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HomeMy WebLinkAboutMINUTES - 09081992 - 1.116 - 1 6 . � . Contra TO: BOARD OF SUPERVISORS costa i n. - - o: 114 /, FROM: HARVEY E. BRAGDON a' n s County DIRECTOR OF COMMUNITY DEVELOPMENT ' _ _ o , DATE: August 5 1992 eosTa coUx ,�~~4 • g SUBJECT: Adoption of the Reporting Plan for the Bethel Island Area Final Environmental Impact Report SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS Adopt the Reporting Plan for the Bethel Island Area Final Area Environmental Impact Report, Exhibit A to this order. FISCAL IMPACT None BACKGROUND/REASONS FOR RECOMMENDATIONS The Bethel Island Specific Plan and Final Environmental Impact Report were adopted by the Board of Supervisors on July 10, 1990 and as amended April 16, 1991. By adoption of the Final Environmental Impact Report, Assembly Bill 3180, requires all state and local agencies to establish reporting and monitoring programs for projects approved by a public agency whenever approval involves the adoption of environmental findings related to environmental impact reports. The reporting and monitoring program is designed to ensure compliance during the projects implementation. CONTINUED ON ATTACHMENT: YES SIGNATUREJ,, RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMI EE APPROVE OTHER SIGNATURE(S) ACTION OF BOARD ON September 8, 1992 APPROVED AS RECOMMENDED X OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A X UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. Contact: Debbie Drennan - 646-2031 Orig: Community Development Department ATTESTED September 8 , 1992 cc: via Community Development PHIL BATCHELOR, CLERK OF THE BOARD OF SUPERVISORS COURTY ADMINISTRATOR BY DEPUTY 1. U6 REPORTING PLAN FOR THE BETHEL ISLAND AREA FINAL ENVIRONMENTAL IMPACT REPORT Prepared by: Contra Costa County Community Development Department I � I) it I REPORTING PLAN FOR THE BETHEL ISLAND AREA FINAL ENVIRONMENTAL IMPACT REPORT INTRODUCTION On July 10, 1990, the Contra Costa County Board of Supervisors adopted the Bethel Island Area General Plan Amendment ("General Plan Amendment") , and the Bethel Island Area Specific Plan ("Specific Plan") , certified the Bethel Island Area Final Environmental Impact Report ("Final EIR") and a Statement of Findings and Overriding Considerations and Mitigation Monitoring Program ("CEQA Findings") . On April 16, 1991 the Board amended and re-adopted the Specific Plan and reaffirmed the certification of the Final EIR and CEQA Findings to assure the Specific Plan's consistency with the General Plan adopted on January 29, 1991. This document constitutes the overall plan to implement the mitigation measures adopted in the CEQA Findings ("Reporting Plan" or "Plan") as required by the Mitigation Monitoring Program. Mitigation Monitoring Programs are required as part of the California Environmental Quality Act ("CEQA") under Public Resources Code § 21081. 6. That section requires that a reporting or a monitoring program be established to ensure that the mitigation measures adopted to avoid or mitigate significant environmental effects of a project as identified in the environmental impact are implemented. The Mitigation Monitoring Program adopted on July 10, 1990 and re-adopted on April 16, 1991 1 in addition to this Reporting Plan, fulfills this requirement of the law. APPLICABILITY OF REPORTING PLAN Any development, project or improvement application filed, or deemed complete, for land in the Bethel Island Planning Area (that area governed by the Specific Plan) , on or after July 10, 1990, shall be the subject of this Reporting Plan. All mitigation measures identified in this Plan may not apply to every development, project or improvement. The characteristics of the project or project site will likely dictate the applicability of the measures. The criteria of the Specific Plan, Final EIR and CEQA Findings may need be utilized in determining the applicability of the measures. If the measures' application cannot be determined by the project, project site or above-identified documents, the Director of Community Development shall determine the measure's applicability. MONITORING AGENCY As the lead agency on the Specific Plan and Final EIR, the Community Development Department will act as the Monitoring Agency of this Reporting Plan. As the Monitoring Agency, it is respon- sible for ensuring full compliance with the provisions of this Plan. The Community Development Department may delegate duties or responsibilities for monitoring to other County designees or departments, such as the Zoning Administrator or Department of Public Works, and some monitoring responsibilities may be assumed by other responsible agencies, such as the Bethel Island Municipal 2 Improvement District (BIMID) . The Community Development Department may delegate its monitoring duties to an outside consultant, the cost to be borne by the applicant. The Community Development Department, however, will have primary responsibility for implementing this Plan. FORMAT OF REPORTING PLAN This Reporting Plan is structured to track each mitigation measure adopted by the Board of Supervisors in the CEQA Findings. Organization of this Plan is parallel to the organization of the CEQA Findings. First, the Reporting Plan identifies, in summary form, the mitigation measure to be implemented as adopted by the Board. Each mitigation measure is numbered or referenced consistent with the CEQA Findings. Second, the Reporting Plan identifies the "Implementing Party" as the party and/or agency who is responsible for, or will actively participate in, the implementation of the mitigation measure. The County, as the agency responsible for implementing the Specific Plan, will serve as the implementing party on most, if not all, measures. It's various departments will not, at times, be continually listed. Third, the Reporting Plan identifies the "Timing" in the development process for implementing the measure. Fourth, the Reporting Plan describes the "Monitoring Action" as the action or steps that will be taken to ensure that the mitigation measure is properly implemented. Space is provided for comments or notations by the Monitoring Agency or designated individual ("Monitor") 3 regarding the status of the implementation of the mitigation measure. "TIMING" FOR IMPLEMENTATION OF THE MITIGATION MEASURE The "Timing" identified for the implementation of the mitigation measure is the last stage in the development process that the measure may be implemented. If a project or improvement is subject to CEQA, the study and/or information required in the mitigation measure may be required, at the discretion of the Community Development Director, to be produced for and analyzed in the CEQA documentation. Many mitigation measures are required to be implemented "Prior to project approval" (subject to an earlier time as discussed in the above paragraph) . "Prior to project approval" is defined as a condition which must be fulfilled prior to the approval of a development project, entitlement, improvement, structure, variance, permit or any other use for the purpose of development or improving property. REPORTING PROCEDURE All the mitigation measures may not apply to every project in the Bethel Island Planning Area. The measures were adopted as part of the Specific Plan and apply to the entire Planning Area and not necessarily every specific project. A copy of this Plan shall be contained in every project file. If a measure is not applicable to a specific project, it shall be noted on the Reporting Plan by the Monitor. If a measure is applicable, the Monitor shall identify (under the "Project Specific 4 Requirements") how the specific project will comply with the measure. The Monitor shall also verify and track all procedures required for each applicable mitigation measure and ensure that the timing for implementation specified is complied with, making any specific comments or notations in the space provided. All comments, notes, memoranda, studies or reports regarding mitigation monitoring review shall be kept in the specific project files. 