HomeMy WebLinkAboutMINUTES - 10061992 - D.2 R ' ! • D.
TO: BOARD OF SUPERVISORS �-!", =`,. Contra,
Costa t
FROM: HARVEY E. BRAGDON County'
DIRECTOR OF COMMUNITY DEVELOPMENT `,,
C0� =L ,y140
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DATE: September 8, 1992 coUN-
SUBJECT: Hearing on County File #2950-R2, Final Development Plan 3007-91 and
Subdivision 7456 (DeBolt Civil Engineering-Applicant; David Anderson-
Owner) , in the ;Alamo area.
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the ;adequacy of the environmental documentation
prepared for the Foskett General Plan Amendment for this
project.
2 . Approve Rezoning File #2950-RZ from R-40 to P-1, Final
Development Plan 3007-91 and Vesting Tentative Map 7456 with
conditions as recommended by the San Ramon Valley Regional
Planning Commission.
3. Adopt the findings 'of the San Ramon Valley Regional- Planning
Commission as set forth in its Resolution #37-1992 as the
basis for these actions.
4 . Introduce the ordinance giving effect to the rezoning, waive
reading and set date for adoption of same.
FISCAL IMPACT
None.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On January 22, 1991 the Board of Supervisors adopted the Foskett
General Plan Amendment which redesignated approximately twelve (12)
acres at the intersection of Livorna Road and Vernal Drive from
Country Estates to Single Family Residential-Low Density. The plan
amendment affected three parcels, one of which is a th a-acre
parcel owned by David Anderson. Prior to adoption of the 1
CONTINUED ON ATTACHMENT:1 X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMM A N On 9YARD COMMITTEE
APPROVE OTHER
SIGNATURE(S). :
ACTION OF BOARD ON October 6 . 1992 APPROVED AS RECOMMENDED x OTHER x
See Addendum for Board action
VOTE OF SUPERVISORS
THEREBY 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:Bob Drake-646-2091 ATTESTED_ October 6 , 1992
cc: Community Development Department PHIL BATCHELOR, CLERK OF
DeBolt Civil Engineering THE BOARD OF SUPERVISORS
David Anderson D C TY ADMINISTRATOR
Public Works Department
BY , DEPUTY
BD/df
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Page Two
Plan Amendment, an Environmental Impact Report was prepared and
certified.
Following the adoption of the General Plan Amendments, applications
were filed with the County to allow for six lots on the Anderson
property. The applications were heard by the San Ramon Valley
Regional Planning Commission on May 27, 1992 at which time the
Commission found the project in conformance with the General Plan
and unanimously voted to recommend approval.
ADDENDUM TO ITEM D.2
OCTOBER 6, 1992
On September 15, 1992, the Board of Supervisors deferred to this date the final
decision on the recommendation of the San Ramon Valley Regional Planning
Commission on the request (2950-RZ) by DeBolt civil engineering (applicant) and David
Anderson (owner) to rezone 3.1 acres from Single Family Residential (R-40) to Planned
Unit District (P-1) with a variance to the minimum area requirements, for final
development plan approval for a six-unit single family residential project (3007-91), and
for vesting tentative map approval to subdivide 3.1 acres into six lots (Subdivision 7456)
in the Alamo area.
On recommendation of Supervisor Schroder, IT 1S BY THE BOARD ORDERED
that recommendation 1, 2 with amended conditions. 3 and 4 are APPROVED; and
Ordinance No. 92-71, giving effect to the rezoning is INTRODUCED, reading waived,
and October 20, 1992, is set for adoption of same.
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FINDINGS AND CONDITIONS_OF APPROVAL FOR FILE #2950-RZ, FILE #3007-91 VESTING
TENTATIVE MAP 7456 (De Bolt Civil Engineering/Anderson) PER 10/6/92 BOARD OF
SUPERVISORS APPROVAL
FINDINGS
1 . The applicant has indicated that he intends to commence construction within two and
one-half years of the effective date of final project approval.
