher than necessary to
account for a 10% annual mortality rate (see Biotic
Resource Assessment and Habitat Mitigation Plan) .
G. All reforestation areas shall be monitored for at least
five years for mortality, vigor, height and canopy
diameter. Vigor shall be based upon qualitative
comparison of foliage density, leaf color and turgor,
and stem caliber found in like species in adjacent
native habitat.
H. A 90% annual survival rate shall be met during the
initial 5-year monitoring period. Any mortality above
this rate shall be replanted.
I. Saplings and rooted acorns shall be planted in
irregular spacings and watered with a drip irrigation
system. Irrigation shall continue for a minimum of
three growing seasons. (Condition 17)
Monitoring and Reporting Requirements:
Task 13 .1 Tree Preservation Plan
Prepare and submit a Tree Preservation Plan which
includes the provisions specified in Condition 17 and
the mitigation measure including restrictions on heavy
equipment, protection of tree trunks, root removal and
thinning procedures, and provision of a licensed
arborist to monitor construction. The plan shall be
submitted to the County for review and approval prior
to approval of the final development plan.
(Responsibility: Project Applicant)
Task 13 .2 Licensed Arborist
The project applicant shall retain a licensed arborist
to monitor construction activities as required to
ensure compliance with the Tree Preservation Plan . The
34
licensed arborist shall file with the County a report
documenting compliance/non-compliance during phased
grading activities. (Responsibility: Project Applicant)
Mitigation Measure:
• To educate project residents about the long-term care of
oaks and other native plant species present on the project
site, an informational program, including written material,
should be prepared and distributed to project residents.
The focus of the informational program should be to educate
residents about the special maintenance and care
requirements of the native plant species present on the
site. The informational program should be submitted to
Contra Costa County for approval prior to completion of the
first homes to be occupied. The information should be
distributed to residents upon purchase of each home.
(Responsibility: Project Applicant and Contra Costa County)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Task 13 .3 Preparation of Informational Packet
The project applicant shall prepare an informational
program regarding the long-term care of oaks and other
native species on the project site . The informational
program shall be submitted to the County for review and
approval prior to the first homes being completed.
(Responsibility: Project Applicant)
Task 13 .4 Distribution of the Informational Packet
The informational packet shall be distributed to each
property owner upon purchase of each lot .
(Responsibility: Project Applicant)
14 . NOISE
Mitigation Measure:
• The Wiedemann Ranch project should be required to pay a fee
to the County, equal to its fair-share of cumulative noise
impacts, for the construction of noise barriers at the two
identified sites. The project's fair-share should be equal
to 20% of the total cost of the barriers (project
contributes 1-decibel of 5-decibels under cumulative
conditions = 20%) . The barriers should be installed before
cumulative noise levels are reached. Installation of the
barriers will be the responsibility of Contra Costa County
and should be coordinated with the City of San Ramon.
(Responsibility: Project Applicant and Contra Costa County)
Conditions of Approval:
• Preliminary Norris Canyon Road Re-Alignment and Upgrade
Plan . Prior to submittal of the final development plan for
the project, the applicant shall provide directly or through
an assessment district the Norris Canyon Road safety
improvement and roadway redesign study and improvement plans
for safety and planned improvements, subject to review and
approval by the Public Works Department, which will identify
the safety and other improvements needed on Norris Canyon
Road to complete this traffic improvement. Final
improvement plans and the final width of the right-of-way
shall be determined at the final development plan. Because
35
of the road's close proximity to the creek and the erosive
nature of the creek, the improvement plans for this
requirement shall be signed and stamped by a licensed
geotechnical engineer.
These plans shall indicate existing right-of-way location,
intersecting property lines, City of San Ramon boundary
line, existing roadbed and nearby topographic conditions and
structures for the section of road between westerly the end
of the road transitions needed at the project entrance and
Bollinger Canyon Road. The preliminary plan shall indicate
theimprovements and right-of-way acquisition that would be
needed to widen the roadway to a 34-foot width, with four-
foot shoulders, to a design speed of 35 miles per hour or as
otherwise acceptable to the Public Works Department, Road
Engineering Division. Those improvements that are
specifically needed to mitigate the safety impacts of this
project shall be expressly identified (see also Condi-
tion 49 .) .
The plans shall also identify the location of soundwalls
(identified as mitigation in the Westside Specific Plan
Program EIR and per Condition 41) which will be needed to
mitigate the noise impact of this project . The design of
the soundwall shall be based on an acoustical analysis
prepared by a qualified professional based on the General
Plan projected traffic and planned widening of the roadway.
A cross-section of the wall and any appropriate landscaping
shall be included. The location of the wall relative to the
road right-of-way and nearby structures and property lines
shall be identified.
The plans shall be accompanied by a detailed estimate of the
cost of implementing the plans. Plans may be provided
through an assessment district. A portion of the costs of
preparing the plans shall be credited towards the project's
South County Area of Benefit Fee. Creditable engineering
costs and administration shall not exceed 12 .5% of the
estimated project cost. (Condition 3 .G.)
• The applicant shall install sound walls where needed with
the Norris Canyon Road improvements, as determined by the
County to address sound impacts of current existing traffic
plus this project. (Condition 41)
Monitoring and Reporting Requirements:
Task 14 .1 Sound Wall Design
Sound Wall designs shall be prepared by a qualified
acoustical engineer based on current existing traffic
plus this project . The sound wall designs shall
include cross-sections, landscaping and the specific
location. The sound wall designs shall be submitted to
the County for review and approval prior to approval of
the final development plan . (Responsibility: Project
Applicant)
Task 14 .2 Construct Sound Walls
Construct sound walls as indicated in the approved
sound wall design plans to mitigate current traffic
plus this project. (Responsibility: Project
Applicant)
Mitigation Measure:
• Any noise barrier to be constructed along Norris Canyon Road
should be submitted for architectural review by the Contra
36
Costa County ZA prior to issuance of a building permit for
the noise barrier. (Responsibility: Project Applicant)
Condition of Approval:
None.
Monitoring and Reporting Requirements:
Task 14 .3 Architectural Review of Noise Barrier
Any noise barrier design for Norris Canyon Road shall
be subject to architectural review by the ZA prior to
issuance of a building permit for the noise barrier.
(Responsibility: Contra Costa County)
Task 14 .4 Coordination with San Ramon
The County shall submit architectural plans of the
noise barrier(s) to the City of San Ramon prior to the
ZA's review. (Responsibility: Contra Costa County)
15. AGRICULTURAL ISSUES
Mitigation Measure:
• Homeowners should be made fully aware through a sales
disclosure statement that they are in close proximity to
existing agricultural activities which may result in
nuisances and hazards. In addition, the project applicant
should prepare an informational booklet to be distributed to
project residents upon purchase describing the adjacent
agricultural activities, potential hazards and ways for
residents to minimize potential hazards including
appropriate behavior when using the adjacent trails and open
space areas. The informational booklet should be submitted
to the County for review and approval prior to filing a
final subdivision map. The booklet should be attached and
referenced in the codes, covenants, and restrictions
(CC&R's) to be distributed to each home buyer.
(Responsibility: Project Applicant)
Conditions of Approval:
• The project applicant shall include a sales disclosure
statement with each lot stating that they are in close
proximity to existing agricultural activities (including
agricultural activities on Bishop Ranch Regional Open Space)
which may result in nuisance and hazards . (Condition 42)
• Prior to the issuance of building permits for the project,
the project applicant shall submit to the Community
Development Department for review and approval an
informational booklet to be distributed to project residents
upon purchase describing the adjacent agricultural
activities, potential hazards and ways for residents to
minimize potential hazards . (Condition 43)
Monitoring and Reporting Requirements:
Task 15.1 Sales Disclosure Statement
A sales disclosure statement shall be prepared and made
available to each prospective home buyer.
(Responsibility: Project Applicant)
37
Task 15.2 Informational Booklet
An informational booklet describing the adjacent
agricultural activities, potential hazards and ways for
residents to minimize potential hazards shall be
prepared. The informational booklet shall be submitted
to the County for review and approval prior to approval
of the final phased subdivision map. (Responsibility:
Project Applicant)
Task 15.3 Distribution of Informational Booklet
The informational booklet shall be attached and
referenced in the CC&R's to be distributed to each home
buyer. (Responsibility: Project Applicant)
I
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III. MONITORING AND REPORTING REQUIREMENTS FOR MITIGATION MEASURES
IN THE WESTSIDE SPECIFIC PLAN EIR
GEOLOGY AND SOILS
Mitigation Measure:
• The primary effects of ground shaking to structures and
infrastructures can be reduced to a generally acceptable level
below failure/loss of life by using modern seismic design for
resistance to lateral forces in the construction of residences
and other structures, and infrastructures. Building in
accordance with Uniform Building Code, Contra Costa County
Code, and City Code requirements should significantly reduce
structural failure, major structural damage, and loss of life.
However, some structural damage will occur, and it is possible
that some residences/structures and infrastructures will not
be safe for occupation/use after a major earthquake.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. This measure will be complied with through the standard
building permit review process.
Mitigation Measure:
• In areas that will not be developed by extensive grading, the
secondary effects of ground shaking to structures and
infrastructures can be significantly reduced by (a) siting
improvements off of unstable and potentially unstable
landforms such as landslides, colluvium-filled swales, and
creek banks, (b) removing, stabilizing or reconstructing
potentially unstable landforms, and/or (c) using modern
design, including appropriate foundation design, and
applicable codes and policies (e.g. , Hillside and Creek Area
Sewer Policy of the Central Contra Costa Sanitary District) in
the construction of improvements that must be located on or
within potentially unstable landforms.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. This measure will be complied with through the standard
building permit review process.
Mitigation Measure:
• In areas that will be developed by extensive grading, the
secondary effects of ground shaking to structures and
infrastructures can be significantly reduced by using
appropriate grading and design. Proposed grading in some of
these areas will completely remove potentially unstable
landforms. Engineered retention structures and surface and
subsurface drainage improvements can be used to improve the
stability of sidehill fills and potentially unstable
materials, particularly colluvium, not entirely removed and
daylighted in cut slopes. As a general policy, cut slope
inclinations should not be steeper than 2 horizontal to 1
vertical (50 percent) , and fill slope inclinations should not
be steeper than 2 horizontal to 1 vertical (50 percent) .
However, slope design criteria should be appropriate for site
specific conditions as determined by a detailed geotechnical
39
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investigation performed by a certified Engineering Geologist.
Cut slope inclinations steeper than 2 : 1 may be more
appropriate in many areas (e.g. cuts in bedrock with a
favorable structure orientation) . Steeper cuts reduce the
amount of grading and associated loss of soil and vegetation,
and therefore the visual impact of the cut. Both seismically
induced and natural fill settlement can be significantly
reduced if fills are properly designed with keyways and
subsurface drainage, and adequately compacted (i.e. minimum 90
percent by ASTM D1557) . Roads, structure foundations, and
underground utilities should be designed to accommodate
estimated settlement without failure, especially across
transitions between deep fills and cuts.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure has been included in the project design . Tasks 4 .1 -
4 .9 apply.
Mitigation Measure:
• The significant effects of expansive soils/bedrock can be
controlled by recognition of the condition and appropriate
design. Detailed site specific soil and foundation
investigations should be preformed by a registered Civil
Engineer practicing in Geotechnical Engineering to evaluate
soil conditions and develop design mitigation for expansive
soils/bedrock in accordance with Uniform Building Code, Contra
Costa County Code, and City Code requirements. Highly
expansive soils may not be suitable for use in engineered
fill. Typical appropriate mitigation measures include drilled
pier and grade beam foundations, reinforced slabs, and thicker
pavement sections. Mitigation measures involving the use of
adjustable foundation systems is not generally effective
against the effects of regional wet/drought cycles and is
considered undesirable because the systems require periodic
maintenance. Deep subsurface drainage alone, is also not
generally effective against the effects of regional
wet/drought cycles.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
Tasks 4 .1 - 4 .9 apply.
Mitigation Measure:
• Construction-related short term erosion and sedimentation can
be significantly reduced by timing grading activities to avoid
the rainy season as much as possible, and by interim and over-
winter control measures. Typical interim control measures are
water bars, mulching exposed slopes, straw bale dikes,
temporary culverts and swales, temporary rock slope
protection, and sediment traps and silt fences.
Condition(s) of Approval:
• Prior to final development plan approval, the project
applicant shall submit to the Community Development and
Building Inspection Departments an erosion control plan for
the review and approval of the Zoning Administrator. The
construction stage erosion control plan shall provide for the
40
following measures:
A. All grading, excavation and filling shall be conducted
during the dry season (April 15th through October 15th)
only, and all areas of exposed soils shall be replanted
to minimize erosion and subsequent sedimentation . Any
modification to the above schedule will be subject to
review by the Grading Section of the Building Inspection
Department.
B. Prior to final development plan approval, a
revegetation/erosion control plan shall be prepared. The
plan shall emphasize use of drought tolerant native
species that are adaptive to conditions on the project
site. The plan shall provide that all disturbed areas be
hydromulched with a mixture of 90% annual grass/10%
wildflower per the Biotic Resource Assessment and Habitat
Mitigation Plan by October 15th of each construction
season or as determined appropriate by the grading
section of the Building Inspection Department. The
revegetation/erosion control plan shall be reviewed and
approved by the Grading Section of the Building
Inspection Department.
C. The erosion control plan shall show the location of
proposed temporary detention basins, silt fences and
straw bales . It shall also contain provisions for:
1) Performing maintenance during the winter rainy
season, as necessary.
2) Regular inspections by the project engineer during
the winter rainy season.
3) Spot inspection during/immediately following severe
storms.
(Condition 18)
Monitoring and Reporting Requirements:
Task 16.1 Erosion Control Plan
An erosion control plan consistent with Condition 18
shall be prepared and submitted to the Zoning
Administrator for review and approval prior to approval
of the final development plan . (Responsibility: Project
Applicant)
Task 16.2 Monitoring Erosion Control Measures
The project geotechnical engineer shall periodically
inspect the construction site to determine the adequacy
of erosion control measures . If deemed necessary, the
County may impose additional erosion control measures.
(Responsibility: Project Applicant)
Mitigation Measure:
• Long term erosion and sedimentation can be significantly
reduced by development and implementation of an overall
erosion and sediment control plan and by appropriate design
and construction, and continued maintenance, including
individual property owner maintenance, of graded slopes and
surface and subsurface drainage systems. An erosion and
sedimentation control plan should be developed by a certified
Erosion and Sediment Control Specialist, and implemented by
City ordinance similar to the Association of Bay Area
governments Model Ordinance No. 1 or No. 2 (ABAG, 1981) .
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Conditions) of Approval:
Condition 18 applies, see above .
Monitoring and Reporting Requirements.-
Tasks
equirements:Tasks 16.1 and 16.2 apply.
Mitigation Measure:
• The impacts of slope instability and potential slope
instability with respect to improvements can be significantly
reduced or in many cases prevented by recognition of the
conditions and by (a) siting specific improvements off of
unstable and potentially unstable landforms, (b mitigating
(accommodating) the impact of instability and potential
instability, c) removing the unstable or potentially unstable
material, d) stabilizing unstable material or mitigating
(preventing) potentially unstable material, and e)
reconstruction (repairing) unstable or potentially unstable
material. A design-level . geotechnical investigation and
report performed by a certified Engineering Geologist should
be performed and submitted for approval by the County
Geologist/Engineering Geologist or City consulting
Geologist/Engineering Geologist for each project prior to
tentative map approval, and for each parcel prior to building
permit approval. Proposed grading in some of these areas will
completely remove potentially unstable landforms. Typical
appropriate measures to mitigate (accommodate) the impact of
slope instability and potential slope instability include
engineered containment, impact, and deflection structures.
Typical appropriate measures to stabilize unstable material
and mitigate (prevent) potentially unstable material include
engineered retention structures, buttressing with compacted
fill and subdrainage, and surface and subsurface drainage.
Current research on the landslide hazard potential of
colluvium-filled swales indicates that surface and subsurface
drainage may be effective in preventing landslides.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
Tasks 4 .1 - 4 .9 apply.
Mitigation Measure:
• Permanent changes in existing topography and natural surface
and near surface geologic conditions are an unavoidable impact
of extensive grading. The visual impacts of extensive grading
can be reduced by sensitive engineering design, using gradual
transitions from graded areas to natural slopes, and
revegetation. Other impacts of extensive grading, including
possible failure of cut and fill slopes, fill settlement,
expansive soils (infill) , and increased short term and
possibly long term erosion and sedimentation can be
significantly reduced by previously discussed mitigation
measures.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None.
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AIR QUALITY
Mitigation Measure:
• All construction contracts should require watering in late
morning and at the end of the day. The frequency of watering
should increase if wind speeds exceed 15 MPH.
Condition(s) of Approval:
• The project shall comply with the dust control requirements of
the Grading ordinance including provisions pertaining to water
conservation. Reclaimed water shall be used for dust control
unless determined to be infeasible by the Zoning
Administrator. (Condition 47)
Monitoring and Reporting Requirements:
Task 16.3 Construction Period Watering
The construction area and adjacent roadways shall be
watered periodically throughout construction to reduce
dust emissions . (Responsibility: Project Applicant)
Mitigation Measure:
• Conditions of approval of the project should require daily
clean-up of mud and dust carried onto street surfaces by
construction vehicles. Throughout excavation activity, haul
trucks should use tarpaulins or other effective covers. Upon
completion of construction, contractors should take measures
to reduce wind erosion. Replanting and repaving should be
completed as soon as possible, Unnecessary idling of
construction equipment should be avoided.
Condition(s) of Approval:
Condition 18 applies, see above .
Monitoring and Reporting Requirements:
Tasks 16.1 and 16.2 apply.
Mitigation Measure:
• Implementation of the roadway improvements proposed in Section
4 . 5 (of the Westside Specific Plan EIR) , would substantially
improve traffic flow and, therefore, air quality at the San
Ramon Valley and Crow Canyon Boulevard intersection,
A major cause of CO production is engine idling at
intersections. When intersections are operating at high
levels of service, idling is kept to a minimum, and CO
production is less.
Condition(s) of Approval:
Condition 49 applies, see section 3 traffic.
Monitoring and Reporting Requirements:
Tasks 3 . 1 - 3 . 4 , 3 . 8 - 3 . 12 apply.
DRAINAGE
43
Mitigation Measure:
• The drainage element of the Westside Specific Plan proposes
the construction of detention basins to reduce post-project
peak flows to existing conditions. These can greatly reduce
off-site flood peaks from major storms. Flows from smaller
storms will still increase.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
A detention basin has been included in the project design. No
additional monitoring is necessary.
Mitigation Measure:
• Potential increases in urban runoff can be partially mitigated
by a regular street-sweeping program.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
Tasks 8 . 3 and 8 . 4 apply.
NOISE
Mitigation Measure:
• Residential development is also required to meet the interior
noise goal of a Ldn of 45 dB if exposed to outdoor levels
exceeding a Ldn of 60 dB. The interior noise level goals are
typically achieved through the use of sound-rated windows and
wall construction. Since the project includes berms and
barriers in the design, the requirement for these windows and
walls will be minimized. However, second-story units without
shielding provided by the berms ad barriers may require sound-
rated windows to meet this goal. An acoustical consultant
should review the project plans to ensure Title 25 noise goals
area met.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
The project plans have been reviewed by an acoustical engineer. No
on-site mitigation is necessary. Off-site mitigation may be
required. Tasks 14 .1 and 14 .2 apply to off-site noise mitigation.
Mitigation Measure:
• Residential development planned for this subarea (Norris
Canyon Subarea) is generally located greater than 50 feet from
the roadway. However, if residential development is located
within 50 feet of the roadway, noise control measures will be
incorporated into the building's design. The mitigation
measures are similar to those proposed for the San Ramon
Valley subarea. Where buildings will be located between
outdoor use areas and the roadway, outdoor noise will be
reduced to "normally acceptable" levels (e.g. backyards of
houses on Norris Canyon Road) . Interior noise levels will be
controlled to an Ldn if 45 dB through the use of sound-rated
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windows and walls.
Condition(s) of Approval:
Conditions 3 .G and 41 apply, see section 14 Noise.
Monitoring and Reporting Requirements:
Tasks 14 .1 and 14 .2 apply.
Mitigation Measure:
• Mitigation noise impacts on existing land uses could be
achieved by the construction of noise barriers or berms.
However, a detailed review of existing land uses was not
performed as part of this acoustical study (For the Westside
Specific Plan EIR) . It should be performed at a subsequent
date to determine the requisite amount of noise reduction. If
existing homes have outdoor use areas shielded from the
roadway by the buildings, noise mitigation may not be
necessary.
Condition(s) of Approval:
Conditions 3 .G and 41 apply, see section 14, Noise.
Monitoring and Reporting Requirements:
Tasks 14 .1 and 14 .2 apply.
HOUSING
Mitigation Measure:
• Designate some of the areas proposed for residential
development for higher density housing, including rental
housing (apartments) .
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure does not apply to the Wiedemann Ranch Project.
Mitigation Measure:
• During implementation, encourage the development of affordable
housing using density bonuses.
Condi tion(s) of Approval:
• With the recordation of the first phased final map, the
applicant shall contribute a lump sum equal to $25 per each of
the 371 lots in the project to a non-profit trust fund to
study the feasibility of a light rail system for Contra Costa
County. With the recordation of each phased final map, the
applicant shall contribute a pro rata amount equal to: 1)
$3,333 per each lot in that phase as an in-lieu contribution
to a County-established affordable housing trust fund; and 2)
per voluntary contribution by the applicant, an amount equal
to that phase 's pro rata share of a total of $150, 000 to the
County-established homeless trust fund. Provided, however,
all contributions shall be paid within five years from date of
recordation of the first phased final map. Said contributions
shall be deposited with the Community Development Department.
(Condition 51)
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Monitoring and Reporting Requirements:
Task 16.4 Affordable Housing
$3,333 .00 per each lot shall be paid at the time of
recordation of each final map for affordable housing.
The fee shall be deposited in the County-established
affordable housing trust fund. (Responsibility: Project
Applicant)
Mitigation Measure:
• Allow more development and higher density development in areas
closer to existing roads and utilities to reduce costs of
housing production.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. This measure does not apply the Wiedemann Ranch project.
TRANSPORTATION/CIRCULATION
Mitigation Measure:
• At San Ramon Valley Boulevard and Norris Canyon Road, restripe
the westbound approach on Norris Canyon Road to provide one
exclusive left turn lane, one shared through and left turn
lane, and one exclusive right turn lane. In conjunction with
this restriping, the signal phasing should be modified to
eliminate split-phase operation on San Ramon Valley Boulevard
and to provide split-phasing for Norris Canyon Road. With
this mitigation, LOS D would result with Westside and
cumulative traffic, and these would be no significant impacts.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
Task 3 .12 applies.
Mitigation Measure:
• At San Ramon Valley Boulevard and Bollinger Canyon Road, the
northbound leg of San Ramon Valley Boulevard would require
widening to project an exclusive right-turn lane. The right
turn lane should be signal controlled due to the proximity of
the Bollinger/I-680 interchange southbound on-ramp. This
would require removal of some existing landscaping, With this
mitigation, LOS D would result with Westside and cumulative
traffic, and there would be no significant impacts.
Condition(s) of Approval:
Condition 49 .0 applies, see section 3 Traffic.
Monitoring and Reporting Requirements:
Tasks 3 .8 - 3 .11 apply.
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WATER
Mitigation Measure:
• Annexation of all developed area outside of the current
service boundary for EBMUD shall be processed through LAFCO.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
Complete. LAFCO has approved reorganization of EBMUD's boundary to
include the approved development site.
Mitigation Measure:
• All development within areas of higher elevation than those
served by existing pressure zones shall be responsible for the
cost of constructing major facilities through the SCC.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
The project includes construction of all necessary water service
facilities to serve the project site. No additional monitoring or
reporting activities are necessary.
Mitigation Measure:
• The construction of major facilities in these zones would be
funded by a separate System Capacity Charge (SCC) imposed by
EBMUD under its regulations, which would be calculated on the
basis of average water use by meter size, and also include
components for future water supply, water main upsizing, and
improvements in other zones supplying the area. The SCC would
be placed on all new development within the affected area.
