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Home My WebLink AboutMINUTES - 02231993 - H.8 contra TO: _ POARD OF SUPERVISORS �� H. 8 .,. Costa FROM-: HARVEY E. BRAGDON County DIRECTOR OF COMMUNITY DEVELOPMENT � "1 DATE: January 20, 1993 SUBJECT: A request by THE CROCKETT GROUP to amend the County General Plan from Open Space and Multiple Family Low Density to Single Family Residential High Density and Open Space and for 2965-RZ to rezone 4.6 acres form A-2/C-M (Agricultural District/Controlled Manufacturing) to P-1 (Planned Unit Development) and Development Plan #3027-91 to construct 18 single family homes and Subdivision #7678 for a subdivision of 19 lots, in the Crockett Area. (S.D. II) SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Open the public hearing and receive testimony on the plan amendment request. 2. Certify as adequate the Negative Declaration on the project for the purposes of acting on the General Plan Amendment. 3. Close the public hearing and APPROVE the General Plan Amendment as recommended by the County Planning Commission and direct staff to include this plan amendment in one of the consolidated Ger ral Plan Amendments for 1992 . / 4 . Approve 2965-RZ as recommended by the County Planning Commission. 5. Approve Tentative Subdivision Map #7678 with conditions attached as Exhibit B and incorporated by reference herein as recommended by the County Planning Commission. 6. Approve Development 3027-91 as recommended by the County Planning Commission. 7. Adopt the Planning Commission's reasons as set forth in its Resolution N. 1-1993 , as the determinations for these actions. 8. 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 November 10, 1992 , the Hopkins General Plan Amendment was recommended for approval by the County Planning Commission by a 4 to 2 vote; the commission also recommended certification of the Negative Declaration at that meeting. The County Planning Commission, after taking testimony, voted to recommend that the Board of Supervisors APPROVE the rezoning, development plan and subdivision. Subsequently, the Crockett-Valona Sanitary District filed a late appeal on December 7 , 1992 , stating their objections to the Planning Commission's recommendation. The letter is attached as Exhibit C. In summary, the District is concerned that the development of the project will increase the number of odor complaints to the BAAQMD due to the project's proximity to the sewage treatment plant. Furthermore, placing the burden of financing the technology needed to satisfactorily comply with those complaints on the ratepayer. Staff's response to the District's concerns are contained in the attached staff report dated November 10, 1992 . CONTINUED •ON ATTACHMENT: X YES SIGNATURAIONOF RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMME VDCOMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON February �3', _1993 APPROVED AS RECOMMENDED OTHER y This is the time heretofore noticed by the Clerk of the Board of Supervisors for hearing on the recommendation of the Contra Costa County Planning Commission on the request of the The Crockett Group, Inc. (applicant) and The Watership Group (owner) for approval of a General Plan Amendment from Multiple Residential-Low Density and Open Space to Single Family Residential-High Density and Open Space (GP 15-91-CO) ; for approval to rezone 4. 6 acres of land from CM/A-2 to P-1 with a requested variance for 4. 6 acres ( 5. 0 acres required) to develop in a P-1 District ( 2965-RZ) ; for approval to establish 18 homes in a 19 lot subdivision with a requested variance for 4. 6 acres ( 5. 0 required) to develop in a P-1 District (DP 3027-91) ; and for approval to subdivide 4.6 acres into 19 lots with the requested variance for 4. 6 acres (Subdivision 7678) in the Crockett area. Dennis Barry, Community Development Department, presented the staff report on the proposed project and described the site location. Mr. Barry commented on the Planning Commission' s recommendations and a subsequent late filed appeal by the Crockett Valona Sanitary District. Mitch Avalon, Public Works Department, presented a change in Condition 4 L and 4 N and he commented on the inter-relationship of this project with the Carquinez Bridge. The public hearing was opened and the following persons appeared to speak: Al Hopkins, 3575 San Pablo Dam Road, E1 Sobrante, representing the Crockett Group, Inc. , spoke in favor of the proposed project and he commented that the Crockett Improvement Association did support this project. Kent Petersen, 615 First Street, Crockett, representing the Crockett Valona Sanitary District, spoke in opposition. Supervisor Bishop and staff discussed the possibility of a hold harmless agreement relative to odor complaints. Hillery Trippe, 1390 Willow Pass Road, Concord, representing C & H Sugar, requested that the Board reconsider the General Plan Amendment recommended by the Planning Commission for the proposed development. Rod Butler, 23 Baldwin Avenue, Crockett, representing the Crockett Valona Sanitary District, requested Board denial of the General Plan Amendment. Peter Milcovich, 259 Dupuru Drive, Crockett, representing the Crockett Valona Sanitary District, spoke in opposition to the proposed project. Mr. Hopkins spoke in rebuttal. Supervisor Smith commented that he would like to see a General Plan study of what is appropriate for Crockett as the first step rather than approving the project requiring the rezoning, and he expressed concerns about placing residential zoning next to an industrial site and a freeway interchange. Victor Westman, County Counsel, commented that if the General Plan Amendment is not approved, it would not be possible to take action on the project, and he commented on the inconsistent zoning with the General Plan on the property. Mr. Westman clarified that the Board might wish to direct further consideration of what may be the appropriate General Plan designation for the property and when that is determined, any necessary zoning change can then be made. 2 . James Cutler, Community Development, suggested that the Board might wish to close the public hearing and give staff further direction to refer the matter to the Planning Commission and consider options that the Board might wish to consider on the site and report back to the Board. Supervisor Smith concurred with the clarification. Victor Westman further clarified that the Board would refer the matter back to the Planning Commission for further consideration of the proposed General Plan Amendment and in connection with that review consider other uses of the property that might be appropriate for the General Plan designation other than residential and report back to the Board a choice of categories that may be appropriate for this property. Supervisor Smith concurred with Mr. Westman. The public hearing was closed. The Board discussed the matter. IT IS BY THE BOARD ORDERED that the public hearing is CLOSED; and the request by the Crockett Group, Inc. (applicant) and the Watership Group (owner) is REFERRED to the Contra Costa County Planning Commission for further review and recommendation on other appropriate alternative land uses to be considered on the site. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A „_ UNANIMOUS (ABSENT I TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. Orig: Jim Cutler and Debbie Drennan ATTESTED February 23 , 1993 cc: Community Development Department PHIL BATCHELOR, CLERK OF Public Work Department THE BOARD OF SUPERVISORS Clerk of the Board An COUN Y ADMINISTRATOR County Counsel Crock Group, Inc. BY , DEPUTY The Watcr_ship Group JC:kd 2/mise/kd hopknsgp.BO i 3 . S a : ooG� M REZONING 2965-W, DEVELOPMENT PLAN #3027-91 & SUEDIV I S I ON #7678 THE CROCKETT GROUP, INCA (APPLICANT) THE WATERSHIP GROUP (OWNER) THE APPLICANT REQUESTS APPROVAL TO REZONE 4.6 ACRES FROM CMJA-2 TO P-1 AND UNDER #3027-91, TO ESTABLISH 18 HWES IN A 19 LOT SUEDIVISION AND UNDER SUBDIVISION #7678, TO SUBDIVIDE 4.6 ACRES INTO 19 LOTS. THE SUBJECT PROPERTY IS LOCATED AT THE MOST NORTHERN PORTION OF THE COMMUNITY OF CROCKETT, NORTH OF SAN PABLO AVENUE COLD HIGHWAY #40), LOCATED AT THE MOST EASTERLY SIDE OF DowRELIO PAAD, CROCKETT AREA. BOARD OF SUPERVISORS CONTRA COSTA COUNTY 23 FEBRUARY 1993 - 2:00 P.M; Contra TO: BOARD OF SUPERVISORS (,^Stn FROM: HARVEY E. BRAGDON ��//��inty DIRECTOR OF COMMUNITY DEVELOPMENT DATE: January 20, 1993 SUBJECT: A request by THE CROCKETT GROUP to amend the County General Plan from Open Space and Multiple Family Low Density to single Family Residential High Density and Open Space and for 2965-RZ to rezone 4.6 acres form A-2/C-M (Agricultural District/Controlled Manufacturing) to P-1 (Planned Unit Development) and Development Plan 13027-91 to construct 18 single family homes and Subdivision 17678 for a subdivision of 19 lots, in the Crockett Area. (S.D. II) SPECIFIC REQUEST(8) OR RECOMMENDATION(8) i BACKGROUND AND JUSTIFICATION RECMENDATIONS 1. Open the public hearing and receive testimony on the plan amendment request. 2. Certify as adequate the Negative Declaration on the project for the purposes of acting on the General Plan Amendment. 3. Close the public hearing and APPROVE the General Plan Amendment as recommended by the County Planning Commission and direct staff to_ include this plan amendment in one of the consolidated Ge ral Plan Amendments for 1992. CONTINUED ON ATTACHMENT: _X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECO ON OF 20PRD COMMITTEE APPROVE OTHER SIGNATURE(9) ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE SHOWN. Orig: Jim Cutler and Debbie Drennan ATTESTED cc: Community Development Department PHIL BATCHELOR, CLERK OF Public Work Department THE BOARD OF SUPERVISORS Clerk of the Board AND COUNTY ADMINISTRATOR County Counsel BY , DEPUTY JC:kd 2/mist/kd hopknsgp.Bo -1- 4. Approve 2965-RZ as recommended by the County Planning commission. 5. Approve Tentative Subdivision Map 17678 with conditions attached as Exhibit B and incorporated by reference herein as recommended by the County Planning Commission. 6. Approve Development 3027-91 as recommended by the County Planning Commission. 7. Adopt the Planning Commission's reasons as set forth in its Resolution N. 1-1993, as the determinations for these actions. 8. 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 November 10, 1992, the Hopkins General Plan Amendment was recommended for approval by the County Planning Commission by a 4 to 2 vote; the commission also recommended certification of the Negative Declaration at that meeting. The County Planning Commission, after taking testimony, voted to recommend that the Board of Supervisors APPROVE the rezoning, development plan and subdivision. Subsequently, the Crockett-Valona Sanitary District filed a late appeal on December 7, 1992, stating their objections to the Planning Commission's recommendation. The letter is attached as Exhibit C. In summary, the District is concerned that the development of the project will increase the number of odor complaints to the BAAQMD due to the project's proximity to the sewage treatment plant. Furthermore, placing the burden of financing the technology needed to satisfactorily comply with those complaints on the ratepayer. Staff's response to the District's concerns are contained in the attached staff report dated November 10, 1992. JC:kd 2/misc/kd hopknsgp.BO -2- Ne-TIFICATICN: General Plan Amendment #GP-19-91-00., 2965-RZ, #3027-91 & Subdivision #7678 - Page The Crockett Group, Inc. Albert F. & Sofia M. Dottini Russell P. & Judy Bratton 3575 San Pablo Dam Road 1748 Pomona Street 600 Sonoma Avenue E1 Sobrante, California 94803 Crockett, California 94525 Rodeo, California 94572 The Watership Group David E. & Cindi A. Bezayiff Luis R. Moreno 3575 San Pablo Dam Road 1762 Pomona Street 1791 Wanda Street E1 Sobrante, California 94803 Crockett, California 94525 Crockett, California 94525 Kent Peterson Albert Astiz Wanda L. Jackman 615 First Avenue 1859 Pomona Street P. 0. Box 187 Crockett, California 94525 Crockett, California 94525 Crockett, California 94525 Don Kalgarrd Muriel Chelini Allan Hopkins 363 Virginia Street P. 0. Box 45 3575 San Pablo Dam Road Crockett, California 94525 Crockett, California 94525 El Sobrante, California 94803 Louis & Nancy Chan Ellen M. Gardiner, TRE James E. & Carole A. Hickson 20050 Highway #40 226 Carmel Avenue 1845 Pomona Street Crockett, California 94525 Piedmont, California 94611 Crockett, California 94525 i Nino Cerruti Youles H. Gibb.o.ns Beatrice L. Mittnacht CALTRANS P. 0. Box 207 .x' 341 Virginia Street P. 0. Box 7310 Crockett, California 94525 Crockett, California 94525 San Francisco, Calif. 94120 1 Daniel E. Abundis Anthony G. & Edith Capelletti Jerry R. & Deborah A. Smythe 1.853 Pomona Street P. 0. Box 131 1809 Wanda Street Crockett, California 94525 Crockett, California 94525 Crockett, California 94525 I BAAQMD Alita C. Fisher Mary Martin Noonan 939 Ellis Street 363 Virginia Street 996 Third Avenue San Francisco, Calif. 94109 Crockett, California 94525 Pinole, California 94564 Henry A. & Wanda L. Dowrelio Joe & Jean T. Dagna, Tre Jill Elizabeth Varnedde P. 0. Box 206 P. 0. Box 8231795 W nda Simt Crockett, California 94525 E1 Sobrante, California 94803 Crocke t, Carnia 94525 NOTIFICATION LIST: Gen.Plan Amend.#GP-19-91-0O3 2965-RZ, #3027-91 & Sub.#7678. Page #2 Orvil & Carolyn Sanford 1821 Wanda Street Crockett, California 94525 Vincent J. & Lois M. Ramos 1323 Pomona Street Crockette, California 94525 Gayle Porterfield 403 Mills Drive Benecia, California 94510 Albert & Elizabeth Zampa 1765 Ceres Street Crockett, California 94525 John & Rose Boerner 303 Virginia Street Crockett, California 94525 Crockett-Valona Sanitary Dist. P. 0. Box 578 Crockett, California 94525 Crockett Chamber of Commerce P. 0. Box 191 Crockett, California 94525 Crockett-Carquinez Fire Pro- ' tection District 746 Loring Avenue Crockett, California 94525 :rockett Improvement Assn. 1. 0. Box 132 rockett, California 94525 ohn Maloney )x 192 -ockett, California 94525 Resolution #5-1993 RESOLUTION OF THE CONTRA COSTA COUNTY PLANNING COMMISSION, STATE OF CALIFORNIA, RECOMMENDING APPROVAL OF THE HOPKINS GENERAL PLAN AMENDMENT (County File #15-91 Co) IN THE CROCKETT AREA. WHEREAS, a request by received by Al Hopkins representing the Watershed Group requesting a change in the County General Plan from Multiple Family Residential Low Density and Open Space to Single Family Residential High Density and Open Space; and WHEREAS, the Watershed Group applied for a rezoning #2965-RZ development plan #3027-91 , and subdivision #7678 consistent with the plan amendment request; and WHEREAS, staff prepared an initial study and determined.than a Negative Declaration of Environmental significance was prepared, posted and circulated; and WHEREAS, staff prepared a staff report on this matter and circulation if to interested agencies and individuals and legally noticed the plan amendment hearing; and WHEREAS, a public hearing was held on this matter on November 10, 1992 and persons spoke both pro and con on this matter; and NOW, THEREFORE, BE IT RESOLVED that the Contra Costa County Planning Commission finds that the Negative Declaration on this matter to be appropriate and accepts it as the basis for making decisions on this matter; and BE IT FURTHER RESOLVED that the Commission recommends approval of the Hopkins General Plan Amendment as recommended by staff; and BE IT FURTHER RESOLVED that all written and graphic material developed for and pertaining to these proceeding are made part of the record; and BE IT FURTHER RESOLVED that the Chairman and Secretary of the Contra Costa County Planning Commission respectively sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the provision of the Planning Law of the State of California. The instruction by the Contra Costa County Planning Commission to prepare this resolution, incorporating the above and aforementioned, was given by the Contra Costa County Planning Commission on Tuesday, January 19, 1993 by the following vote: AYES: Commissioners - Clark, Sakai, Gaddis, Frakes NOES: Commissioners - Terrell, Accornero ABSENT: Commissioners - Woo ABSTAIN: Commissioners - None I, Harvey E. Bragdon, Secretary to the Contra Costa County Planning Commission, State of California, hereby certify that the foregoing reflects the commission action of November 10, 1992 ATTEST Se y to th ontra Costa County Planni gCommission, State of California 2/misc/kd/ HopGpaxes 1-25-93 i t Resolution No. 1-1993 RESOLUTION OF THE PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS AND RECOMMENDA- TIONS ON THE REQUESTED CHANGE IN ZONING BY THE CROCKETT GROUP, INC. , (APPLICANTS) , THE WATERSHIP GROUP (OWNERS) , (2965-RZ) , DEV- ELOPMENT PLAN #3027-91, SUBDIVISION #7678, IN THE ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING FOR THE CROCKETT AREA OF SAID COUNTY. WHEREAS, a request by THE CROCKETT GROUP, INC. (Applicant) , THE WATERSHIP GROUP (Owners) , requesting approval to rezone 4. 