5 A. GEOLOGY, SEISMICITY AND SOILS Mitigation Measure A-1: A site specific geotechnical exploration shall be performed for each proposed development or improvement. Implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: Prior to approving any development or improvement, the Community Development Department shall ensure that site specific geotechnical explorations are conducted which include, at a minimum: a. Borings and test pits to characterize the subsurface conditions of the site. b. Test and studies to determine static and dynamic engineering properties of the soils for the project. C. Geologic investigation to determine earthquake design parameters. d. Foundation and construction recommendations including methods to mitigate seismic hazards, excessive total and differential settlements and excessive seepage. e. A report signed by a registered, professional geotechnical engineer presenting findings, analyses and recommendations. The Monitor shall regularly inspect construction to ensure compliance with these tests, studies, investigations and reports as incorporated into the project plans. All reports and memorandum regarding this review shall be kept in the project file. 6 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 7 Mitigation Measures A-2 through A-5: A-2, Seismic designs of levees, structures, and infra- A-3 structure facilities shall be independently reviewed to evaluate the adequacy of the design and for compliance with acceptable Bethel Island Municipal Improvement District (BIMID) and the Reclamation District (RD-799) standards, geotechnical practices and the Uniform Building Code where applicable. A-4 New levee construction shall be inspected by a registered geotechnical engineer and constructed in such a manner as to meet U.S. Army Corps of Engineers' (USACE) standards or equivalent. A-5 A levee maintenance plan shall be developed and shall include the responsibilities of the main- taining entity, proposed maintenance schedule, and activities to be carried out. The applicants shall consult with BIMID and RD-799 for their review and approval of the levee maintenance and repair schedule. Implementing Party: Project Applicant, BIMID and/or RD-799 and USACE Timiny: Prior to project approval Monitoring Action: The Community Development Department, in its review of development plans, shall ensure that proposed development conforms to the seismic requirements as specified above. The Community Development Department and Project Applicant shall coordinate with RD-799 and/or BIMID and USACE on new levee construction. The Project Applicant in conjunction with BIMID and/or RD-799 shall prepare a levee maintenance plan consistent with Measure A-5. All accepted recommendations or measures identified in the required studies, reports, plans, shall be incorporated into the development plans for each project, where applicable. The designated Monitor will periodically inspect construction to ensure compliance with all regulations, standards, and the timing of the levee maintenance and repair schedule. 8 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B C. D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 9 Mitigation Measure A-6: Additional development on-island shall be considered once a financing mechanism is fully and completely assured for improvements to the entire perimeter levee system, BIMID and the USACE have approved the levee improvement plans and subsidence impacts are adequately mitigated. Implementing Party: Project Applicant, USACE and BIMID Timing: A financing mechanism must be submitted concurrently with project application. Monitoring Action: Prior to reviewing development plans for additional development on-island, a financing mechanism for the levee improvements must be prepared by the Project Applicant and approved by the Community Development Department. The USACE and BIMID must approve levee improvement plans. The Community Development Department must ensure that the proposed development adequately mitigates subsidence impacts. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 10 D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: signature: Date: 11 Mitigation Measure A-8: A dewatering plan shall be submitted and approved by the County prior to lowering of groundwater elevations. This plan would include, among other items, adequate setbacks between existing structures and proposed excavations. Dewatering plans should also be referred to BIMID and RD-799 for comments and recommendations. Implementing Party: Project Applicant, BIMID and RD-799 Timincl: Prior to the issuance of a grading permit Monitoring Action: The Project Applicant shall prepare and submit dewatering plans prepared by a licensed soils engineer to BIMID or RD- 799 for review and comments. All feasible recommendations by the reclamation districts shall be incorporated into the Project. The Community Development Department shall also review the dewatering plan to ensure compliance with these requirements. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 12 D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 13 Mitigation Measure A-9: Prior to project approval and over the life of the project, the safety of occupants and structures must be guaranteed. The following are recommended to reduce risks to an acceptable level: a) levees in major subdivisions should be improved to USACE's urban standards, and b) a minimum of 100 foot setback from the centerline of the levees shall be observed by new development. Implementing Party: Project Applicant, USACE, RD-799 and/or BIMID Timing: Prior to issuance of building permits Monitoring Action: The existing levee system may be upgraded or an internal system constructed. The Community Development Department and Project Applicant shall work with the USACE, BIMID and/or RD- 799, to ensure that levees are improved or built to appropriate standards. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 14 D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 15 Mitigation Measures A-10 and A-11: A-10 Densify existing soils in place using vibratory probes or dynamic compaction. Alternatively, liquefiable soils could be over-excavated and replaced with compacted engineered fill. soils subject to other types of seismic instability (slope failures, cracking, lateral spreading, etc. ) also may be removed and replaced with engineered fill if they are located in critical locations for structural support or water retention. A-11 Where insitu compaction or over-excavation is not feasible because of depth or proximity constraints, it may be necessary to relocate proposed developments to prevent damage to existing levees. Pile support for some types of structures would also be possible in this contingency. However, some structures, such as dikes and levees could not be pile supported (use of piles only applies to building and similar framed or pipe, concrete or steel structures) . Implementing Party: Project Applicant TimincT: Prior to issuance of a grading permit Monitoring Action: Grading plans will reflect location and measures or method of soils compaction or replacement to be used. Grading plans will reflect use of pile support where necessary to prevent damage to existing levees and dikes. The Public Works Department shall review grading plans to ensure consistency with these requirements. Project Applicants will relocate development as necessary to protect dikes and levees. The project site shall be inspected by the designated Monitor during construction to ensure compliance with soil specifications. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. 16 C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: signature: Date: 17 Mitigation Measures A-12 and A-13: A-12 Internal levees and sites for structures or buildings shall be based on proper soils engineering design and construction methods. These methods should include a field investigation and laboratory testing program, detailed analysis of stability and design parameters for the earth structures, selection of suitable low-organic content materials for construction, and field control of moisture and density during construction. A-13 Vegetation on the internal levee shall follow requirements for flood control levees. To mitigate any effects resulting from a future rise in sea level or ground subsidence, interior levees should be designed so they can be raised in the future and additional freeboard will be required for new residential construction. Implementing Party: Project Applicant, BIMID and/or RD-799 Timing: Prior to issuance of a grading permit Monitoring Action: The Community Development Department shall coordinate with the appropriate reclamation district and if applicable, the USAGE, to ensure the above requirements are met. Reports, tests, studies, analyses, diagrams, drawings and all other documentation regarding stability and design for earth structures, selection of low-organic content materials for construction, and field control of moisture and density shall be submitted to the Community Development Department for approval. The Community Development Department, the appropriate reclamation district and the USACE (the latter if required) shall review and approve all internal levee plans. The Community Development Department shall review the development plans to ensure they reflect levee capacity or height and the additional freeboard needed to accommodate new residential construction. The project site shall be inspected during construction to ensure compliance with the above measures. 