The new zones would be designed to accommodate only the
development of new units allowed by the Specific Plan and
General Plan for the area. This means the district would be
expanding its capacity to meet the needs of planned community .
growth and is therefore growth-accommodating not growth
inducing, All development would be required to pay the
established SCC for EBMUD Region 7 unless new major facilities
are required to serve the area.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure does not apply to the Wiedemann Ranch project.
Mitigation Measure:
• New development shall pay all applicable fees to the district
for provision of water service, The cost of water service
would also include water mains, fire hydrants, and service
connections as required by EBMUD regulations, rates and
charges.
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Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
These fees are paid as part of the standard connection fees. No
additional monitoring or reporting is necessary.
SEWAGE DISPOSAL
Mitigation Measure:
• The contributing watershed in the northern portion of the
Westside shall be annexed to the CCCSD. Annexation charges
would be paid on the annexed land in order to equalize the
investment in major facilities throughout the district.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure does not apply to the Wiedemann Ranch project .
Mitigation Measure:
• The contributing watershed or individual properties in the
southern portion of the Westside shall be annexed to the
DSRSD. Annexation fees would be charged to the land to
equalize major facilities expenditures and annexing costs.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. This measure does not apply to the Wiedemann Ranch project
site.
Mitigation Measure:
• Fees shall be paid to CCCSD to cover any required upsizing of
existing facilities identified by a district capacity study.
Sewer mains shall be extended on Norris Canyon road to serve
development. on-site mains within projects shall be designed
and constructed per the requirements of CCCSD and the Hillside
and Creek Area Sewer Policy. Pump stations shall be strongly
discouraged. Connection fees shall be paid to CCCSD for all
new construction.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project includes construction of all necessary sanitary
sewer improvements to serve the project . Standard connection fees
would also be paid to CCSD for each house. No additional
monitoring or reporting is necessary.
Mitigation Measure:
48
• Existing capacity and improvements to CCCSDS' existing
facilities that are required as a result of new development
will be funded from applicable district fees and charges. The
development will be required to pay these fees and charges at
the time of connection to the sewer system. The Board of
Directors adopted a new system of Facilities Capacity Fees on
May 4, 1989 . The Facilities Capacity Fees will be phased in
over a two-year period that starts July 1, 1989 . However, the
District may determine that an additional fee for the Norris
Canyon Road sewer is required based upon the capacity study.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project includes construction of all necessary sanitary
sewer improvements to serve the project . Standard connection fees
would also be paid to CCSD for each house . No additional
monitoring or reporting is necessary.
AESTHETICS
Mitigation Measure:
• A development pattern which concentrates development in the
most logical and accessible areas, and preserves the majority
of the site in open space.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project design includes these concepts . No additional
monitoring or reporting is necessary.
Mitigation Measure:
• A development pattern organized around a pattern and variety
of open spaces which maintain views to undeveloped hillsides
and emphasize the predominant openness of the landscape.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project design includes these concepts . No additional
monitoring or reporting is necessary.
Mitigation Measure:
• The development of larger lots in steeper terrain to create a
more positive transition to the surrounding hillsides.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project design includes these concepts. No additional
49
monitoring or reporting is necessary.
Mitigation Measure:
• Restricting development in the agricultural open space to an
extremely low density and high level of scenic quality.
Condition(s) of Approval:
Condition 21 applies, see section 10, Parkland/Recreation/Open
Space Management.
Monitoring and Reporting Requirements:
Tasks 10 .4 and 10 .5 apply.
Mitigation Measure:
• Maintaining setbacks of 20 feet and 100 feet along San Ramon
Valley Boulevard and Norris Canyon Road, respectively.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
None. The project design includes appropriate setbacks from Norris
Canyon Road. No additional monitoring or reporting is necessary.
Mitigation Measure:
• Establishing street standards which allow inclination of up to
20 percent slope, minimize the paved area of roadway, and
encourage split-level configurations in order to reduce the
need for grading.
Condition(s) of Approval:
Condition 49 .1. applies, see section 4, Geology and Soils.
Monitoring and Reporting Requirements:
Tasks 4 .13 and 4 .14 apply.
Mitigation Measure:
• Providing for gateway landscaping at major entries and
encouraging a coherent pattern of development.
Condition(s) of Approval:
Conditions 3 .E. and 3 .F. apply, see section 3, Aesthetics .
Monitoring and Reporting Requirements:
Tasks 2 .10 and 2 .11 apply.
Mitigation Measure:
• Establishing design guidelines for hillside development to
ensure that:
• Graded areas recreate as natural an appearance as
possible and are blended with the surrounding landscape,
50
emphasizing a contour grading approach rather than wide
step terracing.
• Coverage restrictions and setbacks between buildings are
observed.
• Buildings are sympathetic with the landscape in form,
height, color, and general character, giving visual
variety and interest to the hillside landscape and
reducing the perceived bulk of buildings and their
intrusion into a natural setting.
• Planting is required where woodland is removed, on cut
slopes, and at higher elevations in order to blend
development back into the landscape.
• The height. and treatment of walls and fences are
carefully controlled in order to be as unobtrusive as
possible.
• Controlling the grading and landscaping of parking areas
to minimize the visual effect of a large asphalted area.
• Street and outdoor lighting is designed to minimize
nighttime visual impacts of development in the area.
Condition(s) of Approval:
Condition 30 applies, see section 2, Aesthetics .
Monitoring and Reporting Requirements:
Tasks 2 .4 and 2 .5 apply.
Mitigation Measure:
• Development incorporates a method for ongoing maintenance of
development areas and common open spaces.
Condition(s) of Approval:
Conditions 28 and 29 apply, see section 2, Aesthetics .
Monitoring and Reporting Requirements:
Tasks 2 .1 - 2 .3 apply.
Mitigation Measure:
• The visual impact analysis for the westside Specific Plan is
based on illustrative site plans, design guidelines, and
illustrative streets sections. As more detailed plans are
prepared and submitted to the City, they should be reviewed
for compliance with the overall goals, objectives and policies
of the Specific Plan as reflected in the illustrative drawings
to ensure that potential adverse impacts are mitigated. More
specifically, all development and grading plans, parcel map,
and tentative map applications should be accompanied by:
• A site model at an appropriate scale, showing proposed
grading, buildings, and landscape treatment, as well as
the relationship of the project to the surrounding
developed and undeveloped areas:
• Sketches, cross sections, and elevational drawings as
required to fully describe the impacts of the proposed
development plan and its components; and
• Detailed visual analysis, utilizing such techniques as
sightline mapping and visual simulation (computer or
photographic) of the project from a panorama of locations
as determined by the Planning Department. Architectural
Review board, or Planning Commission.
Condition(s) of Approval:
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None.
Monitoring and Reporting Requirements:
This measure was complied with as part of the Draft Supplemental
EIR prepared for the Wiedemann Ranch project . No additional
monitoring or reporting requirements are necessary.
Mitigation Measure:
• Development in and adjacent to the cross-valley ridge shall be
avoided unless it can be shown that:
• Development will not be seen from San Ramon Valley
Boulevard.
• Graded areas are integrated with the natural landscape
for as natural appearance as possible, resulting in an
attractive blending of developed area with undeveloped
areas.
• Regrading maintains a positive relationship to creek
corridors, ensuring that they are integrated with
surrounding development and not isolated by steep banks
and great depth.
• The integrity of the ridges as a visual element is
maintained by locating houses below the reconfigured high
point and banking development away from the ridge.
• Minimal grading is accomplished on those lots which are
on the south side of the reconfigured ridge, keeping cut
slopes to a minimum.
• Cut slopes are properly hydroseeded for coverage and to
encourage native grasses and wildflowers.
Condition(s) of Approval:
Condition 30 applies, see section 2, Aesthetics.
Monitoring and Reporting Requirements:
Tasks 2 .4 and 2 .5 apply.
Mitigation Measure:
• Conformance with the RCOD ordinance is ensured in the areas
adjacent to San Ramon Valley Boulevard and in the northeastern
portion of the Norris Canyon Road area, as shown on the
illustrative site plans. Minor exceptions to the RCOD should
only be allowed if the following can be shown:
• The proposal is required for access/connections or for
transitioning grades.
• Reconfiguration of the landscape is used to improve
geologic stability.
• The proposal creates a more efficient and attractive
project in keeping with the design guidelines and
development standards.
• The proposal will not negatively affect the visual
continuity and integrity of ridgelines, and will
positively integrate cut and fill areas with the
landscape for an appearance as natural as possible.
• The proposal involves a small number of lots, or an area
of less than three acres.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
52
The mitigation measure does not apply to the project. No
monitoring or reporting requirements are necessary.
Mitigation Measure:
• Additional landscape and setback requirements to conceal
development and retaining walls.
Condition(s) of Approval:
Conditions 3 .L., 28 and 29 apply. see section 2, Aesthetics.
Monitoring and Reporting Requirements:
Tasks 2 .1 - 2 .3 apply.
Mitigation Measure:
• Increasing lot size and setback area in extremely steep
situations or where complicated cross slopes- exist.
Condition(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure was incorporated into the project design . No
additional monitoring or reporting requirements are necessary.
Mitigation Measure:
• Minimizing or eliminating flat yards and requiring the use of
stepped foundations.
Condition(s) of Approval:
Condition 30 applies, see section 2, Aesthetics.
Monitoring and Reporting Requirements:
Tasks 2.4 and 2 .5 apply.
Mitigation Measure:
• Further narrowing street cross sections in order to minimize
the need for grading.
Condition(s) of Approval:
Condition 49 .1. applies, see section 4, Geology and Soils .
Monitoring and Reporting Requirements:
Tasks 4 .13 and 4 .14 apply.
Mitigation Measure:
• Accommodate bicycle paths (totaling eight feet) on the
proposed creek trail on the south side of San Catanio Creek.
Condition(s) of Approval:
Condition 27 applies, see section 10, Parkland/Recreation/Open
53
Space Management .
Monitoring and Reporting Requirements:
Tasks 10 .3 and 10 .4 apply.
Mitigation Measure:
• Accommodate emergency parking in flatter areas of the roadway.
Condition(s) of Approval:
Condition 49 .1. applies, see section 4, Geology and Soils.
Monitoring and Reporting Requirements:
Tasks 4 .13 and 4 .14 apply.
Mitigation Measure:
• Only slightly widen the existing road (by 6 to 8 feet) in
order to create more comfortable traffic lanes of 12 to 13
feet.
Condi tion(s) of Approval:
None.
Monitoring and Reporting Requirements:
This measure does not apply to the Wiedemann Ranch project . No
monitoring and reporting requirements are necessary.
Mitigation Measure:
• Locate water tanks in consideration of minimizing visibility
from Norris Canyon Road and San Ramon Valley Boulevard.
Condition(s) of Approval:
Condition 3 .K. applies, see section 2, Aesthetics.
Monitoring and Reporting Requirements:
Tasks 2 .14 and 2 .15 apply.
CULTURAL RESOURCES
Mitigation Measure:
• Preservation of the (rock) walls can only be assured by
excluding people from this area in the future, a state which
has been achieved to date by the relative inaccessibility of
the area though a working ranch, If access cannot be limited,
then the locations and general condition of the numerous walls
should be recorded to provide a record of their placement and
to monitor future impacts to them any adjacent development
might bring about.
Condition(s) of Approval:
I
• Comply with the following archaeological resource
requirements:
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A. If any significant cultural materials such as artifacts,
human burials, or the like are encountered during
construction operations, such operations shall cease
within 10 feet of the find, the Community Development
Department shall be notified within 24-hours and a
qualified archaeologist contacted and retained for
further recommendations . Significant cultural materials
include, but are not limited to, aboriginal human
remains, chipped stone, groundstone, shell and bone
artifacts, concentrations of fire cracked rock, ash,
charcoal, shell, bone, and historic features such as
privies or building foundations .
B. Appropriate mitigation of the cultural resources may
include monitoring of further construction and/or
systematic excavation of the resources. Any artifacts or
samples collected as part of the initial discovery,
monitoring or mitigation phases shall be properly
conserved, catalogued, analyzed, evaluated and curated
along with associated documentation in a professional
manner consistent with current archaeological standards.
(Condition 48)
Monitoring and Reporting Requirements:
Task 16.5 Cultural Resources
Comply with condition 48 by stopping construction if
cultural resources are encountered and notifying the
County immediately. (Responsibility: Project Applicant)
Note: Additional monitoring requirements may be imposed if
cultural resources are encountered during construction.
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IV. ADDITIONAL CONDITIONS OF APPROVAL
The following section contains additional conditions of
approval adopted for the Wiedemann Ranch Residential Community
project. These conditions of approval do not correspond to
mitigation measures adopted as part of the Supplemental
Environmental Impact Report or the EIR on the Westside Specific
Plan. Therefore, no monitoring and reporting requirements are
necessary for these conditions under the requirements of AB 3180.
The number to the left of the condition corresponds to the
condition's number in the complete set of conditions adopted for
the project. The complete set of conditions are attached as
Attachment A.
General
1. Exhibits. Development shall be based on the following
submitted exhibits as modified by the conditions below:
A. Vesting Tentative Map for Subdivisions #7575 and #7578
dated received November 13 , 1992 . This is also the
Preliminary Development Plan.
B. February 8, 1991 Harlan Tait Associates Geotechnical
Feasibility Investigation.
C. March 30, 1992 Harlan Tait Associates Landslide Repair
Plans.
D. August 27, 1991 Sugnet & Associates Biotic Resource
Assessment and Habitat Mitigation Plan.
E. July 30, 1992 Harlan Tait Associates Geotechnical Report
for Subdivisions 7575 and 7578 .
F. Project Hillside Protection and Development Guidelines
dated September, 1992 .
G. January 8 , 1992 letter from HCV Pacific Partners to San
Ramon Valley Fire Protection District.
H. Regional and Project Trails Agricultural Lots Open Space
and Scenic Easement Map dated November 17, 1992 .
2 . Number of Lots, Zoning, Phasing. This project is approved for
a maximum of 371 lots plus the three agricultural lots.
Approximately 482 acres shall be rezoned to Planned Unit
District (P-1) encompassing the proposed residential
development lots, perimeter and internal project common areas.
The remainder of the property will remain in A-4 zoning.
Phased final maps are hereby authorized but not required.
3 . Final Development Plan. Prior to commencement of grading
activity or filing a final map, a final development plan
application shall be submitted and approved. Final
development plan approval shall focus on and be limited to
final design issues to assure compliance with the approved
conditions and mitigation measures for the preliminary
development plan and tentative subdivision map. Final
development plan shall include design level detail comparable
to a final subdivision map and shall be approved by the San
Ramon Valley Regional Planning commission prior to approval by
the Board of Supervisors of the Final Subdivision Map.
Planning Commission review of the final development plan shall
be scheduled within sixty days from the date of submittal of
the design level plans to the Community Development Department
and Public Works Department. The submittal plans shall
provide for:
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A. Plan Details. Final landscape plans, final grading plan,
building envelopes (including building setbacks and
separations, and roadway plans) . These plans shall
demonstrate that visual, grading, vegetation and other
impacts have been addressed consistent with the
mitigation measures required of the project and as
provided for in the tentative subdivision map and
exhibits identified in Condition #1.
B. Design Guidelines. Final design guidelines enforceable
by the County and concurrent submittal of architectural
plans, site plan, fencing plan and landscape plan for two
lots to demonstrate how the design guidelines are going
to be implemented.
D. Creekside Restoration Plan. This plan shall address all
areas where grade changes are required to protect against
erosion and to enhance scenic qualities and wildlife
values.
L. Additional Requirement for Design Residential Guidelines.
Proposed subdivision landscape plans shall be prepared by
a licensed landscape architect and shall be certified for
compliance with the County Water Conservation Ordinance.
Use of naturally indigenous trees and shrubs is
encouraged. The applicant shall provide a suitable
instrument guaranteeing to the County the survival of the
approved plantings for a period of at least 24 months
following completion of planting.
The plans shall demonstrate by design and selection of
material compliance with Chapter 82-18 of the Zoning
Code, "Sight Obstruction at Intersections. " Prior to
submittal to the Planning Commission, the Public Works
Department, Road Engineering Division shall be provided
an opportunity to review and comment on all landscape
plans adjacent to roads and driveway intersections.
6. Limitations on Tree Removal. Trees planted as part of the
reforestation program and in common areas, trees planted on an
individual lot to mitigate visibility of the homes and trees
that have been preserved on the project site shall not be
removed unless an application by the Homeowners' Association
Architectural Review Board is first approved by the Zoning
Administrator following a public hearing. On any of the three
agricultural lots, trees shall not be removed from the third
tier scenic easement area unless an application by the owner
is approved by the Zoning Administrator with simultaneous
provision of the information to the EBRPD for their review and
comment. In the second tier agricultural use area, trees may
be removed only for purposes of routine land management (e.g.
dead, fallen or diseased trees) , unless otherwise first
approved by the Zoning Administrator. In the first tier
development sites, tree removal shall be allowed only as
provided for in the final design approval for the development
site in each agricultural lot or as otherwise subsequently
first approved by the Zoning Administrator.
7. Contingent Approval of Subdivisions. The approval of
Subdivisions 7575 and 7578 is contingent on final approval by
the Board of Supervisors of Rezoning File #2947-RZ and
Preliminary Development Plan #3005-91. The requirements of
the subdivision approval are subordinated to any modifications
to the project rendered by the Board of Supervisors.
Agricultural Preserve Contracts
8 . Contingent Precedent to Development. No final map may be
recorded, nor non-agricultural development or grading activity
may commence until the existing restrictions of the
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Agricultural Preserve Contract affecting the development area
that has been rezoned P-1 has become null and void either by
expiration or by cancellation action of the Board of
Supervisors.
Geotechnical
11. Grading Bond. A grading bond is required for the work
necessary to carry out the grading plan and Final Development
Plan. Provide sufficient information to estimate the cost of
required soil improvements, or a contractor's estimate.
12 . Recorded Geotechnical Statement. Record a statement to run
with deeds to parcels of the property acknowledging the
geotechnical reports by titles, author (firm) , and dates,
calling attention to recommendations, and noting that the
report is available to prospective buyers from the owner.
Fencing Plan
19. Private Fencing. Privacy fencing shall be allowed only along
the property lines of each lot where adajacent structures are
within the Development Area defined on each lot. Privacy
fencing shall consist of 1 x 6 boards attached to a 2 x 6 cap
and a 1 x 4 trim supported by 4 x 6 posts on six-foot centers.
Privacy fencing shall be no higher than six feet. Privacy
fencing standards shall be included in the project design
guidelines.
20. Perimeter Fencing. The perimeter of the development area and
Private Open Space Areas of each lot shall be either: un-
fenced or restricted to deer fencing. Deer fencing shall
consist of a 2" x 4" welded wire black fabric. Deer fencing
shall be six feet high supported by 4 x 4 wood posts on eight-
foot centers. Fencing standards shall be included in the
project design guidelines.
Open Space and Heritage Tree Nomination
22 . Parcel "D" Merger. Parcel "D" as shown on the Tentative Map
of Subdivision 7575 shall be merged with Lot 188 .
23 . Heritage Tree Designation. Concurrent with the final
development plan application, the applicant shall apply to
the County for heritage tree designation for trees to be
preserved on the property pursuant to Section 816-4 . 404 of the
Zoning Code. The submittal shall include a nomination request
for tree groves in the approved common open space area and
other significant trees; and shall be accompanied by the
grading/tree preservation plan and tree replacement program
approved by the Zoning Administrator.
The submittal shall by prepared by a licensed arborist and
shall provide detailed information on trees with trunks within
40 feet of proposed grading or other development. The survey
shall include information on trunk circumference, tree
species, and canopy of individual trees. The nomination
proposal shall provide for a suitable marking of designated
heritage trees. The number of trees designated for heritage
status may be increased or diminished from those nominated by
the applicant.
The submittal shall include a proposed notice, upon Board of
Supervisors designation action, to be used to inform
prospective buyers of the heritage tree program, and the
process that must be followed in order to remove or otherwise
damage a tree.
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24 . Limitation on Tree Removal. No trees shall be removed from
any of the property prior to approval of the grading/tree
preservation plan without the prior approval of the Zoning
Administrator.
Regional Trail Dedication
25. Final Regional Trail Alignment; Funding for Maintenance. The
final regional trail alignment as set forth on the final
agricultural map shall be determined at the time of final
development plan approval (see also Condition 4) . The
alignment provided for in the tentative agricultural lots map
may be modified following additional review and input by the
EBRPD. All offers of dedication shall be made to the EBRPD
prior to approval of the first phased final subdivision map in
the project. For regional trail and emergency vehicle and
maintenance access (EVMA) alignments inside private property,
trail and EVMA easements shall be offered for dedication to
the EBRPD, or if it does not accept the alignment, then
offered to the County. Other easements on or across public
land or trails may be authorized and their terms defined at
the final development plan and final agricultural lots map
approval. The applicant shall be responsible for making
regional trail and EVMA improvements (on Lot 168, the
applicants responsibility for EVMA improvements is limited to
the alignment east on the access road to the development site)
in the manner and design approved by EBRPD and dedicating them
by the time the last residential building permit for each
phased subdivision is approved, unless EBRPD otherwise agrees
to extend the time for trail construction and/or acceptance.
A landscaping and lighting district, or another funding
mechanism acceptable to the County, with input from EBRPD,
shall be provided whereby the property owners in the project
(not including the owners of the three agricultural lots)
shall be responsible for financing the cost of maintaining any
public open space within the project site, including the
regional trails. Actual maintenance of their lands and
easements will be provided by the EBRPD.
26. Regional Trail to Wiedemann Hill. The regional trail only
from "A" Drive to the top of Wiedemann Hill shall be via an
all-weather surface (i.e. , the existing gravel road) to
provide access for pedestrians. An easement shall be offered
for dedication to the EBRPD. If the EBRPD does not accept
it, then it shall be offered to the County. If it does not
accept it, then it shall be maintained as a project trail
available to the public for such pedestrian access. Trail
improvements shall be constructed by the applicant and
maintained consistent with Condition 25 . Due to safety
consideration, vehicle access shall be restricted to service
vehicles related to communication site activities, emergency
vehicles, and owners of the agricultural lot.
Transportation Demand Management Program
35. TDM Program. At least 30 days prior to filing a Final Map,
the applicant shall submit two copies of a Transportation
Demand Management (TDM) Program in accord with the
requirements of Ordinance No. 92-31. The applicant should
contact the County TDM coordinator in the Community
Development Department at 646-2131 regarding any questions on
the program requirements.
Child Care Ordinance
36. Child Care Program. At least 60 days prior to recording a
final map, the applicant shall submit a demand study for child
care facilities generated from the future project residents
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and an appropriate response program in accord with Ordinance
88-1, the Child Care Ordinance. The demand study and response
program shall be subject to the review and approval of the
Zoning Administrator. Prior to recording the final map, the
applicant shall submit evidence that he has complied with
whatever program requirements have been imposed.
Covenants, Conditions and Restrictions (CC&R's)
37 . CC&R's Review and Approval. Prior to final development plan
approval, a copy of the project's Covenants, Conditions and
Restrictions (CC&Rs) shall be . submitted to the Community
Development Department for review and approval. A copy of the
proposed CC&Rs shall be provided to the EBRPD upon submittal
to the County. The document shall provide for maintenance of
common open space, fire break protections, and maintenance of
any internal, private roads. The document shall reference the
approved residential design guidelines, slope and drainage
improvements maintenance plan and fencing plan program.
In accord with the County Child Care Ordinance, the CC&Rs
shall indicate that a child care facility may be located at
any residential unit, or lot, consistent with the existing
laws.
Drainage Crossings
38 . Design of Crossing Structures. Drainage crossing structures
shall be designed in accordance with the Biotic Resource
Assessment and Habitat Mitigation Plan. Prior to filing a
final map, final drainage crossing plans shall be submitted to
the Public Works Department for review and approval.
Aquatic Habitat Plan
39. 3 : 1 Replacement Ratio. All impacted wetlands and "waters of
the United States" shall be replaced in a ratio of 3 acres for
every 1 acre impacted.