6 acres from General Agricultural District (A-2) and Controlled Manu- facturing district (CM) to Planned Unit District (P-1) , with vari- ance (5-acre minimum required) , was received by the Community Dev- elopment Office on August 7, 1991; and WHEREAS, simultaneously, the applicant and owner filed a Dev- elopment Plan application #3027-91, requesting approval to establish 18-homes in a 19 lot subdivision; and WHEREAS, a tentative subdivision map (Subdivision #7678) , was filed requesting approval to subdivide 4. 6 acres into 19 lots; and WHEREAS, the subject property is located at the most northern portion of the community of Crockett, north of San Pablo Avenue (Old Highway #40) and located at the most easterly side of Dowrelio Road; and WHEREAS, in relation to the above applications, a Negative Declaration of Environmental Significance was posted for the project and distributed to the State Clearinghouse on January 14, 1992; and WHEREAS, after notice thereof having been lawfully given, a public hearing was scheduled before the County Planning Commission -on November 10, 1992 , whereat all persons interested therein might appear and be heard; and WHEREAS, the County Planning Commission having fully reviewed, considered and evaluated all testimony and evidence submitted in this matter; and NOW, THEREFORE, BE IT RESOLVED that the County Planning Comm- ission recommends to the Board of Supervisors of the County of Contra Costa, State of California, that the rezoning (2965-RZ, the development plan (#3027-91) and the tentative map (Subdivision #7678) , be APPROVED for change from General Agricultural District (A-2) and Controlled Manufacturing (CM) to Planned Unit District (P-1) with open space, Development Plan #3027-91 and Subdivision #7678 with conditions which are attached and as indicated on the findings map entitled: PAGE C-8 OF THE COUNTY'S 1978 ZONING MAP, also attached and made a part hereof; and 2. Resolution No. 1-1993 BE IT FURTHER RESOLVED that the reasons for this recommenda- tion are as follows: 1. The applicant has indicated that he intends to commence construction within two and one-half years of the effect- ive date of final project approval. 2 . The proposed planned unit development is consistent with the County General Plan. The proposed site plan is con- sistent with General Plan Amendment #19-91-CO, which designates the site for Single Family Residential-High Density uses. The conditions of approval minimize noise impacts and limits the home height to twenty-feet parallel to grade to minimize visual impacts to surround- ing neighbors. 3 . The project will constitute a residential environment of sustained desirability and stability and will be in harm- ony with the character of the nearby community. BE IT FURTHER RESOLVED that the Chairwoman and Secretary of this Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors all in accordance with the Government Code of the State of California. The instruction by the County Planning Commission to prepare this resolution was given by motion of the Commission on Tuesday, November 10, 1992, by the following vote: AYES: Commissioners - Accornero, Clark, Frakes, Woo. NOES: Commissioners - Gaddis, Terrell. ABSENT: Commissioners - H. Quintus Sakai. ABSTAIN: Commissioners - None. I, Helene T. Frakes, Chairwoman of the Planning Commission of the County of Contra Costa, State of California, hereby certify that the foregoing was duly called and held in accordance with the law on Tuesday, January 19, 1993, and that this resolution was duly and regularly passed and adopted by the following vote of the Comm- ission: AYES: Commissioners - Terrell, Accornero, Sakai, Gaddis, Frakes. NOES: Commissioners - None. 3. Resolution No. 1-1993 ABSENT: Commissioners - Woo, Clark. ABSTAIN: Commissioners - None. Chairwoman of the Planning Commission, Contra Costa County, State of California. ATTESTACosta Secr anning Commission, Contran Stateof California. 4 , Findings Map A•2 A PABLO 8 5 N qV�. .?i l D WA S P CEpt! 1"Z Rezone From CAA ?-i Area I, 4.0-- .MME T. 'FVAe-es , Chairwoman of the Contra Costa County Planning Commission, State of California, do hereby certify that this is a true and correct copy of -:.,,44 el n-F� ; indicating thereon the decision of the Contra Costa County Planning Commission in the matter of j H E t:�F--t-r, tKc Chair of the Contra Costa County Planning Commission,State of California ATT S etary Of t Contra Costa County {arming Com ssion, State of Calif. CONDITIONS OF APPROVAL FOR REZONING 2965-RZ FINDINGS 1. The applicant has indicated that he intends to commence construction within two and one-half Years of the effective date of final protect approval. 2. The proposed planned unit development is consistent with the County General Plan. The proposed site plan is consistent with General Plan Amendment 19-91 CO which designates the site for Single Family Residential-High Density uses. The conditions of approval minimize noise impacts and limits the home height to twenty-feet parallel to grade to minimize visual impacts to surrounding neighbors. 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. 1 . GENERAL A. This application is approved subject to the revised tentative map dated received by the Community Development Department on September 27, 1991 and subject to the following conditions. B. Prior to filing the map submit for review and approval of the Zoning Administra- tor home design guidelines. These guidelines shall incorporate measures to insure protection of the views to the homes south of Wanda Street. The home height shall be limited to 20-feet parallel to the slope. C. A scenic easement shall be recorded on the parcel map for the open space area as designed on the attached General Plan Amendment Map. D. The erection of structures, to include but not limited to buildings, obscure fences, swimming pools, tennis courts, and sports courts, is prohibited in scenic areas. E. All homes shall observe the R-6 zoning district standards. 2. NOISE A. Construct full enclosures for the patio/decks of all houses of the project. The enclosures shall be constructed of transparent material such as 3/16" glass, 1/4" olexi-glass or 1/4" lexan, to provide light and views. B. At all first second-floor living spaces of housing having on lots north, south and east facades, install double-pane thermal glass, rated STC-24 or higher in all windows. Additionally, provide mechanical ventilation to insure a habitable environment when windows remain closed. 2 3. GEOLOGY A. The undocumented fill shall be removed and replaced with engineered fill that conforms to County Grading Ordinances standards in all respects unless the degree of compaction of the existing fill and provide remediation for any loose or soft zones. All documentation shall be submitted for review and approval of the County Grading Section of the Building Inspection Department and the Consulting Geologist for the County. B. The 2:1 fill slope shall be modified to a 3:1 slope, unless it can be proven that a steeper slope would be stable under field saturated conditions/earthquake loading. The grading concept and lot yield may be altered depending upon the outcome of the required soils report. C. Provide detailed plans and cross-sections, as well as an engineering analysis that is the basis of design for the buttress fill (retaining wall). If a retaining wall is proposed, the plan shall show the location and height of the wall, and shall provide engineering criteria and design recommendations. D. Comply with the recommendations of the Preliminary Geotechnical Study dated June 21, 1990 by Purcell, Rhoades & Associates. All recommendations shall be implemented unless otherwise waived by the Zoning Administrator. 4. ROAD AND DRAINAGE CONSIDERATIONS The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of .the County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of Wanda Street. Constructing curb, four-foot six-inch sidewalk (width measured from curb face) along the frontage, irk°rwtutn`` i~prr t '' will satisfy this requirement. 2) Installing lights on Wanda Street. The final number and location of the lights shall be determined by the County Traffic Engineer. This property has already been annexed to County Service Area L-100 for main- tenance of the street lights. 3 3) Undergrounding of all utility distribution facilities, including the existing distribution facilities along the Wanda Street frontage. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. Designing and construction 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. 5) Installing, within a dedicated drainage easement, any portion of the drainage system which coveys run-off from public streets. That portion of the existing on-site storm drain system which conveys run-off from public streets shall be reconstructed to County standards, within the private road (with the exception of the portion that lies on Lot 1), and the corresponding drainage easements shall be dedicated to the county. 6) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments 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. 7) Submitting a Parcel Map prepared by a registered civil engineer or licensed land survey. B. Provide for adequate sight distance at Wanda Street based on a design speed of 35 miles per hour, and on the private road (particularly in the vicinity of Lot 18 and Lot 14), based on a design speed of 15 miles per hour, in accordance with CALTRANS standards. C. Relinquish abutter's rights of access along Wanda Street with the exception of the private road access. D. Construct a 24-foot paved private roadway to County private road standards, within a 34-foot easement, to serve all parcels in this proposed subdivision. That portion of the private road which lies between Station 3+45.55 and Station 11 +44.80 (designated on the tentative map as "one way") shall be 18 feet wide within a 25-foot easement. 4 4 E. Install a pedestrian access from the west end of the private road to Wanda Street. F. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalk and driveways. G. Submit an acoustical analysis prepared by qualified expert based on ultimate development and future widening of 1-80 and proposed off-ramp facilities, and mitigate noise impacts subject to the review and approval of the Zoning Administrator. H. Observe a minimum 20 foot structural setback from the back of sidewalks for all garages, and install vertical rise garage doors for each home in the subdivision. I. Verify that the on-site portion of Dowrelio Drive (in the northern portion of the property) lies within the existing access easement, or adjust the easement as necessary to encompass the existing road. The easement shall be a minimum of 30 feet wide, and shall be shown on the Final Map. J. Provide deed notification to all parcels in the subdivision to inform prospective property owners that the Carquinez Bridge will be widened in the future, and that the widening may subject the property to increased noise levels. K. Execute a recordable agreement which states that the developer and the owner and the future owners of the property will hold harmless Contra Costa County, its officers, agents and employees harmless from any and all claims, costs and liability, including reasonable attorneys' fees, for any damage, injury or death, including without limitation all consequential damages from any cause whatsoever, to persons or property arising directly or indirectly from of connected with the development and sale of the subject property, or the proximity of the development to Interstate 80, including but not limited to any noise impacts from the adjacent Freeway and any impacts related to the widening of the Interstate 70 Freeway or Freeway off-ramp facilities. L. Grant to the County a deed of development rights over P8Feel >»Qt 1 until it is determined by Caltrans whether this property is needed for the expansion of the Carquinez Bridge. That portion of the property that is needed for the expansion of the bridge shall be deeded to Caltrans at no cost to the State of California or the County. Development rights shall be relinquished back to the fee title owner, when and if, the property is deemed unnecessary by Caltrans :. tt5 tl'ty dc�... qfi fed the perrra for the bridge expansion project. M. Establish a maintenance agreement to ensure future maintenance of the private road. 5 N. Grant to the County a deed of development rights over Lot 19 until it is determined by Caltrans whether this property is needed for the Carquinez Bridge.e t ans r a±e ; a(1» ., i ' :::'> a' .`:. ;€air::>'»:«,__ 'rc:;.:>:::. >:<:>K <:' `_ 9 i ..:.::::::::::::::.:.:::::::::::::::.::::::©:::.;.p.::: :.;pf.::::::::t:.;; R.3.::.::::. .::t :.; .::: 9 .;:.p::oi�ct., h .i.:: deeded>:: ....eal..tfns.;::p .. a:.;:.pc .:tir :::.S. 2t#8.:; Ca"'.orta <:.r rh ::<<.. ur}t If itrar `::,;: >:...: ':.., . ..::o .:::::.::::.Y:::::::::::.:; a.:::::::::::s::ds...:natneed: .at.. :..::::fa. .: he.::bridge tjeC >t8 ;tddevelopment right shall be relinquished back to the fee title :...........:.......................:.. ,. owner. , when and Of, .deyel. pep shall ded4eate it to ''..'+ aRS at n s+. If, prior to filing the final ....................... map, it is not known whether Caltrans needs the parcel or not, then tie rce .::....:..........:..:..... (:.fit`.: ' shall be dedicated to the County by separate instrument. , wh*eh will V.M.#iiel;mp C t antis d. es:nc eed:t e.par0el,thnte County vu�1l wetr :.1 to::ze.#ee ttt ..;swner .... ........................................................... ;;;: :>:::>;;:„ ;,;:;;;>::;: >:>::.::<.r;.>:.�;>:>:>;,;err><>.;;,,<:::.:<.�>;,;.> :;,>:>:>.'. . .>:<:;:;;::< :.<:,::>::;>< <»::,:;..f:;:>::::::> <,;; » : Drlst ucttc�n of�rnp o em : s aio g UtFanda Streetrnay be deferred for a period :... V.,., , . . f:fru: ::::: firs .t''.'''':::.':;` r. I.:. fi. h . f`v` s ......1'' h <f R.................................n:<.>< o., ..... . .y..ee s:. t? t. app:ci..e.;: ::::t..>.e gip.::t fi... ;:....:A.:.::.;0::: :: .:. .:.;: .:: 9. w .........................: I. >`.>.':»;:Banc. pr the onstx pan the mpruue�mem :''`'': Phase the iec :. twu bases Tie first Case shall consist of the :A..... :..::.:::::..........:::::.:: .:.:.:..::.....:.::..::.:.::::..::::.:...::...P :::......:.::::::::::::::.:::::. o fi e y. ►...isd t e s� c p ase Thalans.sf south Y ufs. I npr vpmeq.eo;. ..,:.;:;a Street shalE be constructed wrth the second .h> ;,:.;:rt (t :> <<: <:l<.: : h:::: (`�:: >:>:............:«: ;.:: .... U17�F.... ... a p..;'�9 � � � +V� �`UI3�efi��t .e' e �•* d'_�I�1� Zanmg: ii nstrao ADVISORY NOTES A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Crockett-Valona Sanitary District (see attached). C. Comply with the requirements of the Health Services Department, Environmental Health Division. D. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. E. This project may be subject to the requirements of the Department of Fish and Game. The applicant should notify the Department of Fish and Game, P.O. Box 47,Yountville, California . 94599, of any proposed construction within the development that may affect any fish and wildlife resources, per the Fish and Game Code. 6 F. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Hercules/Rodeo/Crockett Area of Benefit as adopted by the Board of Supervisors. DD/aa DPXIII/3027-91 C.DD 1/22/92 8/19/92 10/22/92 EXHIBIT P & B CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN 3027-91 AND SUBDIVISION 7678 FINDINGS 1. The applicant has indicated that he intends to commence construction within two and one-half years of the effective date of final protect approval. 2. The proposed planned unit development is consistent with the County General Plan. The proposed site plan is consistent with General Plan Amendment 19-91 CO which designates the site for Single Family Residential-High Density uses. The conditions of approval minimize noise impacts and limits the home height to twenty-feet parallel to grade to minimize visual impacts to surrounding neighbors. 3. The proiect will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the nearby community. 1. GENERAL A. This application is contingent upon approval of Rezoning 2965-RZ received by the Community Development Department on August 7, 1991 and subject to the following conditions. B. Where a lot/parcel is located within 300 feet of a high voltage electric transmission lines, the applicant shall record the following notice: "The subject property is located near a high voltage electric transmission line. Purchasers should be aware that there is ongoing research on possible potential adverse health effects caused by the exposure to a magnetic field generated by high voltage lines. Although much more research is needed before the question of whether magnetic fields actually cause adverse health effects can be resolved, the basis for such an hypothesis is established. At this time no risk assessment has been made." C. Prior to filing the map, submit application and receive approval for lot line adjustment(s), keeping the parcel identified as "Not a part of this subdivision" to adjacent property owner(s). If the neighbor(s) are unwilling to accept the property or the application(s) are denied the subject parcel shall revert to "common area" to be maintained by the homeowners association with access provided through Lots 11 and 12. If the "Not a part of this subdivision" is to be converted to common area, landscape and irrigation plans shall be provided for review and approval of the Zoning Administrator reflecting park facilities. D. Prior to filing the map development rights shall be deeded to the County for the general open space area as designated on the General Plan and the area identified as "not a part of the subdivision" as shown on the Tentative Map. 2 E. Prior to filing the record a statement to run with the deed indicating the following: This property is in proximity to the C & H Wastewater Treatment Plant. The property is subject to odors associated with this type of facility. 