2. The proposed site plan is consistent with the 1991 Foskett General Plan Amendment
which designates this site for Single Family Residential-Low Density uses. The
proposed plan would minimize grading and preserve several existing mature trees. The
project site is in pan area of transition which justifies application of the Planned Unit
District zoning.
3. The project will constitute a residential environment of sustained desirability and
stability, and will be in harmony with the character of the nearby community. The
project unit density is in accord with the 1991 Foskett General Plan for this area; the
lots will be larger.than those across Livorna Road, in the Trotter Way area.
A hiking/biking trail through this project is desirable to provide a safer access route for
Alamo School children and others attempting to cross Livorna Road. The applicant
should consider provision of a trail corridor (as generally proposed by the Public Works
Department) in conjunction with nearby development projects. The purpose of the trail
would be to provide a safer pedestrian linkage for residents south of Livorna Road to
the Alamo School.
CONDITIONS OF APPROVAL
General
1 . Development shall be based on the following submitted exhibits and documents except
as modified by the conditions below.
A. Vesting Tentative Map dated February 25, 1991 .
B. Final Development Plan dated August, 1991 .
C. "Geotechnical Reconnaissance Report, 6-Lot Subdivision 7456", Lotus
Consulting Engineers, Inc. 3/25/91 .
D. "Summary of Site Development for Subdivision 7456".
E. 11/14/91 Letter from DeBolt Civil Engineering agreeing to additional design
restrictions.
2.
2. A maximum of six residential lots shall be permitted. Approval of Vesting Tentative
Map 7462 is contingent on final approval of Rezoning File #2950-RZ and Final
Development Plan #3007-91 . The initial term of the final development plan approval
shall be for three years from the effective date of the project. Extensions to the final
development plan approval may be granted consistent with the extension of time limits
allowed for the vesting tentative map approved under the subdivision ordinance.
3. A variance to the minimum area requirement for a Planned Unit District rezoning is
granted.
4. At least 30 days prior to filing a final map or issuance of a grading permit, the
applicant shall submit a revised site/grading plan, erosion control plan revised Summary
of Site Development, and final landscape plan for the review and approval of the
Zoning Administrator.
A. The revised site plan shall provide that each lot contains at least 20,000 square
feet of net area.
B. Alteration of the existing topographic grade shall be kept to a minimum.
Grading should provide for contiguity with undisturbed slopes on adjacent
properties. If the natural grade at the property line is altered then the proposed
grading should be designed to conform with that grade. Any necessary
improvements to collect sheet flows generated from proposed building sites
shall be identified on the plan. Modifications to the existing perimeter terrain
shall generally be discouraged. However, .any proposed changes should be
coordinated with the adjoining property owner and must receive prior approval
of the Zoning Administrator.
C. Grading design shall not allow for export or import of fill material except that
fill material taken from or deposited on the abutting Foskett property is
permitted.
D. The grading plan shall identify all existing trees with a trunk circumference of
20 inches or more. The plan shall indicate the species, trunk circumference,
dripline, and 'whether the tree is to be removed or preserved. The plan shall
identify temporary fencing at the tree dripline and other measures to protect
trees identified for preservation during the construction period.
E. Three copies of a final landscape/irrigation plan prepared by a licensed
landscape architect providing for landscape and fence improvements for the
right-of-way area along Livorna Road behind the curb face. Landscape plans
shall be accompanied by a cost estimate for the required landscape
improvements. For further details, see landscape improvement conditions
below.
F. No parking signs shall be posted on both sides of the proposed access.
3.
G. The "Summary of Site Development" shall be revised to provide the additional
design restrictions agreed to by the applicant in his letter of November 14,
1991 ,and other restrictions identified in the Residential Design Guidelines listed
below.
H. Necessary details on the submittal for the grading and erosion control plan are
identified below.
I. A minimum 12-foot wide emergency vehicle access road extending southward
from the end.of the proposed private road turnaround and connecting with a
similar EVA road required for the Foskett project (SUB 7725). Prior to submittal
to the Zoning Administrator, the San Ramon Valley Fire Protection District shall
be provided an opportunity to comment on the proposed EVA.