40. Additional Permits. Prior to the issuance of a grading
permit, the project applicant shall secure all necessary
permits and agreements from the U. S. Army Corps of Engineers
and California Department of Fish and Game. Copies of the
permits from these agencies shall be provided to the Zoning
Administrator
Construction Period Restrictions
44 . Time Limits on Construction Activity. Noise generating
construction activity (including playing of loud radios or
music) shall be limited to the hours of 7 : 30 A.M. to 5: 00
P.M. , 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 of the Zoning
Administrator.
45. Recyclable Construction Materials. The applicant shall
provide for the separation of recyclable construction
material, such as wood waste and inert solids, at the
construction site. Provisions for the separation of
recyclables shall be consistent with the County Source
Reduction and Recycling Element. Any questions on satisfying
this requirement should be directed to the County Recycling
Specialist in the Community Development Department at
646-4198.
46. Notice of Construction Work Commencement. At least one week
prior to commencement of grading, the applicant shall post the
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site and mail to the owner of property within 300 feet of the
exterior boundary and to the homeowner associations of nearby
residential projects, 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 individuals responsible
for noise and litter control, tree protection, construction
traffic and vehicles, erosion control, and 24-hour emergency
number, shall be expressly identified in the notice. The
notice shall be reissued with each phase of major grading and
construction activity.
Copies 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
parties noticed, and a map identifying the area noticed.
Road, Utility and Drainage Requirements
49. Compliance Requirements. Comply with the following road,
utility and drainage requirements:
2) Install safety street lighting and annex the
property to County Service Area L-100 for
maintenance of the street lights. Lighting shall
be located only at the project entry intersections
with Norris Canyon Road, at the intersection of "A"
Drive with "S" Drive, at the intersection of "A"
Drive with itself, at the intersection of "A" Drive
with "B" Drive, and the intersection of "A" Drive
with "K" Drive.
3) Construct a paved hammerhead turnaround at the end
of the proposed private road/common driveways.
4) Underground all subdivision utility distribution
facilities, including those existing on the Norris
Canyon Road frontage.
5) Convey 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 banks
or to the detention basin facility which conveys
the storm waters to a natural watercourse.
6) Design and construct 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.
7) Install, within a dedicated drainage easement, any
portion of the drainage system which conveys run-
off from public streets.
8) Relinquish "development rights, " or convey other
instrument acceptable to the Public Works Director,
over that portion of the site that is within the
structure setback area of the creek. The structure
setback area shall be determined by using the
criteria outlined in Chapter 914-14 , "Right of Way
and Setbacks" of the Subdivision Ordinance.
Due to the nature of the creeks in this area the
structural setback may be determined from a soils
report. The applicant shall submit the soils
61
i
I
geological and geotechnical report for review by
the Public Works Department, Flood Control
Division, showing slope stability, a proposed
structural setback line, and construction methods
for buildings to be located on the adjacent slope.
The structure setback line shall be shown
accurately on the final development plan and the
Final Maps. The instrument dedicating development
rights shall provide that the individual homeowners
may apply to the Public Works Department to place
accessory structures within the setback line (e.g.
gazebos) , subject to the review and approval of the
Department.
9) Submit 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 Public Works Department.
10) Submit phased final subdivision maps or one final
map prepared by a registered civil engineer or
licensed land surveyor.
11) Exceptions to public road standards consistent with
the revised standards set forth in Condition 49 . I.
are hereby allowed.
E. Intent of Off-Site Conditions. The intent of these
Conditions is to require the applicant to construct the
improvements, or to pay a fair share toward their
construction, identified in the Final Supplemental
Environmental Impact Report as traffic mitigation
measures along with the Norris Canyon Road sound barrier.
F. Norris Canyon Road Frontage Dedication. Convey to the
County, by Offer of Dedication, 42 feet of half-width
right-of-way from the centerline of the alignment along
the Subdivision 7578 frontage abutting Norris Canyon
Road, plus any necessary slope easements along the
frontage.
G. Sight Distance Requirements. Provide for adequate sight
distance at the project access intersection with Norris
Canyon Road for a design speed of 35 miles per hour and
all on-site intersections for a design speed of 25 miles
per hour in accordance with CALTRANS standards. This
applies to the intersection of "S" Drive and "A" Drive,
"A" Loop intersection with itself and "A" Loop with "B" *'
Drive. Site distance for remaining intersections shall
be reviewed and approved at final development plan.
Convey to the County a sight distance easement across
those parcels which are crossed by the line of sight at
all internal intersections. All garages which are
accessed through a sight distance easement shall be set
back a minimum of 20 feet from the easement. The
applicant should be aware that the sight distance
easements could affect the buildability of some lots.
H. Relinquishment of Abutter's Rights. Relinquish abutter's
rights of access along Norris Canyon Road with the
exception of the two proposed access roads.
J. Timing for Construction of Norris Canyon Road "A" Drive
Safety-Related Improvements. Install safety-related
improvements at the intersection of Norris Canyon Road
and "A" Drive ( including traffic signs and
62
channelization) as approved and at the time required by
the Public Works Department (possibly prior to
construction of any major public or private facilities
and prior to issuance to building permits in these two
subdivisions) .
K. Location of No Parking Signs/Curbside Designations.
Install "No Parking" signs and/or painted "No Parking"
curb designations:
1) Along the west side of "A" Drive from "S" Drive to
its intersection with itself. "No Parking" will
be required on either side of the street along 28-
foot road widths. Parking will be allowed on one
side of the street along 32-foot road widths.
2) Along the inside of "A" Drive Loop except within
800 feet from the intersection of "A" Loop with
itself in front of the swim and tennis club.
3) Along both sides of "B" Drive from lot 321 to "C"
Court except in adequate parking bays (at least 7-
feet wide) .
4) Along the south side of the curb between Lot 321
and the "A" Drive Loop Road.
5) Along both sides of "S" Drive.
6) Along one side of "T" Court North between the "T"
Drive Entry Road and "S" Drive, except in adequate
parking bays at least 7-feet wide. Along one side
of all other roads greater than 24 feet in width
and not noted otherwise in these Conditions.
7) Along both sides of the "T" Drive Entry Road.
8) Along one side of "B" Drive west of "C" Court, "C"
Court, "D" Court, "E" Court, "F" Court, "G" Court,
"H" Court "I" Court, "J" Court, "K" Drive Loop
Road, "M" Court, "N" Court, "T" Court North south
of "S" Drive, "T" Court South except in adequate
parking bays at least 7-feet wide. "No Parking"
shall be allowed on the inside of the "K" Drive
Loop Road.
9) Special parking shall be provided along "A" Drive
to accommodate parking for Wiedemann Hill trail
users per Condition 27 .
L. Prevention of Storm Drainage Across Sidewalks and
Driveways. Prevent storm drainage, originating on the
property and conveyed in a concentrated manner, from
draining across sidewalks and driveways.
M. Omit.
N. Proof of Right Entry. Furnish proof to the Public Works
Department, Engineering Services Division, of the
acquisition of all necessary rights of entry, permits
and/or easements for those improvements constructed with
each phase.
O. Acquistion of Off-Site Right-of-Way and Easements. 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
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Section 66462 and 66462 . 5 of the Subdivision Map Act (the
County must make a subsequent independent determination
to exercise its condemnation authority) .
P. Private Roads Maintenance Agreements. Establish
maintenance agreements to insure future maintenance of
the private roads/common driveways and the Emergency
Vehicle Access within the subdivision boundaries.
R. Extension of "S" Drive. Extend "S" Drive to the westerly
property line of Subdivision 7578 as a 52-foot right-of-
way. No improvements are to be constructed at this time.
T. Potential for Formation of New Area of Benefit: Certain
improvements required by the Conditions of Approval for
this development or the County Subdivision Ordinance Code
may become eligible for credit or reimbursement against
area of benefit fees, if an area of benefit is formed for
construction of those improvements. The developer should
contact the Public Works Department to determine what
would be required to form an area of benefit and to
personally determine the extent of any credit or
reimbursement for which he might be eligible. The costs
associated with the formation of the area of benefit
would be an obligation of the applicant.
Environmental Compliance
50. Update to Mitigation Monitoring Program; Mitigation Measures
or Conditions of Approval. The applicant shall submit any
modifications, updates or further details to the approved
mitigation monitoring program for approval by the Zoning
Administrator prior to final development plan approval. As an
additional condition of approval, the applicant shall timely
comply with all mitigation measures set forth in the Final
Supplemental Environmental Impact Report or otherwise adopted
by the Board of Supervisors.
Energy Efficiency
. 52 . Special Energy Efficiency Requirements. Homes shall be
designed to meet energy efficiency standards of 10% more than
the requirements of Title 24 of the California Code of
Regulations currently in effect, unless otherwise approved by
the Zoning Administrator as to glass efficiency standards to
provide architectural design flexibility. In each garage, an
electrical outlet shall be installed and dedicated for
potential use in recharging electrical vehicles.
ADVISORY NOTES
A. The project lies within the 100-year flood boundary as
designated on the Federal Emergency Management Association
Flood Insurance Rate Maps. The applicant should be aware of
the requirements of the Federal Flood Insurance Program and
the County Flood Plain Management Ordinance (Ordinance No. 87-
65) as they pertain to future construction of any structures
on this property.
B. This project may be subject to the requirements of the
Department of Fish & Game, P.O. Box 47 , Yountville, California
94599, of any proposed construction within this development
that may affect any fish and wildlife resources, per the Fish
& Game Code.
C. This project may also be subject to the requirements of the
U. S. Army Corps of Engineers. The applicant should notify the
appropriate district of the Corps of Engineers to determine if
a permit is required and if it can be obtained.
D. The applicant will be required to comply with the requirements
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of the Bridge/Thoroughfare Fee Ordinance as adopted by the
Board of Supervisors.
E. Certain improvements required by the Conditions of Approval
for this development or the County Subdivision Ordinance Code
may be eligible for credit or reimbursement against said fee.
The developer should contact the Public Works Department to
personally determine the extent of any credit or reimbursement
for which he might be eligible.
F. The applicant shall be required to comply with all rules,
regulations and procedures of the National Pollutant Discharge
Elimination System (NPDES) as promulgated by the California
State Water Resources Control Board, or any of its regional
water quality control boards (San Francisco Bay Region II or
Central Valley-Region V) .
G. Comply with the requirements of the San Ramon Valley Fire
Protection District.
H. Comply with the development fee payment requirements of the
San Ramon Valley Unified School District at -time of issuance
of building permits.
I . Comply with the requirements of the Health Services
Department, Environmental Health Section (646-2521) .
J. Comply with the requirements of the Construction Use of
Recycled Water Ordinance (No. 91-24) .
K. The applicant is advised that the tax for the police services
district is currently set by the Board of Supervisors at $200
per parcel annually (with appropriate future Consumer Price
Index [CPI] adjustments) . The annual fee is subject to
modification by the Board of Supervisors in the future. The
current fee for holding the election is $800 and is also
subject to modification in the future. The applicable tax and
fee amounts will be those established by the Board at the time
of voting.
L. LAFCO and the East Bay Municipal Utilities District (EBMUD)
are advised that the Board of Supervisors, in approving this
project and in petitioning LAFCO for the Norris Canyon Road
Area Boundary Reorganization, with respect to the provision of
water service to the project, has based its actions in part on
the facts that the EBMUD represents the only available water
supply for this area and the amount of water that will be used
by this project and in the area of the boundary reorganization
represents substantially less then one percent of overall
current and projected water service demand in EBMUD. The
Board's actions are further based on the fact that any
apparent additional minor annexations to EBMUD will not
cumulatively represent an appreciable percentage of future
projected water demand in EBMUD. The Board also recognizes
that the issue has yet to be resolved whether, prior to water
service being provided by EBMUD to large areas designated for
substantial new urban use that are outside EBMUD's boundaries,
an increase in its water supplies may be required. Approval
of this relatively small project should not be considered as
a precedent, justification, or premature Board support for
other boundary reorganizations that involve annexation to
EBMUD, including such large areas designated for new
substantial urban use. The growth management and service
issues are fundamentally different. Such boundary
reorganizations and projects, including their compliance with
the County's growth management standards, must be considered
on their own merits and facts without regard to the Board's
actions here.
65
M. The East Bay Regional Park District (EBRPD) is advised that in
approving this project with its three agricultural lots, the
Board of Supervisors has not required dedication of land but
is allowing the opportunity for a gift of private land to
EBRPD by the property owners as outlined in the agricultural
lots map. In not requiring a dedication of land to the EBRPD
and instead allowing an opportunity for a gift of land and
otherwise for continued private ownership in combination with
deed restrictions and scenic easements, the Board recognizes
the unique circumstances of the property and its owners. The
approach used here should not be considered an example or
precedent for -other projects in Contra Costa County.
66
V. MITIGATION COMPLIANCE REPORT
Project Name/Reference:
Da te:
Ti►lle:
Monitoring Task:_
(I(lclulle It anis title, SCC Section 11 of l ollilorirlg Report)
CON11'L,li\NC'I: f�10N1"I UI:ING BASELINE OBSERVATION
C0111l.)Ilalll_h St<ltus: If Unacceptable:
Remedial Action
Implemented
Acceptilb1 _ (Discuss below)
Remedial Action
Needed (Discuss
Below)
lJnacccpUA)1c,
Additional Fo11ow-up
Needed (No remedial
Action)
Observations:
Recoill1111►ldations:
Preparers Name:
Representing (Agencv/Firrn):
Si};
VI. MASTER MITIGATION COMPLIANCE CHECKLIST
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
....... . ..... .... . ..........
...... . ...............
.............................. . ..... .......
. .........
. ......AF i T S ......
... ........... . .......
. ..... .........
Task 2.1 Prepare Detailed
Landscape Plan
Task 2.2 Installation of
Landscaping
Task 2.3 Monitoring
Landscaping
Task 2.4 Creation of and
Internal Design
Review Board
Task 2.5 Zoning
Administrator
Review
Task 2.6 Construction Period
Monitor
Task 2.7 Zoning
Administrator
Review - Ag lots
Task 2.8 Visual Analysis of
Agricultural Lots
Task 2.9 Review of Visual
and Grading
Analvsis
Task 2.10 Project Gateway
Design Plans
Task 2.11 Redesign Project
Entrance Road
Task 2.12 Submittal of
Building Plans for
Homes Along "A"
Drive
Task 2.13 Review by EBRPD
and San Ramon
Task 2.14 Water Tank Designs
Task 2.15 Monitoring of Water
Tanks
Task 2.16 Street Light Plan
Task 2.17 Street Light Design
Task 2.18 Monitoring Lighting
67
MAS'T'ER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
�:.:,::.::.:
3: TRAI' .... . .:... . . .......::
Task 3.1 Prepare Detailed
Intersection Plans
Task 3.2 Construction of
Intersection
Improvements
Task 3.3 Geometric Analysis
Task 3.4 Construct Norris
Canyon Road
Improvements
Task 3.5 Micro Benefit
District
Task 3.6 Bond for
Construction
Damage to Norris
Canyon Road
Task 3.7 Repair of
Construction
Damage to Norris
Canyon Road
Task 3.8 Signal Warrant
Stud
Task 3.9 Fair-Share Payment
for Signal
Task 3.10 Transfer of Funds
to the City of San
Ramon
Task 3.11 Installation of
Signal
Task 3.12 Install
Improvements to
Norris
Canyon/Twin
Creeks Drive
Intersection
Task 3.13 Determination of
Fair-Share Payment
Task 3.14 Payment of Fair-
Share Contribution
Task 3.15 Transfer of Funds
to City of San
Ramon
68
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DA'T'E EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
.
4. :.:GEOLOGY:.A.Nll SOXLS
Task 4.1 Geotechnical
Criteria
Task 4.2 SRVFPD Permit
Task 4.3 Monitoring Grading
Procedures
Task 4.4 Grading Report
Task 4.5 Preparation of
Drainage
Maintenance Plan
Task 4.6 Cleaning of
Drainage
Facilities
Task 4.7 Geologic Hazards
Abatement District
(GHAD)
Task 4.8 Detailed Landslide
Repair Plans
Task 4.9 Monitoring of
Landslide Repairs
Task 4.10 Review of Creek
Setbacks
Task 4.11 Monitoring of Creek
Setbacks
Task 4.12 Revise Road Plan
Task 4.13 Construct On-Site
Road Improvements
Task 4.14 Obtain Permit from
SRVFPD
69
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFEC'T'IVE?
detailed discussion of each task) 1 IMPLEMENTED (If Applicable) COMMENTS
W E1
Task 5.1 Annexation of the
Project Site
Task 5.2 Annexation to
Central Sanitary
and EBMUD
Task 5.3 Size of Water Line
70
'
71
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If.,�Iic�able) COMMENTS
..... ....... ..... . . ........ .........
.................. .. ... .......
..... .... ....
.............
TROTECT 0 ................
.. . .............. ...
.... ............ . . ....... ..... ... ..............
Task 7.1 Fair-Share Fee
Determination
Task 7.2 Payment of Fees
Task 7.3 Creation of a
Special
Tax/Agreement
with San Ramon
72
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) 1 IMPLEMENTED (If Applicable) COMMENTS
.... ..........
DRAINA ................
Task 8.1 Detention Basin
Plan
Task 8.2 Construction of
Detention Basin
Task 8.3 Street Sweeping
Program
Task 8.4 Monitoring of Street
Sweeping
Task 8.5 Maintenance
Responsibility
Task 8.6 Reporting
Requirements
73
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
:.
40
PARKIAND
/RECREATION:.
OPEN:.:..
MANAGEMENT:.......
Task 10.1 Revised Community
Park Plan
Task 10.2 Construct
Community Park
Task 10.3 Gift land to EBRPD
Task 10.4 Construct Regional
Trails
Task 10.5 Construct Private
Trails
Task 10.6 Restrictive
Covenant/Scenic
Easement
Task 10.7 Recordation of
Restrictive
Covenant/Scenic
Easement
Task 10.8 Submittal of Range
Management Report
Task 10.9 Designation of San
Catanio Trail
Easement
Task 10.10 Dedication of San
Catanio Trail
Easement
74
MASTER MITIGATION
COMPLIANCE CIIECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
13. )?LAN I!;A TD;:AN MAL L
Task 13.1 Tree Preservation
Task 13.2 Licensed Arborist
Task 13.3 Preparation of
Informational
Packet
Task 13.4 Distribution of the
Informational
Packet
75
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
14NUTS . .
Task 14.1 Sound Wall Design
Task 14.2 Construct Sound
Walls
Task 14.3 Architectural
Review of Noise
Barrier
Task 14.4 Coordination with
San Ramon
76
MAS'T'ER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTEll (If Applicable) COMMENTS
5 1
AGRICULTURAL I S
Task 15.1 Sales Disclosure
Statement
Task 15.2 Informational
Booklet
Task 15.3 Distribution of
Informational
Booklet
77
MASTER MITIGATION
COMPLIANCE CHECKLIST
MONITORING/REPORTING WAS TASK
TASK (Refer to Section II for a DATE EFFECTIVE?
detailed discussion of each task) IMPLEMENTED (If Applicable) COMMENTS
16 WESTSfDE
SPECIFIC:PLAN MITIGA IO . MEASiYIt1:S
Task 16.1 Erosion Control
Plan
Task 16.2 Monitoring Erosion
Control Measures
Task 16.3 Construction
Period Watering
Task 16.4 Affordable Housing
Fee
Task 16.5 Cultural Resources
78
Attachment A
CONDITIONS OF APPROVAL FOR WIEDEMANN RANCH RESIDENTIAL COMMUNITY,
PRELIMINARY DEVELOPMENT PLAN #3005-91 AND VESTING TENTATIVE
SUBDIVISION MAPS #7575 & #7578 DATED NOVEMBER 13, 1992
General
1. Exhibits. Development shall be based on the following
submitted exhibits as modified by the conditions below:
A. Vesting Tentative Map for Subdivisions #7575 and #7578
dated received November 13 , 1992 . This is also the
Preliminary Development Plan.
B. February 8, 1991 Harlan Tait Associates Geotechnical
Feasibility Investigation.
C. March 30, 1992 Harlan Tait Associates Landslide Repair
Plans.
D. August 27, 1991 Sugnet & Associates Biotic Resource
Assessment and Habitat Mitigation Plan.
E. July 30, 1992 Harlan Tait Associates Geotechnical Report
for Subdivisions 7575 and 7578 .
F. Project Hillside Protection and Development Guidelines
dated September, 1992 .
G. January 8 , 1992 letter from HCV Pacific Partners to San
Ramon Valley Fire Protection District.
H. Regional and Project Trails Agricultural Lots Open Space
and Scenic Easement Map dated November 17 , 1992 .
2 . Number of Lots, Zoning, Phasing. This project is approved for
a maximum of 371 lots plus the three agricultural lots.
Approximately 462 acres shall be rezoned to Planned Unit
District (P-1) encompassing the proposed residential
development lots, perimeter and internal project common areas.
The remainder of the property will remain in A-4 zoning.
Phased final maps are hereby authorized but not required.
3 . Final Development Plan. Prior to commencement of grading
activity or filing a final map, a final development plan
application shall be submitted and approved. Final
development plan approval shall focus on and be limited to
final design issues to assure compliance with the approved
conditions and mitigation measures for the preliminary '
development plan and tentative subdivision map. Final
development plan shall include design level detail comparable
to a final subdivision map and shall be approved by the San
Ramon Valley Regional Planning commission prior to approval
by the Board of Supervisors of the Final Subdivision Map.
Planning Commission review of the final development plan shall
be scheduled within sixty days from the date of submittal of
the design level plans to the Community Development Department
and Public Works Department. The submittal plans shall
provide for:
A. Plan Details. Final landscape plans, final grading plan,
building envelopes (including building setbacks and
separations, and roadway plans) . These plans shall
demonstrate that visual, grading, vegetation and other
impacts have been addressed consistent with the
mitigation measures required of the project and as
1
provided for in the tentative subdivision map and
exhibits identified in Condition #1.
B. Design Guidelines. Final design guidelines enforceable
by the County and concurrent submittal of architectural
plans, site plan, fencing plan and landscape plan for two
lots to demonstrate how the design guidelines are going
to be implemented.
C. Preliminary Detention Basin Plan. The basin shall be
primarily designed for hydrologic and aesthetic purposes
only, and possible passive and active recreation
purposes. The plans shall provide for the following
information:
1) Grading plans at 40 scale indicating location of
existing trees and whether they are proposed to be
saved or removed.
2) Design and location of perimeter fence unless the
fence can be demonstrated not to be appropriate.
3) The basin shall be designed as much as possible to
simulate natural creekside terrain and minimize
removal of trees upstream from the street crossing,
using curvilinear design and providing maximum use
of native trees and shrubs and boulders (naturally
indigenous if at all possible) at the edges. While
striving for high aesthetics, the basin shall also
be designed for low maintenance cost. The basin
shall be designed to satisfy the County's regional
detention basin standards. Prior to Planning
Commission approval of the final development plan,
basin plans shall be submitted to the Public Works
Department for review for compliance with Title 9
of the Subdivision Ordinance and for compliance with
the standards for County detention basins.
Prior to recordation of the final subdivision map
the developer, at its expense, shall cause to be
formed a geologic hazards abatement district (GHAD)
or other entity acceptable to the Public Works
Department for the purpose of taking title to the
basin, performing necessary maintenance work, and
accepting and funding any liability from the basin,
including passive recreational use thereof (see also
Condition 15) . The Board of Supervisors shall not
be the board for the GHAD. The formation
proceedings shall specify and include a mechanism
acceptable to the County for funding, and for
indemnifying and holding harmless the County, its
officers and employees against any liability
resulting from the design, construction, use,
operation or maintenance of the basin. In addition,
prior to recordation of the final subdivision maps,
the developer shall, at its expense, cause to be
established annual assessments, or other funding
mechanism acceptable to the Public Works Department,
for the purpose of assuring the perpetual funding
of necessary maintenance work to the basin. It
shall be provided in the formation of the GHAD and
CC&Rs for the project that the GHAD shall not be
terminated unless the Contra Costa County Flood
Control District approves the termination, and
accepts the ongoing obligation to maintain and
repair the basin and the Public Works Department
approves an alternative funding mechanism for the
other maintenance and repair obligations of the
GHAD. Prior to Planning Commission approval of the
final development plan, the form of entity and
2
specific funding mechanism shall be identified to
the satisfaction of the Public Works Department.
