HomeMy WebLinkAboutMINUTES - 01121993 - H.10 H. 10
Contra
TO: BOARD OF SUPERVISORS Costa
County
FROM: HARVEY E. BRAGDON
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: January 12, 1993
SUBJECT: HEARING ON REZONING APPLICATION 2967-RZ AND COMPANION APPLICATIONS D.P.
3029-91 AND SUBDIVISION 7704, TO REZONE 12 . 14 ACRES OF LAND FROM
GENERAL AGRICULTURAL DISTRICT (A-2) TO PLANNED UNIT DISTRICT (P-1) , FOR
64 LOTS. SUBJECT PROPERTY IS LOCATED IN THE OAKLEY AREA. APPLICATION
FILED BY BELLECCI AND ASSOCIATES AND NORTH STATE DEVELOPMENT.
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the environmental documentation prepared for this
project as being adequate.
2. Approve Rezoning Application 2967-RZ, D.P. 3.029-91 and
Subdivision 7704 subject to the conditions of the East County
Regional Planning Commission with amendment
recommended by the Public Works Department.
3. Adopt the East County Regional Planning commission's findings
as set forth in Resolution No. 56-1992 as the determination
for these actions.
4. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set forth date for adoption of
same.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On September 21, 1992, the East County Regional Planning
Commission, after taking testimony, recommended that the Board of
Supervisors approve this project for 64 lots subiect to the
Conditions of ADDroval .
The East County Regional Planning Commission also advises that the
County fulfill its obligation to provide community water to the
three residences north of the detention basin in this area.
The application was scheduled for hearing before the Board of
Supervisors on November 17, 1992, December 8 and December 15, 1992.
The application hearing was rescheduled at the request of the
applicant. The Public Works Department has informed staff that
they recommend a change in the Conditions of Approval concerning
construction of storm drainage facilities. A copy of their memo is
attached.
FISCAL IMPACT
None
CONTINUED ON ATTACHMENT: x YES SIGURJ6
RECOMMENDATION OF COUNTY ADMINISTRATOR RECO ARD COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON -Tanuary 12 . 1993 APPROVED AS RECOMMENDED OTHER
On December 8, 1992, the Board of Supervisors continued to this
date the hearing on the recommendation of the East County Regional
Planning Commission on the request by Bellecci and Associates
(applicant) and North State Development (owner) for approval to rezone
12. 14 acres of land from General Agricultural District (A-2) to
Planned Unit Development District (P-1) ( 2967-RZ) , for approval of a
final development plan' to develop the ,site with 65 single family
residences (County File 3029-91) , and ,for approval of a vesting
tentative map to subdivide the 12.14 acre site into 65 single family
residential lots (Subdivision 7704) in the Oakley area.
Dennis Barry, Community Development Department, presented the
staff report on the proposed project. He commented on the proposed
modified condition of approval submitted in a memo from the Public
Works Department dated December 19, 1992. Mr. Barry also advised of
the staff recommendation that the Board accept the environmental
documentation prepared for the project as adequate, approve rezoning
application 2967-RZ, development plan 3029-91 and Subdivision 7704
subject to the conditions of the East County Regional Planning
Commission with the amendment recommended by Public Works with respect
to drainage and the indemnification condition, adopt the East County
Planning Commission Resolution 56-1992 as the basis for the
determination .and introduce the ordinance giving effect to the
aforesaid rezoning, waive reading and set the date for adoption of
same.
The public hearing was opened and the following person appeared
to speak:
Dick Sestero, 4021 Port Chicago Highway, Concord, representing
North State Development Company, expressed concurrence with the
conditions including the drainage condition and the indemnity
condition.
Supervisor Torlakson requested clarification on the position of
the Oakley Municipal Area Council.
Frank Bellecci, Bellecci and Associates, representing the North
State Development Company, responded that OMAC had approved the
proposal and that neighbors' concerns relative to Gumtree had been
resolved.
The public hearing was closed.
Supervisor Torlakson moved approval of the staff recommendations
along with an additional condition that the installation of the
electric car recharging system be under further review by the Zoning
Administrator and subject to the final adoption of Board policy
through the Energy Committee.
IT IS BY THE BOARD ORDERED that recommendations 1, 2 with amended
conditions (Exhibit A attached) , 3, and 4 are APPROVED; .and Ordinance
No. 93-14 is INTRODUCED, reading waived, and January 26, 1993 is set
for adoption of same.
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A
UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN
AYES: 1 . II . IV, V NOES: None ACTION TAKEN AND ENTERED ON THE
ABSENT: None ABSTAIN: III MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN—
crig:. Community Development Department ATTESTE 93
cc: Bellecci & Associates PHIL BATCHELOR, CLERK OF
North State Development THE BOARD OF SUPERVISORS
Public Works-Mitch Avalon CO ADMINISTRATOR
Health Dept. Env. Health DEPUTY
County Counsel BY
Assessor
Oakley Fire Protection Di-st.
2 PUBLIC WORKS DEPARTMENT
92�EC 2 C �' CONTRA COSTA COUNTY
t.}'::t.
DATE: December 19, 1992
TO: Art Beresford, Project Planner
FROM: Steven J. Wright, Associate Civil Engineer, Road Engineering
SUBJECT: Subdivision 7704, Modification to November 17, 1992 Recommendations to
the Board of Supervisors
Please modify Subdivision 7704 Condition of Approval 21.A.4. to read as follows:
21.A.4) Constructing storm drainage facilities pursuant to Drainage Area 29H as
follows:
(a) Convey all stormwaters 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 eadsting adequate storm drainage facility which conveys the
stormwaters to a natural watercourse.
(b) Construct the portion of Line B from Basin #2 to the existing portion
of Line B on the south side of Oakley Road upon the completion of
outfall Line A of Drainage Area 29H by the developer of Subdivision
7330, or if more than the initial 20 units are constructed on this
property.
(c) Construct that portion of Basin #2 and that portion of Line B which
are located within the boundary of the future Meadow Glen Unit II -
Subdivision 7707.
(d) After the completion of the first 20 units on this property, the applicant
may build additional units if outfall Line A is not completed provided
it can demonstrate, on the basis of Contra Costa County Public Works
Department Office Standard 62, that Basin #2 has the necessary
infiltration capacity to accommodate stormwater runoff from the
additional units.
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A:7704D.t10
CC: P. Harrington, Flood Control
CONDITIONS OF APPROVAL FOR 2967-RZ AS APPROVED BY THE BOARD OF
SUPERVISORS - JANUARY 12, 1993
1 . This approval is. based upon the exhibits received by the Community Development
Department as follows.
A. Revised vesting tentative map dated received April 1, 1992 for 2967-RZ,
Subdivision 7704, and D.P. 3029-91 for 65 lots and single family residences
on the 12.14 acre site together with a preliminary grading plan on same sheet.
This approval is for 64 lots (one lot between Lots #1 and #11 shall be
eliminated). Remaining lots in this area shall be proportionally widened with
both lots at the corner of proposed "A" Street and Gum Tree Road being at
least 60 feet wide.
2. Sewage disposal serving the property concerned with this application shall be provided
by the Ironhouse Sanitary District.
3. Water servicing this property concerned with this development shall be provided by the
Oakley Water District.
4. Comply with the requirements of the Oakley Fire Protection District, including the
provisions of water supply and fire hydrants as determined by the District.
5. The total number of lots shall not exceed 64. The development may be developed in
phases subject to the review and approval of the Zoning Administrator.
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CONDITIONS OF—APPR AND
SUBDIVISION 7704 AS APPROVED BY THE BOARD OF SUPERVISORS-JANUARY 12, 1993
1This approval is based upon the exhibits received by the Community Development
Department asfollows:
A. Revised vesting tentative map dated nyoaivod April 1, 1992 for 2987-RZ, 3029-
91 and Subdivision 77O4for 64lots and single family residences mnthe 12'14
acre site together with a preliminary grading plan onsame sheet. This approval
is for 64 lots (one lot between Lots#1and #11shall be eliminated). Remaining
lots in this area shall be proportionally widened with both of the lots at the
corner of proposed "A" Street and Gurn Tree Road being atleast 6O feet wide.
2. Development may be done in phases subject to the review and approval of the Zoning
Administrator. The approval for final development plan 3O2S-81shall run concurrently
with the approval of Subdivision 7704' This approval is for three (3) years. One three
year extension can be granted if requested in writing prior to the expiration date of this
project extension request must be accompanied with the proper foe.
3. Any revision ofinterna| circulation plan and lot layouts mhoU be subject tothe review
and approval of the Zoning Administrator. Prior to recording the final map, submit for
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the review and approval ofthe Zoning Administrator, a site plan showing detailed
house locations, typical elevations, driveways and fencing plans and street tree
locations. _
4. Guide for deve|oprpantand use provisions for this site shall beamfollows:
A. Set-back of residential units shall be varied between 15 and 20 feet. All
garages will have mset-back mfmtleast 2Ofeet ifthey face directly onto the
street' Front yard set-backs may be reduced to 15 feet forcovered porches or
other living areas mfthe residences. Sidoy8rd rnininnurna shall be 5 feet with
o total aggregate mideyard of 10 feet. Rear yard nlinirnurnm are 15 feet for
residences. The lots that back uptoGum Tree Road shall have @ secondary set
back of 20 feet' The residences of this development shall be of neutral color
and have complementary colors. All garages within this project shall be built
with vertical open garage doora-' Residences constructed mnLots #1 ' #2O and
#21 to #28 shall belimited toone story. This fact shall be noted on the deeds
for these lots. Uses on the |mtg shall conform to the R-G zoning district.
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Detached shed
setbacks and lot coverage shall conform 'to the R'G zoning
district.
5. Shou|darchaeo|ogica|nmateria|sbeuncmvermdduhnggrading,trenchngorotharon-mhg
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 ofProfessional Archaeology (SC]PA) has had anopportunity
tpevaluate the significance of the find and suggest appropriate mitigation(s), if deemed
necessary.
2.
6. Sewage Disposal serving the property concerned with this development shall be
provided by the Ironhouse Sanitary District. Prior to recording the final map a Will
Serve from the Ironhouse Sanitary District shall be submitted.
7. Water supply for this development shall be provided by the Oakley Water District.
Prior to recording the final map a Will Serve letter from the Oakley Water District shall
be submitted.
8. Where a lot/parcel is located within 300 feet of a high voltage electric transmission
line, 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."
When a Final Subdivision Public Report issued by the California Department of Real
Estate is required, the applicant shall also request that the Department of Real Estate
insert the above note in the report.
9. The following statement shall be recorded at the County Recorder's Office for each
parcel to notify future owners of the parcels that they own property in an agricultural
area:
"This document shall serve as notification that you have
purchased land in an agricultural area where you may regularly
find farm equipment using local roads; farm equipment causing
dust; crop dusting and spraying occurring regularly; burning
associated with agricultural activities; noise associated with farm
equipment and aerial crop dusting and certain animals and flies
may exist on surrounding properties. This statement is, again,
notification that this is part of the agricultural way of life in the
open space areas of Contra Costa County and you should be
fully aware of this at the time of purchase."
10. Comply with the following construction, noise, dust and litter control requirements:
A. 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.
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B. 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.
C. At least one week prior to commencement of grading, the applicant shall post
the mita and rnaU 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 o list of contact persons with name, dtio, 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 reissued
with each phase of mna'n/ grading activity.