2. GEOLOGY A. The undocumented fill shall be removed and replaced with engineered fill that conforms to County Grading Ordinances standards in all respects unless, the degree of compaction of the existing fill, and provide remediation for any loose or soft zones. All documentation shall be submitted for review and approval of the County Grading Section of the Building Inspection Department and the Consultant Geologist for the County. B. The 2:1 fill slope shall be modified to a 3:1 slope, unless it can be proven that a steeper slope would be stable under field saturated conditions/earthquake loading. The grading concept and lot yield may be altered depending upon the outcome of the required soils report. C. Provide detailed plans and cross-sections, as well as an engineering analysis that is the basis of design for the buttress fill (retaining wall). If a retaining wall is proposed, the plan shall show the location and height of the wall, and shall provide engineering criteria and design recommendations. D. Comply with the recommendations of the Preliminary Geotechnical Study dated June 21, 1990 by Purcell, Rhoades & Associates. All recommendations shall be implemented unless otherwise waived by the Zoning Administrator. E. Prior to issuance of a grading permit, submit for review and approval of the Grading Section of the Building Inspection Department a preliminary soils report and grading plan. 3. HOME DESIGN A. Development plans for each building site shall be reviewed and approved by the Zoning Administrator at least 30 days prior to issuance of building permits. Homes and other large structures shall be designed and placed to minimize the visual impact from adjoining properties or roadways. All structures shall have non-flammable roofs and fire retardant or non-flammable siding. All out- buildings shall have adequate spacing from residences. B. A scenic easement shall be recorded on the Parcel Map for the open space area as designated on the attached General Plan Amendment Map. 3 C. The erection of structures, to include but not limited to buildings, obscure fences, swimming pools, tennis courts, and sports courts, is prohibited in scenic areas. D. Exterior lights shall be deflected so that lights shine onto the applicant's property and not toward adjacent properties. E. Prior to filing the map submit a letter from a certified landscape architect verifying the common landscape areas are in compliance with the Water Conservation and Landscape Ordinance. The homeowners association shall be responsible for the maintenance of Wanda Avenue. F. All homes shall observe the R-6 zoning district standards. G. Prior to filing the map, submit for review and approval of the Zoning Adminis- trator home design guidelines. These guidelines shall incorporate measures to insure protection of the views to the homes south of Wanda Street. The home height shall be limited to 20-feet parallel to the slope. 4. NOISE A. Construct full enclosures for the patio/decks of all houses of the project. The enclosures shall be constructed of transparent material such as 3/16" glass, 1/4" olexi-glass or 1/4" lexan, to provide light and views. B. At all first second-floor living spaces of houses having on lots north, south and east facades, install double-pane thermal glass, rated STC-24 or higher in all windows. Additionally, provide mechanical ventilation to insure a habitable environment when windows remain closed. 5. CONSTRUCTION A. Comply with the following construction, noise, dust and litter control requirements: 1) Noise generating construction activities,including such things as power generators, shall be limited to the hours of.7:30 A.M. to 5:00 P.M., Monday through Friday, and shall be prohibited on State and Federal holidays. The restrictions on allowed working days may be modified on prior written approval by the Zoning Administrator. 2) The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. 4 3) At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of the individual responsible for noise and litter control shall be expressly identified in the notice. The notice shall be re-issued with each phase of major grading activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the are noticed. 4) A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. 6. ARCHAEOLOGY Should archaeological materials be uncovered during grading,trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society for California Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary. 7. ROAD AND DRAINAGE CONSIDERATIONS The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of the- County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of Wanda Street. 5 onstuctirt > 'url ' >four=#[t3 ' irx>r�c3s�dewat(C:: audt :::miaast�°r. c::> rorr ►:.:::.::::::::.::.:..:::::::::::::::.:..::::::::::::::::::::::::.:::.... :::::::::::::::::::::::::. :.:::.::::::::::. FU b face} (ong theror�fiage,_ftclt�tlarzg Chuy pa Ge x: 1 Satre . ...........e 2) Installing lights on Wanda Street. The final number and location of the lights shall be determined by the County Traffic Engineer. This property has already been annexed to County Service Area L-100 for main- tenance of the street lights. 3) Undergrounding of all utility distribution facilities, including the existing distribution facilities along the Wanda Street frontage. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. Designing and construction 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. 5) Installing, within a dedicated drainage easement, any portion of the drainage system which coveys run-off from public streets. That portion of the existing on-site storm drain system which conveys run-off from public streets shall be reconstructed to County standards, within the private road (with the exception of the portion that lies on Lot 1), and the corresponding drainage easements shall be dedicated to the county. 6) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- meets 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. 7) Submitting a Parcel Map prepared by a registered civil engineer or licensed land survey. B. Provide for adequate sight distance at Wanda Street based on a design speed of 35 miles per hour, and on the private road (particularly in the vicinity of Lot 18 and Lot 14), based on a design speed of 15 miles per hour, in accordance with CALTRANS standards. 6 C. Relinquish abutter's rights of access along Wanda Street with the exception of the private road access. D. Construct a 24-foot paved private roadway to County private road standards, within a 34-foot easement, to serve all parcels in this proposed subdivision. That portion of the private road which lies between Station 3+45.55 and Station 11 +44.80 (designated on the tentative map as "one way") shall be 18 feet wide within a 25-foot easement. E. Install a pedestrian access from the west end of the private road to Wanda Street. F. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalk and driveways. G. Submit an acoustical analysis prepared by qualified expert based on ultimate development and future widening of 1-80 and proposed off-ramp facilities, and mitigate noise impacts subject to the review and approval of the Zoning Administrator. H. Observe a minimum 20 foot structural setback from the back of sidewalks for all garages, and install vertical rise garage doors for each home in the subdivision. I. Verify that the on-site portion of Dowrelio Drive (in the northern portion of the property) lies within the existing access easement, or adjust the easement as necessary to encompass the existing road. The easement shall be a minimum of 30 feet wide, and shall be shown on the Final Map. J. Provide deed notification to all parcels in the subdivision to inform prospective property owners that the Carquinez Bridge will be widened in the future, and that the widening may subject the property to increased noise levels. K. Execute a recordable agreement which states that the developer and the owner and the future owners of the property will hold harmless Contra Costa County, its officers, agents and employees harmless from any and all claims, costs and liability, including reasonable attorneys' fees, for any damage, injury or death, including without limitation all consequential damages from any cause whatsoever, to persons or property arising directly or indirectly from of connected with the development and sale of the subject property, or the proximity of the development to Interstate 80, including but not limited to any noise impacts from the adjacent Freeway and any impacts related to the widening of the Interstate 80 Freeway or Freeway off-ramp facilities. 7 L. Grant to the County a deed of development rights over Lot #1 until it is determined by Caltrans whether this parcel is needed for the expansion of the Carquinez Bridge. Development rights shall be relinquished back to the fee title owner, when and if, Caltrans determines they do not need the parcel for the bridge expansion project. M. Establish a maintenance agreement to ensure future maintenance of the private road. N. Grant to the County a deed of development rights over Lot 19 until it is ............ ........................... determined by Caltrans whether this property is needed for the e ;3tE `oe Carquinez Bridge.-pfejeEt. t : t#ra 5 neetl elt car prt:v rpt 1� #r�r th8 bridge grc�iecti..<ther iLshalt:' e:�feeded:[r fee title Co CaEtrans at.rto.�ot to tie Stat ;.: . afi C lTfcarn� .A.:e iou A: . tf itr ns do nc� a :iTot fQr the bre+ s ;.;:. prefect. thea the.,development rights shall be relinquished back to the fee title owner, , the ffepeFty is deemed unneeeSSWby GaltFans feF the develepeF Shall dedieate-it t�e-5altFaRS at ne ee$t. If, prior to filing the final map, it is not known whether Caltrans needs the parcel or not, then-the-pafeef ................. lot€t shall be dedicated to the County by separate instrument.,whie-la-will�e ... .................. ...... ........ l > r < l t Ernst€:fns °:Caltrans dae rii Heed>:tfxe ar e. A e...,. :.1;:.: ..:... :... :>:: : . € n;the.Cau;ntlri. vacate€.at.;1 ........................................................... ........................................................... ........................................................... .......... offide:':�;�i's€:frer�:<th�a'"' rQvaf>flf>t)�e<tentativerna n<>ane<oftt�e�aftav�►>€i:1: �tw ::<:::::>:::Pha :>:. r <::=n::::.w h »:Tl ::::fir .:::: ::> Mt ft>::. 1»> s ::#j p.:.pc eco ::: .::::a.:.A.:arcs::::::::::::: .:::::::Vit::.:ase::;:::a.:::: or ......... 1 :::::::::::::::. ::::..:::::::::.::::::.::::::::p.:::::::.::: . : ::::::::::;::::::.:::::::::.::::::::._. ...............: .;:::.:>;;:.::.;>:.::.........................................::::...... ....... ............................................................................. r}ortter.:l:.<:: Ets:::art ::the>seLon : .hale>shalt::cartsrsL::xf:tFtesvthe ;:;: ts ::::.Y:::..::::::::::::: ,."-sp:::::..:: _. �rtprpvBrr�gr�ts t!r� �lltenda �t ae�C shah: De CQ�Str�C7`etf with the s�c�nc f+ e T e phasrng s alt be sub�eet to the review.ar�d�ppraual of the ADVISORY NOTES A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Crockett-Valona Sanitary District (see attached). 8 C. Comply with the requirements of the Health Services Department, Environmental Health Division. D. Comply with the requirements of the Building Inspection Department. Building permits are required prior to construction of most structures. E. This project may be subject to the requirements of the Department of Fish and Game. The applicant should notify the Department of Fish and Game, P.O. Box 47,Yountville, California 94599,of any proposed construction within the development may affect any fish and wildlife resources, per the Fish and Game Code. F. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Hercules/Rodeo/Crockett Area of Benefit as adopted by the Board of Supervisors. EXHIBIT C CROCKETT-VALONA SANITARY DISTRICT P.O. Sox 578 • CROCxEV, CA 94525 TELEPHONE (510) 787-2992 December 7, 1992 Supervisor Nancy Fanden 805 Las Juntas Martinez , CA 94553 Dear Supervisor Fanden: RE: APPEAL OF PLANNING COMMISSION DECISION The Board of Directors of the Crockett-Valona Sanitary District has voted unanimously to file an appeal of the Contra Costa County Planning Commission decision on November 10 , 1992 in the matter of : County file #GP-19-91-CO County file #3027-91 County file #2965-RZ Subdivision 7678 The Crockett Group (Applicant) - The Watership Group (Owner) This decision permits development of single family homes over- looking our sewage treatment facility , at a distance as little as 240 feet . The Board feels that this housing project would place an intoler- able burden on the rate-payers of Crockett , and that the Planning Commission has failed to assess the cost of technology needed to respond satisfactorily to air quality complaints from housing overlooking Crockett ` s sewage treatment plant .. They urge you to visit this site prior to hearing this appeal , so that you may properly judge the relationship of the site to the treatment plant and its odors . A site map is enclosed, and I would be pleased to tour the site and the plant with you. Buchanan airport provides an example of what happens when housing is allowed to encroach on some public facilities . A reasonable buffer is required in the public interest . A West County Times editorial on this issue is enclosed. MEMBERS OF THE SANITARY BOARD - )ON WOLTHUIS, CARL HELLER, DOUGLAS TUBB, ROD BUTLER, PETER MILCOVICH In Crockett , the ability of our rate-payers to finance undeter- mined capital improvements needed to counter odor complaints from this development is in doubt . If I may be of any assistance in your understanding of this issue, please call me at 787-2992 between 8-9 AM. Sincerely, J Kent G. Peterson Secretary/Manager enclosures (2) .• • VOW 15 ■1t4��y -.r�aN1.�i>�•�i. ,,T�� !i• � �'��'��re�70lM • • 1 �tl � • �I��j lam !��: 1 1� �'� Int:.► !IfU " : a - DI CROCKETT-VALONA SANITARY DISTRICT : ' �.O. BOX 578 • CROCKETT, CA 94525 f TELEPHONE (510) 787-2992 O, , fS C`c '''" Ms . Donna Allen December 11, 1992 `PT Community Development Department 651 Pine Street Martinez , CA 94553-0095 Dear Ms . Allen: Re: Hopkins General Plan Amendment This is to confirm the conversation I had with you and Mary Fleming at the counter on November 19, where I was advised that it was not necessary to "appeal" the action of the Planning Commission in this matter because this issue must automatically go to the Board of Supervisors for determination, wherein our rights to speak are assured. Sincerely, Kent G. Peterson Secretary/Manager MEMBERS OF THE SANITARY BOARD • )ON WOLTHUIS, CARL HELLER, DOUGLAS TUBB, ROD BUTLER, PETER I III CO VICH Vernrle 41 , U -,-.,-PO Box 132 Crockett CA 94525 December 11, 1990 9 1 ,nce Ce Mr. Karl Wandry Community Development Dept. 651 Pine Street Martinez , CA 94553 Dear Mr . Wandry: On October 18 , our organization was given a presentation by Mr. Allan Hopkins of a 22 unit housing development proposed for two Crockett properties (APN 355-140-007 and 355-140-021) . Earlier in the year, his architect made a preliminary presentation to us .. We have also had several conversations with Caltrans on the subject . These hillside properties are located between Dowrelio Drive and Wanda Avenue, directly south of and overlooking the sewage treat- ment plant . The Crockett Area General Plan on page 13 describes the site as suitable for "one to three dwelling units per net acre, " although we note some conflict with the Land Use Element Map, Figure 9B. The proposal is for 22 units on 5 acres . The properties are now zoned A-2 and C-M. While this site may be large enough that some development is appropriate, the Crockett Improvement Association has concerns. If Community Develment should receive a development application for this property, he C. I .A. is prepared to ask if an EIR would be appropriate. Pitmary concerns include the following: I 1 . The property may be in the path of the proposed new Carquinez bridge. Construction should not take place which is only to be demolished or moved by Caltrans (as occurred in Walnut Creek) . Nor should housing be located too closely to the 1-80 corridor, for the good of the occupants . 