D. Creekside Restoration Plan. This plan shall address all
areas where grade changes are required to protect against
erosion and to enhance scenic qualities and wildlife
values.
E. Project Gateway Design. This plan shall show frontage
improvements for Norris Canyon Road and its intersection
with "A" Drive, including appropriate improvements as
.recommended by the Public Works Department. The plans
shall identify the required dedication area to
accommodate the road widening.
The gateway shall utilize special landscape. Special
landscape treatment shall be proposed at the "A" Drive
entrance. Existing trees shall be identified and whether
they are proposed to be removed or saved. As few trees
as possible shall be removed. The plans shall
demonstrate adequate sight distance at the project
intersection.
F. Proiect Entrance Design. This plan shall be prepared for
the area bounded by and including "S" Drive, "A" Drive,
San Catanio Creek and the area of Lots 23-34 as shown on
the proposed plans. The plans shall include preliminary
landscape plans and indicate the location of existing
trees. As few existing trees as possible shall be
removed.
G. Preliminary Norris Canyon Road Re-Alignment and Upgrade
Plan. Prior to submittal of the final development plan
for the project, the applicant shall provide directly or
through an assessment district the Norris Canyon Road
safety improvement and roadway redesign study and
improvement plans for safety and planned improvements,
subject to review and approval by the Public Works
Department, which will identify the safety and other
improvements needed on Norris Canyon Road to complete
this traffic improvement. Final improvement plans and
the final width of the right-of-way shall be determined
at the final development plan. Because of the road's
close proximity to the creek and the erosive nature of
the creek, the improvement plans for this requirement
shall be signed and stamped by a licensed geotechnical
engineer.
These plans shall indicate existing right-of-way
location, intersecting property lines, City of San Ramon
boundary line, existing roadbed and nearby topographic
conditions and structures for the section of road between
westerly the end of the road transitions needed at the
project entrance and Bollinger Canyon Road. The
preliminary plan shall indicate the improvements and
right-of-way acquisition that would be needed to widen
the roadway to a 34-foot width, with four-foot shoulders,
to a design speed of 35 miles per hour or as otherwise
acceptable to the Public Works Department, Road
Engineering Division. Those improvements that are
specifically needed to mitigate the safety impacts of
this project shall be expressly identified (see also
Condition 49. ) .
The plans shall also identify the location of soundwalls
(identified as mitigation in the Westside Specific Plan
Program EIR and per Condition 41) which will be needed
to mitigate the noise impact of this project. The design
of the soundwall shall be based on an acoustical analysis
prepared by a qualified professional based on the General
3
Plan projected traffic and planned widening of the
roadway. A cross-section of the wall and any appropriate
landscaping shall be included. The location of the wall
relative to the road right-of-way and nearby structures
and property lines shall be identified.
The plans shall be accompanied by a detailed estimate of
the cost of implementing the plans. Plans may be
provided through an assessment district. A portion of
the costs of preparing the plans shall be credited
towards the project's South County Area of Benefit Fee.
Creditable engineering costs and administration shall not
exceed 12 .50 of the estimated project cost.
H. Street Lighting Plan. This plan shall identify proposed
street lighting plans for the project interior and the
project entrance. Street lighting shall be provided at
major intersections within the subdivision (at the two
entrance points from Norris Canyon Road) . The plans
shall indicate proposed placement of street lights, level
of illumination, design of pole standards. Ornamental
standards are encouraged for any necessary interior
street lights. All street lighting shall utilize down-
focused lights to minimize off-site glow. Prior to
submittal to the Planning Commission, the Public Works
Department, Engineering Services Division shall be
provided an opportunity to review and comment on the
plans.
I. Fire Resistant Landscaping Program. Proposed plans for
fire-resistant landscaping, including provision and
maintenance of fire breaks, shall be submitted following
opportunity for review by the San Ramon Valley Fire
Protection District.
J. Revised Community Park Plan. The proposed park plan
shall be revised to include a tennis court with lights,
basketball court, tot lot with functional (flat) lawn
area, clubhouse and competition swimming pool. The plan
shall specify the degree to which the facility satisfies
the County code. In addition, a plan for recreation use
of the detention basin area shall be submitted.
Recreational uses within the detention basin shall be
restricted to the Wiedemann Ranch homeowners association.
No credit for the parkland dedication requirements shall
be given for recreation facilities within the detention
basin area.
K. Water Tank Treatment. Pursuant to the Supplemental
Environmental Impact Report, the Planning Commission
shall review and approve plans for the water tanks.
Sufficient information will be submitted to determine
approximate tank dimension capacities, locations,
architectural elevations, colors, landscape plans,
grading and geotechnical reports for the Planning
Commission's review and approval. The information shall
demonstrate that the visual impacts of the water tanks
are adequately mitigated. If it cannot be shown that the
visual impacts of the tanks will be adequately mitigated,
the tanks shall be buried.
L. Additional Requirements for Residential Design
Guidelines. Proposed subdivision landscape plans shall
be prepared by a licensed landscape architect and shall
be certified for compliance with the County Water
Conservation Ordinance. Use of naturally indigenous
trees and shrubs is encouraged. The applicant shall
provide a suitable instrument guaranteeing to the County
4
the survival of the approved plantings for a period of
at least 24 months following completion of planting.
The plans shall demonstrate by design and selection of
material compliance with Chapter 82-18 of the Zoning
Code, "Sight Obstruction at Intersections". Prior to
submittal to the Planning Commission, the Public Works
Department, Road Engineering Division shall be provided
an opportunity to review and comment on all landscape
plans adjacent to roads and driveway intersections.
M. Restrictive Covenant and Scenic Easement Instrument. A
restrictive covenant and scenic easement instrument shall
be recorded with the final map creating the agricultural
.lots (Lots 168, 188 and 223) of Subdivision 7575 and
recorded against the deeds to those properties. The
restrictive covenant and scenic easement instrument shall
incorporate a three-tiered approach in limiting usage of
each lot to agricultural use and one single-family
residence with accessory agricultural structures, as set
forth more fully in Condition 21. The instrument shall
offer. to dedicate development rights to the County on the
three lots outside the development sites as set forth in
Condition 21. The instrument shall be enforceable by
both the County and the East Bay Regional Park District
(EBRPD) . The form and content of the restrictive
covenant and scenic easement shall be approved at the
time of final development plan approval, along with a
final regional and project trails, agricultural lots,
open space, and scenic easement map (agricultural lots
map) , consistent with and as set forth more fully in
Conditions 4 and 25.
4 . Final Agricultural Lots Map. The final regional and project
trails, agricultural lots, open space and scenic easement map
(agricultural lots map) shall be substantially consistent with
the plan set forth on the tentative agricultural lots map
dated November 13 , 1992 , revised November 17 , 1992 . Public
open space may be provided by gift; it is not required by this
condition to be dedicated. The tentative agricultural lots
map may be revised at the time of the final development plan
after further consultation with and direction from the EBRPD.
The regional trails shall be constructed in a manner approved
by EBRPD and the private project trails shall be constructed
by the applicant in a manner approved by the Zoning
Administrator. To the extent reasonably feasible, the program
for trail construction shall include the utilization of hand
labor from the East Bay Conservation Corps or a similar work
program. The final agricultural lots map may also include as
an attachment a more detailed map showing proposed uses and
footprints within the three development sites. If not
provided as part of the final agricultural lots map at the
time of final development plan approval, then a separate map
showing uses and building footprints shall be subsequently
approved by the Planning Commission for the development site
of each agricultural lot prior to issuance of a building
permit on that lot. Zoning Administrator approval of final
design in each development site shall be required consistent
with Condition 5. The above information shall be provided to
the EBRPD upon application submittal to the County.
5. Zoning Administrator Review of Individual Lots. At least
thirty (30) days prior to issuance of building permits, the
property owner shall submit architectural plans, site plan,
fencing plan, and landscape plan for each lot to the Zoning
Administrator for review and approval for the following lots:
1) lots identified as potentially visible in Viewsheds #1, 2 ,
3 and 4 on pages 2-46, 2-49, 2-53 , and 2-56 in the Final SEIR
(Lots 25-82 , 160-167, 172-204 , 219-239 , 282-284 , 291-319 (some
5
of these lots are also those potentially visible from Bishop
Ranch Open Space so that viewshed is addressed, too] ) ; 2) the
lots in Subdivision 7578 (in order to address views of them
from Norris Canyon Road (the higher lots above that are
included within one of the other four viewsheds above] ) ; and
3) the development sites in each of the three agricultural
lots. The purpose of such review is to confirm that the.
individual home and building site have been designed to
substantially mitigate visibility off-site and to be sensitive
to the topography with minimal grading consistent with the
design guidelines and mitigation measures for the project.
The approved landscape plan shall identify those trees that
are required to be planted to mitigate visibility of the home.
The above information shall be provided to the City of San
Ramon Planning Department at the time of application submittal
to the County.
6. Limitations on Tree Removal. Trees planted as part of the
reforestation program and in common areas, trees planted on
an individual lot to mitigate visibility of the homes and
trees that have been preserved on the project site shall not
be removed unless an application by the Homeowners'
Association Architectural Review Board is first approved by
the Zoning Administrator following a public hearing. On any
of the three agricultural lots, trees shall not be removed
from the third tier scenic easement area unless an application
by the owner is approved by the Zoning Administrator with
simultaneous provision of the information to the EBRPD for
their review and comment. In the second tier agricultural use
area, trees may be removed only for purposes of routine land
management (e.g. dead, fallen or diseased trees) , unless
otherwise first approved by the Zoning Administrator. In the
first tier development sites, tree removal shall be allowed
only as provided for in the final design approval for the
development site in each agricultural lot or as otherwise
subsequently first approved by the Zoning Administrator.
7. Contingent Approval of Subdivisions. The approval of
Subdivisions 7575 and 7578 is contingent on final approval by
the Board of Supervisors of Rezoning File #2947-RZ and
Preliminary Development Plan #3005-91. The requirements of
the subdivision approval are subordinated to any modifications
to the project rendered by the Board of Supervisors.
Agricultural Preserve Contracts
8 . Contingent Precedent to Development. No final map may be
recorded, nor non-agricultural development or grading activity
may commence until the existing restrictions of the
Agricultural Preserve Contract affecting the development area
that has been rezoned P-1 has become null and void either by
expiration or by cancellation action of the Board of
Supervisors.
Urban Service Reorganization
9. Boundary Reorganization Requirement. Urban service boundary
reorganization shall be consummated through the Local Agency
Formation Commission (LAFCO) . Prior to filing a final map or
issuance of grading permits, evidence shall be submitted to
the Zoning Administrator that the approximate 482 acre
development site consisting of residential lots, internal and
perimeter project common area has been annexed to the Central
Sanitary District and the East Bay Municipal Utilities
District (EBMUD) verifying adequate water supply consistent
with adequate Water Policy Implementation Measure 7-i on pages
7-16 of the General Plan. The area of Lots 168, 188 , and 223
(the agricultural lots) of Subdivision 7575 shall not be
included in any utility annexation. See also Advisory Note
L.
6
Geotechnical
10. As-Graded Mab. Prior to issuance of building permits on
parcels of this subdivision, submit as-graded reports of the
engineering geologist and the geotechnical engineer to
Community Development and Building Inspection Departments with
an as-graded map showing final plan and grades. The map shall
identify all encountered faults, aquifers, and stratigraphic
(bedrock) units; zones of highly jointed and/or deeply
weathered rock; orientation of bedding and/or other
discontinuities, and the location of any seepage, fill
keyways, and subdrainage material with cleanouts, outlets, and
pickup points; buttress fills with keyway location, any
retaining walls installed, subdrains and their connections,
and other soil improvements installed during grading, all as
surveyed and mapped by a licensed land surveyor or civil
engineer.
11. Grading Bond. A grading bond is required for the work
necessary to carry out the grading plan and Final Development
Plan. Provide sufficient information to estimate the cost of
required soil improvements, or a contractor's estimate.
12 . Recorded Geotechnical Statement. Record a statement to run
with deeds to parcels of the property acknowledging the
geotechnical reports by titles, author (firm) , and dates,
calling attention to recommendations, and noting that the
report is available to prospective buyers from the owner.
13 . Final Geotechnical Review. In accord with the Supplemental
Environmental Impact Report for the Wiedemann Ranch
Residential Community Project, the applicant shall adhere to
the following requirements:
A. Prior to final development plan approval geotechnical
criteria for the project shall be submitted for the
review and approval by the Zoning Administrator.
B. If explosives are necessary to aid grading activities,
a special permit shall be obtained from the San Ramon
Valley Fire Protection District (SRVFPD) .
Landslide Repair/Maintenance
14 . Detailed Landslide Repair Plans. Prior to final development
plan approval, submit detailed landslide repair plans
identifying specific landslide repair techniques for each
landslide on the project site as identified in the Landslide
Repair Plans prepared by Harlan Tait Associates to Community
Development and Building Inspection Departments for review and
approval. Pursuant to the Supplemental Environmental Impact
Report, landslide repair techniques for landslides #4 , #5,
#15, #16, #19 , #46 and #58 shall not be "remove and replace"
but other suitable methods which avoid impacting creek areas.
15. GHAD Formation. Pursuant to the Supplemental Environmental
Impact Report, and prior to filing of the first phased final
subdivision map, a geologic hazards abatement district (GHAD)
shall be formed of the project property owners to finance the
maintenance of slopes, drainage terraces, subdrains and
detention basin prior to the filing of the first final map
(see also Condition 3 .C. (3) ) . The three agricultural lots
shall be included in the GHAD. Any private land that may be
deeded to EBRPD shall not be included in the GHAD. The three
agricultural lots shall not be responsible for maintenance or
repair in the P-1 project area. All lot owners shall be
responsible, on a pro rata basis, for the cost of necessary
repairs to the three agricultural lots where GHAD-related
activities impact the P-1 project area or adjacent public
lands. The cost of other repairs and routine maintenance
7
shall be the responsibility of the individual agricultural lot
owner. A covenant shall be included in the CC&Rs for the
properties that precludes dissolving the GRAD without first
obtaining approval from the Board of Supervisors and without
first having maintenance of the detention basin accepted by
the Contra Costa County Flood Control District. Public lands
shall not be included in the GHAD. Holders of public
easements located inside the GHAD shall have no responsibility
under the GRAD. The GHAD shall otherwise be consistent with
the restrictions imposed through Condition 40.
Grading/Tree Preservation Plan
16. Grading/Tree Preservation Plan Submittal Requirements. Submit
a grading/tree preservation plan prior to final development
plan approval providing for:
A. Tree Survey. The plan shall identify all trees with a
trunk circumference of 20 inches or greater with trunks
within 40-feet of areas proposed for grading. Reasonable
efforts shall be made to minimize the loss of or
potential damage to existing trees. The . plans shall
identify the trunk circumference, approximate canopy
area, species, and whether the tree is to be preserved
or removed. The plan shall be prepared with the
assistance of a licensed arborist. The plan shall
provide suitable measures to assure protection of trees
during the construction period.
The survey of trees shall provide for a tally of the
number and trunk circumference of trees to be removed.
The aggregate trunk circumferences of trees proposed for
removal shall be totalled.
Also see heritage tree nomination requirement below.
B. Cut and Fill Slopes. Drainage terraces for cut and fill
slopes shall be spaced per grading code requirements.
All cut or fill slopes greater than 30 vertical feet in
height shall be contour-rounded.
C. Botanical Proiect. The grading shall provide for
balanced cut and fill on-site (i.e. , no import or export
of fill material) .
D. Surface Runoff Requirements. To reduce long-term erosion
and sedimentation impacts on downstream water quality,
grading plans shall be designed such that no surface run-
off shall be directed onto cut or fill slopes. All
graded slopes shall have either brow ditches or berms at
the crest to control surface run-off. These drainage
structures shall be underlain by subdrains. Run-off from
graded surfaces shall be intercepted by closed conduits
and conveyed to adequate storm drainage facilities.
E. Retaining Wall Details. A sample section and color of
proposed retaining walls shall be submitted with the
Final Development Plan application.
F. Tree Replacement Program. The grading/tree preservation
plan shall provide for a tree replacement program and
plan in accord with the proposed reforestation program.
The plan shall require replacement of trees in accord
with the applicant's program. The plan shall be
accompanied by an estimate of the cost of materials and
labor to complete the work. The approved plan shall be
installed with the phases of the subdivision infrastruc-
ture and grading. The applicant shall be responsible for
protecting the trees for a period of 36 months after
planting. Ninety days after planting, a landscaped
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architect shall inspect the plantings and prepare a
report to the Zoning Administrator on the condition of
the new trees. Any failing trees shall be replaced.
A bond shall be required in order to assure compliance
with this tree planting requirement.
Reforestation trees shall be planted by hand. The
reforestation program, including the monitoring and
maintenance program for at least five years consistent
with Condition 17, shall be approved by the Zoning
Administrator. The program shall include provisions to
utilize the East Bay Conservation Corps or a similar work
program to complete and initially maintain the
reforestation program, unless the applicant demonstrates
that including such a work program is not reasonably
feasible.
G. Erosion Control Plan. A construction period erosion
control plan shall be submitted.
H. Haul Routes. To avoid.unnecessary scarring of hillsides,
haul routes for grading activity shall be generally
limited to those areas of the site which are proposed to
be graded. Hauling of material through the approved
scenic easement shall be precluded. The grading/tree
preservation plan shall provide delineation of the
perimeter of areas and trees to be preserved by use of
taping and stakes, or other appropriate barriers. These
barriers shall be installed prior to commencement of
grading activity.
I. Tree Preservation Bonding Program. To assure protection
and/or reasonable replacement of exiting trees to be
preserved which are in proximity to subdivision
improvements, the applicant shall post a bond (or other
surety) for the required work with the Community
Development Department. The term of the bond shall
extend at least 3.6 months beyond the completion of
required subdivision improvements. Prior to posting the
bond, a licensed arborist shall assess the value of the
trees and reasonable compensatory terms in the event that
a tree to be preserved is destroyed or otherwise damaged
by subdivision-related activity. The tree bonding
program shall be subject to the review and approval of
the Zoning Administrator.
17. Tree Preservation Measures. In accordance with the
Supplemental Environmental Impact Report, the project
applicant shall adhere to the following requirements:
A. Limits on Heavy Equipment. Heavy equipment shall be
restricted to the minimum area suitable for equipment
operation.
B. Protection From Grading. Tree trunks adjacent to
construction areas shall be protected by fencing or other
barriers to avoid physical damage. Protection shall
extend outside drip lines to prevent trunk and limb
damage and soil compaction.
C. Tree Thinning. Trees where roots are covered with
impervious surfaces, or roots removed, shall be thinned
to compensate for loss of function.
D. Arborist. A licensed arborist shall monitor construction
activities as required.
I
9
E. Tree Replacement Ratio. Replacement of all impacted
woodland habitat in a ratio of 3 acres to every acre
impacted.
F. Initial Planting Requirements. Initial planting shall
be higher than necessary to account for a 10% annual
mortality rate (see Biotic Resource Assessment and
Habitat Mitigation Plan) .
G. Reforestation Monitoring. All reforestation areas shall
be monitored for at least five years for mortality,
vigor, height and canopy diameter. Vigor shall be based
upon qualitative comparison of foliage density, leaf
color and turgor, and stem caliber found in like species
in adjacent native habitat.
H. Tree Survival Rate. A 90% annual survival rate shall be
met during the initial 5-year monitoring period. Any
mortality above this rate shall be replanted.
I. Planting and Irrigation Requirements. Saplings and
rooted acorns shall be planted in irregular spacings and
watered with a drip irrigation system. Irrigation shall
continue for a minimum of three growing seasons.
Erosion Control Measures
18. Erosion Control Plan Requirements. Prior to final devleopment
plan approval, the project applicant shall submit to the
Community Development and Building Inspection Departments an
erosion control plan for the review and approval of the Zoning
Administrator. The construction stage erosion control plan
shall provide for the following measures:
A. Grading Season. All grading, excavation and filling
shall be conducted during the dry season (April 15th
through October 15th) only, and all areas of exposed
soils shall be replanted to minimize erosion and
subsequent sedimentation. Any modification to the above
schedule will be subject to review by the Grading Section
of the Building Inspection Department.
B. Revegetation/Erosion Control Plan. Prior to final
development plan approval, a revegetation/erosion control
plan shall be prepared. The plan shall emphasize use of
drought tolerant native species that are adaptive to
conditions on the project site. The plan shall provide
that all disturbed areas be hydromulched with a mixture
of 90% annual grass/10% wildflower per the Biotic
Resource Assessment and Habitat Mitigation Plan by
October 15th of each construction season or as determined
appropriate by the grading section of the Building
Inspection Department. The revegetation/erosion control
plan shall be reviewed and approved by the Grading
Section of the Building Inspection Department.
C. Temporary Erosion Control Measures. The erosion control
plan shall show the location of proposed temporary
detention basins, silt fences and straw bales. It shall
also contain provisions for:
1) Performing maintenance during the winter rainy
season, as necessary.
2) Regular inspections by the project engineer during
the winter rainy season.
3) Spot inspection during/immediately following severe
storms.
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I
Fencing Plan
19. Private Fencing. Privacy fencing shall be allowed only along
the side property lines of each lot where adjacent structures
are within the Development Area defined on each lot. Privacy
fencing shall consist of 1 x 6 boards attached to a 2 x 6 cap
and a 1 x 4 .trim supported by 4 x 6 posts on six-foot centers.
Privacy fencing shall be no higher than six feet. Privacy
fencing standards shall be included in the project design
guidelines.
20. Perimeter Fencing. The perimeter of the development area and
Private Open Space Areas of each lot shall be either: unfenced
or restricted to deer fencing. Deer fencing shall consist of
a 2" x 4" welded wire black fabric. Deer fencing shall be six
feet high supported by 4 x 4 wood posts on eight-foot centers.
Fencing standards shall be included in the project design
guidelines.
Open Space and Heritage Tree Nomination
21. Restrictive Covenant and Scenic Easement Instrument. The
applicant shall submit for review and approval by the Planning
Commission with the final development plan application, a
proposed restrictive covenant and scenic easement instrument
describing the uses and development limitations on
agricultural lots (Lots 168 , 188 and 223 of Subdivision 7575) .
The restrictive covenant and scenic easement instrument shall
include a provision that written approval from the EBRPD shall
be required prior to any future subdivision of these parcels
or changes or amendments in the restrictive covenant and
scenic easement instrument and that it is specifically
enforceable by the EBRPD as a third party beneficiary. The
instrument shall be based on the following:
A. First Tier. In the first tier development sites:
(1) A limit of one residence along with ancillary and
agricultural structures (e.g. , detached garage,
guest house, barn, winery, stables) on each lot.
The development sites for these structures shall
be restricted to the specific three areas identified
on the final agricultural lots map. No structure
shall be allowed outside the development sites and
development inside the development sites shall be
reviewed and approved, consistent with Conditions
4, 5 and 21, by the Planning Commission and Zoning
Administrator, with provision of the information to
the EBRPD upon application submittal to the County.
(2) Agricultural and related uses, such as livestock
production, orchards and vineyards, pasturing of
horses or other livestock, and open space land,
trails and fire protection management.
(3) Livestock grazing and open space land, trails and
fire protection management.
B. Second Tier. In the second tier agricultural use areas,
only the use set forth in A(2) above shall be allowed.
C. Third Tier. In the third tier scenic easement area, only
the uses set forth in A(3) shall be allowed.
The three tiers shall be clearly depicted on the final
agricultural lots map which shall be recorded along with
the restrictive covenant and scenic easement instrument.
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22 . Parcel "D" Mercier. Parcel "D" as shown on the Tentative Map
of Subdivision 7575 shall be merged with Lot 192 .
23 . Heritage Tree Designation. Concurrent with the final
development plan application, the applicant shall apply to the
County for heritage tree designation for trees to be preserved
on the property pursuant to Section 816-4 . 404 of the Zoning
Code. The submittal shall include a nomination request for
tree groves in the approved common open space area and other
significant trees; and shall be accompanied by the
grading/tree preservation plan and tree replacement program
approved by the Zoning Administrator.