A copy of the notice shall be concurrently transmitted to the oVnnrnuni<y
Development Department. The notice shall be accompanied by a list of the
names and addresses of the property owners noticed, and a rnop identifying the
area noticed.
O. Adust and litter control program shall be submitted for the navi8vv 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 unti/, if necessary, an appropriate
construction bond has been posted.
E. The applicant ahoU make e good-faith effort to avoid interference with existing
neighborhood traffic flows. Prior to issuance of building permits, the proposed
roads serving this development ohoU be constructed to provide access to each
lot. This shall include provision for an on-site area in which to park earth
moving equipment.
11. At least 30 days prior to recording a Final Map, issuance of m grading permit, or
installation of improvements orutilities, submit a preliminary geology, soil, and
foundation report meeting the requirements of Subdivision Ordinance Section 94-4.420
for review and approval of the (Zoning Administrator). Improvement, grading, and
building plans shall carry out the recommendations of the approved report.
12. The report required above shall include evaluation of the potential for liquefaction,
seismic settlement
13' Record a statement to run with deeds to the property acknowledging the approved-
report by title, author (firm), and dote, calling attention 1mapproved reCornmmendations,
and noting that the report is available from the seller.
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14' Prior to the issuance of building permits the mpo|kosn1a shall mubnlh o detailed
Transportation Demand Management(TDM) Plan for review and approval of the Zoning
Administrator (unless otherwise required byaTDM [)rdinance)' The approved T[)W0
Plan shall baoperative prior tofinal inspection by the Building Inspection Department
Iof residences within this development.
15. Provision of a Child Care Facility or program is required for this development. The
program shall be submitted for the review and approval of the Zoning Administrator
prior tothe filing of the Final Map.
16. Prior to or concurrent with final map approval the applicant agrees to participate in
provision Of funding to maintain or augment police services by voting to approve a
special tax for the subdivisions area at the per parcel annual amount (for the
appropriate CPI adjustments) established bythe Board ofSupervisors. The request to
establish edistrict shall bomade atleast 6Odays prior 10 anticipated request tmrecord
the final map.
17. At least 30 days prior to requesting the recording of the final. map for the site the
applicant shall submit a landscape plan conforming the County's Water Conservation
Policies.
A. Native, drought tolerant plants shall be used.wheneverieasiWo.
B. Landscaping along all streets, set-backs and each front yard shall conform to
the County Landscape Guidelines. /4typical front yard landscaping plan shall
be submitted for review and approval of the Zoning Administrator. The plan
implemented prior to occupancy of the various residences onthe site.
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' C. Submit a street tree planting plan prior to recording the final map. A rnimirnunm
one 15 gallon street tree shall be planted oneach non-corner lot. Corner lots
shall have at least three street trees planted on them.
D. All landscaping mhoU be maintained by the developer until occupancy or
annexation to alandscape and lighting district. The applicant shall berequired
to annex if and when the district is formed. Future homeowners mhoU be
notified by deed notice of the fact this site is within a landscape and lighting
district. '
E. The masonry wall proposed along Gum Tree shall not be straight along its'
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entire frontage. There shall betwo tVthree set backs oftwo tothree feet each
to help eliminate the affects of a long Straight wall. The masonry xvaU,co|or
and finish shall be reviewed and approved by the Zoning Administrator. The
masonry wall shall be constructed prior toissuance ofbuilding permits onany
lots of this subdivision.
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F. The sites frontage on Gum*Tree Road shall be suitably landscaped with a row
of suitable drought tolerant trees. The trees shall be planted on a maximum of
20 foot centers and shall be maintained by the developer until the area is
annexed into a landscape and lighting district.
G. Fence design and location shall be shown on the landscape plan. The fencing
shall be designed to stand-up in the sandy soil of the site by use of suitably
spaced cement pilaster or wood o|od metal poles or other means acceptable to
the Zoning Administrator. Fencing shall be established aiong all sides of the
site that do not front upon streets.
H. Grading cdona aheU include an erosion p[otection for all slopes greater than 5
feet or more in height. Slope hydronluk:hing shall be used as recommended by
a Certified Landscape Architect.
18. Prior to recording the final rnop for this project, the developer shall submit Will Serve
letters from the Antioch School District.
18' Comply with the requirements of the Contra Costa Water District in regards to the
irrigation lateral that crosses the site. Prior to recording the final map for this
development or issuance of grading permits, the applicants shall submit a letter from
the Water District indicating that an agreement has,been reached in this area.
. 20. The following pertain to drainage, rood and utility improvements and will require the
review and approval of the Public Works Department.
21 . The following requirements pertaining to drainage, road' and utility improvements will
require the review and approval of the Public Works Department:
A. An accordance with Section 92'2.008 of the County Ordinance Code' this
subdivision shall conform to the provisions of the County Subdivision Ordinance
(Title 8). 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 Live Oak Avenue.
a) ' Constructing curb, four-foot six-inch sidewalk (width measured
from curb taco), a complete curb return, necessary longitudinal
and transverse drainage' and necessary pavement widening and
tapers along the frontage will satisfy this requirement. The
ultimate alignment of Live Oak Avenue is available from the
Public Works Department, Road Engineering Division'
b> The face of curb ohoU be ton feet from the ultimate right of way
line.
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-2} Installing street~lights and annexing the property' toCounty Service Area
L-100 for maintenance of the street lights. The final number and
location of the lights shall be determined by the Public Works DepaM-
rnen1' Road Engineering Division.
3} Install all new utility distribution service underground.
4) Constructing storm drainage facilities pursuant tmDrainage Area 2SHam
follows:
o) Convey all sto/rnvvoteroentering or originating within the subject
prnpHrty, without diversion and within an adequate mtmrrn
drainage facility 1oe natural watercourse having definable bad
and banks or to an existing adequate storm drainage facility
which conveys the atorrmvvateratoa natu.a| watercourse.
b> Construct the portion of Line 8 from Basin #2 to the existing
portion of Line B on the south side of Oakley Road upon the
completion of outfall Line A of Drainage Area 29H by the
developer ofSubdivision 733O' orifmore than the initial 2Ounits
are constructed on this property.
c> Construct that portion of Basin #2 and that portion of Line B
which are located within the boundary of the future Meadow
Glen Unit || ' Subdivision 7707.
d) After the completion of the first 20 units on this property, the
applicant may build additional units if outfall Line A is not
completed provided itcan demonstrate, onthe-basis of Contra
Costa County Public Works Department Office Standard 62, that
Basin #2has the necessary infiltration capacity toaccommodate
stornnvvater run-off from the additional units.
5> Designing and constructing storm drainage facilities required by the
Ordinance incompliance with specifications outlined in Division 914 of
the Ordinance and in compliance with design standards of the Public
Works Department.
) Installing, within a dedicated drainage easgrnent, any portion of the
drainage system which conveys run-off from public streets.
7) On all public roads-with longitudinal slopes of eight percent or less, all
public pedestrian access ways shall bedesigned inaccordance with Title
24 (Handicap access). This mha|l include all driveway depressions as ,
°well ashandicap ramps. -
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8) Submitting imn -6 nns-nt'cJans prepared by a registered oki| engineer,
payment ofreview and inspection fees' and security for all improve-
ments required
rnprVve'rnentarmquired by the Ordinance Code o, the conditions of approval for
this subdivision. These plans shall include any necessary traffic signage
and striping plans for review by the Public Works Department, Road
Engineering Division.
8> Submitting a Final Map prepared by o registered civil engineer or
licensed land surveyor.
B. Convey tothe County' by Offer of Dedication, additional right of way on Live
Oak Avenue as required for the planned future width of 86 feet.
C. Provide for adequate sight distance for a design speed of 45 MPH at the
intersection of Live Oak Avenue and Gunn Tree Lane in accordance with
CALTRANS standards.
D. Provide for adequate sight distance for adesign speed of 25 MPH at lots 55
and 56 in accordance with CALTRANS standards. Provide sight distance
easements ifnecessary.
E. Construct o half width roadway to County Public road standards, including
curb' gutter and oidavva|k' within the existing 60 foot County right of vvoy'
known as Gum Tree Lane, from Live Oak Avenue t0the easterly side of the
right ofway dedicated bySubdivision 71G5for Hagar Lane. The face of curb
shall be 10 feet from the right mfway line. Construct a nlinicnucn pavement
width on Gum Tree Lane of 28 feet. Construct one half ofa County standard
cul-de-sac at the eastern end of Gum Tree Lane with the back of the cul-de-sac
face of curb 10 feet from the easterly right of way dedicated by Subdivision
7165 for Hagar Lane. Provide apedestrian and bicycle connection from the
Gum Tree Lane toB Monte Loop at the cul-de-sac.
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F. Relinquish abutter's rights ofaccess along Gum Tree Lane with the exception
a 56-foot wide opening for "A" Street and a fifteen foot wide pedestrian access
from the cu|'de-aac.
G. Construct the on-site road system toCounty public road standards and convey
to the County, by Offer of Dedication, the corresponding right of way.
H. Prevent storm drainage, originating On the property and conveyed in a
concentrated rnumne,, from draining across the sidewalks and driveways.
8.
I. Install permanent landscaping and automatic irrigation facilities within the
border areas, and install interim landscaping features within the future road
areas, if any. All work shall be done in accordance with the guidelines and
standards of the County. Funding of, and maintenance of, the new plantings
shall be guaranteed by the developer until the expiration of the plant establish-
ment period and, until funds are available through a landscaping district.
J. Apply to the Public Works Department for annexation to the County Landscap-
ing District AD 1979-3 (LL-2) for the future maintenance of landscaping and
irrigation facilities in borders and other areas ("open space" is specifically
excluded).
K. Submit landscaping plans to the Public Works Department and pay the plan
review and field inspection fees. All landscaping and irrigation facilities shall
be maintained by the applicant until funds become available for their mainte-
nance by the County after final inspection is cleared.
L. Furnish proof to the Public Works Department, Engineering Services Division,
of the acquisition of all necessary right of entry, permits and/or easements for
the construction of off-site, temporary or permanent, road and drainage
improvements.
M. If, after good faith negotiations, the applicant is unable to acquire necessary
rights of way and easements, he shall enter into an agreement with the County
to complete the necessary improvements at such time as the County acquires
the necessary interests in accordance with Section 66462 and 66462.5 of the
Subdivision Map Act.
N.- Prior to filing the Final Map, apply to the Public Works Department for
annexation of the property to Drainage Area 290 for the maintenance and
operation of the drainage area's drainage facilities. The application will require
a metes and bounds description of the property.
0. Provide deed notification to those parcels that front EI Lago Drive, El Monte
Loop and "A" Street, and install signage at the end of the road, to inform
prospective property owners that El Lago Drive, El Monte Loop and "A" Street
may be extended in the future.
22. Pursuant to Government Code Section 66474.9,the applicant(including the subdivider
or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa
County Community Development Department and its agents, officers, and employees
from any claim, action, or proceeding against the Department (the County) or its
agents, officers, or employees to attack, set aside, void, or annul, the Agency's
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approval concerning this subdivision (SUB 77O4and D.P. 3029-91) map application,
which action iebrought Within the time period provided for inSection GG4S8.37. The
County will promptly notify the subdivider of any such claim,action, or proceeding and
cooperate fully inthe defense.