2 . Juxtaposition with existing industrial uses , specifically Crockett 's sewage treatment plant, raises significant questions of interest to the community. For instance, what impact will noxious sewage odors have on the new residents, and what will be the cost to our sanitary district of increased complaints to the Bay Area Air Quality District? How close to a facility which stores and uses toxic materials , such as ammonia, should housing be permitted? 3 . New housing on this site will be adversely impacted by proximity with the I-80 corridor. Vibrations generated by bridge and freeway traffic are known to accelerate the movement of unstable soils and the slippage of building foundations . There is ample evidence that existing homes adjacent to the I-80 corridor have suffered greatly as a result . 4 . Noise impacts from I-80 traffic are considerable and would likely increase after building a new bridge . Sound walls are not an option because the freeway is elevated. 5 . Noise impacts during the prolonged construction process for a new bridge might be intolerable on this site, as is anticipated for existing homes in the vicinity . 6. Reduced traffic safety on Wanda Street is another concern due to curves in the road and the frequency of speeding cars , particularly during commute hours. The Crockett Area General Plan on page 13 mentions this site as being "along Dowrelio Drive along a steep hillside with poor road access . A limitation on additional development is appropriate here without major improvements to road access . " 7 . Access to the property from Wanda Street might be completely cut off during bridge construction, necessitating alterna- tive routes to the site which may not be adequate for emer- gency response or may adversely impact existing homes to the west . S. The soils may not be sufficiently stable on this site to permit a project of this magnitude. It is widely known that much of this site is uncompacted fill and that a natural spring exists . Tampering with the spring should not be allowed if it puts soil stability at risk. It is the objective of our organization to seek improvements to Crockett . Under the circumstances, we have reason to be con- cerned that exposure of the project 's residents to significantly disagreeable impacts and for prolonged periods will , in fact , cause harm to the town as well as to the residents . If the project is disadvantaged to the extent that buyers soon become sellers, and homes become rental units , then physical deterioration of the buildings can be anticipated due to an erosion of property values . Located at the entrance to Crockett , negative visual impacts of deteriorating properties would be of concern to all of us . Perhaps the maxim "buyer beware" should not be seen as satisfac- tory when considering development of this site. It may be that prospective buyers will be unable to properly assess the disad- vantages of this site prior to construction of a new Carquinez bridge . Similarly, sewage odors vary with wind speed and direc- tion, and though wholly intolerable during times of process upset at the treatment plant, they may not be recognized as worthy of concern on days of buyer inspection. Therefore, we are prepared to ask if an EIR might be warranted prior to development of this site. We would also ask that Cal- trans be kept informed of any application to develop this site. If an EIR is to be required, we would suggest that the Bay Area Air Quality District participate in the process . Sincerely, Kent Peterson President , C. I .A. cc : Supervisor Nancy Fanden Jim Cutler, Community Development Steven Goetz , Community Development Nino Cerruti , Caltrans Bay Area Air Quality District Allan Hopkins CROCKETT-VALONA SANITARY DISTRICT P.O. Box 578 • CROCKETT, CA 94525 TELEPHONE (415) 787-2992 2 4 1.9 2 November 23, 1992 Clerk of the Board 651 Pine Street Martinez , CA 94553 RE: APPEAL OF PLANNING COMMISSION DECISION The Board of Directors of the Crockett-Valona Sanitary District has voted unanimously to file an appeal of the Contra Costa County Planning Commission decision on November 10 , 1992 in the matter of : County file #GP-19-91-CO County file #2965-RZ County file #3027-91 Subdivision 7678 The Crockett Group (Applicant) - The Watership Group (Owner) The Board feels that this housing project would place an intoler- able burden on the rate-payers of Crockett , and that the Planning Commission has failed to assess the cost of technology needed to respond satisfactorily to air quality complaints from housing overlooking Crockett 's sewage treatment plant . Please advise the District of the date and time at which the Board of Supervisors will hear this matter. . Sincerely, Kent G. Peterson Secretary/Manager enclosure MEMBERS OF THE SANITARY BOARD• BAB SIMONTACCHI, JON WOLTHUIS, FAUSTINO PAGNI, CARL HELLER, CDOLIGLAS TUI_.I.: 18A—West County Times Sunday, November 22, 1992 i r...,/i.' r........, Odor buffer zones .still needed The Contra Costa County Plan- that have noxious features. ning Commission has approved The other side is that property an 18-house development be- - owners should be able to use their tween the Crockett sewer plant and. .. land.If a government agency wants to San Pablo Avenue.The action came. keep land open.to protect residents, over objections from Crockett- that entity should be willing to buy it. Valona Sanitary District,which pro- 'However,they usually make deci- vides sewer service for Crockett. sions such as the one by the planning The district is concerned that resi- commission that create problems. dents of the houses on the 4.6-acre . State Sen.Dan Boatwright,D-Con- plot will complain about sewer plant cord,in the last session proposed a smells.The district says it will lose its bill,approved by both houses,that buffer zone:Its concern is valid. Would have required buffer zones be- tween odor-emitting properties and Bay Area history is replete with ex' -.*.!:homes.Gov.Pete Wilson vetoed the amples of government agencies al .'..bill.Such a bill!should be reintro- lowing houses to be built on properly 'duced and include public as well as adjacent to facilities already in place.. ;"::;private facilities. i WUe stC;our�,t�yT�-,,i r�e�s ' Agenda Item #11 , #2 & #3 Community Development Contra Costa County CONTRA COSTA COUNTY PLANNING COMMISSION TUESDAY, NOVEMBER 10, 1992 - 7:30 P.M. I. INTRODUCTION THE CROCKETT GROUP, INC. (Applicant) -THE WATERSHIP GROUP(Owner), County File #GP-1 9-91-CO: The applicant requests approval of a General Plan Amendment from Multiple Residential-Low Density and Open Space to Single Family Residential- High Density and Open Space. THE CROCKETT GROUP, INC. (Applicant) -THE WATERSHIP GROUP (Owner), County File #2965-RZ: The applicant requests approval to rezone 4.6 acres from CM/A-2 to P-1 . A variance is requested for 4.6 acres (5.0 acres required to develop in a P-1 district). THE CROCKETT GROUP, INC. (Applicant) -THE WATERSHIP GROUP(Owner), County File #3027-91 : The applicant requests approval to establish 18 homes in a 19 lot subdivision. A variance is requested for 4.6 acres (5.0 acres required to develop in a P-1 district). SUBDIVISION 7678 - The Crockett Group, Inc. (Applicant) - The Watership Group (Owner): The applicant requests approval to subdivide 4.6 acres into 19 Pots. A variance is requested for 4.6 acres (5.0 acres required to develop in a P-1 district). The subject property is located at the most northern portion of the Community of Crockett, north of San Pablo Avenue (Old Highway 40) located at the most easterly side of Dowrelio Road, in the Crockett area. (CM/A-2) (ZA: G-8) (CT 3570.00) (Parcel #355-140-007, -021) Thi! :€tern wa.s c0"'i ►Uec ;b :the.: Qs�or. m::4 to er.1... :9. :2.:ta #O e :r t..Q, Y.......:::::...........::::.::..:::::::::::::......:.,. .: . .fo.'92i6a 0btairl;f...urther: nfor at z n fr tie GpunC.::Env ro.,nrnenta.tH.e:alth��.p.a.... t ... Qn. urdelirte ;;#or:: ..o.r7struct:::. :;MpmeS.wth�r�.clQse:.;:p ox�rnitX:tc:.................................. a:::seuu e;treetrrent ........ 9 .. .. ......... Iazat II. RECOMMENDATION Staff recommends that the Planning Commission accept the environmental documenta- tion prepared for this project as adequate and adopt a resolution recommending approval of GP-19-91-0O3 2965-RZ, 3027-91 , and SUB 7678 to the Board of Supervisors. 2 III. GENERAL INFORMATION A. General Plan: Multiple Family Residential-Low Density and Open Space. B. Proposed General Plan: Single Family Residential-High Density and Open Space. C. Zoning: CM/A-2- D. Proposed Zoning: P-1 . E. CEQA Status: A Negative Declaration was posted for the project and distributed to the State Clearinghouse on January 14, 1992. F. Site Description: The subject property is located along the north side of Wanda Street and west of Highway 1-80. Topographically, the site slopes downward from Wanda Avenue toward the north at approximately a 1 .5:1 slope. The central area of the site is relatively level with minor depressions and rises at a slight slope towards the northeast. The northern side of the site slopes downward toward Dowrelio Drive at approximately a 1 :1 slope. The vegetation of the site consist mainly of heavily overgrown brush, weeds and trees. Additionally, small piles of concrete were observed on the site. IV. AGENCY COMMENTS A. Crockett-Carquinez Fire Protection District: The District approves of the application. B. Building Inspection Department: Preliminary soils report and grading permit is required. C. Crockett Improvement Association: See attached. V. CEQA ISSUES A. Unengineered Fill: The subject property has been previously filled approxi- mately 30 years ago with undocumented fill. The soils report submitted by the applicant provides mitigation measures for providing compaction test to document the unengineered fill. Review of the Soils Report by the County Geologic Consultant recommended the remediation required for the soft zones is the removal of the unengineered fill and replace with engineered fill. At further recommendation of the County Consultant, staff concluded if compac- tion test could be provided to document the unengineered fill and acceptable to the County Consultant, the fill could remain. 3 B. Noise Issues: The subject property will be within an area which exceeds the County Community Noise Level of 60 dBA for outside area and 45 dBA for interior noise levels. To mitigate these issues the applicant will be required to comply with the recommendation from the Edward L. Pack report submitted to the Community Development Department. The mitigation measures include enclosing of patio areas, installation of double pane windows, and ventilation systems. C. Land Use: See attached staff report for the General Plan Amendment. D. Aesthetics: Views of Carquinez Straits are to be protected according to General Plan Policy 3-157. Staff has reviewed the elevations of the proposed project to that of the neighbors south of Wanda Street. The elevations south of Wanda Street are approximately 140 feet MSL compared to Crockett Village of 110 feet MSL. It is not anticipated that the proposed homes will effect the view of residents south of Wanda Street. VI. COMMENTS ON NEGATIVE DECLARATION A. Bay Area Air Quality Management District: The BAAQMD has indicated that the proposed project would expose residents to a cancer risk of 5 in a million. The District will not issue a permit for any proposed new industrial source which would result in an estimated increased cancer risk of 10 in a million or more. Additionally, the BAAQMD has concerns of potentially significant impacts to residents of the proposed project from the generation of odor from the wastewater treatment plan located approximately 400 feet northeast of the project site. B. State Lands Commission: The applicant has requested a slope easement over the State Lands property for placement of fill for the residential use. The Commission objects to this use on the property. C. Crockett-Valona Sanitary District: The District is concerned that the proposed housing is inconsistent with the adjacent industrial use due to hazardous materials and air quality affects. VII. DISCUSSION ON NEGATIVE DECLARATION COMMENTS Staff has had numerous meetings with the BAAQMD to discuss their concerns over the proposed project. The cancer risk of 5 in a million is within the allowable limits of the District. Therefore, a significant impact is not anticipated. Furthermore, to mitigate the issue of odors associated with the sewage treatment plant, staff would recommend a. disclosure statement be recorded against the deed as reflected in Condition of Approval #21 . The applicant has modified the project as not to encroach onto the State Lands Commission property. 4 The comments from the Sanitary District were forwarded to the BAAQMD and the County Health Services Department. The BAAQMD identified the cancer risk to be within an acceptable range. Staff has recommended a mitigation measure to address the odor issues. VIII. PROJECT DISCUSSION A. Site Grading: The proposed grading plan consist of cuts and fills of approxi- mately 20 and 15 feet with average building site elevations ranging from 80 feet MSL to 110 feet MSL. Pre-grading site elevations are approximately 75 feet MSL and 120 feet MSL. Two crib walls are proposed for the northeastern portion of the site, one below the proposed access road and one at the bench cut of Lots #1 , #2, and #3. B. Carquinez Bridge Impacts: Caltrans is proposing to construct a new bridge across the Carquinez straits. Regional Measure One, passed by the voters in 1990, mandates the replacement of the existing west bridge which was built in the late 1920's. Caltrans is currently reviewing various options, but the new bridge will probably be west of the existing west bridge. Construction of the new bridge itself does not impact the subdivision, but the bridge approaches and the reconstruction of the on and off ramps into the Crockett area would directly impact the project. During the end of 1990 and the beginning of 1991 , the applicant, Public Works, and Caltrans discussed the impact of the ramps on the subdivision. In January of 1991 , Caltrans provided a preliminary plan with the outline of three proposed ramp alignments and/or realignment of Wanda Street to accommodate the new bridge. The applicant then designed the subdivision tentative map for the .... ........ ....... ........... ................................. "worst case scenario" of the three alternatives. During th`e sarn.64if.h.:peK6 the;;aPP!crit.vcas: re.qustt the;.C:onty to sell sure tis rrght..,of..way:ait�: .g .:.::.:::.....:.; 9 .: .. b i' '`'of: wa": r 1Na d. Sheet: The>Cbb. > vas''rel dant>I Vii;;se.E an. cess:r. L :. .:. .: ...... r...n:..<:.: .ed: ::<:i.<::#: r::>: I r ":uu<brW'e ro'ecf:>:H eve >In..: an.u.a .....1.9. cas..:e.:G.a lt:a. s...:n .;:.;:.;; tl::«t.::.; :.;:: ;:.;:.:;:.::.:; .;:«::.;: 9:.:.;1 :.;:.;::f..:::.: o.;:.;:..:::......:._.:::.::.::.::.;:...; :.;:.;:.::.v::.:::.;::; :» r " t afte.r.::r:ece rira. :the th,r.ee:; amp layouts:frorn Ga;trans,.fhe County agreed to:seI g . the,e c esS: t;.. f we:Y:c: :ts d.6.r5f:.the:f#snits d0,.;:..1tiftex. �y::Caltra..5.::::.:...e.::cha:::.ge he " . .... r ::'.reedtoth'e>follow:n' t ..;de;;e p.. .;s.9:. 9 ...............:............................................................... ................... 1•) To not construct any homes in the area being purchased from the County until the EIR for the new bridge was complete and the ramp configuration determined. If all or part of the County property pur- chased by the applicant was needed for the bridge project, then the applicant would dedicate that property to Caltrans. 2) The applicant agreed to reserve the eastern most part of the subdivision to accommodate the potential bridge expansion. This area (lot 1) was identified by Caltrans as being needed for one of their off-ramp design alternatives. 5 3) The applicant agreed to hold harmless for any potential noise impacts from the new bridge structure. 4) . The applicant agreed to reconfigure the tentative map to accommodate the above. On€A'`"ril '1 1:9:9 ::Caltrans:;:c .............ft..... :.: . .. »:: p ::: , elpas T ::dra;;t.;Pr€�1-bastudy fid .ort #P.S�R:?;:f.6f:.tie 1:... ..:: :::::: Via.:qu . :.;:.....,.Ri::.q Prefect TMIS.rppdrt ShvwS.e#vur..th remp Ir0nflguratl rr uvhrCEt <Gd': ... �. < :::;::::::>:>:�;y:.:r:<:�:.>::;>;:>:>::,>:.::::<.::;,::::........::.;..;::.:;';::"::;r:;:.:: >;::;:.:>:«,: :::::: :.y.::>:::>: ;_ €ff rant.frflm the three,previous alter at€.ves The draft PSFi rde.Itlfres an an p...d Off.rarp Ovnfrguretlr7n fvr. :tMB �3sw:w bride wrGh wc�uftl bre parll$E tt:;8rtd: :::::::; ::.;:::.:: . ::: nv:rthof>tfe>eitr :ada> :ee n. w :, `: ..::...:.;..::. ......g.. Sir t a „Quid encroach wrthrnthe l�mrts.of the: subd v sn by SO tp 8r fleet aEtng the Wari.da Street frerrtage ThIS ## rarnJ> cod:l t ratferii:re' :resent : a<Eatest:tt inkin: 1 :att�rait ><The;iPS:. >>: '.:;<: : ............X:XI:.::l.........::.. .;.. . .........:::::;::;;;; :;.;;;::g. Y:;:.:::::::::::::::::... ..::::::: ; f .,:,,1)oweve.r,,. as nOt<beer� approued rror has:the 2nviranmental.Jrripaet repo{t Seery prepay OO ar the fsndge proagct Fury. #ar:the construction of th.e crew: hrrdg .