The submittal shall by prepared by a licensed arborist and ,
shall provide detailed information on trees with trunks within
40 feet of proposed grading or other development. The survey
shall include information on trunk circumference, tree
species, and canopy of individual trees. The nomination
proposal shall provide for a suitable marking of designated
heritage trees. The number of trees designated for heritage
status may be increased or diminished from those nominated by
the applicant.
The submittal shall include a proposed notice, upon Board of
Supervisors designation action, to be used to inform
prospective buyers of the heritage tree program, and the
process that must be followed in order to remove or otherwise
damage a tree.
24 . Limitation on Tree Removal. No trees shall be removed from
any of the property prior to approval of the grading/tree
preservation plan without the prior approval of the Zoning
Administrator.
Regional Trail Dedication
25. Final Regional Trail Alignment; Funding for Maintenance. The
final regional trail alignment as set forth on the final
agricultural map shall be determined at the time of final
development plan approval (see also Condition 4) . The
alignment provided for in the tentative agricultural lots map
may be modified following additional review and input by the
EBRPD. All offers of dedication shall be made to the EBRPD
prior to approval of the first phased final subdivision map
in the project. For regional trail and emergency vehicle and
maintenance access (EVMA) alignments inside private property,
trail and EVMA easements shall be offered for dedication to
the EBRPD, or if it does not accept the alignment, then
offered to the County. Other easements on or across public
land or trails may be authorized and their terms defined at
the final development plan and final agricultural lots map
approval. The applicant shall be responsible for making
regional trail and EVMA improvements (on Lot 168 , the
applicants responsibility for EVMA improvements is limited to
the alignment east on the access road to the development site)
in the manner and design approved by EBRPD and dedicating them
by the time the last residential building permit for each
phased subdivision is approved, unless EBRPD otherwise agrees
to extend the time for trail construction and/or acceptance.
A landscaping and lighting district, or another funding
mechanism acceptable to the County, with--input from EBRPD,
shall be provided whereby the property owners in the project
(not including the owners of the three agricultural lots)
shall be responsible for financing the cost of maintaining any
public open space within the project site, including the
regional trails. Actual maintenance of their lands and
easements will be provided by the EBRPD.
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26. Regional Trail to Wiedemann Hill. The regional trail only
from "A" Drive to the top of Wiedemann Hill shall be via an
all-weather surface (i.e. , the existing gravel road) to
provide access for pedestrians. An easement shall be offered
for dedication to the EBRPD. If the EBRPD does not accept
it, then it shall be offered to the County. If it does not
accept it, then it shall be maintained as a project trail
available to the public for such pedestrian access. Trail
improvements shall be constructed by the applicant and
maintained consistent with Condition 25. Due to safety
consideration, vehicle access shall be restricted to service
vehicles related to communication site activities, emergency
vehicles, and owners of the agricultural lot.
27 . Norris Canyon Trail. As part of the final development plan
application, the applicant shall prepare a proposed trail
easement for a trail running parallel to Norris Canyon Road.
The applicant shall provide the Public Works Department, Road
Engineering Section and City of San Ramon Planning Director
and City Engineer an opportunity to review and comment on the
plans. Prior to filing a final map, the applicant shall make
an offer of dedication of the approved trail easement. The
applicant shall have the option of withdrawing the offer of
dedication of the trail easement if the County and/or City has
not constructed the trail improvements within 10 years from
the issuance of the final map for the final phase of the
subdivision. Ownership of easement would revert to the
Homeowner's Association.
Project common Facilities and Landscaping
28 . Detailed Common Facilities Plans. As part of the final
development plan application, the applicant shall submit
detailed development plans for any common facilities located
within that particular map phase for the review and approval
by the Planning Commission. All approved facilities shall be
completed prior to issuance of building permits within the
phase in which the common facilities are located.
29 . Detailed Common Facilities Landscape Plans. Landscape plans
for all common areas shall be prepared by a licensed landscape
architect. Plans shall be certified for compliance with the
Water Conservation in New Developments Ordinance (No. 90-59) .
Proposed shrubs shall be a minimum 5-gallons in size; proposed
trees shall be a minimum 15-gallons in size. Prior to
approval, the East Bay Municipal Utility District and Public
Works Department, Road Engineering Section, shall be provided
an opportunity to review and comment on the plans.
Landscaping shall be designed so as to minimize landscape
maintenance costs. Approved common area landscaping shall be
installed prior to occupancy of units for each phase of the
subdivision.
Revised Design Guidelines
30. Final Design Guidelines. The proposed design guidelines shall
be revised to provide for the following:
A. Deed Restriction. Design restrictions shall be made
enforceable by the County.
B. Garages. The minimum setback from the road right-of-
way for front-entry garages shall be 18 feet; side-entry
garages shall observe a minimum setback of 12 feet. Any
proposed placement of garages within the specified
setback areas shall be considered on a case-by-case basis
and only where it can be documented that no adverse
sight-distance problems will result (e.g. , end of cul-
de-sacs) . All garage doors shall be designed as
automatic sectional doors.
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C. Minimum Lot Gradient. All lots shall have a minimum
gradient of 1. 5% to ensure proper drainage. All paved
surfaces shall have a minimum of 1% gradient.
D. Lot Areas. Each lot shall be divided into three areas
as follows:
1) Building Area: Shall be the area on each lot within
which the primary residential structure and
accessory structures can be constructed. This would
include attached garages. The building area shall
also include the primary parking area , fences and
irrigated landscaped areas on each lot.
2) Controlled Development Area: Shall be the area
within which ancillary structures such as pools,
gardens and in some case detached garages can be
constructed. Fire control measures shall be
enforced within this area.
3) Private Open Space Area: Shall be the portion of
each lot within which no development can occur.
The development envelopes shall be established prior
to issuance of building permits and submitted to
Community Development and Building Inspection
Departments.
E. Lot Setbacks. Front yard setbacks of 25 feet, sideyard
setbacks of 15 feet, and backyard setbacks of 25 feet
should be maintained wherever possible. However,
exceptions from the setback standards may be appropriate
due to site constraints and for lots along the south side
of "A" Drive in the vicinity of the cross valley ridge
to reduce off-site visual impact.
F. Creek Setbacks. A 100-foot setback from creeks shall be
maintained by all abutting structures measured from the
centerline of the creek. Scenic easements may be
recorded where appropriate to ensure limitations on
development. The scenic easement shall not take the
place of development rights deeded to the County as
required by Section 914-14 . 012, "Structures Setback Lines
for Unimproved Earth Channels. "
G. Individual Lot Grading. Individual lot grading shall
employ contour grading concepts. Approval by the
Building Inspection Department shall include grading
permit requirements.
H. 3 : 1 Slopes. All grades or non-structural slopes shall
be 3 : 1 or flatter unless supported by geotechnical
engineering reports.
I. Foundation Design. Buildings shall be designed to work
with the existing topography of the site. Split pads,
stepped footings, pier and grade beam foundations shall
be employed to fit each structure to the slope of each
lot.
J. Roof Forms and Lines. Roof forms and roof lines shall
be designed to break up the mass of the roof. Irregular
roof lines shall be utilized to avoid long, linear
unbroken roof lines.
K. Visual _ Design Restrictions. Large gabled ends on
downhill elevations, overhanging stilted decks, large
walls in single planes and retaining walls should be
14
avoided. Retaining walls should be broken into smaller
components. and terraces where feasible.
L. Maximum Building Heights. Maximum building heights shall
be 35 feet. Height of the houses along the south side of
"A" Drive shall be subject to the review and approval of
the Zoning Administrator.
M. Exterior Colors and Materials. Building colors shall be
earthtones. Bright colors (reds, blues and greens)
shall be avoided. Exterior wall and roof colors and
materials shall utilize medium-to-dark earth-tone colors,
defined as less than 50% light reflectance. A licensed
architect shall certify submitted elevations for
compliance with this requirement. Exterior walls shall
be of wood siding, wood shingles, brick or masonry,
natural colored cement plaster, or other similar natural
texture and colors. Roofs shall be flat concrete
shingles, clay tile (earthtones only) or other suitable
roofing material of earthtone colors.
N. Architectural Review Board. In accord ,with. the proposed
CC&Rs-, an internal Architectural Review Board shall be
created to review and approve plans in accordance with
the residential design guidelines prior to submittal of
plans to Community Development and Building Inspection
Departments.
O. Desitin Restrictions Near Cross-Valley Ridge. Lots along
"A" Drive in the vicinity of the cross-valley ridge (Lots
25-58 and 172-183) shall be subject to architectural
review by the Zoning Administrator pursuant to the
requirements of this condition and the Supplemental
Environmental Impact Report which identified the
following restrictions on these lots.
1) Possible reduction of structure height to reduce
visual impacts shall be subject to approval of the
Zoning Administrator.
2) Variable sideyard setbacks to reduce massing.
3) Reduced front yard setbacks from the minimum 25
feet.
4) Additional landscape requirements for backyards.
5) Muted roof colors.
Maximum structure height, minimum sideyard setbacks and
minimum front yard setbacks shall be determined as part
of the final development plan approval.
P. Minimum R-15 and R-20 Standards. Front yard, side yard
and rear yard setback standards as defined in the project
design guidelines shall apply (consistent or greater than
R-20 standards) . Where the project design guidelines are
silent, the development provisions of the R-15 Single
Family Residential District (for lots from 15 , 000 to
19, 999 square feet) , and R-20 Single Family Residential
(for lots 20, 000 square feet or greater) shall apply.
Fire
31. Fire Safety Development Requirements. Pursuant to the
Supplemental Environmental Impact Report, the project shall
adhere to the following requirements:
A. Street Gradients. Street gradients shall not exceed 20%
and rough asphalt or grooved pavement used in areas where
15
road gradients would exceed 150, subject to the review
and approval of the Public Works Department.
B. Fire Protection Management Program. The San Ramon Valley
Fire Protection District's (SRVFPD) weed abatement
criteria shall be incorporated into the subdivision's
Covenants, Conditions and Restrictions (CC&Rs) and
project design guidelines to provide a fire protection
management program (see also Condition 37) , and in the
management requirements for the three agricultural lots
as part of the approved range management plan which will
incorporate fire management. EBRPD shall be consulted
in regard to the appropriate fire protection management
program.
C. SRVFPD Review Prior to Building Permits. Building
permits shall be submitted to the SRVFPD for review prior
to being issued.
D. Buffer Zone Fire Break. The buffer zone around the
development area shall be maintained as a fire break in
accordance with SRVFPD standards.
E. Roofing Materials. All roofing materials shall be class
A, B or better.
F. Automatic Sprinkler Systems. All residences shall be
equipped with automatic fire extinguishing sprinkler
systems.
G. SRVFPD Review Prior to Final Subdivision Map. Fire
hydrant locations, vehicle turnarounds, temporary access
roads, driveway accesses, and smoke detectors plans shall
be submitted to the SRVFPD for review and approval prior
to filing a final subdivision map.
32 . Second Access Road. A second access road extending from "T"
Court south in Subdivision 7575 shall be provided. In
addition, a second 2-lane bridge shall be constructed from "T"
Court north in Subdivision 7578 to Norris Canyon Road. This
second access route shall be constructed to public road
standards consisting of 24 feet of pavement, measured curb-
to-curb with no parking allowed on either side. In addition,
an emergency access gate shall be installed on the second
access road between the subdivisions to limit usage to only
the Fire District. The San Ramon Valley Fire Protection
District shall provide specifications for the gate.
Public Protection
33 . Facility Standard Fee. In accordance with the Supplemental
Environmental Impact Report, the project applicant shall pay
a facility standard fee, if appropriate, (equal to the costs
of constructing 155 square feet of department facilities per
1, 000 residents) as determined by the Contra Costa County
Sheriffs Department. The fee shall be paid with the issuance
of individual building permits.
34 . Funding for Augmented Police Services. With the recordation
of a final map, the owner shall participate in the provision
of funding to maintain and augment police services by voting
to approve a special tax for the lots created by this
subdivision approval. The tax shall be the per parcel annual
amount (with appropriate future Consumer Price Index
adjustment) then established at the time of voting by the
Board of Supervisors. The election to provide for the tax
shall be completed prior to the filing of the Final Map. The
property owner shall be responsible for paying the cost of
holding the election, payable at the time that the election
is requested by the owner.
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Alternatively, the applicant may provide evidence that he has
entered into an agreement with the City of San Ramon for
supplemental police services to serve the project.
Transportation Demand Management Program
35. TDM Program. At least 30 days prior to filing a Final Map,
the applicant shall submit two copies of a Transportation
Demand Management (TDM) Program in accord with the
requirements of Ordinance No. 92-31. The applicant should
contact the County TDM coordinator in the Community
Development Department at 646-2131 regarding any questions on
the program requirements.
Child Care Ordinance
36. Child Care Program. At least 60 days prior to recording a
final map, the applicant shall submit a demand study for child
care facilities generated from the future project residents
and an appropriate response program in accord with Ordinance
88-1, the Child Care Ordinance. The demand study and response
program shall be subject to the review and approval of the
Zoning Administrator. Prior to recording the final map, the
applicant shall submit evidence that he has complied with
whatever program requirements have been imposed.
Covenants, Conditions and Restrictions (CC&R' s)
37 . CC&Rs Review and Approval. Prior to final development plan
approval, a copy of the project's Covenants, Conditions and
Restrictions (CC&Rs) shall be submitted to the Community
Development Department for review and approval. A copy of the
proposed CC&Rs shall be provided to the EBRPD upon submittal
to the County. The document shall provide for maintenance of
common open space, fire break protections, and maintenance of
any internal, private roads. The document shall reference the
approved residential design guidelines, slope and drainage
improvements maintenance plan and fencing plan program.
In accord with the County Child Care Ordinance, the CC&Rs
shall indicate that a child care facility may be located at
any residential unit, or lot, consistent with the existing
laws.
Drainage Crossings
38 . Design of Crossing Structures. Drainage crossing structures
shall be designed in accordance with the Biotic Resource
Assessment and Habitat Mitigation Plan. Prior to filing a
final map, final drainage crossing plans shall be submitted
to the Public Works Department for review and approval.
Aquatic Habitat Plan
39. 3 : 1 Replacement Ratio. All impacted wetlands and "waters of
the United States" shall be replaced in a ratio of 3 acres for
every 1 acre impacted.
40. Additional Permits. Prior to the issuance of a grading
permit, the project applicant shall secure all necessary
permits and agreements from the U. S. Army Corps of Engineers
and California Department of Fish and Game. Copies of the
permits from these agencies shall be provided to the Zoning
Administrator
Noise
41. Sound Walls. The applicant shall install sound walls where
needed with the Norris Canyon Road improvements, as determined
17
by the County to address sound impacts of current existing
traffic plus this project.
Agricultural
42 . Agricultural Proximity Sales Disclosure Statement. The
project applicant shall include a sales disclosure statement
with each lot stating that they are in close proximity to
existing agricultural activities (including agricultural
activities on Bishop Ranch Regional Open Space) which may
result in nuisance and hazards.
43 . Agricultural Activities Informational Booklet. Prior to the
issuance of building permits for the project, the project
applicant shall submit to the Community Development Department
for review and approval an informational booklet to be
distributed to project residents upon purchase describing the
adjacent agricultural activities, potential hazards and ways
for residents to minimize potential hazards.
Construction Period Restrictions
44 . Time Limits on Construction Activity. Noise generating
construction activity (including playing of loud radios or
music) shall be limited to the hours of 7 : 30 A.M. .to 5:00
P.M. , 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 of the Zoning
Administrator.
45. Recyclable Construction Materials. The applicant shall
provide for the separation of recyclable construction
material, such as wood waste and inert solids, at the
construction site. Provisions for the separation of
recyclables shall be consistent with the County Source
Reduction and Recycling Element. Any questions on satisfying
this requirement should be directed to the County Recycling
Specialist in the Community Development Department at
646-4198.
46. Notice of Construction Work Commencement. At least one week
prior to commencement of grading, the applicant shall post the
site and mail to the owner of property within 300 feet of the
exterior boundary and to the homeowner associations of nearby
residential projects, 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 individuals responsible
for noise and litter control, tree protection, construction'
traffic and vehicles, erosion control, and 24-hour emergency
number, shall be expressly identified in the notice. The
notice shall be reissued with each phase of major grading and
construction activity.
Copies 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
parties noticed, and a map identifying the area noticed.
47 . Dust Control/Reclaimed Water. The project shall comply with
the dust control requirements of the Grading Ordinance
including provisions pertaining to water conservation.
Reclaimed water shall be used for dust control unless
determined to be infeasible by the Zoning Administrator.
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48 . Archaeological Resource Requirements. Comply with the
following archaeological resource requirements:
A. Notification if Significant Cultural Materials Located.
If any significant cultural materials such as artifacts,
human burials, or the like are encountered during
construction operations, such operations shall cease
within 10 feet of the find, the Community Development
Department shall be notified within 24-hours and a
qualified archaeologist contacted and retained for
further recommendations. Significant cultural materials
include, but are not limited to, aboriginal human
remains, chipped stone, groundstone, shell and bone
artifacts, concentrations of fire cracked rock, ash,
charcoal, shell, bone, and historic features such as
privies or building foundations.
B. Mitigation of Cultural Resources. Appropriate mitigation
of the cultural resources may include monitoring of
further construction and/or systematic excavation of the
resources. Any artifacts or samples collected as part
of the initial discovery, monitoring or -mitigation phases
shall be properly conserved, catalogued, analyzed,
evaluated and curated along with associated documentation
in a professional manner consistent with current
archaeological standards.
Road, Utility and Drainage Requirements
49. Compliance Requirements. Comply with the following road,
utility and drainage requirements:
A. Conformance with Title 9 ; Exceptions. 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) Construct road improvements along Norris Canyon Road
based on a 35 mile per hour design speed, 34-foot
road width with bike lanes and 4-foot all weather
shoulders. The road improvements shall provide left
turn channelization at the project entrances in
accordance with Caltrans standards subject to the
review of the Public Works Department, Road
Engineering Division, and the review and approval
of the Zoning Administrator. The applicant's Norris
Canyon Road frontage improvements shall not be
credited toward the Countywide Area of Benefit
obligation. Design exceptions shall be evaluated'
on a case by case basis by the Public Works
Department at the time of final development plan
approval. This condition does not imply that
exceptions shall be made.
2) Install safety street lighting and annex the
property to County Service Area L-100 for
maintenance of the street lights. Lighting shall
be located only at the project entry intersections
with Norris Canyon Road, at the intersection of "A"
Drive with "S" Drive, at the intersection of "A"
Drive with itself, at the intersection of "A" Drive
with "B" Drive, and the intersection of "A" Drive
with "K" Drive.
3) Construct a paved hammerhead turnaround at the end
of the proposed private road/common driveways.
19
4) Underground all subdivision utility distribution
facilities, including those existing on the Norris
Canyon Road frontage.
5) Convey 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 banks
or to the detention basin facility which conveys
the storm waters to a natural watercourse.
6) Design and construct 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.
7) Install, within a dedicated drainage easement, any
portion of the drainage system which conveys run-
off from public streets.
8) Relinquish "development rights, " or convey other
instrument acceptable to the Public Works Director,
over that portion of the site that is within the
structure setback area of the creek. The structure
setback area shall be determined by using the
criteria outlined in Chapter 914-14 , "Right of Way
and Setbacks" of the Subdivision Ordinance.
Due to the nature of the creeks in this area the
structural setback may be determined from a soils
report. The applicant shall submit the soils
geological and geotechnical report for review by
the Public Works Department, Flood Control Division,
showing slope stability, a proposed structural
setback line, and construction methods for buildings
to be located on the adjacent slope. The structure
setback line shall be shown accurately on the final
development plan and the Final Maps. The instrument
dedicating development rights shall provide that the
individual homeowners may apply to the Public Works
Department to place accessory structures within the
setback line (e.g. gazebos) , subject to the review
and approval of the Department.
9) Submit 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 Public Works Department.
10) Submit phased final subdivision maps or one final
map prepared by a registered civil engineer or
licensed land surveyor.
11) Exceptions to public road standards consistent with
the revised standards set forth in Condition 49 . I .
are hereby allowed.
B. Norris Canyon Road Improvements • Time of Construction.
The applicant shall improve the offsite portion of Norris
Canyon Road from the westerly conform back to the
existing Norris Canyon Road roadway to Bollinger Canyon
Road to a 34-foot wide roadway within an adequate right
of way and with necessary slope easements. The
improvements shall include bike lanes and four-foot all
weather rock shoulders along with safety improvements,
capacity improvements, and necessary reconstruction. The
20
improvements shall be designed for a design speed of 35
miles per hour, or, as approved by the Public Works
Department, Road Engineering Division.
The applicant shall be required to construct any
necessary safety improvements prior to construction of
any major public or private facilities (except on-site
balanced grading operations) . and prior to issuance of
building permits in these two subdivisions, unless
otherwise approved by the Public Works Department. The
safety improvements shall include provision of adequate
horizontal clearance, widening to allow trucks to make
the tight turns, and provision of adequate all-weather
shoulders.
Prior to issuance of the 150th building permit for the
two combined subdivisions, the applicant shall construct
capacity improvements along the offsite portion of Norris
Canyon Road. The capacity improvements shall include
widening Norris Canyon Road to its 34-foot road width
with bike lanes and 4-foot all weather shoulders.
The applicant shall be responsible for obtaining on-site
and off-site rights of way, slope easements and other
land rights for the improvements required at each phase
of this development.
C. Signal at Norris Canyon Road and Bollinger Canyon Road.
Install the traffic signal at the Norris Canyon
Road/Bollinger Canyon Road intersection, if it is
warranted based on existing traffic plus approved
projects plus this project at the time of filing of the
first final map. If the signal is not warranted, the
applicant shall contribute its fair share towards the
construction of the signal at a later date.
D. Credit Toward South County Area of Benefit. The cost of
construction of the off-site improvements listed in
Condition 49 .B. and 49 .C. will be credited toward the fee
payable to the South County subarea of the Countywide
Area of Benefit which shall be calculated at $5276 per
unit.
E. Intent of Off-Site Conditions. The intent of these
Conditions is to require the applicant to construct the
improvements, or to pay a fair share toward their
construction, identified in the Final Supplemental
Environmental Impact Report as traffic mitigation
measures along with the Norris Canyon Road sound barrier.
F. Norris Canyon Road Frontage Dedication. Convey to the
County, by Offer of Dedication, 42 feet of half-width
right-of-way from the centerline of the alignment along
the Subdivision 7578 frontage abutting Norris Canyon
Road, plus any necessary slope easements along the
frontage.
G. Sight Distance Requirements. Provide for adequate sight
distance at the project access intersection with Norris
Canyon Road for a design speed of 35 miles per hour and
all on-site intersections for a design speed of 25 miles
per hour in accordance with CALTRANS standards. This
applies to the intersection of "S" Drive and "A" Drive,
"A" Loop intersection with itself and "A" Loop with "B"
Drive. Site distance for remaining intersections shall
be reviewed and approved at final development plan.
Convey to the County a sight distance easement across
those parcels which are crossed by the line of sight at
all internal intersections. All garages which are
accessed through a sight distance easement shall be set
21
back a minimum of 20 feet from the easement. The
applicant should be aware that the sight distance
easements could affect the buildability of some lots.
H. Relinguishment of Abutter's Rights. Relinquish abutter's
rights of access along Norris Canyon Road with the
exception of the two proposed access roads.
I. On-Site Road Standards. On-site public roadways shall
be constructed to public road standards with the
following exceptions (exceptions from the Ordinance Code
identified with a double asterisk (**) and provisions) .
These standards shall include: providing for at least
six off-street parking spaces for 66% of the units;
providing adequate corner and stopping site distance for
traffic safety; and, providing 30-foot curb return radii
at all intersections where "No Parking" is required along
an adjacent roadway leg. An exception is allowed from
the County standards to begin the grading hinge point 5-
feet behind the curb face and 3-feet behind the back
sidewalk. The only private roadways in the project are
depicted as such on the vesting tentative map. They
shall be constructed to County private road standards
with adequate parking, subject to review and approval by
the Public Works Department. Private roads shall be
constructed as at least 20-foot roads within 30-foot
access easements.
1) General requirements:
Provide for at least 6 off-street parking spaces
for 660 of the units.
Provide adequate corner and stopping sight distance
for traffic safety.