23. The garage area of each residence shall be wired for electric car recharging, subject
to the review and approval of the Zoning Administrator subject to adoption of final
Board policy.
ADVISORY NOTES
A. The East County Regional Planning Commission strongly advises that the County fulfill
its obligation to provide community domestic water supply to the three residences
located north ofthe detention basin.
B. Comply with the Park Dedication Fee Ordinance.
" C. Comply with the requirements of the konhousm Sanitary District.
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D. Comply with the requirements of the Oakley Water District.
E. Comply with the requirements of the Building Inspection Department. Building Permits
are required prior tothe construction ofresidences onthe site. AGrading Permit shall
be required for this project.
F. Comply with the requirements of the Oakley Fire Protection District.
G. The applicant will be required to n0rnp|y with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Oakley/North Brentwood Area of Benefits
as adopted by the Board of Supervisors. .
H. The applicant will be required to comply with the drainage fee raquirernenta'for
Drainage Area 25H as adopted by the Board of Supervisors.
' |' Certain improvements required bythe Conditions of Approval for this development or
the County Subdivision Ordinance Code may be eligible for credit or reimbursement
against said fee. The d6vo|oper should contact the Public VVVrhs Department to
personally determine the extent of any credit or reimbursement for which he might be
eligible.
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J. The applicant shall be required to comply with all rules, regulations, and procedures of
the National Pollutant Discharge Elimination System (NPDES) for municipal, construc-
tion and industrial activities as promulgated by the California State Water Resources
Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay-
Region || orCentral Valley ' Region V).
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9/9/B2
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1/12/93 - BS <o>
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REZONING APPLICATION #2967-RZ
A-2 TO P-1
DEVELOPMENT PLAN 3029-91
SUBDIVISION 7704
BELLECCI & ASSOCIATES (Applicant)
NORTH STATE DEVELOPMENT (Owners)
OAKLEY AREA
A REQUEST TO REZONE 12.14 ACRES OF LAND FROM A-2 TO P-1
FOR 64 LOTS.
BOARD OF SUPERVISORS
CONTRA COSTA COUNTY
JANUARY 12, 1993 - 2: 00 P.M.
Contra
TO: BOARD OF SUPERVISORS :. Costa
n!
FROM: HARVEY E. BRAGDON _ County
DIRECTOR OF COMMUNITY DEVELOPMENT
srq couri`�t cF
DATE: January 12, 1993
SUBJECT: HEARING ON REZONING APPLICATION 2967-RZ AND COMPANION APPLICATIONS D.P.
3029-91 AND SUBDIVISION 7704, TO REZONE 12.14 ACRES OF LAND FROM
GENERAL AGRICULTURAL DISTRICT (A-2) TO PLANNED UNIT DISTRICT (P-1) , FOR
64 LOTS. SUBJECT PROPERTY IS LOCATED IN THE OAKLEY AREA. APPLICATION
FILED BY BELLECCI AND ASSOCIATES AND NORTH STATE DEVELOPMENT.
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the environmental documentation prepared for this
project as being adequate.
2. Approve Rezoning Application 2967-RZ, D.P. 3.029-91' and
Subdivision 7704 subject to the conditions of the East County
Regional Planning Commission (Exhibit A) , with amendment
recommended by the Public Works Department.
3. Adopt the East County Regional Planning Commission's findings
as set forth in Resolution No. 56-1992 as the determination
for these actions.
4. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set forth date for adoption of
same.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On September 21, 1992, the East County Regional Planning
Commission, after taking testimony, recommended that the Board of
Supervisors approve this project for 64 lots subject to the
Conditions of Approval (Exhibit A) and findings attached.
CONTINUED ON ATTACHMENT: X YES SIG UR
94 di
— RECOMMENDATION OF COUNTY ADMINISTRATOR RECO ARD COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
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: Community Development Department ATTESTED
cc: Bellecci & Associates PHIL BATCHELOR, CLERK OF
North State Development THE BOARD OF SUPERVISORS
Public Works-Mitch Avalon AND COUNTY ADMINISTRATOR
Health Dept. Env. Health
BY , DEPUTY
71
Page Two
The East County Regional Planning Commission also advises that the
County fulfill its obligation to provide community water to the
three residences north of the detention basin in this area.
The application was scheduled for hearing before the Board of
Supervisors on November 17, 1992, December 8 and December 15, 1992.
The application hearing was rescheduled .at the request of the
applicant. The Public Works Department has informed staff that
they recommend a change in the Conditions of Approval concerning
construction of storm drainage facilities. A copy of their memo is
attached.
FISCAL IMPACT
None
RESOLUTION NO. 56-1992
RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING COMMISSION OF THE-
COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS
AND RECOMMENDATIONS ON THE REQUESTED CHANGE BY BELLECCI &
ASSOCIATES (APPLICANT) AND NORTH STATE DEVELOPMENT (OWNER) , (2967-
RZ) I IN THE ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING
FOR THE OAKLEY AREA OF SAID COUNTY.
WHEREAS, a request .by Bellecci & Associates (Applicant) and
North State Development (Owner) (2967-RZ) to rezone land in the
Oakley area from General Agriculture (A-2) District to Planned Unit
District (Pw-l) , was received on August 30, 1991; and
WHEREAS, in connection with applicant's requests, an Initial
Study of Environmental Significance was prepared by the, ommunity
Development Department which determined that the the,
entitlements would not have any significant adverse environmental
impacts; and
WHEREAS, for purposes of compliance with provisions of the
California Environmental Quality Act and State and County CEQA
guidelines, a Negative Declaration of Environmental Significance
was prepared, posted and circulated; and
WHEREAS, after notice was lawfully given, a public hearing was
scheduled before the East County Regional Planning Commission on
Monday, September 21, 1992; whereat all persons interested might
appear and be heArd;* and
WHEREAS, on Monday, September 21, . 1992, the East County
Regional Planning commission having fully' reviewed, considered and
evaluated all the, testimony, and evidence submitted' in this matter;
and
NOW, THEREFORE, BE IT .RESOLVED that East County Regional
Planning commission recommends to the Board of Supervisors of the
County of Contra Costa, State of California, that the rezoning
request of Bellecci & Associates (Applicant) and North State
Development (owner) (2967-RZ) be approved to rezone 12.14± acres of
land from General Agricultural District (A-2) to Planned Unit
District. (P-1) , along with Final Development Plan 3029-91 and
Subdivision 7704, and that this zoning change be made as indicated
on the finding maps entitled: Page G-24 & H-24 of the County's
1978 Zoning Map.
BE IT FURTHER RESOLVED that the reasons for -these
recommendations are as .follows:
1. The project as formulated complies with the requirements
of the County General Plan.
Page Two RESOLUTION NO. 56-1992
2. The project will provide needed-entry level housing for
the area.
3. The project will constitute a residential environment of
sustained desirability and stability and will be in harmony
with the surrounding neighborhood and community.
BE IT FURTHER RESOLVED that the Chair and the Secretary of the
East County Regional Planning Commission shall respectively sign
and attest the certified copy of this resolution and deliver the
same to the Board of Supervisors all in accordance with the
Planning Laws of the StateofCalifornia.
The instructions by the East County Regional..) Planning
Commission to prepare this resolution were given by motion of the
East County Regional Planning commission on Monday, September 21,
1992, by the following vote:
AYES: Commissioners Sobalvarro, Planchon, Hanson,
Wetzel
NOES: - Commissioners - None
ABSENT: , Commissioners - Andrieu, Hern, Maybee
ABSTAIN: Commissioners - None
I, Earl Wetzel, Chair of the East County Regional 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 Monday, October 12.. 1992, and this
resolution was duly and -regularly passed and adopted -by the
following vote of. the Commission:
AYES: Commissioners -
Plancho'n, Hanson, SobalvArro,
Wetzel
NOES: Commissioners - None
ABSENT: Commissioners Andrieu, Hern, Maybee
ABSTAIN: Commissioners None
Page Three RESOLUTION NO. 56-1992
EARL WETZEL
Chair of the East County Regional
Planning Commission, County of Contra
Costa, State of California
ATTEST:
Secretary of the East County Regional
Planning Commission, County of Contra
Costa, State of California
AB/df
2967-RZ.res
Findings Map
------
A•2
----------------------
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EL M DR
LU .44
M EE RD '
' NUT TREE LN
Z
X1'2` P•'� —R 40
R• 0 F
a W.CYPRESS:
x ,
LTJ
Rezone From I To?-I Area
I, Aa-%- W P-1'2--r_-1_ —Chairman of the East County
Regional Planning Commission,Contra Costa County,State of California,
do hereby certify that this is a true and correct copy of PA(-E�
114A�
indicating thereon the decision of the East County Regional Planning _
Commission in the matter of 75y �•t SgAnIc
k "I_j
Chairman of the East C&nty Regional
Planning Commission,State of California
ATTE
Sgr6tary A t East County Regional
Planning Commission,State of California
PUBLIC WORKS DEPARTMENT
2 r
CONTRA COSTA COUNTY
DATE: December 19, 1992
TO. Art Beresford, Project Planner
FROM: Steven J. Wright, Associate Civil Engineer, Road Engineering
L
SUBJECT: Subdivision 7704, Modification to November 17, 1992 Recommendations to
the Board of Supervisors
Please modify Subdivision 7704 Condition of Approval 21.A.4. to read as fol�ws:
21.A.4) Constructing storm drainage facilities pursuant to Drainage .Area 29H as
follows:
(a) Convey all stormwaters 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 storm drainage facility which conveys the
stormwaters to a natural watercourse.
(b) Construct the portion of Line B from Basin #2 to the existing portion
of Line B on the south side of Oakley Road upon the completion of
outfall Line A of Drainage Area 29H by the developer of Subdivision
7330, or if more than the initial 20 units are constructed on this
property.
(c) Construct that portion of Basin #2 and that portion of Line B which
are located within the boundary of the future Meadow Glen Unit II -
Subdivision 7707.
(d) After the completion of the first 20 units on this property, the applicant
may build additional units if outfall Line A is not completed provided
it can demonstrate, on the basis of Contra Costa County Public Works
Department Office Standard 62, that Basin #2 has the necessary
infiltration capacity to. accommodate stormwater runoff from the
additional units.
SW:sjw
A:7704DA10
CC: P. Harrington, Flood Control
M. Avalon
M. Lysons
E1
`
`
EXHIBIT "A"
CONDITIONS OF APPROVAL FOR 2967-RZ AS APPROVED.. BY THE EAST COUNTY
REGIONAL PLANNING COMMISSION - SEPTEMBER 21., 1992
1 . This approval is based upon.thaexhibits received by the Cornrnunhv Development
Department aehd|ovvm:'
A. Revised vesting tentative map dated received April 1, 1992 for 2967-RZ,
Subdivision 7704, and D.P. 3039'91 for 65 lots and single family residences
on the 12.14 acre site together with a preliminary grading plan on same sheet.
This approval is for 64 |o10 (one lot between Lots #1 and #11 ahoU be
eliminated). Remaining lots inthis area shall be proportionally widened with
both |Ota at the corner of proposed "A" Street and Gum Tree Road being at
least 60 feet wide.
2. Sewage disposal serving the property concerned.with this application shall be provided
by the |ronhouae Sanitary District.
/�L�
3. VVata/men�cingthis property concerned vv�h��adeveVpnmentshaUbeprov/dedbvthe
Oakley Water District.