18 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 19 Mitigation Measures A-14 and A-15: A-14 Development shall avoid gas resources and extraction facilities whenever possible. Where this is not possible, incorporation of wells into the planned development would be an acceptable element if adequately addressed (e.g. , screening from view, etc. ) A-15 Utilize alternate drilling sites outside of highly developed areas and use angle-drilling techniques. Implementing Party: Project Applicant Timin4: All development plans shall reflect the location of gas resources and extraction facilities and drilling sites. Monitoring Action: The Community Development Department shall review development plans to determine if gas resources and extraction facilities can be avoided. The use of exploratory drilling will be encouraged on sites outside of highly developed areas using angle-drilling techniques. Project construction will be inspected for compliance. Project specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 20 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 21 Mitigation Measures A-16 and A-17: A-16, over-excavate weak, highly compressible organic A-17 soils and replace with engineered fill prior to construction of levees, structures or infrastructure facilities. If over-excavation is not feasible because of depth or proximity constraints, either relocate proposed development or design for excessive settlement. Pile support for some structures may be possible. Implementing Party: Project Applicant TimincT: Prior to issuance of grading permit Monitoring Action: The Community Development Department, in conjunction with Building Inspection, shall review grading and foundation plans and determine that the above standards are met. Site inspections shall be made to ensure work is performed in compliance with the approved plans. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 22 D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 23 Mitigation Measures A-18 through A-20: A-18 BIMID and RD-799 shall raise exterior levees in the event of a rise in sea level. A-19 Engineering design for new levees shall include additional freeboard of four feet. New development shall achieve a minimum structural setback of 100 feet from the centerline of the levees unless adequate substantiation for a reduction is approved by BIMID or RD-799. Implementing Party: Project Applicant, RD-799 and/or BIMID Timing: Measure A-18 shall be implemented if and when there is a rise in sea level substantiating the need to raise the levees. Measure A-19 shall be made a condition of project approval, where applicable. Monitoring Action: Consistent with Policy 3 .5.2 in the Specific Plan, exterior levees may be raised in the event of a rise in sea level. The Community Development Department shall review development plans to determine compliance with the 100 foot setback requirement. If the setback requirement is not reflected, the Community Development Department shall require the Project Applicant to obtain approval from the appropriate reclamation district. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 24 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 25 Mitigation Measure Recommended by BIMID and RD-799 Replacing A-21 as stated in the Final EIR: Geotechnical reports for all grading projects shall require peer review and approval by a geotechnical engineer acting on behalf of the local reclamation district. The costs of review shall be borne by the project applicant. Implementing Party: Project Applicant, RD-799 and/or BIMID Timing: Prior to issuance of a grading permit Monitoring Action: The local reclamation district shall, at the expense of the Project Applicant, engage the services of a geotechnical engineer to review and ultimately approve geotechnical reports submitted by the applicant. Recommendations of the geotechnical engineer shall be incorporated into the development plans and design where feasible. All reports, reviews, and memoranda shall be kept in the project file. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 26 D. Etc. (attach separate sheet if needed) Comments: Monitors Name: signature: Date: 27 Mitigation Measures A-23 and A-24: A-23, Densify liquefiable soils by vibration or dynamic A-24 compaction. Use of these techniques shall be limited to locations not directly adjacent to existing structures or levees. The use of alternate foundation types shall also be considered. If risks of liquefaction cannot be eliminated, consider relocating the new facility or structure. Implementing Party: Project Applicant Timing: Prior to issuance of a grading permit Monitoring Action: The Community Development Department in conjunction with Building Inspection shall review development plans to determine compliance with the above measure. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 28 Comments• Monitor's Name: Signature: Date: 29 B. HYDROLOGY AND WATER QUALITY Mitigation Measures B-3 through B-6, B-12 and the Measure Recommended by BIMID and RD-799 (B-6a) B-3, The County shall not allow non-conforming uses B-12 within levee setback areas and will assist in eliminating encroachments. B-4 The County shall request BIMID and RD-799 to raise exterior levees if sea levels rise. (Same as A- 18) B-5 Prior to approval of projects in flood hazard areas, emergency evacuation plans shall be prepared. B-6 The County shall revise its ordinance code to allow the discharge of storm run-off, including groundwater, to open channels and request RD-799 and BIMID to assume maintenance responsibility for open channel drainage facilities. B-6a Permit fees shall be waived for parcels where a non-conforming house is removed from within the levee setback area and a new conforming house is constructed. Implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: The Project Applicant shall work with the appropriate reclamation district to prepare an emergency evacuation plan. This plan shall be deemed adequate by the reclamation district prior to project approval. The Community Development Department shall review development plans to determine compliance with setback requirements and it, along with all special districts, shall waive permit fees as required above. The Specific Plan already authorizes exterior levees to be raised in the event of a rise in sea level. The County's Zoning code will be revised consistent with B-6. 30 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 31 Mitigation Measure B-8: The County shall request BIMID and RD-799 to develop a levee maintenance master plan for the Planning Area. Implementing Party: BIMID and/or RD-799 Timing: Prior to approval of any project subject to the Specific Plan in the Planning Area. Monitoring Action: The Community Development Department shall request BIMID and RD-799 to develop a levee maintenance master plan. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 32 Comments• Monitor's Name: Signature: Date: 33 Mitigation Measures B-9 and B-10: B-9 Structures shall be constructed in compliance with FEMA standards, unless protected by a certified levee system. B-10 Development shall be conditioned, or the County code modified, to require new developments to provide levee structure setbacks to allow for improvements and reflect BIMID and RD-799 standards and crestal elevation. Implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: The Community Development Department shall review development plans to ensure compliance with FEMA standards unless the development is protected by a certified levee system. The County will condition projects to permit levees to be raised an additional four feet. Development plans shall reflect compliance with levee structure setbacks in compliance with specified standards. The project site shall be inspected during construction to ensure compliance with levee mitigation. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 34 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 35 Mitigation Measures B-13 and B-14: B-13 Landscaping of levee slopes shall be reviewed by BIMID and/or RD-799. B-14 New levee roads shall be constructed as all-weather or paved roads with at least a 20 foot road width or a 16 foot road width with turnouts. The new roads shall provide good access from the levee road to the off-island roadway system to facilitate emergency access. Implementing Party: Project Applicant, RD-799 and/or BIMID Timing: Prior to project approval Monitoring Action: The Project Applicant shall submit its landscaping proposals for levee slopes to the appropriate reclamation district for review and comment. The Community Development Department in conjunction with the Department of Public Works shall review all plans for new levee roads to ensure compliance with Measure B-14 . Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 36 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 37 Mitigation Measure B-15: The County shall request that the appropriate entity with jurisdiction and responsibility for Frank's Tract levees re-establish and improve the levee system to protect the northeasterly Bethel Island levees from additional wave action. Implementing Party: County Timinv: On-going Monitoring Action: The Community Development Department shall take the necessary measures to ensure that RD-799 is requested to improve Frank's Tract levees. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 38 D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 39 Mitigation Measure B-16: Parallel levees and/or levee surrounded cul-de-sacs adjacent to sloughs shall not be constructed where the risk of rapidly rising water due to levee overtopping or rupture would threaten lives. Implementing Party: Project Applicant Timing: On-going Monitoring Action: The County shall not approve any construction of levees where there is a risk of rising water from levee overtopping or rupture that could endanger lives. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 40 Comments: Monitor's Name: Signature: Date: 41 Mitigation Measures B-17 and B-18: B-17 Existing drainage facilities shall be protected from construction-related impacts. B-18 Erosion control plans and dust mitigation shall be required as a condition of project approval. Implementing Party: Project Applicant Timing: Drainage facilities shall be identified on all development plans. In addition, the above Measures shall be implemented prior to project approval and during project construction. Monitoring Action: Development plans shall include provisions to protect existing drainage facilities from construction impacts. Erosion control and dust mitigation plans shall be submitted to the County for review prior to project approval. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. 42 C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 43 Mitigation Measures B-19 through B-21: B-19, The County Ordinance Code shall be revised or B-21 conditions shall be placed on developers to require developments in the vicinity of levees to provide structure setbacks for levee modifications which would allow for raising the levees to reflect a 4- foot rise in sea level due to the greenhouse effect in addition to anticipated subsidence. B-20 The County shall use the most current information for the 100-year flood level as provided by FEMA to determine the required flood protection elevations. Future revisions to this level (which can be a result of several hydrologic and hydraulic effects) will be considered for incorporation in the determination of future flood protection facility elevations and elevation of structures for flood protection. Implementing Party: County Timing: B-19 and B-21 shall occur prior to project approval; B-20 shall be on-going. Monitoring Action: The County shall require all developments near levees to provide structure setbacks for levee modifications. The County shall determine flood protection elevations using FEMA standards and condition project approvals to assure compliance. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 44 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 45 Mitigation Measures B-22 through B-27: B-22 Drainage of major roadways and all facilities constructed at existing grade shall be conveyed in a ditch system, such as presently exists. Lake development areas, constructed at new, elevated grades, will be drained by a pipe system discharging by gravity flow to a lake, drainage canal or slough. B-23 New developments shall modify the existing drainage and pumping system and add to, realign or improve these drainage facilities to provide adequate drainage infrastructure to support new development. B-24 The County will encourage on-island storm water retention along the spine of the main canal. B-25 The County will review drainage plans and require that the effects of the new drainage system on existing drainage systems be mitigated. B-26 The County shall require developers of lake facilities to analyze the potential use of the lake as a peak flow detention basin. If the County determines that the use of the lake as a detention basin is feasible and would not significantly affect water quality, they shall require the developer to construct the lake as a detention basin. B-27 The County shall require developers to use gravity drainage facilities where increased elevation of the site permits in order to decrease pumping requirements. Implementing PartX: Project Applicant Timing: Prior to project approval Monitoring Action: The Public Works Department, in its review of the drainage and maintenance plans for development projects, shall determine that the plans incorporate the proper drainage systems and the other appropriate measures as described above. The project site shall be periodically inspected to ensure that grading and drainage improvements conform to the approved plans. 46 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 47 Mitigation Measures B-28 and B-29: B-28 Developers shall locate pumping facility discharge points for storm drainage facilities in areas where positive impacts to lake water quality can be achieved and/or where pumping efficiency can be maximized. B-29 Storm drainage facilities for new lake housing areas constructed at elevated grades shall be by a gravity pipe system discharging to a lake, slough or publicly maintained drainage system. Implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: Development plans shall indicate the location of proposed pumping facility discharge points for storm drainage facilities. These locations shall be approved by the Public Works Department. The Public Works Department shall also review development plans to ensure that they provide a gravity pipe system discharging water to a lake, slough or publicly maintained drainage system shall be used where feasible. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 48 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 49 Mitigation Measures B-30, B-31 and B-41: B-30 New developments shall produce a drainage analysis for watershed areas and develop a system to convey flows to an acceptable point of discharge where BIMID or RD-799 will accept the flow. B-31, Developers must prepare a lake and open channel B-41 drainage facilities operation and maintenance plan. The plan shall consider the feasibility of preventing undesirable growth of aquatic plants and organisms and the use of various methods of hand and/or mechanical harvesting and chemical controls for maintenance. implementing Party: Project Applicant, RD-799, BIMID and the County Flood Control and Water Conservation District. TimincT: Prior to project approval Monitoring Action: The Project Applicant shall submit a drainage analysis for all new development to the Public Works Department for its review and approval. In addition, Project Applicant shall submit the specified lake and open channel drainage facilities operation and maintenance plan to Public Works for review and approval. The operation and maintenance report shall consider the following: Feasibility of preventing undesirable growth of aquatic plants and organisms. E. Increased hydraulic flushing. F. Aeration of the lakes with floating aerators and/or by pumping air to the bottom of the lakes to improve circulation, reduce objectionable odors, and to prevent thermal stratification. G. Use of various methods of hand and/or mechanical harvesting and chemical controls for maintenance (such as algaecides per manufacturers directions to control specific species of phytoplankton) . Effects on non-target species should be analyzed. 50 H. Early control of macrohpytes and prevention of blooms which may require more extensive treatment if allowed to grow for a longer time. I. Provision of a means to trap or divert polluted flows around lakes. Use a grease trap for inlet lines carrying runoff from roads and parking areas. J. Design of the inlets to the on-site storm drain system to convey some amount of the low flows directly to drainage ditches that bypass the lake. These flows are usually heavy in nutrients, oil and litter. To assure that the system will provide adequate flood control and drainage systems, the County shall require and assure that all new conveyances are constructed to meet the criteria of the County Flood Control and Water Conservation District, BIMID and RD-799. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 51 Comments• Monitor's Name: Signature: Date: 52 Mitigation Measures B-32 and B-33: B-32 Storm drainage facilities for public roads shall be located within storm drainage maintenance easements. B-33 Developers shall provide an emergency power supply for their own project for all pumps removing storm water from the Planning Area and discharging the water to adjacent sloughs. implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: In its review of development plans, the Community Development Department and Public Works Department shall confirm that the above requirements are followed. Project Spgcific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 53 Comments• Monitor's Name: Signature: Date: 54 Mitigation Measures B-34 through B-37 and B-39: Developers shall utilize dust control measures, provide and implement erosion control plans, dispose of dredged materials in acceptable disposal sites, and construct and design oversized culverts to reduce maintenance in storm drainage facilities. Implementing Party: Project Applicant Timing: The Project Applicant shall demonstrate how the above measures will be implemented prior to receiving a grading permit. Monitoring Action: The Project Applicant shall prepare and the County shall approve a detailed dust and erosion control plan prior to the commencement of grading activities. In addition, the Project Applicant shall specify its method of disposing of dredged materials. The Public Works Department shall review construction plans to determine if the appropriate sized culverts are provided. The project site shall be inspected during construction to ensure compliance. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. 