** Exception from the County standards to begin the
grading hinge point 5 feet behind the curb face and
3 feet behind the back of sidewalk.
2) "A" Drive Entry Road from Norris Canyon Road to "S"
Drive: construct a 16-foot inbound lane and a 28-
foot outbound roadway, within a 64-foot right-of-
way. The outbound roadway shall consist of a 12-
foot left-turn lane and a 16-foot right-turn lane.
Special conditions:
"No Parking".
Additional width will be required for any raised
median island.
3) "A" Drive Entry Road from "S" Drive to the "A" Drive
Loop Road: construct a 28-foot road within a 48-
foot right-of-way with no parking on either side.
However, within Subdivision 7578 where units are
located along the east side of the road, construct
a 34-foot road within a 54-foot right-of-way with
parking allowed along the east side of the road
only. Special conditions:
"No Parking" allowed at 28-foot road cross-section
areas.Provide adequate off-street parking or parking
bays subject to the Public Works Department, Road
Engineering Division review, and review and approval
of the Zoning Administrator.Provide circular
driveways or hammerhead turnarounds at each of the
driveways.
** Ordinance Code exception to allow a loo maximum
grade (8% required by the Ord. Code) without on-
street parking.
** Ordinance Code exception to allow a reduction in
road and right-of-way width from a 40/60 to a 28/48
22
without on-street parking and to a 34/54 with on-
street parking along the east side of the road and
with adequate corner and stopping sight distance.
4) "A" Drive Loop Road beginning 800 feet south of its
intersection with itself around, clockwise, to its
intersection with itself: construct a 32-foot road
within a 52-foot right-of-way. Special conditions:
"No Parking" allowed on the inside of the loop road.
The maximum grade shall be 15% (Ord. Code) .
Provide at least 6 off-street parking spaces for at
. least 50% of the units.
** Ordinance Code exception to allow a reduction in
road and right-of-way width from a 36/56 to a 32/52
without parking on one side of the street and with
adequate corner and stopping sight distance.
5) "A" Drive Loop Road from its intersection southerly
to 800 feet south of its intersection with itself:
construct a 40-foot road within a 60-foot right-
of-way. Special conditions:
Provide adequate off-street parking to allow on-
street parking for the swim and tennis club y
subject to review and approval of the Zoning
Administrator. Parking allowed on both sides of
road.
6) "B" Drive from Lot 321 to "C" Court: construct a
28-foot road within a 48-foot right-of-way. Special
conditions:
"No Parking" allowed except in adequate parking
bays.
Provide circular driveways or hammerhead turnarounds
at each of the driveways.
Realign "B" Drive between Lot 321 and 331 to
eliminate small horizontal alignment undulations.
** Ordinance Code exception to allow a 20% grade (15%
required by the Ord. Code) without on-street
parking.
** Ordinance Code exception to allow a reduction in
road and right-of-way width from a 36/56 to a 28/48
without on-street parking and with adequate corner
and stopping sight distance.
7) "B" Drive from the "A" Drive Loop Road to Lot 321:
construct a 32-foot road within a 52-foot right-
of-way. Special conditions:
"No Parking" allowed on the south side of the
street, except in adequate parking bays.
Provide circular driveways or hammerhead turnarounds
at each of the driveways.
8) "K" Drive Entry Road throat area from the "A" Drive
Loop to the "K" Drive Loop Road: construct a 36-
foot road within a 56-foot right-of-way. Parking
allowed on both sides.
9) "S" Drive: construct a 28-foot road within a 48-
foot right-of-way. Special conditions:
"No Parking" allowed.
** Ordinance Code exception to allow a reduction in
road and right-of-way width from a 32/52 to a 28/48
without parking along one side of the street.
23
10) "TO Court North between the "T" Drive Entry Road
and "S" Drive: construct a 32-foot road within a
52-foot right-of-way. Special conditions:
"No Parking" allowed on one side of the street,
except in adequate parking bays.
11) "T" Drive Entry Road from Norris Canyon Road to "T"
Court North: construct a 32-foot road within a 52-
foot right-of-way. Special conditions:
"No Parking" allowed.
12) "B" Drive West of "C" Court; "C" Court; "D" Court;
"E" Court; OF" Court; "G" Court; "H" Court; "I"
Court; "J" Court; "K" Drive Loop Road; "M" Court;
"N" Court; "T" Court North, south of "S" Drive; and
"T" Court South: construct a 28-foot minimum width
road. Special conditions:
"No Parking" allowed on one side of the street (the
inside of the curve where feasible) , except in
adequate parking bays.
For "K" Drive Loop Road, "No Parking" on the inside
of the loop.
** Ordinance Code exception to allow a reduction in
road and right-of-way width from a 32/52 to a 28/48
without parking on one side of the street and
adequate corner and stopping sight distance.
J. Timing for Construction of Norris Canyon Road/"A" Drive
Safety-Related Improvements. Install safety-related
improvements at the intersection of Norris Canyon Road
and "A" Drive (including traffic signs and
channelization) as approved and at the time required by
the Public Works Department (possibly prior to
construction of any major public or private facilities
and prior to issuance to building permits in these two
subdivisions) .
K. Location of No Parking Signs/Curbside Designations.
Install "No Parking" signs and/or painted "No Parking"
curb designations:
1) Along the west side of "A" Drive from "S" Drive to
its intersection with itself. "No Parking" will
be required on either side of the street along
28-foot road widths. Parking will be allowed on
one side of the street along 32-foot road widths.
2) Along the inside of "A" Drive Loop except within
800 feet from the intersection of "A" Loop with
itself in front of the swim and tennis club.
3) Along both sides of "B" Drive from lot 321 to "C"
Court except in adequate parking bays (at least
7 feet wide) .
4) Along the south side of the curb between Lot 321
and the "A" Drive Loop Road.
5) Along both sides of "S" Drive.
6) Along one side of "T" Court North between the "T"
Drive Entry Road and "S" Drive, except in adequate
parking bays at least 7-feet wide. Along one side
of all other roads greater than 24 feet in width
and not noted otherwise in these Conditions.
7) Along both sides of the "T" Drive Entry Road.
24
8) Along one side of "B" Drive west of "C" Court, "C"
Court, "D" Court, "E" Court, "F" Court, "G" Court,
"H" Court "I" Court, "J" Court, "K" Drive Loop Road,
"M" Court, "N" Court, "T" Court North south of "S"
Drive, "T" Court South except in adequate parking
bays at least 7-feet wide. "No Parking" shall be
allowed on the inside of the "K" Drive Loop Road.
9) Special parking shall be provided along "A" Drive
to accommodate parking for Wiedemann Hill trail
users per Condition 27.
L. Prevention of Storm Drainage Across Sidewalks and
Driveways. Prevent storm drainage, originating on the
property and conveyed in a concentrated manner, from
draining across sidewalks and driveways.
M. Omit.
N. Proof of Right of Entry. Furnish proof to the Public
Works Department, Engineering Services 'Division, of the
acquisition of all necessary rights of entry, permits
and/or easements for those improvements constructed with
each phase.
O. Acquisition of Off-Site Rights-of-Way and Easements. 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
Section 66462 and 66462 . 5 of the Subdivision Map Act (the
County must make a subsequent independent determination
to exercise its condemnation authority) .
P. Private Roads Maintenance Agreements. Establish
maintenance agreements to insure future maintenance of
the private roads/common driveways and the Emergency
Vehicle Access within the subdivision boundaries.
Q. Redesign of Entry Road. The entry road from Norris
Canyon shall be redesigned from a split double entry to
a single road conventional access to reduce visual
impacts.
R. Extension of "S" Drive. Extend "S" Drive to the westerly
property line of Subdivision 7578 as a 52-foot
right-of-way. No improvements are to be constructed at
this time.
S. Norris Canyon Road Maintenance and Repair Bond and
Survey. The applicant shall post a bond to assure
maintenance and repair of Norris Canyon Road during the
construction period before it is improved in accordance
with these Conditions of Approval. The amount of the
bond shall be based on anticipated repairs, and a road
condition survey taken prior to the initiation of any
construction work, subject to the review of the Public
Works Department, Road Engineering Division, and the
review and approval of the Zoning Administrator. The
road condition survey shall be based on a joint
investigation by the Public Works Department and the
developers representative. When warranted by a
degradation in road condition, or when requested by the
Zoning Administrator, a joint re-evaluation of the road
condition shall be performed with recommended mitigations
to bring the road up to at least its previous standard
subject to the review of the Public Works Department,
25
Road Engineering Division, and the review and approval
of the Zoning Administrator.
T. Potential for Formation of New Area of Benefit. Certain
improvements required by the Conditions of Approval for
this development or the County Subdivision Ordinance Code
may become eligible for credit or reimbursement against
area of benefit fees, if an area of benefit is formed for
construction of those improvements. The developer should
contact the Public Works Department to determine what
would be required to form an area of benefit and to
personally determine the extent of any credit or
reimbursement for which he might be eligible. The costs
associated with the formation of the area of benefit
would be an obligation of the applicant.
Environmental Compliance
50. Update to Mitigation Monitoring Program; Mitigation Measures
or Conditions of Approval. The applicant shall submit any
modifications, updates or further details to the approved
mitigation monitoring program for approval by the Zoning
Administrator prior to final development plan approval. As
an additional condition of approval, the applicant shall
timely comply with all mitigation measures set forth in the
Final Supplemental Environmental Impact Report. or otherwise
adopted by the Board. of Supervisors.
Development Agreement and Related Fees
51. Light Rail System Feasibility Study; Affordable Housing Trust
Fund; Homeless Trust Fund; Timing for Payment. With the
recordation of the first phased final map, the applicant shall
contribute a lump sum equal to $25 per each of the 371 lots
in the project to a non-profit trust fund to study the
feasibility of a light rail system for Contra Costa County.
With the recordation of each phased final map, the applicant
shall contribute a pro rata amount equal to: 1) $3 , 333 per
each lot in that phase as an in-lieu contribution to a County-
established affordable housing trust fund; and 2) per
voluntary contribution by the applicant, an amount equal to
that phase's pro rata share of a total of $150, 000 to the
County-established homeless trust fund. Provided, however,
all contributions shall be paid within five years from date
of recordation of the first phased final map. Said
contributions shall be deposited with the Community
Development Department.
Energy Efficiency
52 . Special Energy Efficiency Requirements. Homes shall be
designed to meet energy efficiency standards of loo more than
the requirements of Title 24 of the California Code of
Regulations currently in effect, unless otherwise approved by
the Zoning Administrator as to glass efficiency standards to
provide architectural design flexibility. In each garage, an
electrical outlet shall be installed and dedicated for
potential use in recharging electrical vehicles.
Indemnification
53 . Indemnification of County by Applicant. Pursuant to
Government Code Section 66474 .9, the applicant (including the
subdivider or any agent thereof) shall defend, indemnify, and
hold harmless the Contra Costa County Planning Agency and its
agents, officers, and employees from any claim, action, or
proceeding against the Agency (the County) or its agents,
officers, or employees to attack, set aside, void, or annul,
the Agency's approval concerning this subdivision map
application, which action is brought within the time period
26
provided for in Section 66499. 37. The County will promptly
notify the subdivider of any such claim, action, or proceeding
and cooperate fully in the defense.
27
ADVISORY NOTES
A. The project lies within the 100-year flood boundary as
designated on the Federal Emergency Management Association
Flood Insurance Rate Maps. The applicant should be aware of
the requirements of the Federal Flood Insurance Program and
the County Flood Plain Management Ordinance (Ordinance No.
87-65) as they pertain to future construction of any
structures on this property.
B. This project may be subject to the requirements of the
Department of Fish & Game, P.O. Box 47 , Yountville, California
94599, of any proposed construction within this development
that may affect any fish and wildlife resources, per the Fish
& Game Code.
C. This project may also be subject to the requirements of the
U.S. Army Corps of Engineers. The applicant should notify the
appropriate district of the Corps of Engineers to determine
if a permit is required and if it can be obtained.
D. The applicant will be required to comply with the requirements
of the Bridge/Thoroughfare Fee Ordinance as adopted by the
Board of Supervisors.
E. Certain improvements required by the Conditions of Approval
for this development or the County Subdivision Ordinance Code
may be eligible for credit or reimbursement against said fee.
The developer should contact the Public Works Department to
personally determine the extent of any credit or reimbursement
for which he might be eligible.
F. The applicant shall be required to comply with all rules,
regulations and procedures of the National Pollutant Discharge
Elimination System (NPDES) as promulgated by the California
State Water Resources Control Board, or any of its regional
water quality control boards (San Francisco Bay Region II or
Central Valley-Region V) .
G. Comply with .the requirements of the San Ramon Valley Fire
Protection District.
H. Comply with the development fee payment requirements of the
San Ramon Valley Unified School District at time of issuance
of building permits.
I. Comply with the requirements of the Health Services
Department, Environmental Health Section (646-2521) .
J. Comply with the requirements of the Construction Use of
Recycled Water Ordinance (No. 91-24) .
K. The applicant is advised that the tax for the police services
district is currently set by the Board of Supervisors at $200
per parcel annually (with appropriate future Consumer Price
Index [CPI] adjustments) . The annual fee is subject to
modification by the Board of Supervisors in the future. The
current fee for holding the election is $800 and is also
subject to modification in the future. The applicable tax and
fee amounts will be those established by the Board at the time
of voting.
L. LAFCO and the East Bay Municipal Utilities District (EBMUD)
are advised that the Board of Supervisors, in approving this
project and in petitioning LAFCO for the Norris Canyon Road
Area Boundary Reorganization, with respect to the provision
of water service to the project, has based its actions in part
on the facts that the EBMUD represents the only available
water supply for this area and the amount of water that will
28
be used by this project and in the area of the boundary
reorganization represents substantially less then one percent
of overall current and projected water service demand in
EBMUD. The Board's actions are further based on the fact that
any apparent additional minor annexations to EBMUD will not
cumulatively represent an appreciable percentage of future
projected water demand in EBMUD. The Board also recognizes
that the issue has yet to be resolved whether, prior to water
service being provided by EBMUD to large areas designated for
substantial new urban use that are outside EBMUD's boundaries,
an increase in its water supplies may be required. Approval
of this relatively small project should not be considered as
a precedent, justification, or premature Board support for
other boundary reorganizations that involve annexation to ,
EBMUD, including such large areas designated for new
substantial urban use. The growth management and service
issues are fundamentally different. Such boundary
reorganizations and projects, including their compliance with
the County's growth management standards, must be considered
on their own merits and facts without regard to the Board's
actions here.
M. The East Bay Regional Park District (EBRPD) is advised that
in approving this project with its three agricultural lots,
the Board of Supervisors has not required dedication of land
but is allowing the opportunity for a gift of private land to
EBRPD by the property owners as outlined in the agricultural
lots map. In not requiring a dedication of land to the EBRPD
and instead allowing an opportunity for a gift of land and
otherwise for continued private ownership in combination with
deed restrictions and scenic easements, the Board recognizes
the unique circumstances of the property and its owners. The
approach used here should not be considered an example or
precedent for other projects in Contra Costa County.
11-23-92
29
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EXHIBIT H
DECLARATIONS OF APPROVAL AND FINDINGS
REGARDING TENTATIVE CANCELLATION
OF LAND CONSERVATION CONTRACTS APPLICABLE TO
THE SITE OF THE WIEDEMANN RANCH RESIDENTIAL COMMUNITY
Declarations. The Board of Directors hereby declares
as follows with respect to the petition to cancel the Land
Conservation Contracts applicable to the site of the
Wiedemann Ranch Residential Community project:
1. Jeff and Nancy Wiedemann own property consisting
of approximately 1, 052 acres in Contra Costa County (the
"Wiedemann Property") subject to a Land Conservation
Contract dated February 10, 1976, designated as Agricultural
Preserve No. 5-76.
2 . Susan G. Christensen owns property consisting of
approximately 91 acres in Contra Costa County (the
"Christensen Property") subject to a Land Conservation
Contract dated January 27, 1970, designated as Agricultural
Preserve No. 16-70.
3 . The owners of both the Wiedemann Property and the
Christensen Property have filed applications for
cancellation of the Land Conservation Contracts covering a
portion of the Wiedemann Property consisting of
approximately 379 acres and the entire Christensen Property,
in connection with their joint proposal to develop those
properties as a residential development to be known as the
Wiedemann Ranch Residential Community.
4 . The applications for cancellation have been filed
in accordance with all applicable laws which govern the
filing of such applications.
5. The Board of Supervisors has held a duly noticed
public hearing to consider the requests for cancellation of
the Land Conservation Contracts, and the applicants for
cancellation and the Community Development Department have
presented substantial evidence regarding the proposed
cancellations.
6. The Board of Supervisors has considered all public
testimony and information presented with regard to the
proposed cancellations.
7 . The certified cancellation valuation of the
portion of the Wiedemann Property to be removed from the
encumbrance of the Land Conservation Contract on the
Wiedemann Property has been established by the County
Assessor and the cancellation fee for the Land Conservation
Contract encumbering such portion of the Wiedemann Property,
at the rate prescribed by law, of the cancellation valuation
has been established by the County Assessor at
$558, 842 . This fee shall be paid as a condition of final
cancellation of the Land Conservation Contract covering such
portion of the Wiedemann Property, and shall be paid in the
manner required by applicable provisions of Sections 51200
et sea. of the California Government Code.
8. The certified cancellation valuation of the
Christensen Property has been by the County Assessor, and
the cancellation fee for the Land Conservation Contract
encumbering the Christensen Property, at the rate prescribed
by law, of the cancellation valuation has been established
by the County Assessor at $58, 283 . This fee shall be paid
1
paid as a condition of final cancellation of the Land
Conservation Contract covering the Christensen Property, and
shall be paid in the manner required by applicable
provisions of Sections 51200 et sec . of the California
Government Code.
9 . The County Clerk is hereby directed to file a
certificate of tentative cancellation, as required by
California Government Code Section 51283 . 4 , for the Land
Conservation Contract covering the Wiedemann Property, and a
separate certificate of tentative cancellation with respect
to the Land Conservation Contract covering the Christensen
Property. Prior to final cancellations of the Land
Conservation Contracts, the conditions set forth in the
respective certificate of tentative cancellation applicable
to each Land Conservation Contract shall have been satisfied
in the manner required under Government Code Section
51283 .4 .
10. Tentative cancellation of both such Land
Conservation Contracts is based upon an alternative use plan
approved by the Board of Supervisors through its approval of
the Preliminary Development Plan and Vested Tentative Map
for the two properties dated November 13 , 1992 . Final
cancellation of the contracts shall occur as provided in
Government Code Section 51283 . 4 .
11. The Board of Supervisors of Contra Costa County
hereby grants approval of the tentative cancellation of the
Land Conservation Contract covering the Wiedemann Property,
and of the tentative cancellation of the Land Conservation
Contract covering the Christensen Property, subject to all
findings, terms and conditions set forth in this Order,
including the following conditions respectively to each
final cancellation: (1) payment of the cancellation fee;
and (2) approval of the Final Development Plan by the
Planning Commission. As to the Wiedemann property only, an
additional condition shall be concurrent submittal of a
completed request for approval of a new Land Conservation
Contract(s) on the three agricultural lots, Lots 168, 188
and 223 .
Findings. In support of the declarations and
directives set forth above, and cancellation of the subject
Land Conservation Contracts, the Board of Supervisors hereby
adopts the following findings (the facts set forth in each
of the paragraphs are relied upon to make each of the
findings) :
A. Findings Regarding Cancellation of Land
Conservation Contract Dated February 10, 1976
(Wiedemann Property) .
1. Jeffrey and Nancy Wiedemann (sometimes referred to
as the "applicants") , own certain contiguous lands
consisting of approximately 1,052 acres located in the
Westside area near the City of San Ramon. This property is
further identified as Assessor ' s Parcel Nos. 209-080-002 ,
209-080-003 , 209-080-005, 209-050-006, 209-050-007, 209-
090-003 , and 209-050-013 (collectively, the "Wiedemann
Property") .
2 . Howard C. Wiedemann, Doris C. Wiedemann and Ann
Wiedemann Kaplan, predecessors-in-interest to the applicants
herein, entered into a Land Conservation Contract dated
February 10, 1976 and identified as Agricultural Preserve
No. 5-76 (the "Contract") with the County of Contra Costa,
pursuant to California Land Conservation Act of 1965, also
known as the Williamson Act (Government Code Sections 51200
et sea. ) affecting the Wiedemann Property. The Contract
2
carried a 10-year original term and, pursuant to Government
Code Section 51244, provides for an automatic renewal of one
year on the last day of February of each succeeding year
during its term, unless notice of non-renewal is given in
the manner provided by Government Code Section 51245.
3 . Concurrently with their application for
cancellation of the Contract, the applicants also submitted
a proposal for alternative use of a portion of the Wiedemann
Property consisting of approximately 379 acres (the
"Developable Area") . The proposal is for single-family
residential development of low density, consisting of 337
residential lots to be located on such portion of the
Wiedemann Property. The applicants propose to develop the
alternative use in conjunction with the development of
adjoining property owned by Susan G. Christensen, on which
would be located an additional 34 residential lots. The
proposed residential development to be located on a portion
of the Wiedemann Property and the adjoining property owned
by Susan G. Christensen would be known commonly as the
Wiedemann Ranch Residential Community.
4 . As set forth in findings below, the applicants
propose to cancel that portion of the Contract containing
the 379-acre part of the Wiedemann Property proposed to be
developed as a residential project (Development Area) , as
more specifically described in Attachment 1 to these
Declarations and Findings and incorporated herein by this
reference. Such cancellation of the Contract applicable to
the Developable Area is consistent with the purposes of the
Williamson Act, and will not cause any significant adverse
impact on agricultural resources. There has been presented
to this Board substantial evidence to support cancellation
of the Contract applicable to the Developable Area and to
adopt the findings required for cancellation under
Government Code Sections 51282 (b) and (c) .
5. The cancellation is for land on which a Notice of
Non-Renewal has been served pursuant to Government Code
Section 51241. , The owners of the Wiedemann Property, filed
a Notice of Non-Renewal on November 21, 1985; as a result,
the Wiedemann Property will be free of the Contract in
February of 1995 whether or not cancellation is approved.
The applicants have also agreed, as part of their
application for approval of the development to be known as
the Wiedemann Ranch Residential Community, to restrict the
great majority of the remaining Wiedemann Property outside
the Developable Area (consisting of approximately 673 acres)
to open space and agricultural uses if the application for
tentative cancellation of the Contract is approved, together
with applications to develop the proposed Wiedemann Ranch
Residential Community. In addition, the applicants have
proposed to rescind or amend the Contract applicable to such
673 acre portion of the Wiedemann Property and
simultaneously to enter into a new or amended Land
Conservation Contract pursuant to Government Code § 51254 ,
for the purpose of insuring that such remaining portion of
the Wiedemann Property will remain as agricultural and open
space. This commitment to retain an area of approximately
673 acres for open space and agricultural uses significantly
mitigates any adverse impact of cancellation of the Contract
on agricultural resources or conversion of agricultural
lands to residential development.
6. The cancellation is not likely to result in the
removal of adjacent lands from agricultural use, for the
following reasons:
3
(a) An area of 673 acres on the Wiedemann
Property is to be deed-restricted in perpetuity to
agricultural use and/or open space and will remain
encumbered by a Land Conservation Contract or be public open
space. The commitment of this area to such uses ensures
that development of a limited portion of the Wiedemann
Property for residential use will not create pressures to
develop adjacent agricultural land.
(b) The deed-restricted and open space residual
673 acres in combination with the common open space inside
the Development Area of the Project, also creates a physical
separation between the area on the Wiedemann Property to be
developed (the Developable Area) and adjacent agricultural
lands. The deed-restricted acreage and public open space on
the Wiedemann Property, together with 112 acres of deed-
restricted property to be owned in perpetuity by a
homeowners association which will also remain as open space,
will serve as a buffer between the residential development
and both the East Bay Regional Park District property and
portions of the Kaplan property still in agricultural use.
This physical separation will avert any material adverse
impacts of development on these and other nearby
agricultural lands and open space. This will also
significantly reduce the pressure to remove adjacent lands
from agricultural or open space use.