� pramrd fair fscaJ year:. 19. fi1:9$. Calfirar�S. er3tlrtr.p;ytes the PSS will be rnpleted tyy the fait of 1992, at which time.;they will rnrt►ata the en:riranm.ental ......::. OW- roae :«.;:.p:.;:.;; ss.: ,.e.:. ::::1:::::Fi::s sc.: ed:u:ed;::to;<he:; cr►:plet :b: .:......:::::.:.:.:,.:::.:::...:..::,.<::..:::.:...:..:.................::.:::.::.:<:::::.:... Y......... 5 mrnary, Celtrar�S dose rrc t have an.a I Me. d pr I^I alrgnrr► nt#nr,;the ra.m.p. fi.. the crew Carquinez Br€dge artd rt cannot be determrrred with certainty at:tfris t,m .urrhether the pprpw�Cf pff nth Qn ramp Garyfr uratrOl�;;will �mpat t,::tMr prcilot,.o rrct, or inrhat the sev:errty r}f any impact wrEt;be. ..The conditions of .:de for the d,eslgn pf three of Caltrar?s J?rev1OS romp afynrr►errtS,: TIS:eftrtla>grdino:st»curgeMtilte'rndtivera` .::,.; ,:,..>.,>.., ,,;,:,. rnp eonfrguratior#, hovrrever, would. 8 rn�ryate approximately ha . the 1.otS In.,the sij.WiVit ort qS rt rS qurr0. tly car fi tired> >;:If the.....ubdr:vi:scorn....;a; rove:<:; ,.::. g . pp d and Caltrans t ltimat.e . adapts the ramp dOr fi uPa:J.Irl:iry the:drat PSIS, th>?ri Caltrar s.iniill #tdve to purchc$e.thy' irrt"a cted<subdivis ori;>l is .......................... ...... the SeJaterrrber :22< 1992 County PlannEng Ctmmissror rraeeting. concern as raised ab:.tit the pCOtbntlal Efrtpact the Carqulez Br:itfge protect may have .. on: tlfs>sbdivist:oi si:derlt.fi.> ,;is >`:» : . r ed r the draft.PSR..::..AEtht�ugh the conditions . #POP, vol prever}t building pn tMpSB Jots t06 wau(d b €rrrp r~tE�t1 E3y thy:�� r ramp alternatives arignally submitted byaltrarsE there is no protectio ..tci p;evertit bulling on the Ipts that would .be rmpapted 11Y ramp the:c�llgr3rrlaryt nt:' ra:ft PSR <>Orieu; a tv>>reven :dry :. : :::; ............................. y p os frorrr being constructed on thee:Evte until Caltra* s has settled en ramp aligrimnfi usrrutd be tq.phgsethe development rrrto two phases The first phase wotle€ encarrxpas the Idis . ... a::<::><.:; <:<::<::<;..„>.:: >':<::.:<:::; :: i�utS de o t area neede(L fpr thealtranS rsrrrpfrgrtrttrµnt shc�wrr fit the;tlraft SIS: This phese cquld srt.ove forward at any t�me. .Tho second phase would prtsrSt:vfi the;JcAs that wall be.Impacted b.y the tsryplrgnrnent shpwry rq the d raft S.R. Frl�ng the finaE.:flap f.or the:second phase would have ta::be held u.p t4r three year period V.Ve haue beery informed by Caltrans that they.sh.quld; .. ftaue tti:..... �E1:S.ream lets wit# in> :,.<:: >;:.:> »,>' «:>;: p tf)ree years, at which lima they;;wrtl know: .:. whe'thdr'the: >:iivill;>Ern`'acttEiis,:;ry r :, , rr «<:<Y.........;.... p.. .. .;:..:p.... ::.Y Y;a.;;:: ;ot;; o 6 Caurtty: t664.661 reviewed the issue; of phasing the ..........peWith a 3 year ttrn ::res ri - _ t .Ct�pr ,on phase fl_:.P ha rnd�c:at'a th�s.cer�n t be dune legally unle. s a cee to i . # e!d�vei - g.. Y oiler The recommended car}dition an phastrsg provides f4t t.l44 ferrrtEnt.q# rtl.prayements ert 1Nanda S re. t fxut dpea.rtot.;have:a.t� e rgstrieticin far the #i n, of the maps: C. Home Design: The applicant has not submitted home designs for County staff to review. The applicant will develop written guidelines for the subdivision so that each home will have a similar theme, but be custom in nature. County staff :requests that the guidelines be subject to review of the Community Development Department. All homes should be designed as not to block views of Carquinez Straits from homes south of Wanda Street. IX. DISCUSSION OF "NOT A PART OF SUBDIVISION" The northwest portion of the property as indicated on the tentative map, in essence, would constitute a remainder. The northern most portion is a 1 :1 to 1 .5:1 slope and the portion west of the Dowrelio property is useable area, due to this more gentle slope. Staff is reluctant to designate this area as a remainder and potential future building site. The remainder is approximately 13,000 square feet with 6,000 square feet at a 1 :1 slope. Additionally, a 40-foot easement runs the length of the remainder parcel. For the reasons enumerated previously, staff would recommend the 13,000 square foot remainder parcels be deeded by the applicant to adjacent property owner or owners, and if the adjacent property owners are unwilling to accept the offer, the area should be redesignated a "common area" and be maintained by the homeowners association. The issue has been discussed with the applicant, and he is in agreement with staff's recommendation. >:«>;>: 6tfS ltSStO;N'MJF:EN`;IIRQ_ ty1El�3Tl I^; HEALTH ISSUES Sia#f rim; tl rested at:Che r..eviatxs.Ptanc�ing ornmrssran ;hearing to ebt. fu IN xi anf rrri Bari #ri m:the::' nvir hM,er�t l 1^lealth 1 pertrner~f:tin .gi i efin s or: i dinan�Os regttlate:the pi lax m ty .......rwhrcYi<�:harrie` ay be t sated near a sewage treatment plant; The ttvironrnen.a{ Nea tfi: epartmer.1 ha$.'indOMt-Od they.h6ve no regu[ t+oris: wh;icl >re' re`tllat>a>Iie>ki'e'> s fiic'e3isra r - <::-:;:; „< ... 13:eci nee fm<a:sewage, reatrnant;: tant, he Bay area Al:r. .0 a.1 ty Management £i strict.and Crockett VatQna Sanitary :..:: r .:ri:: .:r.:i a a:rra:rl r:::..: ricer '.:.: : ..:.::::.>: St:Ct .. d .s. .. ce cern, that..tf3e prapc�sed prfegt in �tS proximity: #o the :Vd: . sewage tr atm . t plant. uvould expuse.xes�der is to;an rncreased cancer risk ....T e QiVI© perfiorrxied Study :tq assess Farhat the da11ncer.. rslC would kie tc resrcrtits:gf: o-ett Vi :._:....::..:.:....:: , xuddeterrn >C r� a> rrt I r ... :>;:; ..... L..l..on. .,The t C of issue a pBrm.It ft7r.� riew rndus rral Shur e :anrhtch: would res01, Jn n estimated increased cancer r�sk:af 10 ir1 a;rri+lliar.. There€are;sta#f:cfeterrpinecl that the estrrr%ated;cancer risk:of 5 ►n:. m,ll3:tzn was not a S�gnr#leant,�mpt . 7 XI. ROAD AND DRAINAGE CONSIDERATIONS The attached conditions of approval based on the July, 1991 tentative map include road and drainage requirements. The applicant should be fully aware of the County Subdivision Ordinance Code requirements as they pertain to this development. DD/aa DPXIII/3027-91 .DD 9/10/92 10/1/92 11/3/92 CONDITIONS OF APPROVAL FOR DEVELOPMENT PLAN 3027-91 AND SUBDIVISION 7678 FINDINGS 1 . The applicant has indicated that he intends to commence construction within two and one-half years of the effective date of final proiect approval. 2. The proposed planned unit development is consistent with the County General Plan. The proposed site plan is consistent with General Plan Amendment 19-91 CO which designates the site for Single Family Residential-High Density uses. The conditions of approval minimize noise impacts and limits the home height to twenty-feet parallel to grade to minimize visual impacts to surrounding neighbors. 3. The proiect will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the nearby community. 1 . GENERAL A. This application is contingent upon approval of Rezoning 2965-RZ received by the Community Development Department on August 7, 1991 and subject to the following conditions. B. Where a lot/parcel is located within 300 feet of a high voltage electric transmission lines, the applicant shall record the following notice: "The subject property is located near a high voltage electric transmission line. Purchasers should be aware that there is ongoing research on possible potential adverse health effects caused by the exposure to a magnetic field generated by high voltage lines. Although much more research is needed before the question of whether magnetic fields actually cause adverse health effects can be resolved, the basis for such an hypothesis is established. At this time no risk assessment has been made." C. Prior to filing the map, submit application and receive approval for lot line adjustment(s), keeping the parcel identified as "Not a part of this subdivision" to adjacent property owner(s). If the neighbor(s) are unwilling to accept the property or the application(s) are denied the subject parcel shall revert to "common area" to be maintained by the homeowners association with access provided through Lots 11 and 12. If the "Not a part of this subdivision" is to be converted to common area, landscape and irrigation plans shall be provided for review and approval of the Zoning Administrator reflecting park facilities. D. Prior to filing the map development rights shall be deeded to the County for the general open space area as designated on the General Plan and the area identified as "not a part of the subdivision" as shown on the Tentative Map. 2 E. Prior to filing the record a statement to run with the deed indicating the following: This property is in proximity to the C & H Wastewater Treatment Plant. The property is subject to odors associated with this type of facility. 2. GEOLOGY A. The undocumented fill shall be removed and replaced with engineered fill that conforms to County Grading Ordinances standards in all respects unless, the degree of compaction of the existing fill, and provide remediation for any loose or soft zones. All documentation shall be submitted for review and approval of the County Grading Section of the Building Inspection Department and the Consultant Geologist for the County. B. The 2:1 fill slope shall be modified to a 3:1 slope, unless it can be proven that a steeper slope would be stable under field saturated conditions/earthquake loading. The grading concept and lot yield may be altered depending upon the outcome of the required soils report. C. Provide detailed plans and cross-sections, as well as an engineering analysis that is the basis of design for the buttress fill (retaining wall). If a retaining wall is proposed, the plan shall show the location and height of the wall, and shall provide engineering criteria and design recommendations. D. Comply with the recommendations of the Preliminary Geotechnical Study dated June 21 , 1990 by Purcell, Rhoades & Associates. All recommendations shall be implemented unless otherwise waived by the Zoning Administrator. E. Prior to issuance of a grading permit, submit for review and approval of the Grading Section of the Building Inspection Department a preliminary soils report and grading plan. 3. HOME DESIGN A. Development plans for each building site shall be reviewed and approved by the Zoning Administrator at least 30 days prior to issuance of building permits. Homes and other large structures shall be designed and placed to minimize the visual impact from adjoining properties or roadways. All structures shall have non-flammable roofs and fire retardant or non-flammable siding. All out- buildings shall have adequate spacing from residences. B. A scenic easement shall be recorded on the Parcel Map for the open space area as designated on the attached General Plan Amendment Map. 3 C. The erection of structures, to include but not limited to buildings, obscure fences, swimming pools, tennis courts, and sports courts, is prohibited in scenic areas. D. Exterior lights shall be deflected so that lights shine onto the applicant's property and not toward adjacent properties. E. Prior to filing the map submit a letter from a certified landscape architect verifying the common landscape areas are in compliance with the Water Conservation and Landscape Ordinance. The homeowners association shall be responsible for the maintenance of Wanda Avenue. F. All homes shall observe the R-6 zoning district standards. G. Prior to filing the map, submit for review and approval of the Zoning Adminis- trator home design guidelines. These guidelines shall incorporate measures to insure protection of the views to the homes south of Wanda Street. The home height shall be limited to 20-feet parallel to the slope. 4. NOISE A. Construct full enclosures for the patio/decks of all houses of the project. The enclosures shall be constructed of transparent material such as 3/16" glass, 1/4" olexi-glass or 1/4" lexan, to provide light and views. B. At all first second-floor living spaces of houses having on lots north, south and east facades, install double-pane thermal glass, rated STC-24 or higher in all windows. Additionally, provide mechanical ventilation to insure a habitable environment when windows remain closed. 5. CONSTRUCTION A. Comply with the following construction, noise, dust and litter control requirements: 1 ) Noise generating construction activities, including such things as power generators, shall be limited to the hours of 7:30 A.M. to 5:00 P.M., Monday through Friday, and shall be prohibited on State and Federal holidays. The restrictions on allowed working days may be modified on prior.written approval by the Zoning Administrator. 2) The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. 4 3) At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of the individual responsible for noise and litter control shall be expressly identified in the notice. The notice shall be re-issued with each phase of major grading activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the are noticed. 4) A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. 6. ARCHAEOLOGY Should archaeological materials be uncovered during grading,trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society for California Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary. 7. ROAD AND DRAINAGE CONSIDERATIONS The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of the County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of Wanda Street. r 5 anstrit .curb,..fou��foz�t fix in h serf k (width,,:measured from tb:°f {; .f.o :th ..firma :: n ).udri` :SOW.::t...::.. . 1:>;uv[>I::s.ffisf..::th�.S 2) Installing lights on Wanda Street. The final number and location of the lights shall be determined by the County Traffic Engineer. This property has already been annexed to County Service Area L-100 for main- tenance of the street lights. 3) Undergrounding of all utility distribution facilities, including the existing distribution facilities along the Wanda Street frontage. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. Designing and construction 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. 5) Installing, within a dedicated drainage easement, any portion of the drainage system which coveys run-off from public streets. That portion of the existing on-site storm drain system which conveys run-off from public streets shall be reconstructed to County standards, within the private road (with the exception of the portion that lies on Lot 1), and the corresponding drainage easements shall be dedicated to the county. 6) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments 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. 7) Submitting a Parcel Map prepared by a registered civil engineer or licensed land survey. B. Provide for adequate sight distance at Wanda Street based on a design speed of 35 miles per hour, and on the private road (particularly in the vicinity of Lot 18 and Lot 14), based on a design speed of 15 miles per hour, in accordance with CALTRANS standards. 6 C. Relinquish abutter's rights of access along Wanda Street with the exception of the private road access. D. Construct a 24-foot paved private roadway to County private road standards, within a 34-foot easement, to serve all parcels in this proposed subdivision. That portion of the private road which lies between Station 3+45.55 and Station 11 +44.80 (designated on the tentative map as "one way") shall be 18 feet wide within a 25-foot easement. E. Install a pedestrian access from the west end of the private road to Wanda Street. F. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalk and driveways. G. Submit an acoustical analysis prepared by qualified expert based on ultimate development and future widening of 1-80 and proposed off-ramp facilities, and mitigate noise impacts subject to the review and approval of the Zoning Administrator. H. Observe a minimum 20 foot structural setback from the back of sidewalks for all garages, and install vertical rise garage doors for each home in the subdivision. I. Verify that the on-site portion of Dowrelio Drive (in the northern portion of the property) lies within the existing access easement, or adjust the easement as necessary to encompass the existing road. The easement shall be a minimum of 30 feet wide, and shall be shown on the Final Map. J. Provide deed notification to all parcels in the subdivision to inform prospective property owners that the Carquinez Bridge will be widened in the future, and that the widening may subject the property to increased noise levels. K. Execute a recordable agreement which states that the developer and the owner and the future owners of the property will hold harmless Contra Costa County, its officers, agents and employees harmless from any and all claims, costs and liability, including reasonable attorneys' fees, for any damage, injury or death, including without limitation all consequential damages from any cause whatsoever, to persons or property arising directly or indirectly from of connected with the development and sale of the subject property, or the proximity of the development to Interstate 80, including but not limited to any noise impacts from the adjacent Freeway and any impacts related to the widening of the Interstate 80 Freeway or Freeway off-ramp facilities. 