Geotechnical
5. Improvement, grading and building plans shall carry out geotechnical recommendations
of Lotus Consulting Engineers in the report dated March 25, 1992. Concurrently with
recordation of the Final Map, record a statement to run with deeds to the lots
acknowledging the report .by title, author (firm), and date, calling attention to
recommendations, and noting that the report is available from the seller. The
statement shall be subject to prior review and approval of the Zoning Administrator.
Covenants, Conditions and Restrictions
6. A copy of the project's Covenants, Conditions, and Restrictions shall be submitted to
the Community Development Department. The document shall provide for
maintenance of the proposed private road and landscape wall frontage improvements
along Livorna Road. The owners of Lots 1 and 6 shall be responsible for maintenance
and, if necessary, replacernent of the landscaping along the street side of their
boundary wall. Any plants which die or become substantially distressed shall be
promptly replaced with like plant material of like size. The obligation for maintenance
of Livorna Road landscaping shall become null and void should the County expressly
agree to accept maintenance responsibilities for the improvements.
The document shall include as an attachment a copy of the revised Summary of Site
Development as approved by the Zoning Administrator.
In accord with the Child Care Ordinance, the CC & Rs shall indicate that a child care
facility may be located at any residential unit, or lot, consistent with existing laws.
4.
Residential Design Guidelines
7. Except as otherwise provided below, development and use shall be in accord with the
setback standards of the R-20 zoning district. Development shall also be in accord
with the standards identified in the "Summary of Site Development for Subdivision
7456" with revisions to be approved by the Zoning Administrator in the condition
described above.
8. Each lot shall provide for a minimum 3-car garage and a total of six on-site parking
spaces. Garages shall be equipped with automatic sectional doors.
9. Lots 1 , 5 and 6 shall be limited to one-story. Residences on these lots shall be limited
to 25 feet in height. The height of houses on other lots shall be limited to 30 feet.
10. The design of the residences on Lots 1 and 6 shall comply with the recommendations
of the acoustic report required at the time of the filing of the final map. The design of
these residences shall be reviewed by an acoustical engineer. The engineer shall
prepare a report to be submitted with construction plans to provide necessary noise
treatment to assure that noise levels do not exceed an indoor CNEL of 45 dB. The
recommended noise control measures shall be incorporated into the design of the
residences.
1 1 . Lot coverage (house and garage) shall not exceed 25% of the net area of each lot.
12. A geotechnical report prepared by a registered geotechnical engineer shall be
concurrently submitted with construction plans for new residences reviewing probable
high lateral forces on proposed residences that would be induced by groundshaking.
The report shall provide recommendations on structure design and grading. The report
recommendations shall be incorporated into the design of proposed residences.
13. At least 30 days prior to issuance of a building permit, development plans for individual
residences shall be submitted for review and approval of the Zoning Administrator.
The submittal shall consist of the proposed site plan, building and fencing elevations,
color palette and material board of roofing and exterior walls, floor plan and
landscape/irrigation plan for entire yard area for the review and approval of the Zoning
Administrator. .Construction detail plans shall not be submitted unless specifically
requested by the Zoning Administrator. The purpose of the review shall be to assure
that development will be compatible with the surrounding community, and not visually
intrude on existing residences.
5.
Construction Period Restricti
14. Atleast one week
' 'ortmcommencement ofgrading, the applicant shall post the site
and mail tuthe owners ofthe property within 300 feet of the exterior boundary ofthe
project site that construction work will commence. The notice shall include a list of
contact)toct /oraVnavvith name,title, phone number and area ofresponsibility. 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 Ofindividuals responsible for noise, dust, and litter
control shall beexpressly identified inthe notice. The notice shall be re-issued with
each phase ofmajor grading
'Vrconstruction activity.
A copy of the notice shall be concurrently transmitted to the Community Development
Department. The notice shall be accompanied by aUst ofthe names and addresses
of the property owners noticed, and e map identifying the area noticed.
15. Prior to issuance of e grading permit, e dust and litter control program shall bm
submitted for the re /i�vw and approval of the Zoning Administrator. Dust shall be kept
down by watering, Which shall be accomplished by n watering truck On site or from
hvd,ants on Site. Any violation of the approved program Or applicable ordinances shall
require an immediate work stoppage. Construction work shall not be allowed to
resume until, ifnecessary, nnappropriate construction bond has been posted.