55 C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 56 Mitigation Measures B-38, B-40 and B-42: B-38 Developers shall divert storm water runoff away from Rock Slough to minimize contamination of water quality. B-40 Developers shall install sediment traps where feasible. Prior to construction, plans should be reviewed by BIMID, RD-799 and the Mosquito Abatement District. B-42 The County shall consider mosquito reduction criteria for lake development. Implementing Party: Project Applicant, BIMID, RD-799 and the Mosquito Abatement District. Timing: Prior to project approval Monitoring Action: The Community Development Department, in cooperation with the Public Works Department, shall ensure that development plans adequately propose to divert storm water runoff away from Rock Slough, and identify sediment traps where feasible. Prior to project construction, BIMID, RD-799 and the Mosquito Abatement District shall review construction plans. The Community Development Department shall require, when appropriate, the following criteria for mosquito reduction for lake developments: a. Minimize shoreline vegetation conducive to mosquito breeding. b. Stocking lakes with mosquito fish. C. Provisions to regularly draw down water levels to inhibit mosquito larvae. d. An implementation plan for removing dead algae, vegetation and debris. 57 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 58 C. BIOLOGICAL RESOURCES Mitigation Measures C-1 through C-6 and the Measure Recommended by Mt. Diablo Audubon Society (C-6aj: C-1 Each project which impacts wildlife and/or wildlife habitat areas will develop a Wetlands Mitigation Plan, utilizing opportunities available for mitigation, incorporating the results of a Habitat Evaluation Study where required and incorporate natural preserve areas where appropriate. If the Mitigation Plan proposes to create wetlands or habitat for special interests species, then it shall contain a monitoring component. The success of the mitigation should be evaluated after a monitoring period of three to five years. If the original mitigation is unsuccessful, then additional mitigation will be required such that any impacts is negated. C-2, Set aside preserves and wildlife refuges to protect C-3 rare plant communities and wildlife refuge. These preserves or refuges shall be sufficiently buffered from human disturbance and transferred to a public agency for protection and maintenance. C-4 Site-specific surveys for sensitive species potentially present as identified shall be conducted for each development proposal. C-5 All proposed project activity shall avoid seasonal and permanent wetlands, woody riparian, and tidal areas because of their high value to wildlife. When impacts cannot be avoided, all proposed development shall replace wetland values or acres lost due to development. Appropriate mitigation measures shall be identified in advance by using information gained from studies (such as the Habitat Evaluation Survey study) . This must assure that adequate amount and quantity can be replaced or enhanced to response to loss of wetlands on project sites. To minimize or avoid impacts to sensitive habitats, houses and other buildings shall be clustered when appropriate. Initial wetland surveys may be necessary for projects proposed in the Planning Area. Wetlands should be delineated in accordance with the applicable Unified Federal Method. This wetlands delineation effort should be coordinated and developed in cooperation with the USACE, the U.S. Fish and Wildlife Service, and the California 59 Department of Fish and Game (CDFG) . To promote the County's policy to protect wetland resources, and the CDFG's policy of "no net loss of wetlands," all proposed development shall result in no net loss of wetlands, or offer means of replacing wetlands affected by the proposed development. C-6 Opportunities for improving aquatic and fishing resources shall be addressed in the environmental review of specific water-related projects. An inventory of plant, fish and wildlife resources in the vicinity of any proposed marina including potential routes of boats to and from the marina shall be completed prior to project approval. Dredging to connect the marina basin and the river shall be done to minimize impact on fishery resources and to minimize sediment generation. C-6a For any proposed wetland mitigation areas, the applicant shall submit a management plan and guarantee the maintenance and survival of plants for five years. The plants shall be subject to review and approval of County, after review by the USACE and CDFG. Implementing Party: Project Applicant, USACE, U.S. Fish and Wildlife Services, and CDFG. Timincr: C-1, C-4, C-5, C-6, and C-6a prior to project approval; C-2 and C-3 are contained in the Specific Plan. Monitoring Action: A wetland delineation shall be submitted along with project applications. This delineation shall be prepared in accordance with the applicable Unified Federal Method. If the project will impact wetlands, a wetlands mitigation plan must be submitted and approved prior to project approval. This plan shall comply with Mitigation Measures C-1, C-5 and C- 6a. The County is in the process of preparing a wetland protection/mitigation ordinance and development in the area should be consistent with that ordinance. 60 Consistent with Measures C-2 and C-3, the Specific Plan provides open space areas which shall serve as wetland mitigation, riparian use and rare plant preserve areas. The Community Development shall assure that all development plans are consistent with this criteria in the Specific Plan. The Project Applicant shall submit a report from a qualified botanist and/or biologist setting forth findings from the survey for sensitive species as required by Mitigation Measure C-4 . The survey should be conducted at the time of the year the potential plant and animal species as identified in the EIR can be expected to be present. The County shall require project applicants to obtain use permits for any marina or waterfront facility. Additional environmental review will be required so that the environmental impacts of such a facility at the specific location could be fully analyzed, especially with respect to aquatic resources as contemplated by Mitigation Measure C-6. All projects shall be periodically inspected by the County throughout the construction of the project to verify and ensure compliance with the wetland mitigation and management plans and the other measures as identified above. All memoranda shall be kept in the project file. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. 61 C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 62 D. LAND USE Mitigation Measures D-1. D-2 and the Measure Recommended by the State Lands Commission (D-2a) : D-1 The County shall evaluate development plans against criteria established in the Specific Plan to maximize compatibility of adjacent land uses through noise and light buffers, circulation routes, landscaping and channel width for boating safety. D-2 Development shall comply with the wetland policy contained the Specific Plan which requires a no net loss in either quantity or value of permanent or seasonal wetlands. D-2a After filing with the County, all development applications shall be submitted directly to the State Lands Commission (SLC) . The SLC shall timely review all development applications to determine the extent, if any, of publicly owned lands and whether the applications are consistent with the SLC policies and to establish a long-term leasing agreement between the applicant and the SLC, if necessary. Implementing Party: Project Applicant TimincT: Prior to project approval Monitoring Action: The Community Development Department shall review all development plans to ensure that the proposed development is consist with the development standards contained in the Specific Plan. Development plans and their attachments, especially the project specific wetland mitigation plan, shall be reviewed to determine compliance with the wetland policies and standards contained in this document and the Specific Plan. After receiving and filing a development application, the County shall forward it to the SLC for review. If the SLC does not claim a public ownership interest in the project site within 45 days from the date the County sends the application to the SLC, the County may assume no such interest exists. 63 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 64 E. AGRICULTURE Mitigation Measure E-1, E-2. E-4 and E-5: E-1 Encourage agricultural land owners to preserve such lands through Williamson Contracts or Farmland Trusts. E-2 Encourage agricultural uses in locations which buffer wetlands. E-4 Cluster residential development to the maximum extent feasible on agriculturally designated lands. E-5 Provide for the subdivision of agricultural land to an extent compatible with surrounding land uses. Implementing Party: County Timing: Prior to project approval and on-going Monitoring Action: The Community Development Department, in its review of the development plans, shall determine that the plans incorporate the measures as described above. The County shall continue to encourage owners of agriculturally designated lands to preserve the remaining portions of their land through the establishment of Williamson Act Contracts or Farmland Trusts. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 65 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 66 F. VISUAL QUALITY Mitigation Measures F-1 through F-4: F-1, Landscape and design guidelines in the Specific Plan as identified to buffer F-3 views between residential and commercial development and along roadways shall be followed. Residential development shall be clustered to reduce visual impact, preserving the open and rural visual appearance. F-2 The Specific Plan design guidelines shall be incorporated into the projects to promote the transition between exiting housing and new development. F-4 The Specific Plan's landscaping features shall be incorporated between roadways and residential clusters on agricultural lands. Implementing Party: Project Applicant Timing: Design and landscape plans shall be submitted and approved by the Zoning Administrator. Monitoring Action: The Community Development Department, in its review of design and landscape plans, shall determine compliance with the standards identified above. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 67 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 68 G. CULTURAL RESOURCES Mitigation Measure G-1: If archaeological or cultural resources are uncovered during project construction the project applicant shall follow the following procedures: a. The sensitivity map presented in Chavez and Desgrand Champ (1984) shall serve as a guide in developing archeological survey strategies. It is recommended that project site specific field studies be conducted consisting of ymixed strategy reconnaissance" be employed using only experienced field personnel. b. High sensitivity areas should utilize smaller transect grids during surface reconnaissance. C. Detailed anthropological research and archaeological testing will likely be required to fully determine the significance of cultural sites. d. Archaeological investigations should be coordinated with Native American Community. Implementing Party: Project Applicant Timing: Prior to completion of construction and/or grading Monitoring Action: If archaeological or cultural resources are uncovered during construction or grading, development activity shall immediately cease and the site shall be tested, studied, and surveyed using the above procedures. All studies, reports, tests and investigations shall be kept in the project file. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. 69 Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: signature: Date: 70 Mitigation Measure G-2: Development plans shall preserve cultural resources in their present condition by avoiding the site locations. Significant cultural sites could be covered with a protective fill and be designated as an open space area. Development shall be designed in such a manner so that archaeological sites can be covered with an adequate amount of fill so that utility trenching, grading, landscaping or other work could occur without disturbing cultural deposits. Property owners will be informed of significant archeological deposits and post-construction subsurface activities will be subject to archeological review. Implement a data recovery program through archaeological excavation. If archaeological resources are uncovered on a specific project site, Native American representatives and archaeologists shall monitor all subsurface activities to property mitigate all burial discoveries during project construction. Implementing Party: Project Applicant Timinc7: Prior to issuance of a grading permit Monitoring Action: Development project sites shall be initially studied and inspected for cultural resources. The County shall list and record all data relating to cultural resources that appear during grading and construction on the development sites. The Community Development Department shall review all development plans to determine if and ensure that the above measures are followed. The Monitor shall inspect construction to ensure compliance with the above measures. All inspections and reports shall be placed in the project file. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. 71 B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 72 H. TRAFFIC AND CIRCULATION Mitigation Measures: Construct Cypress Road west of Bethel Island Road, as a four- lane divided roadway. Reconstruct the Bethel Island Bridge with two travel lanes and a separate bicycle and pedestrian path. Construct the Laurel Road-Cypress Road connection as a two-lane roadway within a four-lane right-of-way with a grade separation at the crossing of the AT/SP railroad tracks. Extend Bethel Island Road to Rock Slough as a two-lane roadway within a four-lane right-of-way. Extend and upgrade Laurel Road to four lanes between SR-4 and the Delta Expressway. Construct a partial cloverleaf interchange at Laurel Road/Delta Expressway. Require rights-of-way for an ultimate four-lane width on Bethel Island Road, Laurel Road and Cypress Road. Convert the two T-intersections of Bethel Island Road/Stone Road and Bethel Island Road/Taylor Road as a single four- lane approach intersection or as an alternative keep the present alignment of the two T-intersections of Bethel Island Road/Stone Road/and Bethel Island Road/Taylor Road and modify the timing of the proposed traffic signal. Prior to implementation, an operational analysis of each alternative should be conducted to determine which mitigation measure maintains the level of service standards more efficiently. Establish a regional traffic mitigation fee. Continue implementing Measure "C" (Contra Costa County Transportation Improvement and Growth Management Program) . Adopt and implement a Transportation Systems Management (TSM) ordinance. Utilize revenues generated by the gasoline tax increase. Implement the County's jobs/housing balance requirement contained in the General Plan. Install guardrails along roadways adjacent to drainage ditches or levees. 73 Provide Park-n-Ride lots at one or more locations in the Planning Area. Prior to the development of specific parcels and the upgrading and/or construction of specific levees and roadways, develop measures to reduce construction traffic impacts. Implementing Party: Public Works Timing: Prior to project approval Monitoring Action: The Department of Public Works and the Community Development Department shall, in its review of development plans, ensure that the roadway improvements have been provided for. The roadway improvements shall be financed and/or installed according to the Financing Plan contained in the Specific Plan. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. 74 C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 75 I. AIR QUALITY Mitigation Measures I-1 through I-3: I-1 Integrate transportation control measures (TCM's) and transit improvements into a comprehensive Bethel Island Transportation System Management (TSM) program. I-2 Require a portion of each major subdivision to provide units and/or features that might appeal to retired persons. I-3 Development plans and designs shall include: a. Dust control measures during construction to minimize the lofting potential of soils; b. Phase construction so that new construction is downwind from finished sites; C. Route construction vehicles to prevent queuing near pollution-sensitive receptors; d. Provide bus island sites for expansion of bus transportation; and e. Insure safe pedestrian and bicycle linkage from residential to commercial sites. Implementing Party: Project Applicant Timinv: Prior to project approval Monitoring Action: TCM's shall be incorporated into major subdivisions as a condition of project approval. The Community Development Department, in its review of major subdivision maps, shall confirm that a portion of the project contains units and/or features that might appeal to the retired person (e.g. , smaller units, one-story living areas, shuttles to shopping) . Measures to mitigate construction impacts as listed in I-3 shall be imposed as a condition of project approval. 76 Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 77 J. NOISE Mitigation Measure J-1 through J-4: J-1 All heavy construction activities should be limited to the hours of 7: 00 a.m. to 7: 00 p.m. on weekdays. No weekend outdoor construction is allowed. More stringent noise mitigation measures may be required as a condition of approval for a specific project. J-2 The operation of machines, mechanism devices or contrivances with a noise level greater than 95 dB within 50 feet of the observer is prohibited. J-3 Measures to reduce single passenger automobile trips should be actively pursued. J-4 Development projects fronting heavily traveled roadways shall provide acoustical barriers through landscaped berms, barrier walls, or extra set-back along sensitive receptor sites on heavily travelled roadways. Implementing Party: Project Applicant Timing: Measures J-1, J-2 and J-3 shall be made conditions of project approval; Measure J-4 shall be satisfied prior to the issuance of a building permit. Monitoring Action: The Community Development Department, in its review of project applications, shall determine that the required noise reduction measures have been incorporated into construction plans. A memorandum to this effect shall be filed in the project file. The Monitor shall inspect the project to ensure that construction is in compliance with the approved plans. Measures to reduce single passenger automobile trips will be pursued in the Transportation Control Measures (TCM) prepared for Bethel Island. Those TCM's will be incorporated into major subdivisions as a condition of approval. The County shall require acoustical barriers along sensitive receptor sites on Bethel Island Road and Gateway and other heavily traveled roadways. 