7 L. Grant to the County a deed of development rights over Rareel L.Q.T. 1 until it. is determined by Caltrans whether this pFepefty- parcel, is needed for the expansion of the Carquinez Bridge. That portion of the property that is needed for the expansion of the bridge shall be deeded to Caltrans at ne est to the back tothe fee title evvRer, when and ef, the prepeFty is deemed unneeessaFy -u h, Gal+~.,.,R ,� ,�, .,� €e;termines<tt>ey cib, pot need tfe:parcei for the bridge expansion ....:.:..... ..... . project. M. Establish a maintenance agreement to ensure future maintenance of the private road. N. Grant to the County a deed of development rights over Lot 19 until it is ............ ........... ............ determined by Caltrans whether this property is needed for the eXpans;on..O tl e ...::::......::. .:::::.;:.;::.:. .... Carquinez Bridge. pr-efeet. [U.Caltrans needs.alt;oe part.of dot 19;fir the bridge,: project,; then it shall be deededin fee title to Caltrans at no cost to;the State; .... . ......... .:.:: :.:.::::......:.::. . ...:.......;;:.:.:.:.:... ......... o.f California>o.r the::Count :;; .f;f Caltrans:does:not; need;L;i�t l:;9 for to bri;da'e X. Y; .. .. projgbt;.ther th;Aevelopment rights shall be relinquished back to the fee title ...... ................. owner, when and ;f the ~,~ ., ~+, is deemed `......^sway by Caltic` _ feFt-he bridge ffeTe+ d the Femaining mel is a buildablelot Linder the wing. if rcalirannsneeds all oF part f the preperty feFthe-bFidge pFe eet +h,,., +" . If, prior to filing the final map, it is not known whether Caltrans needs the parcel or not, then the ~,.,~^^' Lot 19 shall be dedicated to the County by separate instrument., whieh will "^ subsequently created .. Calticans deer not need the if afte:r:filir� tFie ... g .. .. it h :n i :e: ra l.va ate Lo ..1.9 fin al ma Caltrans does no.:need..ttie;parce , t :e t, Cou. tY c t; . .... ... to..the ee`titl.e o,wner,: .....:. ...... .. ............. .... Q:: Constructron of>rm rovements alon Wanda;Stre;et;ma be;;defecced for; "erio. of five years from;the approval of the,tentatrve map 0 one o t e,fo o ng two Wass; . ... . .::.;:.;::.. ..:.. ..::::.: 1.t: ::: : Son:d; f;o:r;the.construcf:ion:;of the:.:improv;em:ent:s. ..f 2: Phase:.:th:e:::::: r:o ee:t 3.n::t:w:o . has'es The:::>::rrst : ha:se:shal[>eo:ra:sist v.f<th n:..:o:r:theerl. uni:t:s:'a:nd`tk e:<sec:ond: ha:se..shall:consr.st'of:;t).se:so'u:t.FS`er):`;;u :ts P: ...:... .:.Y...::::::::::. .:. .::.; �iY1:.p.r:oveMonts:: t:o:Wanda,. treet.::s.;.a...:>.;e cOK1S.�r��:t@::;::. W:Jt:: t ...............e SeEO:n.:.;:: phase The phasing shall be subjec.t:to the revreuv and; approval pf the; .........:::..... ... .. ... Zzoning Ad inistrator ADVISORY NOTES A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Crockett-Valona Sanitary District (see attached). 8 C. Comply with the requirements of the Health Services Department, Environmental Health Division. D. Comply with the requirements of the Building Inspection Department. Building permits are required prior to construction of most structures. E. This project may be subject to the requirements of the Department of Fish and Game. The applicant should notify the Department of Fish and Game, P.O. Box 47,Yountville, California 94599,of any proposed construction within the development may affect any fish and wildlife resources, per the Fish and Game Code. F. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Hercules/Rodeo/Crockett Area of Benefit as adopted by the Board of Supervisors. CONDITIONS OF APPROVAL FOR REZONING 2965-RZ 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 planned unit development is consistent with the County General Plan. The proposed site plan is consistent with General Plan Amendment 19-91 CO which designates the site for Single Family Residential-High Density uses. The conditions of approval minimize noise impacts and limits the home height to twenty-feet parallel to grade to minimize visual impacts to surrounding neighbors. 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. 1 . GENERAL A. This application is approved subject to the revised tentative map dated received by the Community Development Department on September 27, 1991 and subject to the following conditions. B. Prior to filing the map submit for review and approval of the Zoning Administra- tor home design guidelines. These guidelines shall incorporate measures to insure protection of the views to the homes south of Wanda Street. The home height shall be limited to 20-feet parallel to the slope. C. A scenic easement shall be recorded on the parcel map for the open space area as designed on the attached General Plan Amendment Map. D. The erection of structures, to include but not limited to buildings, obscure fences, swimming pools, tennis courts, and sports courts, is prohibited in scenic areas. E. All homes shall observe the R-6 zoning district standards. 2. NOISE A. Construct full enclosures for the patio/decks of all houses of the project. The enclosures shall be constructed of transparent material such as 3/16" glass, 1/4" olexi-glass or 1/4" lexan, to provide light and views. B. At all first second-floor living spaces of housing having on lots north, south and east facades, install double-pane thermal glass, rated STC-24 or higher in all windows. Additionally, provide mechanical ventilation to insure a habitable environment when windows remain closed. 2 3. GEOLOGY A. The undocumented fill shall be removed and replaced with engineered fill that conforms to County. Grading Ordinances standards in all respects unless the degree of compaction of the existing fill and provide remediation for any loose or soft zones. All documentation shall be submitted for review and approval of the County Grading Section of the Building Inspection Department and the Consulting Geologist for the County. B. The 2:1 fill slope shall be modified to a 3:1 slope, unless it can be proven that a steeper slope would be stable under field saturated conditions/earthquake loading. The grading concept and lot yield may be altered depending upon the outcome of the required soils report. C. Provide detailed plans and cross-sections, as well as an engineering analysis that is the basis of design for the buttress fill (retaining wall). If a retaining wall is proposed, the plan shall show the location and height of the wall; and shall provide engineering criteria and design recommendations. D. Comply with the recommendations of the Preliminary Geotechnical Study dated June 21 , 1990 by Purcell, Rhoades & Associates. All recommendations shall be implemented unless otherwise waived by the Zoning Administrator. 4. ROAD AND DRAINAGE CONSIDERATIONS The following requirements'pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of the County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of Wanda Street. Constructing curb, four-foot six-inch sidewalk (width measured from .................... ....................................... ......... curb face) along the frontage, c ia.p g lie C;nunty par..Q I will satisfy ........ ...... ..........::. this requirement. 2) Installing lights on Wanda Street. The final number and location of the lights shall be determined by the County Traffic Engineer. This property has already been annexed to County Service Area L-100 for main- tenance of the street lights. 3 3) Undergrounding of all utility distribution facilities, including the existing distribution facilities along the Wanda Street frontage. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. Designing and construction 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. 5) Installing, within a dedicated drainage easement, any portion of the drainage system which coveys run-off from public streets. That portion of the existing on-site storm drain system which conveys run-off from public streets shall be reconstructed to County standards, within the private road (with the exception of the portion that lies on Lot 1), and the corresponding drainage easements shall be dedicated to the county. 6) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments 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. 7) Submitting a Parcel Map prepared by a registered civil engineer or licensed land survey. B. Provide for adequate sight distance at Wanda Street based on a design speed of 35 miles per hour, and on the private road (particularly in the vicinity of Lot 18 and Lot 14), based on a design speed of 15 miles per hour, in accordance with CALTRANS standards. C. Relinquish abutter's rights of access along Wanda Street with the exception of the private road access. D. Construct a 24-foot paved private roadway to County private road standards, within a 34-foot easement, to serve all parcels in this proposed subdivision. That portion of the private road which lies between Station 3+45.55 and Station 11 +44.80 (designated on the tentative map as "one way") shall be 18 feet wide within a 25-foot easement. 4 E. Install a pedestrian access from the west end of the private road to Wanda Street. F. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalk and driveways. G. Submit an acoustical analysis prepared by qualified expert based on ultimate development and future widening of 1-80 and proposed off-ramp facilities, and mitigate noise impacts subject to the review and approval of the Zoning Administrator. H. Observe a minimum 20 foot structural setback from the back of sidewalks for all garages, and install vertical rise garage doors for each home in the subdivision. I. Verify that the on-site portion of Dowrelio Drive (in the northern portion of the property) lies within the existing access easement, or adjust the easement as necessary to encompass the existing road. The easement shall be a minimum of 30 feet wide, and shall be shown on the Final Map. J. Provide deed notification to all parcels in the subdivision to inform prospective property owners that the Carquinez Bridge will be widened in the future, and that the widening may subject the property to increased noise levels. K. Execute a recordable agreement which states that the developer and the owner and the future owners of the property will hold harmless Contra Costa County, its officers, agents and employees harmless from any and all claims, costs and liability, including reasonable attorneys' fees, for any damage, injury or death, including without limitation all consequential damages from any cause whatsoever, to persons or property arising directly or indirectly from of connected with the development and sale of the subject property, or the proximity of the development to Interstate 80, including but not limited to any noise impacts from the adjacent Freeway and any impacts related to the widening of the Interstate 70 Freeway or Freeway off-ramp facilities. L. Grant to the County a deed of development rights over Pared Lct 1 until it is determined by Caltrans whether this property is needed for the expansion of the Carquinez Bridge. That portion of the property that is needed for the expansion of the bridge shall be deeded to Caltrans at no cost to the State of California or the County. Development rights shall be relinquished back to the fee title owner, when and if, the property is deemed unnecessary by Caltrans .... ........... ... ............. ................. ......... ............. ....... tie; errnir es the:` dor ...t ed .lie: arceI for the bridge expansion project. ......::..:::::.: .::.:::::... ..::::..:::::::.. .....::.::.::...:...::.. R : ::::. 9 R R 1 .... ................. .............. ................ ..................... . .. ....... .. ....... .... ....... M. Establish a maintenance agreement to ensure future maintenance of the private road. 5 N. Grant to the County a deed of development rights over Lot 19 until it is determined by Caltrans whether this property is needed for the Carquinez If Caltrans needs all or Bridge. fefeet- part of Lint; 19 #or fhe .... proje;et,. ....... ... . . then it :s.. .all. ::. e.: ee. e .;::in .fee. title .:.:o .. a trans at:no::.cq:st: tot :e State;:of :b lie C unt if ( r> n; ., :.;:. .... Califof.e. . t o :Y . Ca t a s;:does not 'need l_o ?.9 for; the rid e ..:.......::::.:::. ......... ... ................ ......... ... p;rq�ect rtheWAhe development right shall be relinquished back to the fee title owner. -when and if, the N,.,N.,.t, ,s ..ee.,.e.. ,.,,,,.,ee..sur•,• by Caltrans-T pFZT"fe C a+trarsneeds all-e r paFtef the ff e p eFty fer the-bFi d g e e r ej eet, then the develepef-shall ded+eate-et-to-GaItFans at Re eon If, prior to filing the final map, it is not known whether Caltrans needs the parcel or not, then the parcel Lo;t 19 shall be dedicated to the County by separate instrument. , wh*eh •.,,ii,i bseq suuently . ated if GaItFans deer net need the . „I. I;f.after fil.i:cig l e final:;n::a ;.:a;t;�air s:i;cioes r ot.neie:d:.:th.e:: .:r:.c.e.l..,:the.n t} e:Ciount: will;;va:cate Lo:t19 P. ............ .. .. P.... Y .. . ....::.....::.::.::.::.::.::............................... ... ........ ::.. . :. .:.... to:;th:e;fee :tit e :owner. ..:;:.....: ............ ... .. :....:. .:. C:ons:t;r;uctron;o;a ;;;ro�eMents:a:on' Wanda Street;m;a be deferred for a eriod 9 Y #� o:f:f:iu:e: ::e.rs:#rom the a rov..a.l of::the tentative:rna' ::rn:one o:f:the foil w:in Y; ; PP p o g two ................ . ........... .. ................ W;a;ys; nd for;the co'n > i f 1}>< Bo: struct ono the improvements.: 2}; > > >Phase. t. e or ect in two . hases. The first l ase:shall;consist of h r:1 rl:::: .ni :: .: to n.o..,t.,,,e .y u is and::the.second:;:ptjase;shall;.eo:i :s%st:of.:the sou her Improvements to Wanda Street shall be ;constructed 'with; the second ha:se ; The tasiri shall be s`u:p'ect;;to;the review and a royal of h ........:..:.... . :::. Zor�ng;Adrr)instrator; ................... ... ADVISORY NOTES A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Crockett-Valona Sanitary District (see attached). C. Comply with the requirements of the Health Services Department, Environmental Health Division. D. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. E. This project may be subject to the requirements of the Department of Fish and Game. The applicant should notify the Department of Fish and Game, P.O. Box 47, Yountville, California 94599, of any proposed construction within the development that may affect any fish and wildlife resources, per the Fish and Game Code. 6 F. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Hercules/Rodeo/Crockett Area of Benefit as adopted by the Board of Supervisors. DD/aa DPXIII/3027-91 C.DD 1/22/92 8/19/92 10/22/92 r, C r � + I ` i 11 i i � i 14W V/4.e O J _ O Z474 - N 2 �!R.R. + ♦ H -1 LIN I TARR !T • Mt !T t I t303 _ .. o99! •1899 CERTIFICATE By OIRECTOR Of COMMUNITY O£VELOfMENT �.. `.100 999 109 f•0 0. M• • + Zoning _Map C-8 •:z,w>,!:za�. ...y�.�:•, ,�t�. Vii. `'�� '.';:�c, tt. _. .oaiy -tir* ,.r i,F»�f•:,1�M��!� ,�'Y'?Fyr-��?�� ti r; F4"' 'S C6 ua f �`' r ' x• �0 0_'OL t u M N y0} to tF V14AA t II C'17 CC O us �t C13 � V u tj 0 CD io 1' uj C cr I++" N o a, �a + cv 77, b O •- 'b :nc �r' c 4 s 9 i ti M M t N C tQ � Q' _ �..i•� � 94 r� 4 jv til o f i e 11 }} N o puj (n L �. @ a�N -t. •QM Z 1 N ' 0 1 ~ � ub -'-`'.ce-- - :G :e a� 1_.2 �O';.__T-- �.;Oii�C_ i�0+ Sed J. U .^ •-...,i i7._-e i, lL,�; ,1 E .:a ,? .`'e ✓ .S e u '1 _„p a- n ^ ':1 C�_u•l,t-'-, e , O-1 7_. __ t,0 C o v cam„ se' 0. c0C.' �.t._oi'_S 1l^.r Our cC_:S r? at-_ o_4 JC1� _ '�.: l ._ =0 '_t=- as ..,.!i=;'�_=a d. ars r,•rcpo. ec+ A.o �e:aJ_- -- ' �__ , o:i "a. d.a St,_ee M-, G_._.. , ;e -- �.. �C' �_--" , at no cost , t' .a-^ea nro71csec fog -^e a_=��ne r,. L;_) eve ......1.! e.' - el,_ o _- ..__I e _. t•^.e as•jumrJT,.Lo. N. t"-lat. .'r ai!C,a S-1,'-,Ce-u'U' :,ee-u' i.Till 'Oe --e,a_1.1�.:,..,d, 1, �:As - to �=ee not to ?�.,_J_i , -- =:cl scs :- th- n t-.-e are:. acc'-CE I e C - U 1 t�.J �:__ ri _.ac o. ':,i nd t=_e-.-- ET- =d made a = aJ_ deC _ ,"_O= as t0 t.:e"_� =G8C_ X01. t1'_^ U-Opert�-. yi^eed.ed, �:e '.i-.1 deed i to ":-,cm, at no cost. , C u a LN xa � �- � N er Ci ¢ V�. d � a to 18+e1=Zt'Zl ,£Z .et, t ui U3 LO Or co co rn z °� civ o --�-•' 1 `9 �`� a c'9 �o t BAY AREA AIR QtJALITY MANAGEMENT DISTRICT ALAMEDA COUNTY June 9, 1992 Edward R.Campbell LoniHancock Greg Harper Frank H.Ogawa Contra Costa County CONTRA COSTA COUNTY Paul L.Cooper Community Development Department _ • " (Chairperson) ` } r p ) County Administration Building ;-.