4. Co' o|y with the requirements of the Oakley Fire Protection District, including the
provisions ofwater supply and fire hydrants as determined by the District.
5. The total number Oflots shall not exceed G4' The development may bedeveloped in
phases subject tothe review and approval of the Zoning Administrator.
AB/aa
RZXVU|/2967-RZC'AB
S/S/S2
B/21/S2 - EC (o)
'
`
' EXHIBIT "*A"
CONDITIONS OF APPROVAL FOR ,.T.HE FINAL DEVELOPMENT PLAN 3029-91 -AND
SUBDIVISION 7704 AS APPROVED BY THE EAST COUNTY REGIONAL PLANNING
COMMISSION - SEPTEMBER 21, 19
1. This approval is based upon the exhibits received by the Community Development
Department aafollows:
A Revised vesting tentative map dated received April 1^ 1992 for 2987-R2' 3029-
91 and Subdivision 7704for G4lots and oing|efarni|yresidences onthe 12.14
acre site together with apreliminary grading plan onsame sheet. This approval
is for 64|Ots (one lot between Lots #1 and #11 shall be e|inminat8d). Remaining
lots in this area shall be proportionally widened with both of the lots at the
corner of proposed °A" Street and Gum Tree Road being at least 60 feet wide.
`
2. Development may be done in phases subject to the review and approval of the Zoning
Administrator. The approval for final development plan 3028'91 ahoU run concurrently
with the approval of Subdivision 7704' This approval iofor three (3) yea,rl. One three
year extension can begranted ifrequested inwriting prior tothe oxpiratinMdate ofthis
project extension request must ba accompanied with the proper fee.
3' Any revision of internal circulation plan and lot layouts shall be subject to the review
and approval of the Zoning Administrator. Prior torecording the final map, submit for
the review and approval of the Zoning Administrator, a site plan showing detailed
house locations, typical elevations, driveways and fencing plans and street tree
locations.
4. Guide for development and us provisions for this site shall be as follows:
A. Set-back of residential units shall be varied between 15 and 2{} feet. All
gar rages en willhave m set-back of at least 20 feet if they face directly onto the
street. Front yard set-backs may be reduced to 15 feet for covered porches or
other |iV\nQ areas of the residences. Sidey@rd minimums shall be 5 feet with
' a total aggregate oidayord of 10 feet. Rear yard rninirnunnm are 15 feet for '
residences. The lots that back uptoGum Tree Road shall have osecondary set
back of 20 feet' The residences of this development shall be of neutral color
and have complementary colors. All garages within this project shall be built
with vertical open garage doors. Residences constructed onLots #1' #2O and
#21 to #28 ehe|| be limited to one story. This fact shall be noted on the deeds
for these lots. Uses on the lots shall cowforrn to the R-G zoning district.
Detached shed setbacks and lot coverage aho|| conform to the R-8 zoning
district.
5' 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.
,
.
.
2.
' G. Sewage Disposal serving the property concerned with this develop nnent shall be
provided by the \ronhouue Sanitary District. Prior to recording the final map aWill
Serve from the kmnhnuaaSanitary District shall besubmitted.
7. Water supply for this development shall be provided by the Oakley Water District.
Prior to recording the final map aVVi|i Serve letter from the Oakley Water District shall
be submitted.
8' Where a lot/parcel is located within 300 feet of a high voltage electric transmission
Une. the applicant shall record the following notice:
"The subject property is located near a high voltage electric
transmission line. Pun:hosong should be avvana thatthere is �
ongoing research onpossible potential adverse health effects")
caused by the exposure too magnetic field generated by high
voltage lines. Although much more research is needed before
the question nfwhether magnetic fields actually cause adverse
health effects can be resolved, the basis for such an hypothesis
is established. Atthis time norisk assessment has been nlade."
`
\A/han a Final Subdivision Public Report issued by the California Department of Real
Estate is required, the applicant shall also request that the Department of Real Estate
insert the above note inthe report.
S. The fuU)ovx\ng statement shall be recorded at the County Recorder's Office for each
parcel to notify future mxxners of the parcels that they own property in an agricultural
area:
"This document shall serve as notification that you have
purchased land inenagricultural area where you may regularly
find farm equipment using local roads; farm equipment causing
dust; crop dusting and spraying occurring regularly; burning- -
associated with agricultural activities; noise associated with farm
equipment and aerial crop dusting and certain animals and flies
_
may exist on surrounding properties'' This statement is, again,
notification that this is part of the agricultural way of life in the
Open apace areas pfContra Costa Cnuntyond you should be
fully avvang of this at the tinm6mf purchase."
10' Comply with the following construction, noise, dust and litter control requirements: '
A. Noise generating construction aotivitias, including such things as power
generators, shall be limited to the hours of 7:30 A.M. to 5:00 P'&4', Monday
through Friday, and shall be prohibited on State and Federal holidays. The
restrictions on allowed working days may bemodified Onprior written approval
by the Zoning Administrator.
.
.
. .
3.
B. The project opmnoorahaUrequire theircontractorsondmuboontractmrmtmfit8U
internal combustion engines with mufflers which are in good condition and shall
locate stationary noise-generating equipment such as air compressors and
concrete pumpers eofaraway from existing residences as possible.'
C. At least one week prior tn commencement Of grading' the applicant shall post
the site and mail to the owners of property within 300 feet of the exterior
boundary ofthe project SitenCticatha1oonStruotionvvu,kvviUcmnmnmence. The
notice shall include m list ofcontact persons with name, title, phone number
and area cfresponsibility. The person responsible for maintaining the list shall
be included. The list shall be kept current atall times and shall consist of
persons with authority to'indicate and implement corrective action in their area
of responsibility. The names ofthe individual responsible for qJise and litter
control shall beexpressly identified in the notice. The nmticemhdY| be reissued
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 o list of the
names and addresses of the property owners noticed, and a map identifying the
area noticed.
D. 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 animmediate work stoppage. Construction
work shall not be allowed to resume until, if necessary, an appropriate '
construction bond has been posted.
E. The applicant shall make good-faith effort toavoid interference with existing
neighborhood traffic flows. Prior 10issuance of building permits, the proposed
roads serving this development shall b8constructed tOprovide access to each
lOt. This shall include provision for an on-site area in which to park earth
moving equipment.
11. At least 30 days prior to recording a Final Map, issuance of e grading permit, or
installation of improvements or utilities, submit a preliminary geo|ogy, moi|, and
foundation report meeting the requirements of Subdivision Ordinance Section 94-4.420
.
for rawiavv and approval of the (Zoning Administrator). Improvement, grading, and
building plans shall carry out the recommendations of the approved report.
12. The report required above shall include evaluation of the potential for liquefaction,
seismic settlement
13. Record a statement to run with deeds to the property acknowledging the approved
report by title, author (firm), and date, call'ing attention to approved recommendations,
and noting that the report isavailable from the S8Ue[.
. .
.
4.
14' Prior to the issuance of building permits the applicants shall submit a detailed
Transportation Demand Management (TDM) Plan for review and approval of the Zoning
Administrator (unless otherwise required by a TOM Ordinance). The approved TC>K8
Plan shall be operative prior tofinal inspection by the Building Inspection Department
ofresidences within this development.
15' Provision of o Child Cara Facility or program is required for this development. The
prmgnon) shall be submitted for the review and approval of the Zoning Administrator
prior tothe filing of the Final Map.
16' Prior to orconcurrent with fin8| map approval the applicant agrees to participate in
provision of funding to maintain or augment pn|iCg services by voting 10approve o
special tax for the subdivisions area at the per parcel annual a (for the
appropriate CP| adjustments) established bythe Board ofSupervisors. The request to
establish adistrict shall bamade atleast G0days prior toanticipated request t¢ record
the final map.
17. At least 30 days prior to requesting the recording of the final rnbp for the site the
applicant shall submit s landscape plan conforming the County's Water Conservation
Policies.
A. Nadve.drOughttolerant plants shall beused whenever feasible.
B. Landscaping along all m1/oetm, set-backs and each front yard shall conform 1m
the County Landscape Guidelines. Atypica| front yard landscaping plan shall
be submitted for review and approval of the Zoning Administrator. The plan
implemented prior to Occupancy of the various residences on the site.
C. Submit street tree planting plan prior torecording the final map. A rninirnu[n
one 15gallon street tree shall beplanted mneach nmrioornarlot. Corner lots
aheU have at least three street trees planted on them.
'
D. All landscaping shall be maintained by the developer until occupancy or
annexation to m landscape and lighting district. The applicant shall be required
to annex if and when the district is formed. Future homeowners shall be
notified by dead notice of the fact this site is within a landscape and lighting
district. _
E. The masonry wall proposed along Gum Tree shall not be straight along its'
entire frontage. There shall betwo 10three set backs nftwo tothree feet each
to help eliminate the affects of a long straight wall. The masonry vvaU color
and finish shall be reviewed and approved bythe Zoning Administrator. The
masonry wall oheU be constructed prior 10issuance of building permits mnany
lots ofthis subdivision.
^
5'
F. The sites frontage on Gum.Tree Road shall be suitably landscaped with a row
of suitable drought tolerant trees. The trees shall be planted on mnn@xinnurn of
20 foot centers and oheU be maintained by the developer until the area is
annexed into elandscape and lighting district'
G. Fence design and location shall be shown on the landscape plan. The.fencing
shall be designed to stand-up in the sandy soil of the site by use of suitably
spaced cement pilaster or wood clad metal poles or other means acceptable to
the Zoning Administrator. Fencing shall be established along all sides of the
site that do not front upon otm»atm.
H. Grading plans ahmU include an erosion protection for all slopes greater than 5
feet or more in height. Slope kvdronnu|uhing shall be used asrHcmended by
. �
aCardfied Landscape Architect.
18' Prior torecording the final map for this project, the developer shall submit Will Serve
|ott8na from the Antioch School District.
19. Comply with the requirements of the Contra Costa Water District in regards to the
irrigation lateral that crosses the site. Prior to recording the final map for thio
development orissuance nfgrading permits, the applicants shall submit oletter from
the Water District indicating that an agreement has been reached in this area.
20' The following pertain todrainage, road and utility improvements and will require the
review and approval of the Public Works Department.
21' The following requirements partaining to drainage, road, and utility improvements will
require the review and approval of the Public VVmrko Department:
A. In accordance with Section 82-2.006 of the County Ordinance Code, this
subdivision shall co6f ornmtothe provisions Cfthe County Subdivision Ordinance
(Tido 9). Any exceptions therefrom must be specifically listed in this
conditional approval ��atenwent' Conformance with the Ordinanceincludes the
following requirements.
1) Constructing road improvements o|nngthefrVntagenfUveOakAvenue.
'
' a. Constructing curb, h]upfowtsix-inch sidewalk (width measured
from curb face)' a oOrnp|e1e curb return, necessary longitudinal
and transverse drainage, and necessary pavement widening and
tapers o|Vn0 the frontage will satisfy this requirement. The
ultimate alignment of Live Oak Avenue is available from the
Public Works Department, Road Engineering Division.
b. The face of curb shall be ten feet from the ultimate right of way
line.
6.
2) Installing street lights and annexing the property to County Service Area
L-100 for maintenance of the street lights. The final number and
location of the lights shall be determined by the Public Works Depart-
ment, Road Engineering Division.