(c) In addition to the residual 673 acres on the
Wiedemann property, another 112 acres of land within the
area designated for development will remain as deed-
restricted open space to be owned and maintained by a
homeowners association, including an 8 . 8 acre community
park. Much of this undeveloped acreage will create an
additional physical separation between the portions of the
project site actually developed with residences and
infrastructure and nearby agricultural lands, including the
portions- of the Wiedemann property to remain deed-restricted
for open space and agricultural use.
(d) Various measures to protect adjacent grazing
land from adverse impacts have been incorporated into the
development proposal for the Wiedemann Ranch Residential
Community. These measures include provision of a 50-foot
homeowner owned and maintained buffer zone surrounding the
development area, cattle fencing to separate the buffer zone
from the adjacent grazing and open space land, public
disclosure to ensure that homeowners in the proposed
development will be made fully aware that they are in
proximity to existing agricultural activities, and a range
management program.
(e) The topography of the property, with the
Wiedemann Ridge running along the western edge of the
property, forms a natural barrier against more development
to the west of the project site. Alameda County has strong
agricultural protection policies for this area in its
general plan and zoning ordinances. There is no evidence to
suggest those policies will change in light of new limited
development west of Wiedemann Ridge. Lands generally to
the south of the Project site in Alameda County designated
"non-renewed Williamson Act" lands, and showing expiration
dates of 11198811 , have already been non-renewed separate and
apart from this application; thus this cancellation has not,
and will not, cause removal of such lands from agricultural
use. Moreover, their uses are proscribed in the Dublin
specific plan for that area. Infrastructure to this
specific plan area will come from Dublin and is unrelated to
the Project infrastructure.
4
(f) With respect to nearby land within the
County, pursuant to the provisions of Measure C - 1990, the
County has adopted an Urban Limit Line (ULL) and
incorporated such ULL into the County General Plan's Open
Space Element. The purpose of the ULL is to limit potential
urban development in the County to 350 of the land in the
County and to preserve 65% for open space uses (65/35
standard) , and to restrict the County from designating any
land located outside the ULL for an urban land use. Only
land within such ULL is eligible for future changes in
designated land uses. There can be no violation of the
65/35 standard absent a vote of the people, and the ULL can
be changed only by a 4/5 vote of the Board of Supervisors
upon strict findings as set forth in the General Plan. The
Williamson Act Plat Map was introduced into the record at
the Board of Supervisors' public hearing on October 27,
1992 , and a reduced version is further attached to these
Declarations and Findings as Attachment 1, and incorporated
herein by this reference, shows as follows:
(i) The Developable Area of the Project site
(cross-hatched on the Williamson Act Plat Map) is wholly
within the ULL, and tucked up at or near the western border
thereof. The County lands shown in light green adjacent to
the south of the Developable Area constitute the remainder
of the Project site, which will be reserved permanently as
open space.
(ii) Lands located near the site to the north
and south and within Contra Costa County are largely outside
the ULL, and not available for development, thus this
cancellation will not cause the removal of such lands from
agricultural use. Only the Freitas property is within the
ULL and with a residential land use designation under the
General Plan. It is relatively small and of limited
agricultural use. Its limited development potential will
not be realized by this cancellation but, if at all, by
eventual infrastructure improvement in the area and its
General Plan land use designation. Lands adjacent to the
Project site to the north, along Norris Canyon Road, shown
in light green on the Plat Map, are primarily in ranchette
and limited agricultural use. Due to their topography, they
have limited development potential and are expected to
continue in agricultural use in substantial part over the
near and long term.
(iii) Lands adjacent to the Project site to
the east are outside the ULL, and largely consist of the
East Bay Regional Park District's Bishop Ranch Open Space.
This cancellation will not change the open space and grazing
use of these lands to the east. This upper portion of the
Westside Specific Plan area along San Ramon Valley Boulevard
is intended to remain as open space, agricultural use under
that plan.
7 . The cancellation is for an alternative use which
is consistent with applicable provisions of the County
General Plan, for the following reasons:
(a) The Land Use Element of the County General
Plan expressly designates this portion of the westside of
San Ramon for residential development. The Wiedemann
Property is within the sphere of influence of San Ramon.
The City of San Ramon also designated the area for
development in the Westside Specific Plan. The Final
Supplemental Environmental Impact Report (FSEIR) prepared
for the Wiedemann Ranch Residential Community found that the
proposed development is substantially consistent with the
County General Plan and its policies and implementation
measures.
5
(b) Measure C - 1990, incorporated into the
General Plan, provides that if land is developed within the
ULL, a substantial portion of this land shall be retained
for open space, parks, and recreational uses. The
Development Area is within the ULL. The Project proposes to
retain approximately 75% of the project area in open space
and compatible uses, consistent with the General Plan.
8. The cancellation will not result in discontiguous
patterns of urban development, for the following reasons:
(a) The proposed alternative use implements the
County General Plan, which expressly provides for
development within the ULL in part as a means of
facilitating contiguous urban development and the permanent
preservation of open space.
(b) The proposed alternative use and its design
implements design guidelines of the San Ramon Westside
Specific Plan and the hillside protection policies of the
County General Plan through the P-1 planning process with
the intent to integrate the proposed development with nearby
urban uses and at the same time maintain an open space
appearance in the Wiedemann Ridge area.
(c) The portion of the Property proposed for
development is the majority of the area planned for
development in this portion of the westside of San Ramon
under the County General Plan. Its development is
contiguous to larger lot single-family homesites along
Norris Canyon Road such as the existing residential uses on
the Cameron, Wollgren and Rodes properties adjacent to the
Wiedemann Property. The Property is also proximate to the
substantially developed residential areas shown in red on
the Plat Map such as Bollinger Hills.
(d) While the Plat Map shows some open space
areas between the Developable Area and other development,
such open space areas do not cause the Project site to be
discontiguous with adjacent development. Open space areas
adjacent to the Project site are generally planned open
space, provided for in the County General Plan, the Westside
Specific Plan, and in other planning documents. Such
planned open space areas act as buffers between development
and to preserve open space when previous development has
occurred. Such open space uses are also required due to
topography there. Planned open space between development
areas does not mean development is discontiguous (see the
other park and open space between development areas on the
Plat Map and the County General Plan Land Use Map) . The
Project has been designed to maintain an open space
appearance in the area.
9 . There is no proximate non-contracted land (as
defined in Government Code Section 51282 (b) and (c) ) which
is both available and suitable for the use to which the
Wiedemann Property is proposed to be put, for the following
reasons:
(a) The residential project proposed to be
developed is a sensitive development nestled in rolling
hills, with higher end housing. Sensitively planned with
the rolling hills terrain in mind, the Project has been
designed to conform with, and to limit impacts upon, the
natural conditions and habitats of the proposed site. The
site topography and Project location further allows the
Project to nestle in the rolling hills and retain
substantial permanent open space, greatly reducing visual
impacts on adjoining properties and in the San Ramon Valley
community. Given the proposed layout of the project and the
6
type of housing proposed, there is no other site in the area
of the westside that would be suitable for the particular
type of development proposed.
(b) As indicated on the Plat Map and on the area
maps shown in the environmental documentation for the
Project, as well as the Alameda, Contra Costa County and
local general plans:
(i) Lands to the south of the Project site
shown as "non-renewed Williamson Act" with expiration dates
of 1998 are unavailable and unsuitable for the Project. The
lands are restricted from development at least until their
respective Williamson Act contracts expire in 1998. The
lands have a different, hillier topography which would make
it difficult to place the type of Project desired on such
lands. The only developable land has been identified and
provided for in the West Dublin Specific Plan for the area
south and west of the Project site. The north side of the
Specific Plan area is contemplated for open space uses.
[Moreover, other lands in that area are outside the County
ULL, or are located in a remote part of Alameda County,
which has restricted the conversion of lands to urban use in
that area] .
(ii) Lands to the west and north of the
Project site in Alameda County are, of course, outside the
Contra Costa County ULL. Much of it is under Williamson Act
contracts. Their terrain, lack of infrastructure,
remoteness, and Alameda County land use policies of long
standing make them unavailable and unsuitable for
development. There is no evidence to suggest those Alameda
policies are going to change.
(iii) Lands to the north of the Project site
in Contra Costa County are largely outside the ULL with
difficult topography, or are already developed (shown in red
on the Plat Map) . The open space areas inside the ULL
generally adjacent to the north of the Project do not have
an urban land use designation, are not topographically
suited for single family low density development and are
better suited for agricultural and limited ranchette use as
contemplated under the General Plan.
(iv) Lands adjacent to the east of the
Project site are outside the County ULL, and consist largely
of the Bishop Ranch Open Space, which is unavailable for
development. Land in the WSP adjacent to the Project site
is contemplated to remain in open space use due to
topography and visual significance. Currently undeveloped
parcels further to the east, in the other part of the WSP,
adjacent to I-680, are unsuited to the quiet, low density
residential neighborhood contemplated by the applicants, and
have been planned mainly for commercial development or
higher density residential development consistent with the
Westside Specific Plan. Other lands on the east side of
Highway 680, shown in red on the Plan Map, are fully
developed. Open space lands in the Dougherty Valley still
further to the east, shown as 1111, 0000 Unit Specific Plan"
on the Plat Map, are currently being considered for a higher
density, flatter topography type development. Similar
development is being studied in the Tassajara Valley to the
east of Dougherty Valley.
(v) The only undeveloped land in Contra
Costa County to the west of the Wiedemann Property not under
a Williamson Act contract is the 80-acre Castor site, which
would not be large enough to support the proposed project.
The Castor property's proximity to the Alameda County border
and location along a major Contra Costa County scenic ridge
7
also suggest significant adverse impacts that are avoided by
the proposed Wiedemann Ranch Residential Community. The
Freitas property which is inside the ULL is too small and
topographically difficult to sustain any significant
development comparable to this Project.
10. Residential development on a portion of the
Wiedemann Property is in the public interest, and
cancellation of the Contract applicable to the Developable
Area to permit such development is materially consistent
with the objectives of the Williamson Act. Based upon
various factors and information presented to and weighed by
the Board of Supervisors, the Board finds that development
of a portion of the Wiedemann Property as the Wiedemann
Ranch Residential Community will have at most a minor impact
on agricultural resources in the County. Among other
things, the Wiedemann Property and the other property
proposed for development as part of the Wiedemann Ranch
Residential Community have never been identified as prime
agricultural resources by the County. The development
proposal calls for the substantial majority of the Wiedemann
Property to remain as open space and in agricultural use,
and provides significant buffers between the proposed
development and agricultural or open space uses. The
development will therefore have a relatively minor direct
impact on agricultural land in the area, other agricultural
resources in Alameda or Contra Costa County or on the use of
the remaining portion of the Wiedemann Property for
agriculture and open space and as wildlife habitat.
11. The findings described in Paragraph 10 above also
lead to the conclusion that the proposed development is not
materially inconsistent with the objectives of the
Williamson Act, as reflected in the findings of the State
Legislature set forth in Government Code Section 51220.
Those objectives include the encouragement of agricultural
productivity, discouraging premature and unnecessary
conversion of agricultural land, and conversion of open
space and wildlife habitat. The conclusion that the
proposed development is not materially inconsistent with
these objectives is supported by the facts that (1) the land
proposed for development is not, and has never been
considered by the County to be, prime agricultural land; (2)
the project is part of the logical and paced urban
development envisioned by the San Ramon Westside Specific
Plan and the County General Plan, which designates this area
for residential development; (3) most of the Wiedemann
Property will be preserved for agriculture and open space
through deed restrictions or as public or private open
space, execution of a new Land Conservation Contract, or
other means; (4) the development will not encourage
discontiguous patterns of urban development, but is a
logical extension of existing residential development along
Norris Canyon Road; (5) the development is not likely to
result in removal of adjacent agricultural land to urban
uses, since the residual part of the Wiedemann Property will
be restricted to open space and agricultural use, and
because development of most nearby properties is
impermissible under the Alameda and Contra Costa general
plans in any event; and (6) the Contract, which covers a
majority of the land in the proposed Wiedemann Ranch
Residential Community, will expire in 1995 whether or not
cancellation is granted.
12 . The benefits to the public and the County of
developing the proposed project outweigh any minor impacts
on agricultural resources resulting from cancellation of the
Contract and conversion of agricultural land to residential
uses. For the reasons cited above, development of the
proposed project will have no significant impact on
8
agricultural resources and will not significantly undercut
the goals and concerns of the Williamson Act. Further,
approval of the cancellation now will allow the County to
lock in the great majority of the property (approximately
673 acres) as permanently restricted open space. Safety
improvements to Norris Canyon Road will be funded and
constructed at the earliest reasonable opportunity as well
as flood control improvements for San Cantamio Creek. At
the same time, the development will provide additional
housing needed by the County to meet its share of the
regional housing need. The Housing Element of the County
General Plan specifically lists the area proposed for
development as a potential residential project which is
available to help the County meet its housing goals and to
provide its fair share of the regional housing need.
Testimony taken at the September 23 , 1992 San Ramon Valley
Regional Planning Commission confirmed that there is a need
in San Ramon for custom homes at the high end of the market
range in an attractive new neighborhood like this project.
In making these findings, the Board of Supervisors is also
mindful that the State Legislature has declared that the
availability of housing for Californians of all income
levels is a matter of "vital statewide importance"
(Government Code Section 65580 (a) ) . See also the Statement
of Overriding Consideration adopted by the Board,
incorporated herein by reference.
B. Findings Concerning Cancellation of Land
Conservation Contract Dated January 27 , 1970.
1. Susan G. Christensen (sometimes referred to as the
"applicant") owns certain contiguous land consisting of
approximately 91 acres located in the Westside area near the
City of San Ramon. This property is further identified as
Assessor's Parcel No. 209-050-016 (the "Christensen
Property") .
2 . Edward M. Freitas, predecessor-in-interest to the
applicant herein, entered into a Land Conservation Contract
dated January 27, 1970 and identified as Agricultural
Preserve No. 16-70 (the "Contract") with the County of
Contra Costa, pursuant to California Land Conservation Act
of 1965, also known as the Williamson Act (Government Code
Sections 51200 et sea. ) affecting the Christensen Property.
The Contract carried a 10-year original term and, pursuant
to Government Code Section 51244 , provides for an automatic
renewal of one year on the last day of February of each
succeeding year during its term, unless notice of non-
renewal is given in the manner provided by Government Code
Section 51245.
3 . Concurrently with their application for
cancellation of the Contract, the applicant also submitted a
proposal for alternative use of the Christensen Property.
The proposed use is for single-family residential
development of low density, consisting of 34 residential
lots to be located on the Christensen Property. The
applicant proposes to develop the alternative use in
conjunction with the development of adjoining property owned
by the Wiedemann family, on which would be located an
additional 337 residential lots. The proposed residential
development to be located on the Christensen Property and
the adjoining property owned by the Wiedemann family would
be known commonly as the Wiedemann Ranch Residential
Community.
4 . As set forth in findings below, cancellation of
the Contract is consistent with the purposes of the
Williamson Act, and will not cause any significant adverse
impact on agricultural resources. There has been presented
9
to this Board of Directors substantial evidence to support
all findings required to cancel the Contract and to adopt
the findings required for cancellation under Government Code
Sections 51282 (b) and (c) .
5. The cancellation is for land on which a Notice of
Non-Renewal has been served pursuant to Government Code
Section 51241. The applicant, who owns the Christensen
Property, filed a Notice of Non-Renewal on November 16,
1988. As a result, the Christensen Property will be free of
the Contract in February of 1998 whether or not cancellation
is approved. As part of the application for approval of the
Wiedemann Ranch Residential Community, approximately 59
acres of the Christensen Property and 673 acres of the
adjoining property owned by the Wiedemann family will be
restricted to open space and agricultural uses if the
application for tentative cancellation of the Contract is
approved, together with applications to develop the proposed
Wiedemann Ranch Residential Community. This commitment to
retain this area (consisting of nearly two-thirds of the
Christensen Property and nearly two-thirds of the adjoining
property owned by the Wiedemann family) for open space and
agricultural uses significantly limits any adverse impact of
cancellation of the Contract on agricultural resources or
conversion of agricultural lands to residential development.
6. The cancellation is not likely to result in the
removal of adjacent lands from agricultural use, for the
following reasons:
(a) An area of 59 acres of the Christensen
Property is to be restricted in perpetuity to homeowners
association owned permanent open space, together with 673
acres on the adjoining property owned by the Wiedemann
family, which is being developed together as the Wiedemann
Ranch Residential Community. The commitment of this area to
such uses ensures that development of a limited portion of
the Christensen Property for residential use will not create
pressures to develop adjacent agricultural land.
(b) The restricted residual acreage also creates
a physical separation between the area to be developed and
adjacent agricultural lands. The deed-restricted acreage on
the Christensen Property, together with 673 acres of the
property owned by the Wiedemann family and an additional 112
acres of deed-restricted open space to be owned by a
homeowners association, which will also remain as open
space, will also serve as a buffer between the residential
development and both the East Bay Regional Park District
property and portions of the Kaplan property still in
agricultural use. This physical separation will avert any
material adverse impacts of development on these and other
nearby agricultural lands and open space. This will also
significantly reduce the pressure to remove adjacent lands
from agricultural or open space use.
(c) See Finding A. 6 (c) , on page 7, incorporated
herein by reference and applicable to the Christensen
property, too.
(d) See Finding A. 6 (d) , on page 7 , incorporated
herein by reference and applicable to the Christensen
property, too.
(e) See Finding A. 6 (e) , on pages 7 and 8 ,
incorporated herein by reference and applicable to the
Christensen property, too.
10
(f) See Finding A. 6 (f) (i- iii) , on pages 4 and
5, incorporated herein by reference and applicable to the
Christensen property, too.
7 . See Finding A. 7 (a & b) , on page 5, incorporated
herein by reference and applicable to the Christensen
property, too.
8. See Finding A. 8 (a-d) , on pages 5 and 6,
incorporated herein by reference and applicable to the
Christensen property, too.
9 . See Finding A.9 (a&b [i-vi] ) , on page 6,
incorporated herein by reference and applicable to the
Christensen property, too.
10. See Finding A. 10, on pages 7 and 8, incorporated
herein by reference and applicable to the Christensen
property, too.
11. See Finding A. 11, on page 8 , incorporated herein
by reference and applicable to the Christensen property,
too.
12 . See Finding A. 12, on page 8, incorporated herein
by reference and applicable to the Christensen property,
too.
11
Contra Costa County Assessor's Office 834 Court street,Martine.,CA 94553
33WI!E: October 26, 1992
TO: Contra County Board of Supervisors
FROM: John L. Biasotti, County Assessor j fj
by: Frank A. Ascatigno, Chief, Valuation
SUBJECT- CANCELLATION VALUATION OF A PORTION OF LAND
CONSERVATION CONTRACT #5-76 AND A PORTION
OF LAND CONSERVATION CONTRACT ##I.6-70.
Reference is made to a written request dated September 21, 1992, from
the Community Development Department for the cancellation of 430.77
acres, a portion of the 1,112. 37 acres covered by Conservation Contract
#5-76 and ##16--70, further identified as follows:
Land Conservation Land Conservation
Contract ##5-76 Contract #16-70
209-050-006 209-050-016
209-050-007
209--050-013
209-080-002
209-080-003
209-080-005
209-090-003
Pursuant to Government Code Section 51283, the County Assessor hereby
certifies to the Board of Supervisors the following value as of October
27., 1992, for the purpose of determining the cancellation fee:
Cancellation Value: $4, 937,000
Cancellation value is allocated as follows:
Wiedemann Parcels Christiansen Parcel
A.P. #5-76 A.P. ;#16-70
$ 4 , 470, 730 $ 466 , 270
This valuation is predicated upon: the land being free of. any Land
Conservation Contract restrictions and pertains only to the 430 . 77
acres of land being removed from contract and not placed under a new
contract. The disposition of the balance of the 1,112. 37 acres is as
follows: 675.60 acres will be placed under a neer contract, and 6 .0
acres will remain under existing contract (to come out of Land
Conservation Contract by non-renewal on 2/28/95) .
The cancellation fee shall be an amount equal to 12 1/2g of the
cancellation valuation. Based on the above cancellation valuation, the
cancellation fee is $617,125.
' .
il IS
W'd ��J1Cl
October 26, 1992
CANCELLATION VALUATION -- LAND CONSERVATION
Page 2
Cancellation fees are allocated as follows :
Wiedemann Parcels Christiansen Parcel
A. P. #5-76 A.P #5-76
$558,842 $56,283
This fee is valid only if paid, or a Certificate of Cancellation of
Contract is issued, within one year of October 27, 1992.
Please advise this office of the recording of the Certificate of
Cancellation.
CC: Harvey E. Bragdon, Director of Community Development
Charles Zahn, Chief, Conservation Program/Water Agency,
Community Development
Kenneth Corcoran, Auditor
Alfred P.Lomeli, Treasurer-Tax Collector.
furl is available, when appropriated by the Legislature, for the support of both of the following:
(1) The total cost of the farmlands mapping and monitoring program of the Department of Conservation
pursuant to Section 66570.
(2) The soil conservation program identified in Section 614 of the Public Resources Code.
(e) When deferred taxes required by this section are collected, they shall be transmitted by the county treasurer
to the Controller and deposited in the General Fund, except as provided in subdivision (d) . The funds collected
by the county treasurer with respect to each cancellation of a contract shall be transmitted to the Controller within
30 days of the execution of a certificate of cancellation of contract by the board or council, as specified in
subdivision (b) of Section 51283.4.
(f) This section shall become operative on July 1, 1993.
51283.1. Payment of deferred taxes. [Repealed by Stats. 1986, Ch. 607, in effect January 1, 1987.]
51283.3. Action upon cancellation. [Repealed by Stats. 1988, Ch. 579, in effect January 1, 1989.]
51283.4. Certificate of tentative cancellation fees.
(a) Upon tentative approval of a petition accompanied by a proposal for a specified alternative use of the land,
the clerk of the board or council shall record in the office of the county recorder of the county in which is located
the land as to which the contract is applicable a certificate of tentative cancellation, which shall set forth the name
of the landowner requesting the cancellation, the fact that a certificate of cancellation of contract will be issued
and recorded at such time as specified conditions and contingencies are satisfied, a description of the conditions
and contingencies which must be satisfied, and a legal description of the property. Conditions to be satisfied shall
include payment in full of the amount of the fee computed under the provisions of Sections 51283 and 51283.1,
together with a statement that unless the fee is paid, or a certificate of cancellation of contract is issued within one
year from the date of the recording of the certificate of tentative cancellation, such fee shall be recomputed as of
the date of notice described in subdivision (b). Any provisions related to the waiver of such fee or portion thereof
shall be treated in the manner provided for in the certificate of tentative cancellation. Contingencies to be satisfied
shall include a requirement that the landowner obtain all permits necessary to commence the project. The board
or council may, at the request of the landowner, amend a tentatively approved specified alternative use K it finds
® that such amendment is consistent with the findings made pursuant to subdivision (f) of Section 51282.1 or
subdivision (a) of Section 51282, whichever is applicable.
(b) The landowner shall notify the board or council when he has satisfied the conditions and contingencies
enumerated in the certificate of tentative cancellation. Within 30 days of receipt of such notice, and upon a
determination that the conditions and contingencies have been satisfied, the board or council shall execute a
certificate of cancellation of contract and cause the same to be recorded.
(c) If the landowner has been unable to satisfy the conditions and contingencies enumerated in the certificate of
tentative cancellation, the landowner shall notify the board or council of the particular conditions or contingencies
he is unable to satisfy. Within 30 days of receipt of such notice, and upon a determination that the landowner is
unable to satisfy the conditions and contingencies listed, the board or council shall execute a certificate of
withdrawal of tentative approval of a cancellation of contract and cause the same to be recorded. However, the
landowner shall not be entitled to the refund of any cancellation fee paid.
51283.5. Reports by Department of Conservation. [Repealed by Stats. 1989, Ch. 943, in effect January 1,
1990.]