16. 'All stationary noise-generating oonst7uctionequiprnent' suohaaairCompreSsoroshaU
i | f existing id Such equipment should be
be located GSf�r �a� pr�otua ronnexs ng rns eno�o.
acoustically shielded where possible. "Quiet" construction equipment, particularly air
compressors, should be selected whenever possible. The prudent selection Of
equipment, along with use ofproper mufflers should result inmaximum construction-
related noise generated by particular piece of equipment of no more than 85 dB/\
when measured at / distance of 50 feet from a piece of equipment operating at its
noisiest mode.
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17. Should archaeological materials be uncovered during grading, trenching or other on-site
excavation(s), earth' orkvvithin 30 yards of these materials shall be stopped until a
professional archaeologist who is certified by the Society for California Archaeology
(SCA) and/or the Society of P/ofans\unu| Archaeologists (SOPA) has had on
opportunity to evaluate the significance of the find and suggest appropriate
mitigation-(s), if deemed necessary.
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18. N0ime-generating�COnStruot\Vn activity, including trunk traffic corning to and from the
site for any purpOsd, shall be limited to Monday through Friday' bxC9pt State and
Federal holidays frorh 8:00A.KA. to 5:00 P.M. The restrictions onallowed vvnrWnQ
days may be waived, on prior written approval of the Zoning Administrator.
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6.
Landscape Improvements
19. Landscape improvements along Livorna Road shall be as follows:
A. The proposed rock-face, masonry wall shall be replaced with a wooden fence
more compatible with the rural character of the area along the Livorna Road
right-of-way boundary.
B. Landscape improvements between the wall and curb face shall consist of
minimum 15-gallon trees, 5-gallon shrubs and groundcover.
C. Landscape plans shall demonstrate by design and selection of plant materials
compliance with Chapter 82-18 of the Zoning Code, "Sight Obstructions at
Intersections".
20. Proposed Livorna Road and eastern boundary landscape plans shall be prepared by a
licensed landscape architect. Improvements shall be serviced by automatic drip
irrigation systems. The General Services Department shall be provided an opportunity
to review and comment on the landscape/irrigation plans. Selection of landscape
materials and design of irrigation systems shall be certified for compliance with the
County Water Conservation Landscaping in New Developments Ordinance(Chapter 82-
26 of the Zoning Code). The applicant is encouraged to select from the following
native species:
Valley oak (Quercus lobata), live oak (Quercus agrifolia), sycamore (Plantus
racemosa), Fremont cottonwood (Populus Fremontii), toyon (Heteromeles
arbutifolia), oso berry (Osmaronia cerasiformis), California wild rose (Rosa
californica), black sage (Salvia mellifera), purple sage (Salvia Leucophylla),
dwarf coyote brush (Baccharis pilularus), California blackberry(Rubus vitifolius),
California fuchsia (Zauschneria californica), and California buckwheat
(Eriogonum fasciculatum).
21 . The approved fence along Livorna Road shall be installed at least 30 days prior to
completion of subdivision road improvements.
22. At least 30 days prior to filing a final map, the applicant shall post a bond with the
Community Development Department to cover the costs (material and labor) of the
approved landscape;plans for Livorna Road. The County shall retain the bond at least
one year following completion of the required landscape improvements.
23. Approximately 90 days after Livorna Road frontage landscape improvements have been
completed, the applicant shall contact the General Services Department (Jim Baugh,
646-4150) to request an inspection with the project landscape architect for purposes
of acceptance.
7.
24. Prior to occupancy of any residential units, the proposed redwood perimeter fence shall
be installed.
25. Prior to completion of subdivision road improvements, the applicant shall plant a row
of 15-gallon sycamore trees along the eastern boundary at 20 foot intervals.