3) Install all new utility distribution service underground.
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 storm drainage facility which conveys the storm
waters to a natural watercourse. This will require the construction of
a portion of Line.B from Basin #2 to the existing portion ofine B on the
south side of Oakley Road, and a portion of Basin #2 that'itproportional
to this developments runoff into the basin. The applicant should also
participate in the construction of Line A of the Drainage Area 29H plan
with Subdivision 7330.
5) Designing and constructing storm drainage facilities required by the
Ordinance in compliance.with specifications outlined in Division 914 of
the Ordinance and in compliance with design standards of the Public
Works Department.
6) Installing, within a dedicated drainage easement, any portion of the
drainage system which conveys run-off from public streets.
7) On all public roads with longitudinal slopes of eight percent or less, all
public pedestrian access ways shall be designed in accordance with Title
24 (Handicap access). This shall include all driveway depressions as
well as handicap ramps.
8) 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 forreview by the Public Works Department, Road
Engineering Division.
9) Submitting a Final Map prepared by a registered civil engineer or
licensed land surveyor.
B. Convey to the County, by Offer of Dedication, additional right of way on Live
Oak Avenue as required for the planned future width of 66 feet.
7.
C. Provide for adequate sight distance for a design speed of 45 MPH at the
intersection of Live Oak Avenue and Gum Tree Lane in accordance with
CALTRANS standards.
D. Provide for adequate sight distance for a design speed of 25 MPH at lots 55
and 56 in accordance with CALTRANS standards. Provide sight distance
easements if necessary.
E. Construct a half width roadway to County Public road standards, including
curb, gutter and sidewalk, within the existing 60 foot County right of way,
known as Gum Tree Lane, from Live Oak Avenue to the easterly side of the
right of way dedicated by Subdivision 7165 for Hagar Lane. The face of curb
shall be 10 feet from the right of way line. Construct a minim pavement
width on Gum Tree Lane of 28 feet. Construct one half of a Cou ty standard
cul-de-sac at the eastern end of Gum Tree Lane with the back of the cul-de-sac
face of curb 10 feet from the easterly right of way dedicated by Subdivision
7165 for Hagar Lane. Provide a pedestrian and bicycle connection from the
Gum Tree Lane to EI Monte Loop at the cul-de-sac.
F. Relinquish abutter's rights of access along Gum Tree Lane with the exception
a 56-foot wide opening for "A" Street and a fifteen foot wide pedestrian access
from the cul-de-sac.
G. Construct the on-site road system to County public road standards and convey
to the County, by Offer of Dedication, the corresponding right of way.
H. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
I. Install permanent landscaping and automatic irrigation facilities within the
border areas, and install interim landscaping features within the future road
areas, if any. All work shall be done in accordance with the guidelines and
standards of the County. Funding of, and maintenance of, the new plantings
shall be guaranteed by the developer until the expiration of the plant establish-
ment period and, until funds are available through a landscaping district.
J. Apply to the Public Works Department for annexation to the County Landscap-
ing District AD 1979-3 (LL-2) for the future maintenance of landscaping and
irrigation facilities in borders and other areas ("open space" is specifically
excluded).
K. Submit landscaping plans to the Public Works Department and pay the plan
review and field inspection fees. All landscaping and irrigation facilities shall
be maintained by the applicant until funds become available for their mainte-
nance by the County after final inspection is cleared.
. .
.
8'
'
L. Furnish proof to the Public Works Department, Engineering Services Division,
of the acquisition of all necessary right of entry, permits and/or easements for
the construction of off-site, temporary or permanent, road and drainage
improvements.
M. If, after good faith negotiations, the applicant iounable to acquire necessary
rights of way and easements, he shall enter into an agreement with the County
to complete the necessary improvements at such time as the County acquires
the necessary interests in accordance with Section 66462 and 66462.5 of the
Subdivision Map Act.
N. Prior to filing the Final K4ep' apply to the Public Works Department for
annexation of the property to Drainage Area 290 for theand
operation ofthe drainage area's drainage facilities. The app|ioatilnwill require
a metes and bounds description of the property'
`
C)' Provide deed notification t0those parcels that front B Lago Drive, B Monte
Loop and "A" Street' and install signage at the end of the road, to inform
prospective property owners that E| LggoDhv8' B Kqonta1oopand "A" Street
may haextended inthe future.
ADVISORY NOTES
A. The East County Regional Planning Commission strongly advises that the County fulfill
its obligation to provide community donneedc vvotar supply tothe three residences
located north of the detention basin.
B. Comply with the Park Dedication Fee Ordinance.
C. Comply with the requirements of Lhg |ronhouae Sanitary District.
D. Com. .� withthe requirements of the Oakley Water District.
E. Comply with the requirements of the Building Inspection Department. Building Permits
are required prior tothe construction ofresidences onthe site. AGrading Permit shall
be required for this project.
F. Comply with the requirements of the Oakley Fire Protection District.
G. The applicant will be required to comply with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Oakley/North Brentwood Area of Benefits
as adopted by the Board of Supervisors.
H. The. applicant will be required to cVnlo|y with the drainage fee requirements for
Drainage Area 29Haaadopted by the Board of Supervisors.
. .
. .
.
8'
-
|. Certain improvements required by the Conditions of Approval for this development or
the County Subdivision Ordinance Code may be g|iQib|a for credit or reimbursement
against said foe. The developer should contact the Public Works Department to
personally determine the extent ofany credit orreimbursement for which hemight be
eligible.
J. The applicant shall be required to comply with all rules, regulations, and procedures of
the National Pollutant Discharge Elimination System (0PDE8) for municipal, construc-
tion and industrial activities as promulgated by the California State Water Resources
Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay-
Region 11 or Central Valley - Region V).
/\B/ni/om r
RZX\/U|/2687C-RZ.AB
8/S/92
S/21/92 - EC (a)
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5VY 7 70
041-030-016 041-030-018 041-030-028
ALAN & ANITA ADAMS RUBEN & MURIEL SKAGGS RICHARD & ROSARIA CAGLE-*"
500 TATE LANE 4460 LIVE OAK ROAD RT. 1 BOX 255G
OAKLEY, CA 94561 OAKLEY, CA 9456.1 OAKLEY, CA 94561
041-030-029 041-030-035 041-100-017
MADELEVA TATE DOUGLAS & NINA BURIAN
300 TATE LN. RT 1 BX 255F HAGAR LN
OAKLEY, CA 94561 OAKLEY, CA 94561 0*K1.&Y, CA nttt
A14770CIf 'U4;07v
041-100-018K 041-100-019 041-100-021
2(t',22',23' OW_/Co^0/4
NORTH STATE DEVELOPMENT CO. MORRISON HOMES KIT & DOROTHY CARPENTER
4300 RAILROAD AVE. 2255 CONTRA COSTA BLVD #200 RT. I BOX 225 LIVE OAK
PITTSBURG, CA 94565 PLEASANT HILL, CA 94523 OAKLEY, CA 94561
041-100-024 'A\e 041-100-026-\- 041-100-027 'k—
GARY & BARBARA MELLO RICHARD & SUSAN GARRISON WAYNE &)INDA MYERS
RT. 1 BOX 224-C 4580 QUARTER LN. 4540 QUARTER LN.
OAKLEY, CA 94561 OAKLEY, CA 94561 OAKLEY, CA 94561
041-100-028 JC 041-100-029 041-100-030
LARRY & DIDI DEL CHIARO CHARLES GARRISON JR. ANTHONY & MARY JANE MELLO
RT 1 BX 224-D RT. 1 BOX 225-N RT. 1 BOX 255-P
OAKLEY, CA 94561 OAKLEY, CA 94561 OAKLEY, CA 94561
041-110-011 041-110-019 041-170-001
& 025 sg2 ! 085
TOM & JESSIE RANEY '( MORRISON HOMES MORRISON HOMES
RT. 1 BOX 255-A 2255 CONTRA COSTA BLVD #200 2255 CONTRA COSTA BLVD 9200
OAKLEY, CA 94561 PLEASANT HILL, CA 94523 PLEASANT HILL, CA 94523
Aw
/70-00 7— w.;4. r
C
�O 410 Le 'f
/Z- A tOA J V 57 7/1/
04 CA
Bellecci & Associates
2290 Diamond Blvd. #100
Concord, CA 94520
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' . . 'A�endalt�nn x ~ 1�
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Community Development Contra Costa County
EAST COUNTY REGIONAL-PLANNING COMMISSION
MONDAY, SEPTEMBER 21, 1992 - 7:00 P.M.
i INTRODUCTION
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BELLECCI & ASSOCIATES (Applicant) NORTH STATE DEVELOPMENT (Owner)
County File #2gG7-RZ' The applicant requests approval torezone 12.14acres ofland
from General Agriculture District A-2 to Planned Unit Development District P-1.
BELLECCI & ASSOCIATES .(Apolicant) NORTH STATE DEVELOPMENT (Owner)
County File #3029-91 . The applicant requests approval of a final development plan
to develop the srite with 65 single family residential.
Subdivision 7704: BELLECCI & ASSOCIATES (Applicant): NORTH STATE DEVELOP-
MENT (Owner): The applicant request approval of a vesting tentative map to subdivide
-- 12.14 --- -- -- 65 lots.—
Subject property for the above referenced projects consist of most of Parcel Aof MS
85-75 and a small portion of Parcel D of MS 7-74' The site fronts for approximately
G30feet onthe north side mfGum Tree Road approximately 31(} feet east nfLive Oak
Avenue in the Oakley area. (A-2) (ZA: G-24 & H-24) (CT 3020'00) (Parcel No. 041-
10O-02O)
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Staff recommends that the East County Regional Planning Commission adopt a
resolution recommending that the Board of Supervisors approve this plan of
development subject tVthe attached Conditions of Approval..
Ui GENERAL INFORMATION
A. The site is designated Single Family Residential H' hCensityon
the 1991 County General Plan (5'7'2DU/Net Acre). Areas tothe north, east
and west are also designated Single Family Residential High Density. Properties
to the south of the site across Gum Tree Road are designated Single Family
Residential Low Density and Single Family Residential Very Low Density. The
'proposal conforms tothe General Plan for the area, with a net acreage 0f 9.14
acres and with 65 units the density of the site is 7.1 dwelling units per net
acre.
B. Present zoning - General Agricultural District (A-2). Proposed Zoning -
Planned Unit District (P'1).
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. C. Negative Declaration mfEnm"mmrnanta| Significance was
posted for this project on June 4' 1892.
D. : The soil onthe site im Delhi Sand. This is Class 3 soil and is not
considered prime agricultural land.
E. The surrounding-areo is-a- mix -oƒ remaining larger - -
parcels and ongoing ra�d�nt�| d�v� opn��nt The proposal
would baanextension ofpending subdivisions tpthe north and east nfthe site.
)ara are approved subdivision north and east 0fthe site extending to Empire
Avenue. The properties immediately west and southwest ofthe site also have
approved subdivisions onthem. Properties tothe south ofthe site,across Gum
Tree Road, are generally larger parcels of 1 acre or more in size.
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A. Todate nowritten comments have been
received.
B. See attached letter. '
C. Nmcomments on
this application.
D. There is alow possibility of archaeological
sites. Further study for archaeological resources is not recommended.