51284. Public hearing; notice and publication. No contract may be canceled until after the city or county has
given notice of, and has held, a public hearing on the matter. Notice of the hearing shall be published pursuant to
Section 6061 and shall be mailed to every owner of land under contract, any portion of which is situated within
one mile of the exterior boundary of the land upon which the contract is proposed to be canceled. In addition,
notice of the hearing and a copy of the landowner's petition shall be mailed to the Director of Conservation. Within
30 days of the tentative cancellation of the contract, the city or county shall publish a notice of its decision,
including the date, time, and place of the public hearing, a general explanation of the decision, the findings made
pursuant to Section 51282, and a general description, in text or by diagram, of the land under contract, as a
display advertisement of at least one-eighth page in at least one newspaper of general circulation within the city or
county. In addition, within 30 days of the tentative cancellation of the contract, the city or county shall deliver a
copy of the published notice of the decision as described above, to the Director of Conservation. The publication
shall be for informational purposes only, and shall create no right, standing, or duty that would otherwise not exist
with regard to the cancellation proceedings.
A L
Item H.11 Wiedemann Ranch Residential Community Approval Documents
See Board Order for List and Description of Exhibits
RECORDING REQUESTED BY: CONTRA COSTA Co Recorder's Office
STEPH L. WEIR, County Recorder
Contra Costa County
DOC - 97-0107820-00
WHEN RECORDED RETURN TO Mor.,day, JUN 23, 1997 14:09:59
CLERK, BOARD OF SUPERVISORS FF .E $0.001 ,
T' ,:l Pd $0.00 Nbr-0000091325
lrc/R9/1-4
BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Re: Tentative Cancellation of Land CERTIFICATE OF
Conservation Contract dated TENTATIVE
January 27, 1970, and designated CANCELLATION
Agricultural Preserve No. 16-70, (G.C. §51283 .4)
Between Contra Costa
County and Edward M. Freitas,
Predecessor in Interest to Susan G.
Christensen, Pertaining to Property
Identified as Assessor- s. Parcel
No. 209-050-016
I am the Clerk of the Board of Supervisors for Contra Costa
County, California. The Board of Supervisors by Board Order
dated December 8, 1992, granted approval of the tentative
cancellation of the above-referenced land conservation contract
between the County of Contra Costa and the below named landowner.
Name of Landowner Requesting Susan G. Christensen
Cancellation: 111 Corrinne Court
San Ramon, CA 94583
Real Property For Which Legal Description Attached
Contract is Cancelled: Hereto as Exhibit "A"
Pursuant to the Board Order dated December 8, 1992 granting
approval of the tentative cancellation of the above-referenced
contract, a Certificate of Cancellation of Contract will be
issued and recorded at such time as the following conditions are
satisfied:
(1) Payment in full of the cancellation fee due under
Government Code §51283, which fee is $58 , 283 . 00. Unless said fee
is paid within one year from December 8, 1992 , or a Certificate
of Cancellation of Contract is issued within said time, this fee
shall be recomputed as of the date of the landowner's Notice of
Satisfaction of Conditions and Contingencies (G.C. §51283 .4) .
(2) Approval of the project Final Development Plan by the
Planning Commission.
Dated: g 2.. BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Phil Batchelor, Clerk of the
Boar of uperyByAA. rs,
Deputy Clerk
SUBDIVISION 7578
PARCEL C AS SHOWN ON MS 108-86, FILED MAY 5, 1988, IN BOOK
133 OF PARCEL MAPS, AT PAGE 8, CONTRA COSTA COUNTY RECORDS.
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A\-ADAC 838 55
�,;ol
CONTRA COSTA Co Recorder's Office
RECORDING REQUESTED BY: STEPHEN L. WEIR, County Recorder
Contra Costa County DOC - 97-0107821-00
Monday, JUN 23, 1997 14:10:02
WHEN RECORDED RETURN TO FRE $0.0011
CLERK, BOARD OF SUPERVISORS Ttl Pd $0.00 Nbr-0000091326
lrc /R9
BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Re: Tentative Cancellation of a portion CERTIFICATE OF
of Land Conservation Contract TENTATIVE
dated February 10, 1976, and designated CANCELLATION
Agricultural Preserve No. 5-76, Between (G.C. §51283 .4)
Contra Costa County and Howard C.
Wiedemann, Doris C. Wiedemann and
Ann Wiedemann Kaplan, Predecessors
in Interest to Jeff and Nancy Wiedemann,
Pertaining to Property Identified as
Assessor's Parcel Nos. 209-080-002 ,
209-080-003, 209-080-005, 209-050-006,
209-050-007, 209-090-003 , and
209-050-013
I am the Clerk of the Board of Supervisors for Contra Costa
County, California. The Board of Supervisors by Board Order
dated December 8, 1992 , granted approval of the tentative
cancellation of a portion of the above-referenced land
conservation contract between the County of Contra Costa and the
below named landowner.
Name of Landowner Requesting Jeffrey and Nancy Wiedemann
Cancellation: 2303 Norris Canyon Road
San Ramon, CA 94583
Real Property For Which Legal Description Attached
Contract is Cancelled: Hereto as Exhibit "A"
Pursuant to the Board Order dated December 8, 1992 granting
approval of the tentative cancellation of a portion of the above-
referenced contract, a Certificate of Cancellation of Contract
will be issued and recorded at such time as the following
conditions are satisfied:
(1) Payment in full of the cancellation fee due under
Government Code §51283 , which fee is $558 , 842 . 00. Unless said
fee is paid within one year from December 8, 1992 , or a
Certificate of Cancellation of Contract is issued within said
time, this fee shall be recomputed as of the date of the
landowner's Notice of Satisfaction of Conditions and
Contingencies. (G.C. 551283 . 4)
(2) Approval of the project Final Development Plan by the
Planning Commission.
(3) Submittal of a completed request for approval of a Land
Conservation Contract(s) for the three project agricultural lots
(Lots 168, 188 and 223) .
Dated: BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Phil Batchelor, Clerk of the
Board of Supervi o s
By 4
(14AA
Deputy Clerk
J
SUBDIVISION 7575
PARCEL D AS SHOWN ON MS 135-74, FILED DECEMBER 5, 1975 IN
BOOK 41 OF PARCEL MAPS AT PAGE 21, CONTRA COSTA COUNTY
RECORDS; PORTION OF LOTS 1 AND 2 AND THE WEST 1/2 OF THE
SOUTHWEST 1/4 OF SECTION 21 TOWNSHIP, 2 RANGE 1 WEST, MT.
DIABLO BASE AND MERIDIAN.
BEGINNING AT THE MOST SOUTHWESTERN CORNER OF PARCEL C AS
SAID PARCEL C IS SHOWN AND SO DESIGNATED ON THE MAP
ENTITLED "PARCEL MAP SUBDIVISION MS 108-86" FILED IN BOOK
133 OF PARCEL MAPS AT PAGE 8 SAID POINT ALSO BEING ON THE
NORTH LINE OF SAID PARCEL D (41 PM 21); THENCE FROM SAID
POINT OF BEGINNING ALONG THE NORTHERN LINE OF SAID PARCEL D
NORTH 81022'40" EAST 4,355.86 FEET TO THE MOST NORTHWESTERN
CORNER OF SAID SECTION 21; THENCE SOUTH 68°16'37" EAST 418.88
FEET; THENCE SOUTH 32°16'09" EAST 248.28 FEET; THENCE SOUTH
44041'01" EAST 407.30 FEET; THENCE SOUTH 03°23'42" WEST
1288.44 FEET; THENCE SOUTH 23°29'40" EAST 105.71 FEET; THENCE
SOUTH 24034'32" WEST 321.00 FEET; THENCE SOUTH 82050'38" WEST
333.80 FEET; THENCE SOUTH 01'08'37" EAST 78.28; THENCE SOUTH
34058'30" WEST 371.32 FEET; THENCE SOUTH 47°56'43" WEST 506.25
FEET; THENCE SOUTH 47053'27 EAST 457.27 FEET; THENCE SOUTH
32051'04" EAST 314.96 FEET; THENCE SOUTH 80053'05 EAST 693.21
FEET; THENCE SOUTH 53°52'17 EAST 161.50 FEET; THENCE SOUTH
33024'19" EAST 266.37 FEET; THENCE SOUTH 03004'37" WEST 348.26
FEET; THENCE SOUTH 43050'21" WEST 493.58 FEET; THENCE SOUTH
73038'18" WEST 321.80 FEET; THENCE SOUTH 88040'24" WEST 296.16
FEET; THENCE NORTH 76019'48" WEST 706.65 FEET; THENCE NORTH
63059'42" WEST 1957.55 FEET; THENCE NORTH 46053'15" WEST
463.58 FEET; THENCE NORTH 09034'01" EAST 1360.60 FEET; THENCE
NORTH 51056'00" EAST 142.71 FEET; THENCE SOUTH 37029'55" EAST
95.60 FEET; THENCE NORTH 53039'27" EAST 149.13 FEET; THENCE
NORTH 44015'33" WEST 617.23 FEET; THENCE SOUTH 25°00'59" WEST
942.01 FEET; THENCE SOUTH 74052'00" WEST 515.12 FEET; THENCE
NORTH 70002'19" WEST 1560.05 FEET; THENCE NORTH 10009'32"
EAST 828.90 FEET; THENCE NORTH 30008'54" EAST 755.05 FEET TO
THE POINT OF BEGINNING AND CONTAINING 391.1 ACRES OF LAND
MORE OR LESS.
EXHIBIT 1
t
EXCEPTING THERE FROM ALL OF PARCELS A, B AND C AS SHOWN ON
SAID MAP MS 135-74 (41 PM 21). CONTAINING 376.1 ACRES, MORE
OR LESS
88074.2 WILLIAM.AC MESC.
2
a
COMMUNICATIONS SITE #1
ALL THAT REAL PROPERTY SITUATE IN THE UNINCORPORATED AREA,
COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, AND MORE
PARTICULARLY BEING A PORTION OF SECTION 20, TOWNSHIP 2 SOUTH,
RANGE 1 WEST, MOUNT DIABLO BASE AND MERIDIAN, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
MONUMENT "72" AS SAID MONUMENT IS DESCRIBED IN THE "MONUMENT
RECORD" ON FILE WITH THE CONTRA COSTA COUNTY SURVEYOR; THENCE
FROM SAID POINT OF BEGINNING, SOUTHEASTERLY ALONG SAID COUNTY
LINE SOUTH 460 17' 50" EAST 206.76 FEET; THENCE LEAVING SAID
COUNTY LINE NORTH 430 26' 08" EAST 129.18 FEET; THENCE NORTH 170
19' 34" WEST 498.26 FEET; THENCE NORTH 870 58' 00" WEST 196.96 FEET;
THENCE SOUTH 020 10' 22" WEST 427.65 FEET TO A POINT ON THE
AFORESAID COUNTY LINE; THENCE EASTERLY ALONG SAID COUNTY LINE
SOUTH 870 05' 44" EAST 123.30 FEET TO THE POINT OF BEGINNING AND
CONTAINING 3.1003 ACRES OF LAND MORE OR LESS.
88074.3
9-4-91
GTE SPRINT SITE#1
EM 0 BIT--/-
3W 3
IT3W3
t '
COMMUNICATIONS SITE #2
ALL THAT REAL PROPERTY SITUATED IN THE UNINCORPORATED
AREA, COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA,AND MORE
PARTICULARLY BEING A PORTION OF SECTION 20, TOWNSHIP 2
SOUTH, RANGE 1 WEST, MOUNT DIABLO BASE AND MERIDIAN, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
MONUMENT "72" AS SAID MONUMENT IS DESCRIBED IN THE
"MONUMENT RECORD" ON FILE WITH THE CONTRA COSTA COUNTY
SURVEYOR; THENCE FROM SAID POINT OF COMMENCEMENT,
LEAVING SAID ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
SOUTH 680 38' 26" EAST 764.51 FEET TO THE TRUE POINT OF
BEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE
FROM SAID POINT OF BEGINNING NORTH 150 06' 30" WEST 665.00
FEET; THENCE NORTH 90° 00' 00" EAST 500.00 FEET; THENCE SOUTH
180 06' 48" WEST 665.88 FEET; THENCE SOUTH 850 38' 00" WEST
120.00 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 4.53
ACRES.
88074.3
9/3/92 (RM)
GTE SPRINT SITE #2
EXHIBIT
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PORTION F 1
a a W EDEM
AHN
RANCH PROPERTY P
Y WHERE
a E T
CURRENT WILLIAMsaN
ACT
CONTRACT R
CT
WILL .:
BE
RESCINDED ESC D AND
NEW W.A.
a C EXECUTED
CNTRA T
EXH
1
1
s
REV. OCT. 21 '92
$074
B 1
SU D VISIaH 7575
( WIEDEMANN
ALIQUOT RANCH ) X.
1499 DANVILLE BLVD CONTRA COSTA COUNTY
A(s 0))$38-5544 7 CALIFORNIA
14. 11 b.
./ CONTRA COSTA Co Recorder's Office
RECORDING REQUESTED BY• STEPHEN L. WEIR, County Recorder
Contra Costa County DOC - 97-0107820-00
Monday, JUN 23, 1997 14:07:21
WHEN RECORDED RETURN TO FRE $0.00;
CLERK, BOARD OF SUPERVISORS Ttl Pd $0.00 Nbr-0000091325
lrc /R9
BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Re: Tentative Cancellation of Land CERTIFICATE OF
Conservation Contract dated TENTATIVE
January 27 , 1970, and designated CANCELLATION
Agricultural Preserve No. 16-70, (G.C. §51283 .4)
Between Contra Costa
County and Edward M. Freitas,
Predecessor in Interest to Susan G.
Christensen, Pertaining to Property
Identified as Assessor's Parcel,
No. 209-050-016
I am the Clerk of the Board of Supervisors for Contra Costa
County, California. The Board of Supervisors by Board Order
dated December 8, 1992, granted approval of the tentative
cancellation of the above-referenced land conservation contract
between the County of Contra Costa and the below named landowner.
Name of Landowner Requesting Susan G. Christensen
Cancellation: 111 Corrinne Court
San Ramon, CA 94583
Real Property For Which Legal Description Attached
Contract is Cancelled: Hereto as Exhibit "A"
97 107820
Pursuant to the Board Order dated December 8, 1992 granting
approval of the tentative cancellation of the above-referenced
contract, a Certificate of Cancellation of Contract will be
issued and recorded at such time as the following conditions are
satisfied:
(1) Payment in full of the cancellation fee due under
Government Code §51283, which fee is $58 , 283 . 00. Unless said fee
is paid within one year from December 8, 1992 , or a Certificate
of Cancellation of Contract is issued within said time, this fee
shall be recomputed as of the date of the landowners Notice of
Satisfaction of Conditions and Contingencies (G.C. §51283 . 4) .
(2) Approval of the project Final Development Plan by the
Planning Commission.
Dated: BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Phil Batchelor-, - Clerk of the
Boar of pervi s
By 4.
Deputy Clerk
OV .............
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SUBDIVISION 7578
97 107820
PARCEL C AS SHOWN ON MS 108-86, FILED MAY 5, 1988, IN BOOK
133 OF PARCEL MAPS, AT PAGE 8, CONTRA COSTA COUNTY RECORDS.
EXHIBIT
I � �
H. D1 fib,
CONTRA COSTA Co Recorder's Office
RECORDING REQUESTED BY: STEPHEN L. WEIR, County Recorder
Contra Costa CountyDOC 97-03_07a:22_-00
Monday, JUN 23, 1997 14:10:07
WHEN RECORDED RETURN TO FRE $0.00;
CLERK, BOARD OF SUPERVISORS Ttl Pd $0.00 Nbr-0000091326
lrc/R9/1-7
BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Re: Tentative Cancellation of a portion CERTIFICATE OF
of Land Conservation Contract TENTATIVE
dated February 10, 1976, and designated CANCELLATION
Agricultural Preserve No. 5-76, Between (G.C. §51283 .4)
Contra Costa County and Howard C.
Wiedemann, Doris C. Wiedemann and
Ann Wiedemann Kaplan, Predecessors
in Interest to Jeff and Nancy Wiedemann,
Pertaining to Property Identified as
Assessor's Parcel Nos. 209-080-002,
209-080-003, 209-080-005, 209-050-006,
209-050-007 , 209-090-003 , and
209-050-013
I am the Clerk of the Board of Supervisors for Contra Costa
County, California. The Board of Supervisors by Board Order
dated December 8, 1992 , granted approval of the tentative
cancellation of a portion of the above-referenced land
conservation contract between the County of Contra Costa and the
below named landowner.
Name of Landowner Requesting Jeffrey and Nancy Wiedemann
Cancellation: 2303 Norris Canyon Road
San Ramon, CA 94583
Real Property For Which Legal Description Attached �. -
Contract is Cancelled: Hereto as Exhibit "A"
9� 1®7821
Pursuant to the Board Order dated December 8, 1992 granting
approval of the tentative cancellation of a portion of the above-
referenced contract, a Certificate of Cancellation of Contract
will be issued and recorded at such time as the following
conditions are satisfied:
(1) Payment in full of the cancellation fee due under
Government Code §51283, which fee is $558 , 842 . 00. Unless said
fee is paid within one year from December 8, 1992 , or a
Certificate of Cancellation of Contract is issued within said
time, this fee shall be recomputed as of the date of the
landowner's Notice of Satisfaction of Conditions and
Contingencies. (G.C. §51283 .4)
(2) Approval of the project Final Development Plan by the
Planning Commission.
(3) Submittal of a completed request for approval of a Land
Conservation Contract(s) for the three project agricultural lots
(Lots 168, 188 and 223) .
(�)Dated: BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
Phil Batchelor., Clerk of the
Board of S ervis
By OAA" .4A..��
Deputy Clerk
97 107821
SUBDIVISION 7575
PARCEL D AS SHOWN ON MS 135-74, FILED DECEMBER 5, 1975 IN
BOOK 41 OF PARCEL MAPS AT PAGE 21, CONTRA COSTA COUNTY
RECORDS; PORTION OF LOTS 1 AND 2 AND THE WEST 1/2 OF THE
SOUTHWEST 1/4 OF SECTION 21 TOWNSHIP, 2 RANGE 1 WEST, MT.
DIABLO BASE AND MERIDIAN.
BEGINNING AT THE MOST SOUTHWESTERN CORNER OF PARCEL C AS
SAID PARCEL C IS SHOWN AND SO DESIGNATED ON THE MAP
ENTITLED "PARCEL MAP SUBDIVISION MS 108-86" FILED IN BOOK
133 OF PARCEL MAPS AT PAGE 8 SAID POINT ALSO BEING ON THE
NORTH LINE OF SAID PARCEL D (41 PM 21); THENCE FROM SAID
POINT OF BEGINNING ALONG THE NORTHERN LINE OF SAID PARCEL D
NORTH 81022'40" EAST 4,355.86 FEET TO THE MOST NORTHWESTERN
CORNER OF SAID SECTION 21; THENCE SOUTH 68°16'37" EAST 418.88
FEET; THENCE SOUTH 32°16'09" EAST 248.28 FEET; TIIENCE SOUTH
44°41'01 " EAST 407.30 FEET; THENCE SOUTH 03°23'42" WEST
1288.44 FEET; THENCE SOUTH 23°29'40" EAST 105.71 FEET; THENCE
SOUTH 24034'32" WEST 321.00 FEET; THENCE SOUTII 82050'38" WEST
333.80 FEET; THENCE SOUTH 01'08'37" EAST 78.28; THENCE SOUTH
34058'30" WEST 371.32 FEET; THENCE SOUTH 47056'43" WEST 506.25
FEET; THENCE SOUTH 47°53'27 EAST 457.27 FEET; THENCE SOUTH
32051'04" EAST 314.96 FEET; THENCE SOUTH 80053'05 EAST 693.21
FEET; THENCE SOUTH 53°52'17 EAST 161.50 FEET; TIIENCE SOUTH
33024'19" EAST 266.37 FEET; THENCE SOUTH 03°04'37" WEST 348.26
FEET; TIIENCE SOUTH 43°50'21" WEST 493.58 FEET; TIIENCE SOUTH
73038'18" WEST 321.80 FEET; TIIENCE SOUTH 88040'24" WEST 296.16
FEET; THENCE NORTH 76019'48" WEST 706.65 FEET; THENCE NORTH
63059'42" WEST 1.957.55 FEET; THENCE NORTH 46053'15" WEST
463.58 FEET; THENCE NORTH 09°34'01" EAST 1360.60 FEET; THENCE
NORTH 51056'00" EAST 142.71 FEET; THENCE SOUTH 37°29'55" EAST
95.60 FEET; THENCE NORTH 53039'27" EAST 149.13 FEET; THENCE
NORTH 44015'33" WEST 617.23 FEET; THENCE SOUTH 25°00'59" WEST
942.01 FEET; THENCE SOUTH 74°52'00" WEST 515.12 FEET; THENCE
NORTH 70002'19" WEST 1560.05 FEET; THENCE NORTH 10009'32"
EAST 828.90 FEET; THENCE NORTH 30008'54" EAST 755.05 FEET TO
TIIE POINT OF BEGINNING AND CONTAINING 391.1 ACRES OF LAND
MORE OR LESS.
,SAN OT
1
- A
I � �
97 107821
EXCEPTING THERE FROM ALL OF PARCELS A, B AND C AS SHOWN ON
SAID MAP MS 135-74 (41 PM 21). CONTAINING 376.1 ACRES, MORE
OR LESS
88074.2 WILLIAM.ACEDESC.
EXHIBIT 2
97 1.07921
COMMUNICATIONS SITE #1
ALL THAT REAL PROPERTY SITUATE IN THE UNINCORPORATED AREA,
COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, AND MORE
PARTICULARLY BEING A PORTION OF SECTION 20, TOWNSHIP 2 SOUTH,
RANGE 1 WEST, MOUNT DIABLO BASE AND MERIDIAN, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
MONUMENT "72" AS SAID MONUMENT IS DESCRIBED IN THE "MONUMENT
RECORD" ON FILE WITH THE CONTRA COSTA COUNTY SURVEYOR; THENCE
FROM SAID POINT OF BEGINNING, SOUTHEASTERLY ALONG SAID COUNTY
LINE SOUTH 460 17' 50" EAST 206.76 FEET; THENCE LEAVING SAID
COUNTY LINE NORTH 430 26' 08" EAST 129.18 FEET; THENCE NORTH 17°
19' 34" WEST 498.26 FEET; THENCE NORTH 87° 58' 00" WEST 196.96 FEET;
THENCE SOUTH 020 10' 22" WEST 427.65 FEET TO A POINT ON THE
AFORESAID COUNTY LINE; THENCE EASTERLY ALONG SAID COUNTY LINE
SOUTH 870 05' 44" EAST 123.30 FEET TO THE POINT OF BEGINNING AND
CONTAINING 3.1003 ACRES OF LAND MORE OR LESS.
88074.3
9-4-91
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EXHI � --
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97 107821
COMMUNICATIONS SITE ##2
ALL THAT REAL PROPERTY SITUATED IN THE UNINCORPORATED
AREA, COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA,AND MORE
PARTICULARLY BEING A PORTION OF SECTION 20, TOWNSHIP 2
SOUTH, RANGE 1 WEST, MOUNT DIABLO BASE AND MERIDIAN, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
MONUMENT "72" AS SAID MONUMENT IS DESCRIBED IN THE
"MONUMENT RECORD" ON FILE WITH THE CONTRA COSTA COUNTY
SURVEYOR; THENCE FROM SAID POINT OF COMMENCEMENT,
LEAVING SAID ALAMEDA/CONTRA COSTA COUNTY BOUNDARY LINE
SOUTH 680 38' 26" EAST 764.51 FEET TO THE TRUE POINT OF
BEGINNING OF THE HEREIN DESCRIBED PARCEL OF LAND; THENCE
FROM SAID POINT OF BEGINNING NORTH 150 06' 30" WEST 665.00
FEET; THENCE NORTH 90° 00' 00" EAST 500.00 FEET; THENCE SOUTH
180 06' 48" WEST 665.88 FEET; THENCE SOUTH 850 38' 00" WEST
120.00 FEET TO THE TRUE POINT OF BEGINNING. CONTAINS 4.53
ACRES.
88074.3
9/3/92 (RM)
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( W IEDEMANN
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1499 DANVILLE BLVD CONTRA COSTA COUNTY
ALAMO,CA 94507 Of tytw�{�
(510) 838-5544 CALIFORNIA as roves Mw