�. ., - Sunne WrPowersht Peak Tom Powers 651 Pine Street, 4th Floor, North Wing Martinez, CA 94553-0095 MARIN COUNTY Al Aramburu Attention: Debbie Drennan, Project Planner NAPA COUNTY Paul Battisti SAN FRANCISCO COUNTY Dear Ms. Drennan: Roberta Achtenberg —A Harry G.Britt As requested, the Bay Area Air Quality Management District (BAAQMD) SAN MATEO COUNTY is providing additional information regarding the impact of toxic air Gus J.Nicolopulos contaminants emitted from the C&H Sugar Company facility on the proposed Anna Eshoo Crockett Village project. The proposed project, a residential subdivision, is (Vice Chairperson) located to the south and west of secondary wastewater treatment plant SANTA CLARA COUNTY (WWTP) operated jointly by the Crockett-Valona Sanitary District and C&H Martha Clevenger Rod Diridon Sugar. Joe Head Dianne McKenna BAAQMD staff prepared a health risk screen using parameters SOLANO COUNTY contained in the C&H Sugar Risk Assessment for AB2588 and the most Osby Davis recent emissions inventory for the C&H Sugar facility. The health risk screen SONOMA COUNTY indicates that cancer risk at the closest point on the proposed Crockett Jim Harberson Patricia Hilligoss Village site is estimated to be 5 in a million. (Secretary) The most recent emissions inventory for C&H Sugar reflects a reduction in the emissions of carcinogenic compounds when compared 'to the emissions inventory used for the preparation of the AB2588 risk assessment. This reduction results mainly from C&H Sugar using natural gas, rather than fuel oil, to "fire" the main boiler at the facility. Fuel oil, which was being used to fire the boiler at the time the AB2588 risk assessment was prepared, results in higher emissions of carcinogenic compounds than natural gas. It is important to note the type of fuel used to fire the boiler is not regulated by the BAAQMD, so it is possible that C&H Sugar could use fuel oil again to fire the boiler; this would result in higher emissions of carcinogenic compounds and could increase the cancer risk at the proposed Crockett Village site when compared the health risk screen prepared by BAAQMD staff. With regard to approving residential projects and complying with the California Environmental Quality Act, it is up to the County of Contra Costa to determine the significance of the estimated 5 in a million cancer risk calculated for the Crockett Village. BAAQMD policy is not to issue a permit for any proposed new industrial source which would result in an estimated increased cancer risk of 10 in a million or more. 939 ELLIS STREET • SAN FRANCISCO, CALIFORNIA 94109 • (415) 771-6000 • FAX (415) 928-8560 ICJ RECYCLED PAPER Ms. Debbie Drennan Page 2 June 9, 1992 The BAAQMD has received an application for an Authority to Construct a cogeneration plant at the C&H Sugar facility. The application indicates that the boiler at C&H Sugar would be shut down if the cogeneration plant were approved and constructed. Furthermore, in its permit application, C&H Sugar indicates that only natural gas would be used to fire the cogeneration plant. It is possible that the shut down of the boiler and the use of natural gas at the cogeneration plant could reduce the cancer risk associated with the operation of the C&H Sugar facility. However, until BAAQMD staff reviews and approves the risk screen submitted by C&H Sugar in the application for the cogeneration plant, it is not possible to quantify what, if any, reduction in risk would occur were the cogeneration plant constructed and the boiler shut down. Finally, the BAAQMD restates its concern regarding the potentially significant impacts to residents of the proposed project from the generation of odor for the wastewater treatment plant. Even with additional odor controls at the wastewater treatment plant, it is likely that offensive odors would still be generated and residents of the proposed subdivision would be impacted. If you have any questions, please contact Mark Kragen, Planner, at (415) 749-4643. Sincerely, Milton Feldstein Air Pollution Control Officer MF:MBK:jw cc: BAAQMD Director Paul Cooper BAAQMD Director Sunne McPeak BAAQMD Director Tom Powers Kent Peterson, Crockett-Valona Sanitary District BAY AREA AIR QtJALITY MANAGEMENT DISTRICT ALAMEDA COUNTY Edward R.Campbell 1J Loni Hancock March 13, 1992 Greg Harper !� Frank H.Ogawa CTtr-� .� CONTRA COSTA COUNTY Paul L.Cooper (Chairperson) Contra Cr� osta County Sunne Wright McPeak Tom Powers Community Development Department - MARIN COUNTY County Administration Building y'" Al Aramburu 651 Pine Street, 4th Floor, North Wing =- NAPA COUNTY Martinez, CA 94553-0095 Paul Battisti SAN FRANCISCO COUNTY Attention: Debbie Drennan, Project Planner Roberta Achtenberg Harry G. Britt SAN MATEO COUNTY Gus J.Nicolopulos Dear Ms. Drennan: Anna Eshoo (Vice Chairperson) We have reviewed the proposed Negative Declaration for the Crockett SANTA CLARA COUNTY Martha Clevenger pp Village project. The project involves a General Plan Amendment, from Rod Dindon Multiple Residential - Low Density and Open Space to Single Family Roberta H.Hughan Residential - High Density and Open Space an associated rezone a Dianne McKenna > > SOLANO COUNTY subdivision and the approval for construction of 18 homes on the 4.6 acre Osby Davis site. The project site is located to the south and west of a secondary SONOMA COUNTY wastewater treatment plant operated jointly by the Crockett-Valona Sanitary Jim Harberson District and the C&H Sugar Company. Patricia Hilligoss (Secretary) The location of housing in such close proximity to the secondary wastewater treatment plant could result in significant environmental impacts. Emissions of toxic air contaminants and odorous substances from the wastewater treatment plant could adversely impact future residents of this . subdivision. The Bay Area Air Quality Management District (BAAQMD) strongly recommends against locating housing in this area. As a result of the AB2588 "Toxic Hotspots" Bill, C&H Sugar Company prepared a screening-level Health Risk Assessment (assessment) to determine the potential health risk to the surrounding community due to the emissions of toxic air contaminants from the C&H facility, including the wastewater treatment plant. The assessment estimated that toxic emissions from the facility resulted in an increased cancer risk of 17 in a million (17 . additional.cancers per million persons exposed). The BAAQMD considers a risk above 10 in a million to be significant. Future residents of the proposed subdivision could be exposed to a significant risk. Furthermore, the BAAQMD received 12 confirmed and 26 unconfirmed complaints in the past year regarding .emissions from the C&H facility. The majority of the complaints involved foul, sewer-like odors, which probably originated from the wastewater treatment plant. We expect that additional residential units in such close proximity to the wastewater treatment plant would result in additional complaints. 939 ELLIS STREET • SAN FRANCISCO, CALIFORNIA 94109 • (415) 771-6000 • FAX (415) 928-8560 0 RECYCLED PAYER I I , Ms. Debbie Drennan Page 2 March 13, 1992 If the project continues as currently proposed, the BAAQMD recommends that an environmental impact report be prepared to fully address the potential impacts and to identify all feasible mitigation measures. If you have any questions, please contact Mark Kragen, Planner, at (415) 749-4643. Sincerely, Milton Feldstein Air Pollution Control Officer MF:MBK:jsw cc: BAAQMD Director Paul Cooper BAAQMD Director Sunne McPeak BAAQMD Director Tom Powers Kent Peterson, Crockett-Valona Sanitary District •:�: •r`j.�.�•�i•'•�:.:��+{��..�:`:��.;;:; 't•'t r�• ,Y. i ..fir: r.'Tr`aL `• .;' � x` OPS �� a t� N3Aiol { cIr CL J CCDos 0 Lu o'�+ AY Ott a 3t w_x !S IS3 t: �, AIR C) °z 1 r, i Ab a$ ti RANCH ANA P kAMg� Laid 1? C ...:...� ray .,t ,, E. Community Contra Harney of ommu n Director of Community Development Development Costa Department County County Administration Building 651 Pine Street 4th Floor, North Wing -Martinez, California 94553.0095 Phone: ,4 S>i`C V May 28, 1992 Mr. Nino Cerruti Caltrans, District 4 P.O. Box 7310 San Francisco, CA 94120 Dear Mr. C rut , Attached per your request is a copy of the Crockett Village 19-lot Development Plan application (No. 3027-91) ; Subdivision application (No. 7678) , and Rezoning application (No. 2965 RZ) that is affected by the Carquinez Bridge replacement span proposal . Please be aware that the applicant has purchased a portion of the County surplus right-of-way along Wanda Street. The County retained a portion of this right-of-way, labeled "Contra Costa County" on the Tentative Map, based on a preliminary version of the replacement span proposal. This right-of-way reservation was to accommodate the Caltrans project. The Subdivision application also indicates the applicant's willingness to reserve Lot 1 to further accommodate the Caltrans project. The draft Supplemental Project Study Report, dated April 10, 1992 , shows a revised concept for the replacement span that further impacts the Crockett Village proposal . The County right-of-way reservation is no longer adequate. Scheduling the project for consideration by the Planning Commission could occur in the near future. The application is consistent with the County's General Plan. The project planner, Ms. Debbie Drennan, can be reached at 510-646-2031 regarding further ' information on this project. Sincerely, even L. Goetz, Transportation Planning Division attachments cc: w/o attachments H. Bragdon, Director D. Drennan, Current Planning M. Shiu, Public Works Department BAY AREA MANAGEMENT DISTRICT 1 ALAMEDA COUNTY Edward R.Campbell June 9, 1992 I Loni Hancock Greg Harper j Frank H.Ogawa j Contra Costa County CONTRA COSIY Paul L.Cooperooper Community Development Department f (Chairperson► County Administration Building °. { Sun ightMcpeak 651 Pine Street, 4th Floor, North Wing Tom i Martinez, CA 94553-0095 MARIN COUNTY AtAramburu Attention: Debbie Drennan, Project Planner NAPA COUNTY Paul Bettisli Dear Ms. Drennan: SAN FRANCISCO COUNTY "° ayrer9NG.BttAs requested, the Bay Area Air Quality Management District (BAAQMD) SAN MATEO COUNTY is providing additional information regarding the impact of toxic air Gus J.Nicoioputos contaminants emitted from the C&H Sugar Company facility on the proposed Anna Eshoo Crockett Village project. The proposed project, a residential subdivision, is (Vice Chairperson) located to the south and south of a secondary wastewater treatment plant SANTA CLARA Y Martha Clevenvenggerer "WTP) operated jointly by the Crockett•Valona Sanitary District and C&H Rod Diridon Sugar. I Joe Head Dianne McKenna BAAQMD staffre ared a health risk screen using +, SOLANO COUNTY p p g parameters } Os6yDavi9 contained in the C&H Sugar Risk Assessment for A62588 and the most recent emissions inventory for the C&H Sugar facility. The health risk screen SONOMACOUNTYp Jim Harborson indicates that cancer risk at the closest Dint on the proposed Crockett 1 Patricia Hilligoss Village site is estimated to be 5 in a million. I ISecretary) The most recent emissions inventory for C&H Sugar reflects a reduction in the emissions of carcinogenic compounds when compared to the emissions inventory used for the preparation of the AB2588 risk assessment. This reduction results mainly from C&H Sugar using natural gas, rather than fuel oil, to "fire" the main boiler at the facility. Fuel oil, which was being used to fire the boiler at the time the AB2588 risk assessment was prepared, results in higher emissions of carcinogenic compounds than natural gas. It is important to note the type of fuel used to fire the boiler Is not regulated by the BAAQMD, so it is possible that C&H Sugar could use fuel oil again to fire the boiler; this would result in higher emissions of carcinogenic compounds and could increase the cancer risk at the proposed Crockett Village site when compared the health risk screen prepared by BAAQMD staff. With regard to approving residential projects and complying with the California Environmental Quality Act, it is up to the County of Contra Costa to determine the significance of the estimated 5 in a million cancer risk i calculated for the Crockett Village. BAAQMD policy is not to issue a permit for any proposed new industrial source which would result in an estimated increased cancer risk of 10 in a million or more. i 939 ELLIS STREET SAN r=RANCISC:0, C"AUFORNIA 94109 • (415) 771-6000 • FAX (415) 928-8560 . `,4ECrC:E: AIE1 Ms. Debbie Drennan Page 2 June 9, 1992' The BAAQMD has received an application for an Authority to Construct a cogeneration plant at the C&H Sugar facility. The application indicates that the boiler at C&H Sugar would be shut down if the cogeneration plant were approved and constructed. Furthermore, in its permit application, C&H Sugar indicates that only natural gas would be used to fire the cogeneration plant. It is Possible that the shut down of the boiler and the use of natural gas at the cogeneration plant could reduce the cancer risk associated with the operation of the C&H Sugar facility. However, until BAAQMD staff reviews and approves the risk screen submitted by C&H Sugar in the application for the cogeneration plant, it is not possible to quantify what, if any, reduction in risk would occur were the cogeneration plant constructed and the boiler shut down. Finally, the BAAQMD restates its concern regarding the potentially significant impacts to residents of the proposed project from the generation of odor for the wastewater treatment plant. Even with additional odor controls at the wastewater treatment plant, It Is likely that offensive odors would still be generated and residents of the proposed subdivlslon would be Impacted. If you have any questions, please contact Mark Kragen, Planner, at (415) 749-4643. Sincerely, Milton Feldstein Air Pollution Control Officer MF:MBK:jw cc: BAAQMD Director Paul Cooper BAAQMD Director Sunne McPeak BAAQMD Director Torp Powers Kent Peterson, Crockett-Valona Sanitary District ----------------------- ■ t CROCKETT-VALONA SANITARY DISTRICT U. BOX 578 • CROCKETT, CA 94525 �7 tT� � r yu I W:TEE LEPHONE (415) 787-2992 January 28 , 1992 Ms . Debbie Drennan Community Development Dept . 651 Pine Street Martinez , CA 94553-0095 Dear Ms . Drennan: RE: Crockett Village development applications GP-19-91-CO, 2965- RZ , DP 3027-91 , TR 7678 The Crockett-Valona Sanitary District has statutory responsibil- ities to the unincorporated community of Crockett , as well as to County, State and Federal agencies . The District shares with C&H Sugar Company in the operations of the Secondary Wastewater Treatment Plant which is located adjacent to, and downhill from the site proposed for Crockett Village . The proposed land use (housing) is incompatible with the current land use of the adjacent industrial property (sewage treatment facility) . The Applicant ' s drawings show that housing is proposed as close as 240 feet to the treatment plant . The Negative Declaration does not identify the resulting land use conflict which stems from hazardous materials and air quality concerns . The Secondary Wastewater Treatment Plant has been identified as a toxic materials "hot spot" due to the industrial use of anhydrous ammonia, chlorine and sulfur dioxide in large quantities . These three chemicals are classified as "acutely hazardous materials" (AHMs) . A "Risk Management and Prevention Program" for the plant was prepared in 1991 and submitted to the Contra Costa Health Services Department , Hazardous Materials Division. The Health Services Department should be involved in the evaluation of environmental factors relative to the Crockett Village applica- tions . Also prepared for C&H Sugar Company last year were an "Off-Site Consequence Analysis" and a "Hazard and Operability Study" for the treatment plant . These documents should be consulted by the Community Development Department in the evaluation of environmental factors relative to the applications . MEMBERS OF THE SANITARY BOARD• ROD BUTLER, JON WOLTHUIS, FAUSTINO PAGNI, CARL HELLER, DOUGLAS TUBS There is a likelihood of financial burden falling on district rate-payers as a direct result of County approval of the rezoning and development applications for this site. The expected burden would arise due to anticipated air quality complaints generated by any housing development on the site in question. The Bay Area Air Quality Management District should be consulted in any deter- mination of the suitability of the Applicant ' s site for housing . The scope and content of environmental information which is germane to the District ' s statutory responsibilities would include a thorough evaluation of the adverse impact on District rate-payers due to air quality complaints generated by future residents of Crockett Village. A determination is needed that there do exist technologically feasible and reasonably affordable measures available to the operators of the treatment facility to respond satisfactorily to air quality complaints from Crockett Village . Based on such environmental studies , along with existing hazar- dous materials studies , discretionary permits for the site should establish and protect a suitable buffer zone between residential land uses and the existing sewage treatment facility. Sincerely, Kent G. Peterson Secretary/Manager cc: Legal Dept , C&H Sugar Company Health Services Department Bay Area Air Quality Management District Supervisor Nancy Fanden oveme� C. `. ?V C'! n "" bbl frockett CA 94525 September 15 , 1991 Slice 191 Ms . Debbie Drennan Community Development Dept . 