E. See attached letter.
F. Building Inspection Department:
1. Grading Permit will be required for the earth work necessary todevelop
all parcels inthe above subdivision.
2- Submit four #Q copies of plans showing the existing contours, the
extent Ofthe proposed grading, drainage improvements and general site
development. '
3. F1an accompanying the application for. building permits shallshowthe
- a»iadnQ contours, the extent of the proposed grading and drainage
irnprnv8rnents and shall be reviewed by the grading section prior to
issuance.
4, Prior to issuance .of buildings and/Or grading permits in above subdivi-
sions, a preliminary soils investigation report prepared by a licensed soils
ubdk/i-8iVns, apre|inninorymVi|sinvemhQatiVnreponpraparedbya|icenmodaoi|s
engineer will be required. It shall reports on the ability of the sites to
support the improvements anticipated and shall include recommended
foundation design to achieve maximum stability of the proposed
structure.
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5' A `..ansedsoils angina&may Ile required -control grading operations
and to report on ability of the site to support the improvements
anticipated.
6' Typical cross sections of the proposed access road improvements shall
beshown onthe above plans.
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G. The |ronhouae Sanitary District has the following
comments relating to this project:
' |runhmuoe Sanitary District will ide sewer service to this projectmubkaotto
the capacity available inthe collections system and treatment plan otthe time
of issuance of the Building Permit and subject to the following recommended
conditions:
_ 1' .All construction tocomply with the conditions and specifications Ofthe
|ronhouse Sanitary District.
2. Payment of all.applicable faaa as required by Ordinance.
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3' Sewer service is required per |rmnhouao Sanitary [h�".ot Ordinance.
Property is within 150 feet ofan existing sewer.
H. Oakley Water District: The district will supply water in accordance with
districts regulations and specifications.
|. Contra Costa Water District: See attached letter.
J. See attached letter.
V. ROAD AND DRAINAGE CONSIDERATIONS
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The attached conditions of approval based on the September 1991 tentative map,
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include road and drainage mgquinamngn1m. The applicant should be fully aware of the
County Subdivision Ordinance Code requirements as they pertain to this development.
The proposed development islocated inDrainage Area 28H. Nofurther development
will beallowed in Drainage Area 29H until Line Aofthe Drainage Area 28H plan has
been constructed. The proposed development should participate in the cost of the
construction ofLine Aofthe Drainage Area 28Hplan with proposed subdivision 733O'
\8' STAFF DISCUSSION/EVALUATION OF PROJECT
The rezoning ofthe site from General Agricultural District to Planned Unit District will
bring the size zoning into conformance with the General Plan for the area. The
proposed density of 7'1 dwelling units is per net acre it in conformance with the
General Plan for the area and the site. The General Plan designates the site aasingle
family residential high density with a density range of 5 to 7.2 dwelling units per acre.
3
Thus, the overall ensity of the proposal is near maximum density allowed for by the
General Plan.
As mentioned above, the property to the south is designated either Single Family
Residential Low Density, this is the area generally west of proposed "A" street or
Single Family Residential Very Low Density, this is the area generally south of Gum
Tree Road and east of "A" Street. Because of this and because of the narrow lots-'
proposed.along "A" Street, staff is recommending that the number of lots in that area
be reduced by 1 on each side of proposed "A" Street. In other words, one lot between
Lot #1 and #11 would be eliminated and one lot between Lots #12 through #20 would
be eliminated, the remaining lots would be widened with a requirement that Lots #1
and #20 have a width of at least 60 feet, since they are corner lots.
The development building set-back requirements should, in general, comply with the
requirements of the R-6 Zoning District except that areas such as living rooms or
porches should be allowed a slightly lesser set-back of 15 feet rather than the 20 feet
required. Of course, garages should havethe proper setback of 20 feet from any road.
The Gum Tree frontage of the site needs to be properly fenced with a concrete
masonry wall. The color and finish of the wall should be reviewed and approved by
the Zoning Administrator. The strip along the Gum Tree Road. fr6nta5e of this site
should be landscaped with suitable trees, preferably a suitable type of-Eucalyptus in
line with the name of the street, so that the area has a more pleasing appearance..
Trees should be planted on relatively close centers.so that they quickly will grow up
and form the appearance of a row of trees along that side of the road. The other
perimeters of the site not fronting upon road should be suitably fenced with solid wood
fences with cement or wood clad metal poles designed to hold the fence up in the
sandy soil found on the site. The front yards of the various"residences proposed for
this development shall be landscaped prior to occupance as required for other
subdivisions in the area.
Prior to recording the final map for this development, the developer will have to reach
agreements with the water and sanitary districts providing water and sewage service
to the site. Agreement also needs to be reached with the Antioch School District for
school services. The development is over 30 units and will have to make provisions
for child care need per County Ordinances.
A Transportation Demand Management (TDM) Plan will also be required prior to
development of this site per County Ordinance.
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VII. CONCLUSION
Based upon the staff report and the general plan designation ofthemitefureingmfammUy
residential high density, staff recommends that the East County Regional Planning
Commission adopt a Resolution recommending that the Board of Supervisors approve
this development for 63{athey than the 85 proposed lots. Tha Cornnniaaiodmhuu|d
recommend that one lot between proposed Lots#1through #I1baeliminated and one
lot between Lots #12 and #20 be eliminated and those lots inthat area be proportion-
ally widened.
The development should be approved subject to the attached Conditions of Approval.
RZXVU|/2697-RZ.AB/sj
September 9, 1892
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CONDITIONS OF APPROVAL FOR 2967-RZ
1This approval is based upon the exhibits received by-the Community Development
Department osfoUovvs.-
A' Revise vesting tentative map 'dated received April 1~ l9S2 for 2987-RZ,
Subdivision 7704, and D.P. 30 29-81 for 65 lots and single family residences
on the 12.14acre site together with a preliminary grading plan on same sheet.
This approval is for 03 lots (one lot between Lots #1 and #11 shall be
eliminated and one !m1 between Lots #12 thru #20 shall be eliminated).
Remaining lots in this area shall be proportionally widened with the |o1a at the
corner,ofproposed °A" Street and Gum Tree Road being atleast GOfeet wide.
2' Sewage disposal serving the property concerned with this app|icat ion shall baprovided
bythe lronhousa Sanitary District.
3' Water servicing this property concerned with ovidedbythe
Oakley Water District. �
4' Comply with the requirements of the Oakley Fire Protection District, including the
provisions ofwater supply and fire hydrants as determined by the District.
5' The total number oflots shall not exceed 83. The development may bodeveloped in
phases subject tothe review and approval of the Zoning Administrator.
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CONDITIONS OF APPROVAL FOR THE FINAL DEVELOPME T PLAN 3029-91 AND
SUBDIVISION 7704
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1 ' This approval is based upon the exhibits received by the Connnmunity .Devo|opnngnt
Department asfollows:
A. Revise vesting tentative map dated received April 1, l982for 29G7-RZ' 3O28-
Bland Subdivision 77O4for 65lots and single family residences onthe 12.14
acre site togetherwith apreliminary grading plan mnsame sheet. This approval
is for 63 lots (one lot between Lots #1 and #11 shall be eliminated and one lot
between Lots #12thru #20 shall be eliminated). Remaining lots in this area
shall be proportionally widened with the lots at the corner of proposed "A"
Street and (3unn Tree Road being at least GO feet wide.
2' Development |may be done in phasoaubjeuttotherevievxmndapprmva| Vfthe Zoning
Administrator. The approval for final development plan 3029-91 shallconcurrently
with the approval ofSubdivision 77O4' This approval iofor three (3) y6ffrs. One three
year extension can be granted if requested in writing prior to the expiration date of this
project extension request must be accompanied with the proper fee.
3' Any revision of internal circulation o|on and lot layouts shall besubject tothe review
and approval mfthe Zoning Administrator. Prior to recording the final map, submit for
the review and approval of the Zoning Administrator, a site plan showing.detailed
house locations, typical elevations, driveways and fencing plans and street tree
locations.
4' Guide for development and use provisions for this site shall be as follows:
A. Set-back of residential units shall be varied between 15 and 20 feet. All
QanyOas }miU have a set-back of at least 20 feat if they face directly onto the
street' Front yard set-backs may bnreduced to15feet for covered porches or
other living areas nfthe rGm\danCas. S\d8Vard minimums shall be 5 feet with
t.
a . m1a| aQgragatesideyard of 10 feeRear yard nl\ninnurns are 15 feet. The
lots that back up to Gum Tree Road shall have a secondary set back of 20 feet.
The residences of this development oho|i be of neutral color- and have
complementary colors. All garages within this project shaUbebui|tvvithnertica|
open garage doors. '
5' 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.
6' Sewage D\sposa| serving the property concerned with this development shall be
provided by th8konhouS8 Sanitary District. Prior torecording the final map a Will
Serve from the in}nhOuaa Sanitary District shall be submitted.
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7' Water supply for this development shall be provided by the Oakley Water District.
Prior to recording the final map a Will Serve letter from the Oakley Water Diat ic1 shall
be submitted.
8' Where a,iot/oan:g| is located within 300 feet of a high voltage electric transmission
line, the-applicant shall record the following notice:
"The au6)oot property is located near a high voltage electric
transmission line. Purchasers should be avvana that there is
ongoing research on possible potential adverse health effects
caused bythe exposure to a magnetic field generated by high
voltage lines. Although much more research is needed before
the question ofuvhethermagnetic fields actually cause adverse
health effects can beresolved, the basis for such anhypothesis
is established. Atthis time Porisk assessment has been rnade'"
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When a Final Subdivision Public Report issued by the California Depaltment of Rme|
Estate is required, the applicant shall also request that the Depo,trnahtlUf Real Estate
.insert the above note in the report.
9' The following statement shall be recorded at the County Recorder's Office for each
parcel to notify future owners of the parcels that they own property in an agricultural
area:
"This document shall serve as notification that you have
purchased land in anagricultural area where you may regularly
find farm equipment using local roads; farm equipment causing
dust; crap dusting and spraying occurring regularly; burning
associated with agricultural activities;noise associated with farm
equipment and aerial crop dusting and certain animals and flies
may exist mnsurrounding properties. This statement is, again,
notification that this is part ofthe agricultural way of life in the
open space areas of Contra Costa County and you should be
fully ovvore of this atthetime of purchase."
10' Comply with the following construction, noise, dust and litter control requirements:
A. Noise generating construction activities, including such things ns power
generators, shall be limited 10the hours of7:3OA.K4' to 5:00 P'K4` Monday
through Friday, and shall be prohibited on State and Federal holidays. The
restrictions on allowed working days may be modified on prio-r written approval
by the Zoning Administrator.
B' The project sponsor shall require their contractors and subcontractors tofit all
internal combustion engines with mufflers which are in good condition and shall
locate stationary noise-generating equipment such as mi/ compressors and
oononata pumpers asfar away from existing residences as possible.
C. At least One week prior to commencement of grading, the applicant shall post
the site and mail tn the Vvvnmrm of property of the exterior
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boundary ofthe project site notice that construction vvorkvvU|oomrnence' The
notice shall include a list of contact persons with name, title, phone number
and area qfresponsibility. The person namAoneiNe for maintaining the list shall
be included. The list shall be kept current+atall times and shall consist of, '
.
persons with authority toindicate and implement conaCtiveacdonintheirGrea
of responsibility. The names of the individual responsible for noise and litter
control shall beexpressly identified inthe notice. The notice shall bereissued
with each phase ofmajor grading activity.