78 Project Spgcific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 79 K. PUBLIC UTILITIES 1. Water Systems Mitigation Measures K-1 through K-6 and the Measure Recommended by the Oakley Water District (K-6a) : K-1 Develop non-groundwater water sources from outside the Planning Area boundaries to serve long-term water needs. Treated water may be obtained from the Oakley Water District or untreated water from the Contra Costa Water District. K-2 If untreated water is purchased, construction of a treatment plant would be required. K-3 If a regional public water district system is not immediately available, then on an interim basis allow expansion of and hookup to Contra Costa County Sanitation District (CCCSD-15) well water system. K-4 Water transmission facilities shall be a loop distribution system sized for maximum day flow and provide adequate storage for minimum fire flows. The system shall be sized for the peak hourly flow. K-5 Existing water supplies that meet State standards will not be required to connect to a new system. K-6 Prior to approval of projects under the Specific Plan, the developer shall submit will serve letters that assure that adequate capacity is available for existing development and the subject project for a period equivalent to the effective period of the approval, and, prior to filing of the final map, parcel map or development, the developers shall: (a) Connect to a public, treated water system. (b) The area of development shall be annexed to a public district which will provide treated water service. A hydrogeological investigation should be prepared to evaluate the impacts on the water table and existing wells and to examine and suggest measures to reduce the impacts of subsidence from increased water use. 80 Prior to issuance of building permits: 1. Connect to CCCSD-15 if that district has adequate pumping capacity and water quality to serve the project. 2. Construct transmission and distribution lines and appurtenant facilities to the public water treatment plant for the non-groundwater source. K-6a All water supply facilities constructed for the ultimate water system shall be constructed to the standards of the Oakley Water District for future acceptance and maintenance by that District. Implementing Party: Project Applicant, Oakley Water District (OWD) , and Contra Costa County Water District (CCCWD) Timing: Prior to project approval, Monitoring Action: The Project Applicant shall provide the Community Development Department and Public Works Department with a plan for obtaining and treating water prior to project approval. The County shall work with the Oakley Water District or the Contra Costa County Water District to ensure that annexations and improvements have been planned and installed properly. The County shall review plans and drawings submitted for project approval for compliance with the above measures and shall inspect construction to ensure compliance with the plans and drawings. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. 81 D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 82 Mitigation Measures K-7 through K-10: K-7 The water supply shall have a firm yield and meet the projected size for the maximum hour usage demands. K-8 Facilities shall be constructed with materials and construction practices which reflect the special Delta environment. K-9 Prior to approval of any marina activity in the vicinity of Rock Slough or the southerly portion of Sandmound Slough a comprehensive water quality study shall be conducted to determine potential impacts on the CCWD Rock Slough intake. The comprehensive water quality study shall include recommended mitigation measures to mitigate the significant impacts. If the impacts cannot be mitigate to an acceptable level, marina use shall be denied. K-10 Water storage shall be camouflaged with mounding, trees and shrubs. Implementing Party: Project Applicant, OWD and CCCWD Timing: Prior to project approval Monitoring Action: The Community Development Project shall coordinate with the applicable water district to ensure that annexations and water service improvements are completed prior to project construction as described above. The construction area shall be inspected to ensure compliance with the above measures. All reports and studies shall be kept in the project files. Prior to approving any marina or marina related activity in the vicinity of Rock Slough or the southerly portion of Sandmound Slough, a comprehensive water quality study shall be prepared. This study shall include recommended measures to mitigate any impacts identified therein. All adopted mitigation measures shall be imposed as a condition of approval of the project. 83 project specific Reguirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 84 2. Electric Service Mitigation Measures K-11 through K-13 and Additional Measure K-13 (a): K-11 A new 21kv underground distribution line shall be installed and the existing parallel 21kv distribution line shall be expanded east of Sellers Avenue to Bethel Island. K-12 Developers shall be required to underground all distribution lines to mitigate any visual impacts. K-13 Install PG&E cable and relatively water-tight conduits and bolts. K-13a New high-voltage power lines will be located parallel to the existing lines. Implementing Party: Project Applicant, PG&E Timinv: Prior to project approval Monitoring Action: The County shall coordinate with PG&E to ensure that the above improvements are installed. These measures, where appropriate, will be made a condition of project approval. Consistent with the Specific Plan developers shall be required to finance the improvements. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 85 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 86 3. Natural Gas Mitigation Measures K-14 through K-16: K-14 Defer capital expenditures by having an all electric environment with optional propane tanks serving individual units. K-15 Major gas distribution lines shall be located away from areas subject to significant localized settlement. K-16 Development near oil and gas wells shall meet recognized safety standards. Implementing Party: Project Applicant Timing: Prior to project approval Monitoring Action: Consistent with the Specific Plan, electric service will be supplied by PG&E. New development is not expected to utilize natural gas. However, the feasibility of connecting to PG&E's regional gas network could be investigated by interested major developers. Major gas distribution lines may only be proposed in areas not subject to settlement or where settlement impacts have been mitigated. Development proposed near oil and gas wells must analyze any potential danger and incorporate safety standards if needed. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 87 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 88 4. Telephone Service Mitigation Measures K-17 through K-20 K-17 Coordinate development plans with Pacific Bell. K-18 Place distribution lines underground. K-19 Phase development to allow the maximum utilization of the existing switch and additional time for planning. K-20 Install telephone cables and relatively watertight conduits and bolts. Implementing Party: Project Applicant and Pacific Bell Timing: Prior to project approval Monitoring Action: Development and design plans shall be made in consultation with Pacific Bell and should indicate underground placement of distribution lines. Development should be phased to maximize use of existing switches and allow for additional planning time. The County shall inspect construction to ensure compliance with these measures. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 89 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitors Name: Signature: Date: 90 S. Solid Waste Mitigation Measure R-21: Roadways shall provide adequate and safe access for collection trucks. Implementing Party: Project Applicant Timin4: Prior to project approval Monitoring Action: The Department of Public Works shall review development plans to ensure that the plans reflect roads sufficient to accommodate collection trucks. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 91 Comments• Monitor's Name: signature: Date: 92 6. Sewage Collection, Treatment and Disposal Mitigation Measures K-22 through K-27: K-22 Construct new collection systems as required for each unit of the development. Evaluate the capacity of pumps at the Main pump station and the WEB-14 pump station to assure that they have adequate capacity. Construct intermediate pump stations along route, if necessary. K-23 Determine the viability of direct discharge of treatment plant reclaimed water to the marsh area near the treatment plant, to Big Break or to the San Joaquin River. If feasible, use a combination of land disposal and direct discharge in a manner acceptable to the RWQCB. K-24 Acquire property rights for land disposal of the Oakley-Bethel Island Wastewater Treatment and Reclamation Facility reclaimed water to provide for the projected flow, as required. K-25 Demonstrate that adequate land disposal area and treatment are available prior to approval of new developments. The land disposal area shall be acquired by the Authority or by project land developers and transferred to the Authority. K-26, If adequate waste water collection, treatment and K-27 disposal capacity is not assured prior to development approval, it shall be assured prior to final parcel or map approval for subdivisions or building permit approval for other development. Implementing Party: Project Applicant Timing: Prior to project approval. Monitoring Action: The Community Development Department shall review development plans to ensure they provide adequate collection systems and pumping capacity for proposed development and are consistent with the above measures. The development plans must also demonstrate that adequate land disposal and treatment areas are available or will be expanded or constructed to accommodate the growth proposed by the applicant. Project 93 construction will be inspected to ensure compliance. All reports and memorandum are to be kept in the project file. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 94 L. COMMUNITY SERVICES 1. Police Protection Mitigation Measures L-1 through L-3: L-1 Subdivision applications should be reviewed by the Sheriff's Department for maximum security design. L-2 The Sheriff's Department should conduct a crime prevention education program in the community to deter crime and lessen service calls. L-3 To achieve the minimum current police protection level and the off-island area and/or on-island areas, funding may be provided to a special tax for part or all of the planning area. Implementing Party: Project Applicant Timin4: Prior to issuance of building permit Monitorin Anion: All development plans shall be reviewed by the Sheriff's Department and any recommendations shall be incorporated into the development project where feasible. The Community Development Department shall request that the Sheriff's Department conduct a crime prevention education program. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 95 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: signature: Date: 96 2. Fire Protection Mitigation Measure L-4 through L-11 and the Additional Measure approved by the Board (L-lig) : L-4 The immediate needs of the Bethel Island Fire Protection District for an expanded station and equipment is provided for in the financing plan. Fees on development are expected to generate funds for stations and equipment. L-5 The fire district shall review all development plans. If the response time is more than five minutes, special building design features may be imposed. L-6 All new construction shall pay its fair share toward providing the necessary facilities. Adopt a fire fee ordinance prior to final development project approval. L-7 All new construction shall conform to the requirements of the appropriate district, in concurrence with the Contra Costa County Uniform Fire Code. L-8 Fire flows supplies shall be provided to all premises according to local law. L-9 Limit new building heights to those which can be adequately serviced with the fire district's equipment. L-10 Fire hydrants shall be spaced at a minimum of 500 feet apart in residential areas and 300 feet apart in commercial areas. L-11 Provide full service facilities. L-11a Off-Island developers and/or the County shall petition LAFCO to change the Bethel Island Fire Protection District (BIFPD) boundaries to include the entire Planning Area. Implementing Party: Project Applicant and LAFCO Timing: Prior to project approval 97 Monitoring Action: The Community Development Department shall coordinate with the appropriate fire district to ensure that the fire recommendations and measures as described above are incorporated into project design or made conditions to project approval. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) 98 Comments• Monitor's Name: Signature: Date: 99 3. Schools Mitigation Measures L-12 and L-13: L-12 Developers shall be required to pay applicable school fees. L-13 The County should a) work cooperatively with school districts for delivery of quality services, b) seek joint resolutions with districts for funding from school agencies, and c) encourage phasing of large projects to spread impacts of schools over a period of years. Implementing Party: Project Applicant Timing: Prior to issuance of building permits and on-going Monitoring Action: Prior to issuance of a building permit, the project applicant shall pay applicable school impact fees to fund school construction costs. In reviewing development applications the County shall consider incorporating the measure L-13 into development projects. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 100 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 101 4. Recreational Resources Mitigation Measure L-14: The Specific Plan Park Standards should be consistent with those in the County General Plan. The County General Plan calls for 4 acres/1000 population. Implementing Party: Project Applicant Timing: Prior to the issuance of a building permit Monitoring Action: The Specific Plan was revised consistent with the County General Plan adopted on January 29, 1991. The Community Development Department shall ensure that building permits are not issued for development until adequate park facilities required have been provided. The Specific Plan calls for three neighborhood parks (minimum 8 acres each) and a community and waterfront parks (minimum 15 acres each) , for a minimum total of 54 acres, which equates to 6 acres/1, 000 population (at full build out there will be approximately 9, 000 residents) . Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 102 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments: Monitor's Name: Signature: Date: 103 Mitigation Measure L-15 through L-18: L-15 Development applications should be reviewed by the County for security and safety design, including waterway maneuverability. L-16 Boat speed shall be limited to such limitations enforced to provide safety. L-17, To minimize congestion and boating accidents, major L-18 boat launching and berthing facilities should be located adjacent to sloughs and/or open waterways. Implementing Party: County Timing: Prior to project approval and on-going Monitoring Action: Development plans shall be reviewed by the Community Development Department for boat safety, security and maneuverability. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. 104 D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 105 S. Other Services Mitigation Measure L-19 through L-21: L-19 Developers shall comply with and County shall implement the Specific Plan Commercial Design Guidelines regarding signage, design elements, fencing/trash enclosures and related issues. L-20 Provide an adequate collector and arterial roads on Bethel Island to encourage improved mail delivery. L-21 The Public Works Department shall continue evaluating signage of public roads and report to the Board of Supervisors. Implementing Party: County Timin4: Prior to project approval Monitoring Action: The Community Development Department and/or Public Works Department shall review development plans to assure compliance with the Specific Plan Commercial Design Guidelines. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) Compliance (each procedure step to be signed off and dated by Monitor) : A. 106 B. C. D. Etc. (attach separate sheet if needed) Comments• f Monitors Name: signature: Date: 107 M. ENERGY CONSERVATION Mitigation Measure N-I through N-3: N-1 Protect solar access through zoning and regulatory requirements such as restrictive covenants which encourage solar energy use and solar skyspace easement. N-2 Encourage bicycling and walking by providing safe and buffered trails. N-3 Protect solar access through site design and building orientation. Implementing Party: Project Applicant, County Timiny: Prior to project approval Monitoring Action: The County shall encourage the use of solar energy when applicable. The Community Development Department shall review development plans and designs to ensure they protect solar access through site design and building orientation whenever possible and provide bicycling/walking equestrian trails consistent with the Specific Plan. Project Specific Requirements (unique to each specific project) : Procedure - Steps to Compliance A. B. C. D. Etc. (attach separate sheet if needed) 108 Compliance (each procedure step to be signed off and dated by Monitor) : A. B. C. D. Etc. (attach separate sheet if needed) Comments• Monitor's Name: Signature: Date: 109 i:\clicnt\21861\mitiga.rnea 110