651 Pine Street Martinez , CA 94553-0095 Dear Ms . Drennan: RE: County File No. 3027-91 , 2965RZ , 7678 (Crockett Village) The Planning Advisory Committee of the Crockett Improvement Association has reviewed the applications for housing development along Wanda Street in Crockett. This project was presented to us by the applicant in July, 1991 . After reviewing a previous development plan by the applicant last year, we sent a letter to Mr. Wandry advising him of various concerns which we had at that time. A copy of that letter (12- 11-90 ) is enclosed. We are pleased to inform you that the applicant has made important changes in his proposal , along with verbal assurances , which address many of our concerns . There- fore, we do not intend to request that an EIR be required. The C. I .A.. wishes to compliment the applicant , Allan Hopkins , for his cooperation with us in striving for a high-quality project which will be of benefit to our community. We believe this site to be appropriate for some number of homes . We also note that his application contains an endorsement of our objective to en- courage new construction which reinforces the diversity apparent in Crockett 's neighborhoods through individuality of housing designs , colors and materials , landscaping etc . The following comments are made with reference to the concerns outlined in our December letter: 1 . Bridge impacts: The applicant has reduced the number of homes proposed so as to avoid conflict with Caltrans ' need for an expanded I-80 corridor . The exact location of new bridge ramp structures will not be known for several years , however. Thus our concern for public safety remains . Just how closely to a ramp structure is it prudent to locate housing? There have been incidents where objects have fallen from the bridge onto Wanda Street , including a truck load of pipe a few years ago . The County should evaluate this public safety issue. We also believe that the condi- tions of approval should include that a disclosure statement to buyers contain notice that a new westbound Carquinez bridge is planned for construction in 1997 and could have significant impacts on these homes . Contact Mr . :lino Cerruti at Caltrans ( 557-8427 ) and Mr . Lowell Tunison at County Public Works (313-2320) for further 4nformation on the Carquinez Bridge Project . 2 . Sewage treatment impacts : The applicant has improved the development plan by increasing the minimum distance between the sewage treatment plant and housing to about 240 feet . However, we still have concern over this juxtaposition . The nearest existing house is about 430 feet from the treatment plant . We believe that an open space buffer should be maintained between housing and industrial sites such as the sewage treatment plant . The County should determine the appropriate minimum dimension for such a buffer . We also believe that the conditions of approval should include that a disclosure statement to buyers contain notice that the sewage facility stores and handles such toxic chemicals as ammonia and chlorine , which could have significant impact on the new residents . The applicant has given verbal assurances that the new homes will be fitted with air-handling systems so that windows may be kept closed on days when noxious sewage odors are experienced on the site . We appreciate his intent to deal with the odor problem. We would like to see requirements to this effect contained in the conditions of approval . 3 . vibration impacts : The applicant has given verbal assur- ances that the homes will be built with deep pier footings and that high-quality windows will be installed. We would like to see requirements to this effect contained in the conditions of approval . High-quality engineering and windows will help the new residents withstand the adverse impacts of both soil -borne and air-borne vibrations . 4 . Traffic noise impacts : The air-handling systems , high- quality windows and extensive insulation promised by the applicant will allow the residents to keep out much of the noise from the I-80 corridor. We appreciate his intent to build quality into these homes , but we cannot know who will actually design or build the individual homes . Therefore, we would like to see requirements to this effect contained in the conditions of approval . 5 . Construction noise impacts : We believe that the conditions of approval should include that a disclosure statement to buyers contain notice that a new westbound Carquinez bridge is planned for construction in 1997 and that the noise impacts during prolonged construction of the new bridge could be significant . 6 . Traffic safety : We understand from County Public Works that the alignment of Wanda Street will be altered as part of the bridge project . This may improve traffic safety at the entrance to the proposed housing development . 7 . Access : The applicant has deleted an emergency access route which was shown last year on the western end of the site . Therefore , we remain concerned that access to the property might be completely cut off during bridge construction, particularly with Wanda Street being closed. The site plan should allow for an alternate access , at least temporarily , or the conditions of approval should require disclosure that this problem could arise during the bridge construction project . 8 . Soil stability : The applicant has given verbal assurances that the uncompacted fill which makes up part of this site will be excavated and replaced with high-quality engineered fill . We believe this to be essential .. He has also voiced an intent to adequately channel water from any natural springs on the site so that homes are not undermined. We would like to see requirements to this effect contained in the conditions of approval . We have noted that the proposal does not include dedicated open space, and it leaves open such issues as responsibility for weed abatement , road maintenance and landscaping . The applicant has mentioned the possibility of a homeowners ' association. We believe that a homeowners ' association might best suit this situation, providing protection to the residents and to the community . We believe that the northern hillside of lots 1-9 , othe Wanda St . entrance to the development and the landscaped area along the southern edge of the site should be held in common by the proper- ty owners and maintained by a homeowners ' association. This should reduce the potential for conflicts between neighbors and with the community. We also believe that trees planted in these common areas should be limited to species which will not block the views enjoyed by the existing neighborhood on the south. Again, our committee appreciates the applicant 's cooperation and would like 'to reinforce his willingness to build high-quality housing . To this end, we would ask the County to submit all building plans for this site to the Crockett Improvement Association for community review . We would also suggest that the conditions of approval include statements that construction on this site is to be -completed in a timely manner, using high- quality materials , with all construction labor supplied under the prevailing wage ordinance. Finally , we would ask that the wording of all disclosure statements required by the conditions of approval be subject to approval by the Zoning Administrator . Sincerely, <d-PJ2;t�_ �_ Kent Peterson Secretary, C. I .A. cc: Allan Hopkins Jim Cutler 0 � r 4�Ovemen t w o cr � G PO Box 132 Crockett CA 94525 December 11, 1990 sr�ce 191 Mr.. Karl Wandry Community Development Dept . 651 Pine Street Martinez , CA 94553 Dear Mr.. Wandry: On October 18 , our organization was given a presentation by Mr. Allan Hopkins of a 22 unit housing development proposed for two Crockett properties (APN 355-140-007 and 355-140-021) . Earlier in the year, his architect made a preliminary presentation to us . We have also had several conversations with Caltrans on the subject . These hillside properties are located between Dowrelio Drive and Wanda Avenue, directly south of and overlooking the sewage treat- ment plant . The Crockett Area General Plan on page 13 describes the site as suitable for "one to three dwelling units per net acre, " although we note some conflict with the Land Use Element Map, Figure 9B. The proposal is for 22 units on 5 acres . The properties are now zoned A-2 and C-M. While this site. may be large enough that some development is appropriate, the Crockett Improvement Association has concerns . If Community Development should receive a development application for this property, the C. I .A. is prepared to ask if an EIR would be appropriate. Primary concerns include the following : 1 . The property may be in the path of the proposed new Carquinez bridge. Construction should not take- place which is only to be demolished or moved by Caltrans (as occurred in Walnut Creek) . Nor should housing be located too closely to the I-80 corridor, for the good of the occupants . 2 . Juxtaposition with existing industrial uses , specifically Crockett 's sewage treatment plant , raises significant questions of interest to the community . For instance, what impact will noxious sewage odors have on the new residents , and what will be the cost to our sanitary district of increased complaints to the .Bay Area Air Quality District? How close to a facility which stores and uses toxic materials , such as ammonia, should housing be permitted? c 3 . New housing on this site will be adversely impacted by proximity with the I-80 corridor . Vibrations generated by bridge and freeway traffic are known to accelerate the movement of unstable soils and the slippage of building foundations . There is ample evidence that existing homes adjacent to the I-80 corridor have suffered greatly as a. result . 4. Noise impacts from I-80 traffic are considerable and would likely increase after building a new bridge . Sound walls are not an option because the freeway is elevated. 5 . Noise impacts during the prolonged construction process for a new bridge might be intolerable on this site , as is anticipated for existing homes in the vicinity . 6 . Reduced traffic safety on Wanda Street is another concern due to curves in the road and the frequency of speeding cars , particularly during commute hours . The Crockett Area General Plan on page 13 mentions this site as being "along Dowrelio Drive along a steep hillside with poor road access . A limitation on additional development is appropriate here without major improvements to road access . " 7 . Access to the property from Wanda Street might be completely cut off during bridge construction, necessitating alterna- tive routes to the site which may not be adequate for emer- gency response or may adversely impact existing homes to the west . 8 . The soils may not be sufficiently stable on this site to permit a project of this magnitude . It is widely known that much of this site is uncompacted fill and that a natural spring exists . Tampering with the spring should not be allowed if it puts soil .stability at risk . It is the objective of our organization to seek improvements to Crockett . Under the circumstances , we have reason to be con- cerned that exposure of the project ' s residents to significantly disagreeable impacts and for prolonged periods will , in fact , cause harm to the town as well as to the residents . If the project is disadvantaged to the extent that buyers soon become sellers , and homes become rental units , then physical deterioration of the buildings can be anticipated due to an erosion of property values . Located at the entrance to Crockett , negative visual impacts of deteriorating properties would be of concern to all of us . Perhaps the maxim "buyer beware" should not be seen as satisfac- tory when considering development of this site . It may be that prospective buyers will be unable to properly assess the disad- vantages of this site prior to construction of a new Carquinez bridge. Similarly, sewage odors vary with wind speed and direc- tion, and though wholly intolerable during times of process upset at the treatment plant , they may not be recognized as worthy of concern on days of buyer inspection. Therefore, we are prepared to ask if an EIR might be warranted prior to development of this site . We would also ask that Cal- trans be kept informed of any application to develop this site. If an EIR is to be required, we would suggest that the Bay Area Air Quality District participate in the process . Sincerely, Kent Peterson President , C. I .A. cc: Supervisor Nancy Fanden Jim Cutler, Community Development Steven Goetz , Community Development Nino Cerruti , Caltrans Bay Area Air Quality District Allan Hopkins ' ept: t 14101991 D. Debbie Drennan, Planner Community Development Department Contra Costa County 651 Pine Street Martinez, CA 94553 Subject: Request for Conditions of Approval re the Hopkins Project Homeowners' Association. Applicant: Allan Hopkins. County File No. 3027-91 Dear Debbie: * The following is intended to supplement the letter from the Planning Committee of the Crockett Improvement Association indicating the CIA's requested Conditions of Approval on the Hopkins project. I've been advised by the Planning Committee to write a separate letter. A list of supplemental conditions includes: 1. View easements with no allowances for alterations or additions, and no additional heights. Trees or plants that, when mature, block views should be prohibited. 2. A clause requiring that Hopkins landscape the County property needs to be included, with all capital costs, including the following, part of the cost structure of the developer: installation of a drip or other irrigation system, a holding tank or tanks to divert the underground spring water (Mr. Hopkins' architect agreed to this verbally at a meeting in Crockett) , the construction of a building or buildings to conceal the holding tanks, .any custom grading or contouring of the property required to reduce erosion or runoff, any equipment or equipment-leasing costs, the costs of plants, trees, etc. , and the costs of hooking up the irrigation system to the holding tanks. All maintenance, repair, and associated labor costs are to be assumed by the homeowners' association. Mr. Hopkins' architect earlier agreed to some of the above conditions of approval at a local meeting of the Planning Committee. Mr. Jim Cutler was present. 3. All of the provisions of the County Junk Yard Ordinance, No. 88-88, should be included in the association by-laws; the provisions of the County Ordinance preventing abandoned cars on private property also should be included. 4. Controls on the quality of the materials used and the required maintenance standards should be part of the Conditions of Approval. - e 5. In the event the owners choose to rent their houses and fail to maintain them, remedies and enforcement procedures need to be spelled out. In the event O t ' r the houses are rented to several adults, overdensification can occur. Specifically, in order to prevent the negative effects of overdensification, I'm requesting that the number of renters per house be limited by the number of off-street parking spaces available. The number of off-street parking spaces should not include visitor parking spaces. Since the roads and streets are private, local parking authorities are not responsible for enforcement, and this should be treated as an internal matter by the homeowners' association. Such a requirement is a necessary condition of approval. 6. Enforcement of all association by-laws and supplemental conditions should be swift and timely. Legal remedies should be spelled out in a special clause. Thank you, l ohn Maloney Box 192 Crockett, CA 94525 (510) 787-1573 September 16 , 1991 Debbie: Jim Cutler has appeared at several Planning Committee meetings in Crockett and has been present along with Mr. Hopkins' Architect . Mr. Hopkins' Architect has made several oral promises to Jim RE. the Association regulations and I 'd like to see those promises in writing. We need very tight restrictions that can protect the future buyers and I ' d like to talk with you or Jim or both of you . Mr. Hopkins' architect has indicated he did not want the due set too high which indicates he would like to do as little as possible. The future owners need,: assurances that they have protections that are available only through effective home— owner' s associations with broad enforcement powers that protect property values. John Maloney Box 192 Crockett, 94525 (415) 787-1573