A copy of the notice shall be concurrently transmitted to the community
Development Department. The notice mheU be accompanied by list ofthe
names and addresses of the property owners noticed, and a map identifying the
area noticed.
D. 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 animmediate work mtoppaConstruction
work shall not be allowed to rgounng until, if necessary,In appropriate
construction bond has been posted.
E. Theo����aU make good-faith o�� � a�d interference with existing neighborhood traffic flows. Prior toissuance ofbuilding permits, the proposed
roads serving this development shall beconstructed toprovide access toeach
|#t' This shall include provision for an on-site area in which to park earth
moving equipment.
11 . At least 30 days prior to recording a Final Map, issuance of a grading permit, or
installation of improvements or utilities, submit a preliminary geology, soil, and
f oundation report meeting the requirements of Subdivision Ordinance Section 94-4.420
for review and approval Of the (Zoning Administrator). Improvement, grading' and
building plans shall odrry out the.recommendations of the approved report'
12' The report msqUimod above shall include evaluation of the potential for liquefaction,
.
seismic settlement
13. Record a statement torun with deeds tothe property acknowledging the approved
report by title,author (firm), and date, calling attention to approved recommendations,
and noting that the report is available from the meUgr'
14' Ph0v to the issuance of building permits the applicants shall submit a detailed
Transportation Demand Management (TDM) Plan for review and approval of the Zoning
Administrator (unless otherwise required byaTDM Ordinance). The approved TDM
Plan shall be operative prior tOfinal inspection by the Building Inspection Department
ofresidences within this development.
15. Provision of a Child Care Facility or program is required for this development. The
program shall be submitted for the review and approval of the Zoning Administrator
prior tothe filing of the Final Map.
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16' Prior to or concurrent with final map approval the monkcont agrees to participate in
provision of funding tomaintain oraugment police services by voting to approve a
special tax for the subdivisions area at the per parcel annual amount (for the
appropriate CPI adjustments) established bYthe Board ofSupervisors- The request to
establish adistrict shall bemade otleast
'60 days prior toanticipated request 1mrecord
the final map.
17' At least 30 days priorto requesting the recording of the final rnep for the site the
applicant shall submit alandscape plan conforming the County'eWater Conservation
Policies.
A. Native, drought tolerant plants shall be used whenever feasible.
B. Landscaping along all streets, set-backs and'aachfront yard shall conform to
the County Landscape Guidelines. /\ typical front yard landscaping plan mhoU
be submitted for raxiavv and approval of the Zoning Administrator. The plan
implemented prior to occupancy of the various residences on t e site.
C. Submit street tree planting plan prior to recording the final map. Arn\nirnumn
One 15 gallon street tmga shall be planted on each non-corner lot. Corner lots
ahoU have at least three street trees planted on them.
[) All landscaping shall be maintained by the developer until occupancy or
annexation toalandscape and lighting district. The applicant shall borequired
to annex if and when the district is formed. Future hornaqvvneny shall be
notified by deed notice of the fact this site is within a landscape and lighting
district.
E. The masonry wall proposed along Gum Tree mho | not be straight along its'
entire frontage. There shall betwo tothree set backs oftwo tothree feet each
to help eliminate the affects of a |omg.straight vyaU' The masonry
vvoU color
and finish shall be reviewed and approved bythe Zoning Administrator. The
masonry wall shall be'oonstxucted prior to issuance of building permits on any
|o'm of this subdivision.
F. The�ites frontage on Gum Tree Road shall be suitably landscaped-with a row
ofsuitable drought tolerant trees. The trees shall bep|antedonamaximum of
20 foot centers and shall be maintained by`the developer until the area is
annexed into alandscape and lighting district.
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G. Fence design and location shall be shown onthe landscape plan. The fencing
shall be designed to stand-up in the sandy soil of the site by use of suitably
spaced cement pilaster orwood clad metal poles orother means acceptable tO
the Zoning Administrator. Fencing shall be established along all sides of the
site that do not front upon streets.
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H. Grading plans shall include an erosion protection for all slopes greater than 5
feet Cvmore iOheight. Slope hndrVnnU|chinQshall bGused asrecommended by
a Certified Landscape Architect.
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18' Prior torecording h e final map for this project, the developer shall submit Will Serve
letters from the Antioch School District.
19' Cmnno|y with the requirements of the Contra Costa Water District in regards to the
irrigation lateral that crosses the site. Prior to recording the final map for this
development orissuance ofgrading permits, the applicants shall submit a letter from
the Water District indicating that an agreement has been reached in this area.
20' The following pertain to drainage, road and utility improvements and will require the
review and approval of the Public Works Department.
21' The following requirements pertaining to drainage, road, and utility improvements will
require the noViavx and approval of the Public Works Department:
A. In accordance with 8aodon 92-2.006 of the County Ordinance Code, this
subdivision shall conform tothe provisions 8fthe County SubdivitionOrdinanoe
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(Title 9)' Any exceptions therefrom must be opecificaUyF|isted in this
conditional approval statement. Conformance with the Ordinance includes the
following requirements.
1- Constructing road improvements along the frontagb ofLive Oak Avenue.
a. Constructing curb, four-foot six-inch sidewalk (width measured
from curb face), a complete curb return, necessary longitudinal
and transverse drainage, and necessary pavement widening and
tapers along the frontage will satisfy this requirement. The
u!bnna1e alignment of Live Oak Avenue is available from the
Public Works Department, Road Engineering Division.
b' The face Vfcurb shall baten feet from the ultimate right ofway
line. '
2. Installing street lights and annexing the property tVCounty Service Area
L-100 for maintenance of the street lights. The final number and
location of the lights mhmU be determined by .the Public VVorho
Department, Road Engineering Division.
3' Install all new utility distribution service underground.
4' Conveying all storm waters entering or originating within the muNeo1
property, without diversion and within an adequate storm drainage
facility, to natural watercourse having definable bad and banks or to
an existing adequate storm drainage facility which conveys the storm
waters to a natural watercourse. This will require the construction of
a portion of Line Bfromn Basin #23tothe existing portion of Line B on
the mouth side of Oakley Road~ and o portion of Basin #2 that is
proportional t� t�iSd�v�iOpO0�Ot� runoff basin.iO. �lFhapplicant
pr0p�
should also participate in the construction of Lino Aofthe Drainage
Area 29H plan with Subdivision 7330.
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! . Designing and constructing otmrnn drainage facilities required by the
Ordinance incompliance with specifications outlined inDivision 914mf
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the Ordinance and in compliance with design standards of the Public
Works Department. `
8' Installing, within a dedicated drainage easement, any portion of the
drainage system which conveys run-off from public streets.
7. On all public roads with longitudinal slopes of eight percent or |eaa' all
public pedestrian access vvayashaUbedoo\Qnadinacoondanoexvithllde
24 (Handicap aCoasS). This shaUinc|ude all driveway depressions as
well amhandicap ramps.
S. Submitting improvement plans prepared b« o registered civil engineer,
payment of review and inspection fees, and security for all
improvements required by the Ordinance Code or the conditions of
approval for this subdivision. These plans shall include,Iny necessary
traffic signage and striping plans for review by the rPub|ic Works
Department, Road Engineering Division.
9. Submitting a Final W1op pnopomgd by a registered civil engineer or
licensed land surveyor.
B. Convey tothe County, by Offer of Dedication, additional right ofway on Live
Oak Avenue as required for the planned future width of GG feat.
C. Provide for adequate might distance for a design speed of 45 MPH at the
intersection of Live Oak Avenue and Gum Tnaa Lane in accordance with
C/\[[RANSetandaods.
D. Provide for sight distance for a design speed of 25 MPH at lots 55
and 56 in accordance with CALTRANS standards. Provide sight dimtenoa
easements ifnecessary.
E. Construct a half width roadway to County Public road standards, including
curb, gutter and sidewalk, within the existing 60 foot County right of way,
known as CSunn Tree Lane, from Live Oak Avenue to the easterly side of the
right ofway dedicated bySubdivision 7185 for Hagar Lane. The face ofcurb
shall be 10 feet from the right of way line. Construct a rnininnVrn pavement
width OnGum Tree Lane Vf28feet. Construct one half ofaCounty standard
cul-de-sac at the eastern end of Gum Tree Lane with the back of the cul-de-sac
face ofcurb 10 feet from the easterly right ofway dedicated by Subdivision
7lG5for HagorLane. Provide a pedestrian and bicycle connection fronnthe
Gunn Tree Lane to E| Monte Loop at the cul-de-sac.
F. Relinquish abutter's rights ofaccess along Gum Tree Lane with the exception
o5G-footwide opening for "A" Street and afifteen foot wide pedestrian access
from the cul-de-sac.
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G. Construct the on-site road system to County public road standards and convey
to the County, by Offer of Dedication, the corresponding right of way.
H. Prevent storm drainmga, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
L Install permanent landscaping and automatic irrigation taoi|hies within the
border areas, and install interim landscaping features within the future rood
orm8s' if any. All vvorkohaUbe done in accordance with the guidelines and
standards of the County. Funding of, and maintenance of, the new plantings
aheU be guaranteed by the developer until the expiration of the plant
establishment period and, until funds are available through a landscaping
district.
J. Apply to the Public VVPrka Department for annexation to the County
Landscaping District AD 1979'3 (LL-2) for the future maintenance of
landscaping and irrigation facilities inbordonamndother areae (y�Upenspace" is
�
specifically excluded).
K. Submit landscaping plans to the Public VVovkm Department and pay the plan
review and field inspection fees. All landscaping and irrigation facilities shall
be maintained by the applicant until funds become available for their
maintenance by the County after final inspection is cleared.
L. Furnish proof to the Public Works Department, EngineeringServices Division,
of the acquisition of all necessary right of entry, permits and/or easements for
the construction of off-site, temporary or permanent, road and drainage
improvements.
M. If, after good faith negotiations, the applicant is unable to,acquire necessary
rights ofway and easements, hashall enter into anagreement with the County
to complete the necessary improvements at such time as the County acquires
the necessary interests in accordance with Section 66462 and 66462.5 of the
Subdivision Map Act.
N. Prior to filing the Final Map, apply to the Public Works Department for
annexation of the property to Drainage Area� 28O for the maintenance and
operation ofthe drainage area's drainage f$oi|idSe' The application will require
o metes and bounds description of the property.
O' Provide deed notification tothose parcels that front E| Lago Drive, B Monte
Loop and "/\" Street, and install signage at the end of the road, to inform
prospective property owners that E| Lagn [>hve' E| Monte Loop and "A" Street
nnayba,axtend8d inthe future.
.
ADVISORY NOTES
'
A. Comply with the Park Dedication Fee Ordinance.
B. Comply with the requirements of the |ronhoume Sanitary District.
C. Comply with the requirements ofthe Oakley Water District.
D. Complywith the requirements of the Building Inspection Department. Building Permits
any required prior tothe construction of residences on the site. A Grading Permit shall
be required for' this project. '
E. Comply with the requirements of the Oakley Fire Protection District.
F. The applicant vviU- be required to comply with the requirerqents of the
Bridge/Thoroughfare Fee Ordinance for the Oakley/North BrentvvoodAFeo of Benefits
`
as adopted by the Board of Supervisors.