Grading and Erosion Control Plans
26. Grading plans shall be accompanied by a detailed erosion control plan. The plan shall
include use of sedimentation catch basins; provide detailed measures to control erosion
of stock piled earth and exposed soil; and include information on a monitoring program
of the plan's effectiveness. Aspects of the plan should include:
A. Conditions that any sediment that may accumulate off-site shall be removed,
and additional silt fences or hay bales placed to intercept sediment generated
during construction.
B. Concentrated run-off or sheet flow shall not be allowed to move over cut or fill
slopes, with drainage features incorporated into the plan to protect these and
other areas of disturbance from erosion.
C. Any cut slopes shall be stabilized using hydromulching or an alternative, but
equally effective method and revegetated, preferably with species common to
the area.
If one or more of these measures is not included in the plan then the applicant shall
provide a written statement as to why they feel application of these measures is not
appropriate.
27. Grading plans shall require that the topsoil shall be removed and stockpiled and
eventually redistributed over the soil surface to facilitate re-establishment of vegetative
cover.
Street Name
28. At least 30 days prior to filing a final map, the applicant shall submit three alternative
names for the proposed access road for the review and approval of the Community
Development Department, Graphics Section (646-2029):
Road, Drainage and Utility Requirements
29. The following requirements pertaining to drainage, road, and utility improvements will
require the review and approval of the Public Works Department:
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8.
A. In a000njonoe with 8eohun 82'2.006 of the County Ordinance Code' this
subdivision shall conform to the provisions of the County Subdivision Ordinance
(Tide S). Any exceptions thgnafrOrn must be specifically listed in this
conditional approval statement. Conformance with the Ordinance includes the
following,requirements:
1) Constructing road improvements along the frontage VfUvnrna Road.
Constructing curb,four-foot, six-inch asphalt path(width measured from
curb face)necessary longitudinal and transverse drainage,and necessary
pavement widening along the frontage will satisfy this requirement. The
face ofthe curb shall be 20 feet from the centerline of the rood.
2) Installing street lights on Lk/cxna Road and annexing the property to
County Service Area L-100 for maintenance of the street lights. The
final number and location Ofthe lights shall be determined by the Public
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Works Department, Road Engineering Division.
3) Constructing a paved hammerhead turnaround at the end of the
proposed private road amgenerally shown onthe vesting tentative map.
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4) Under0nnund\nQ Of all utility distribution facilities, including the existing
i
distribution facilities along the Livorne Rood frontage.
5> Conveying aU storm waters entering or originating within the subject
property, without diversion and within an adequate storm drainage
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facility, 1Oanatural watercourse having definable bed and banks Vrto
an existing adequate public storm drainage facility which conveys the
storm waters to a natural watercourse.
The development iSlocated in an area with @ history Of flooding due to
inadequate area drainage. The collect and convey requirement may
include significant off-site drainage improvements.
Tha stand of dense riparian vegetation at 110 Fainda|e Way may
constitute awetland feature. That property iabeyond the control ofthis
subdiVider. Riparian vegetation should not be substantially removed as
� part of an' drainage improvements for the project, to the extent
consistent with engineering requirements.
Drainage improvement plans shall identify the location of the riparian
vegetation. Atleast 0Odays prior toaccepting the final map, acopy Vf
the drainage improvement plan shall be forwarded to the California
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9.
Department of Fish & Game to determine if a permit is required pursuant
to Section 1601 of the Public Resources Code. If a permit is required,
then the applicant shall submit evidence that the project is in compliance
with the permit requirement.
6) Designing and constructing storm drainage facilities required by the
Ordinance in compliance with specifications outlined in Division 914 of
the Ordinance and in compliance with design standards of the Public
Works Department. The Ordinance prohibits the discharging of
concentrated storm waters into roadside ditches.
7) Installing, within a dedicated drainage easement, any portion of the
drainage system which conveys run-off from public streets.
8) Submitting improvement plans prepared by a registered civil engineer,
payment of review and inspection fees, and security for all
improvements required by the Ordinance Code or the conditions of
approval for this subdivision. These plans shall include any necessary
traffic signage and striping plans for review by the County Public works
Department, Road Engineering Division.
9) Submitting a Final Map prepared by a registered civil engineer or
d licensed land surveyor.
B. Convey to the County, by Offer of Dedication, additional right of way on
Livorna Road as required for the planned future width of 84 feet.
C. Provide for adequate sight distance at Livorna Road on a design speed of 45
miles per hour in accordance with CALTRANS standards.
D. Relinquish abutter's rights of access along Livorna Road with the exception of
the private road access easement.
E. Construct a 20-foot paved private roadway to County private road standards,
within a 25-foot easement, for that portion of the access road which will serve
more than one parcel in this proposed subdivision.
F. Prevent siorm drainage, originating on the property and conveyed in a
concentrated manner, from draining across driveways.
G. Obtain an encroachment permit from the Public Works Department, Application
and Permit Center, for construction of driveways, or other improvements within
the right of way of Livorna Road.
H. Mitigate the impact of the additional storm water run-off from this development
on San Ramon Creek by:
10.
1) Removing 1 cubic yard of channel excavation material from the
inadequate portion of San Ramon Creek near Chaney Road for each 50
square feet of new impervious curve area created by the development.
.All excavated material shall be disposed of off-site by the developer at
his cost. The site selection, land rights, and construction staking will be
by the Flood Control District. OR...
2) Upon written request, the applicant may make a cash payment in lieu of
actual excavation and removal of material from San Ramon Creek. The
cash payment will be calculated at the rate of $0.10 per square foot of
new impervious surface area created by the development. The added
impervious surface area created by the development will be based on
the Flood Control District's standard impervious surface area ordinance.
The Flood Control District will use these funds to work on San Ramon
Creek annually,.
I. Mitigate the impact of the additional storm water run-off from this development
on Miranda Creek. by contributing to the County Deficiency Trust Fund a
drainage fee of $0.10 per square foot of impervious surface area created by the
development. This added impervious surface area will be based on the Flood
Control District's standard impervious surface area ordinance. The contribution
is in addition to the San Ramon contribution (Fund No. 812100-800).
J. Furnish proof to the Public Works Department, Engineering Services Division,
of the acquisition of all necessary rights of entry, permits and/or easements for
the construction of off-site, ternporary or permanent, road and drainage
improvements.
K. Establish a maintenance agreement to insure future maintenance of the-private
road.
L. Annex the property to a lighting and landscaping district for purposes of
providing revenue to maintain and operate landscape improvements for Livorna
Road frontage.
M. An existing slope easement in the extreme northeast corner of the property
(reference Assessor's Map) shall be identified in the final map.
ADVISORY NOTES
A. The applicant will be required to comply with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Alai-no Area of Benefit as adopted by the
Board of Supervisors.
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B. Comply with the requirements of the Central Sanitary District, East Bay Municipal
Utility District, and San Ramon Valley Fire Protection District.
C. This project may be subject to the requirements of the California Department of Fish
and Game pertaining to protection of riparian vegetation and habitat for any
downstream drainage improvements. The applicant should notify the Department (P.
O. Box 47, Yountville, California 94599) of any proposed construction resulting from
the development that may affect fish, wildlife or wetland resources per the Fish and
Game Statutes.
D. Comply with the Water Conservation Landscaping in New Developments Ordinance.
E. In order to ameliorate a hazardous pedestrian,crossing of Livorna Road at the
intersection of Vernal Drive and Wilson Road, prior to filing a final map, the applicant
is encouraged to consider dedication of a pedestrian trail along the general alignment
proposed by the Public Works Department in the their memorandum of April 21 , 1992.
If the applicant is receptive to a public trail across the property, then he should attempt
to coordinate an appropriate trail design with the developer of Subdivision 7725
(Foskett), the Public Works Department, Alamo Parks and Recreation Committee (R-7A
Service District), and the San Ramon Valley Unified School District.
F. Comply with the requirements of the Health Services Department particularly as may
apply to proper treatment of existing water wells.
G. Comply with the requirements of the San Ramon Valley Unified School District through
payment of School District fees at tirne of issuance of building permits.
RHD/aa
DPXI/3007-91 C.RD
5/19/92
5/27/92-SR(a)
12/30/92