G. The applicant will be, required to cornp|y'vvith the drainage fee requirements for
Drainage Area 29H as adopted by the Board of Supervisors.
H. Certain improvements required bythe Conditions of Approval for this development or
the County Subdivision Ordinance Code may be eligible for credit or reimbursement
against said fee. The developer should contact the Public Works [JapaMLrnent to
personally determine the extent of any credit or reimbursement for which he might be
eligible.
|' The applicant shall berequired to comply with all rules, regulations, and procedures of
the National Pollutant Discharge Elimination System (NPC>ES) for municipal,
construction and industrial activities as promulgated by the California StateWatar
Resources Control Board, or any ofits Regional Water Quality Control Boards (Son
Francisco Bay ' Region || or Central Valley - Region V)'
RZXV|U/2897C-RZ.AB/SJ
September 9, 1982
`
'
^
OAKLEY
FIRE PROTECTION DISTRICT`` -`'-i-'`"
P. o. Box 207
Oakley, California 94561
Business Phone{415} 625-2119
September 17, 1991
Contra Costa County
Community Development Department
651 Pine Street, North Wing - 4th Floor
Martinez, CA 94553
ATTN: Art Beresford
SUBJECT: Subdivision 7704, Meadow Glen
Hagar Lane .& Gum Tree Road
Oakley, CA
Dear Mr. Beresford:
We have reviewed the Development Plan, application, dated August
30, 1991, for the ,subject project. The application is to allow
. 68 single family homes subdivision. This project is subject to
fire and life safety requirements of the Uniform Fire Code, as
adopted by Contra Costa County Ordinance 89-71, and the
applicable provisions of the California State Fire Marshal's
regulations. If this project is approved, we request that the
following Uniform Fire. Code and State Fire Marshal requirements
be included as Conditions of Approval:
SPECIFIC CONDITIONS:
1. The developer shall provide an adequate and reliable
water supply for fire protection with a minimum fire flow
of 1,000 GPM. Required fire flow shall be delivered from
not more than two (2) hydrants flowing simultaneously
while. maintaining 20 pounds residual -pressure in the
main. [10.301(c) UFC]
STANDARD CONDITIONS:
2 . The developer shall provide access roadways with
all-weather driving surfaces of not less than 20 feet of
unobstructed width, and not less than 13'- 611 of vertical
clearance, to within 150 feet of all portions of the
exterior walls of every building. Access roads shall not
exceed 20% grade, shall have a minimum outside turning
radius of 42 feet, and must be capable of supporting the
imposed loads of fire apparatus (20 tons) .
[10.207 UFC]
3 . Dead-end fire department access roads in excess of 150
feet long shall be provided with approved provisions for
the turning around of fire department apparatus.
(10.207 (h) UFC]
C.C.Co. Comm. Dev. Dept.
S1249PD.917
September 17, 1991
Page 2
4. Fire hydrants shall *be installed, in service and capable
of delivering the required fire flow prior to issuance of
building permits for combustible construction. Water
supply shall be provided via public water mains approved
and accepted by the City Engineering Department.
(10. 301 (c) & 10.301(e) UFC]
5. The developer shall provide illuminated addressing
located on all buildings in such a manner as to be
plainly visible and legible from the street or road
fronting the property. [10.208 UFC]
6. The developer shall be required to contribute Fire
Facility Fees to mitigate operational costs 'associated
with increased service demands throughout the Fire
District. Fire Facility Fees are currently 'set at the
rate of $480.00 per individual residential dwelling unit.
The developer shall pay all required Fire Facility Fees
prior to the issuance of any building permit.
7. The developer shall submit two (2) sets of Improvement
Plans to the Fire District for review and comment prior
to construction. [2 . 206 UFC]
The conditions specified above are intended to ensure that the
project is in general compliance with applicable fire codes and
regulations enforced by the Oakley Fire Protection District.
Review of subsequent plan submittals, required above, may result
in additional requirements. Projects beginning construction -more
than one (1) year from approval may also be subject to additional
requirements. It is requested that a copy of the Conditions of
Approval for this project be forwarded to our office when
complied and adopted by your agency.
if you have any questions regarding this review, please contact
the undersigned at (510) 757-1303 Ext. 22 between the hours of
8:00 - 9: 00 a.m. and 4: 00 - '5.: 00 p.m. (Monday through Friday) .
Sincerely,
JOE TOVAR
Fire Chief
BILL BANOVITZ
JT:BB:rh Fire InspectYr
pc: North State Dev. Co.
Sub 7704 - S124900PD00
_tolfika' CONTRA COSTA
WATER DISTRICT
1331 Concord Avenue -
i P.O.Box H2O
Concord,CA 94524 R"'
(415)674-8000 FAX(415)674-8122,
(415)439-9169 Toll Free from Se tember 30, 1991
Eastern Contra Costa County p
Directors
Bette Boatmun
President An Beresford
Ronald E.Butler Contra Costa County
Vice President Community Development
Donald P Freitas 651 Pine Street,4th Floor,North Wing
Daniel L Pellegrini Martinez,CA 94553-0095
Paul F.Hughey
Ed Seegmiller Subject: Subdivision No.7704-Meadow Glen- U. S. Bureau of Reclamation Lateral
General Manager 6.2,21" RCP-H-50-16'Waterline Easement, at Oakley.- File No. 792400
Dear Mr. Beresford:
Please be advised that the U. S. Bureau of Reclamation has an easement for Lateral
6.2, a 21" RCP-H-50 pipe within the proposed subdivision 7704. Contra Costa Water
District operates and maintains this facility and permanent access must be provided.
Also,the developer shall prevent drainage from his property to enter the Contra Costa
Canal facilities,all run-off drainage must be diverted to a public storm drain facility,per
Contra Costa County Ordinance 914-2.006,and Contra Costa Water District
Regulation 1.04.110.
All plans,specifications, and design criteria within or adjacent to the•canal facilities
must be reviewed and approved by the District and the U. S. Bureau of Reclamation
before construction.
If you have any questions,please do not hesitate to call me..
Very truly yours,
_ 1
_/'Antonio E. Rocha
Engineering Technician 11
Engineering Department
(510) 674-8076
AER/dc
Enclosures
cc: Stan Applegate
Panos Kokkas
(� Richard K. Rainey
Sheriff-Coroner Contra' SHERIFF-CORONER
P.O. Box 391 Costa As ttttn E RupE
Martinez,California 94553-0039 As'-'Z her-
(415) 646- COu�fif G@Fiild I Mitogltika
``ll Ass�tar h&4t:
Ro#oer U Davis?
Assistant-SherOf'
September 27, 1991
Mr. Art Beresford
Community Development Department
651 Pine Street, North Wing, 4th Floor
Martinez, CA 94553
RE: County File No. 2967-R2 DP3029-91 TR7704 y
Dear Mr. Beresford,
I am writing in response to your Agency Comment Request Form for the
proposed Meadow Glen subdivision in Oakley. We use a formula developed
from Crime Prevention through Environmental Design to determine increase in
population. There are 68 homes proposed in the development and based on
the formula the increase in population would be over 300 individuals.
Although this particular development may not impact our calls for service; this
project coupled with other projects would increase our services. We are
therefore, requesting that the development be annexed into the P6 Special
Police District which would provide funding for law enforcement services.
In terms of traffic flow, there are several entrances from the project that would
allow for easy access of emergency vehicles as long as the street widths met
the minimum standards.
Should you require additional information, please do not hesitate to contact me
at 313-2721.
Sincerely,
RICHARD K. RAINEY
Sheriff-Coroner
- r
Catherine A. Bezick
Community Relations Unit
AN EQUAL OPPORTUNITY EMPLOYER
ANTIOCH UNIFIWCHOOL DISTRICT
a
S I O'G*Street-P.O.Box 7W Antioch.california O"F HONE{510}706¢100-FAX.(510)757-2937
ALAN J.NEWELL,J.D. K JAMES R.WELLS.Ph.D.
SUSOF SCIiOOLS 92 IHA ASSLSTANr VJPERMVNDENr BUSINESS SERMES
DENNIS GOETTSCH JAMES M.PATTON
ASS15TANT SUPERIMV-D ..PERSONNEL SERVICES DIRECTOR RESEARCH AND DEVELOPMENT'
LYNN STRAIGHT,Ph.D. JAN NIEBERLEIN
ASUSTANTSWIEWTENDFNI'EDUCATIONAL ES DEV -V' D DIRECTOR COMMISSION
March 20, 1992
Mr. Frank P. Bellecci
Bellecci & Associates. Inc.
2290.Diamond Boulevard, Suite 100
Concord, California 94520
Subject: Will Serve Letter for Tract 7704 - APN #041-100-022
Dear Mr. Bellecci:
This is to inform you that this is a "will serve" letter for Tract 7704 (APN
#041-100-022), and that the children from that tract will be served by the
Antioch Unified School District. The children will be placed in schools in
the District.
At this time we cannot indicate which schools the children will attend.
Placement will take place when the subdivision, generates the children.
Should you have any questions about this, please feel free to contact me.
Yours very truly,
James R. Wells
Assistant Superintendent,
Business Services
JRW:bmc
cc: Art Beresford
Daniel Bort
Greg Mattson
California Environmental Quality Act
NOTICE OF
Completion of Environmental Impact Report
[TXXI Negative Declaration of Environmental Significance
CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
651 Pine Street North Wing - 4th Floor- Martinez, California 94553-0095
Telephone: (510) 646-2031 Contact Person Art Beresford
Project Description and Location:
BELLECCI &ASSOCIATES (Applicant) - NORTH STATE DEVELOPMENT (Owner), County File
#2967-RZ: The applicant requests approval to rezone 12.14 acres of land from General
Agricultural District (A-2) to Planned Unit Development District (P-1).
BELLECCI &ASSOCIATES (Applicant) - NORTH STATE DEVELOPMENT (Owner), County File
#3029-91; The applicant requests approval of a final development plan to develop the site
with 65 Single Family Residences.
SUBDIVISION 7704(Applicant: Bellecci&Associates) (Owner: North State Development)The
applicant requests approval of a vesting tentative map to subdivide the 12.14 acre site into
65 Single Family Residential lots.
Subject property for the above referenced projects, consists of most of Parcel A of Ms 85-75
and a portion of Parcel D of MS 7-74. The site fronts for approximately 990 feet on the north
side of Gum Tree Road approximately 310 feet east of Live Oak Avenue in the Oakley area.
(A-2) (ZA:G-24 & H-24 ) (CT 3020-00 ) (Parcel #041-100-022 & 041-100-020)
THIS IS A NOTICE OF STAFF'S DETERMINATION OF THE ENVIRONMENTAL IMPACT OF THE ABOVE PROJECT. YOU WILL
BE FURTHER NOTIFIED OF THE PROJECT'S HEARING DATE WHERE YOU CAN COMMENT ON THIS DETERMINATION AND THE
PROJECT IF YOU WISH.
Based on the foregoing review,the project will not result in any potentially significant environmental impacts.
The Environmental impact Report or Justification for Negative Declaration is available for review at the address below:
Contra Costa County Community Development Department
4th Floor, North Wing, Administration Building
651 Pine Street
Martinez, CA
Review Period for Environmental impact Report or Negative Declaration: aAh� el� 12�2 2
thru Mu-x
AP 9 R 12./89 By
Communityde4vZ14Anep4aMm-�eme.