HomeMy WebLinkAboutMINUTES - 10191993 - H.4 !' H. 4
Contra
TO: BOARD OF SUPERVISORS —/ Costa
n; -
:.� Count
FROM: HARVEY E. BRAGDON Y
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: October 4 , 1993
ouKi'� �~
SUBJECT: Hearing on Rezoning Application #3008-RZ and Companion Application
Development Plan #3011-93 to Rezone IApproximately 1. 03 Acres from
Single Family Residential (R-15) to Planned Unit District (P-1) , for
a Maximum of 11 Lots. Subject Property is Located at 301 Mayhew Road
in the Walnut Creek Area. Application filed by Braddock & Logan
Associates (Applicant) - Marie Adams (Owner)
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
In accord with the recommendations of the County Planning
Commission:
1. Accept the environmental documentation prepared for this
project as adequate and complete.
2 . Adopt the Mitigation Monitoring Program for this project.
3 . Adopt the Statement of Findings.
4 . Approve Rezoning Application #3008-RZ as recommended by the
County Planning Commission.
5. Approved the requested Final Development Plan #3011-93 as
conditioned.
6. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set date for adoption of same.
7 . Direct staff to file a Notice of Determination with the County
Clerk.-
FISCAL
lerk.FISCAL IMPACT
None.
. CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITT E
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON October 19 , 1993 APPROVED AS RECOMMENDED x OTHER x
See Addendum for Board action
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
x UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Contact:Delmar Tompkins - 646-2031
Orig: Community Development Department ATTESTED October 19 , 1993
cc: Braddock & Logan Associates PHIL BATCHELOR, CLERK OF
Marie Adams THE BOARD OF SUPERVISORS
A COUNT DMINISTRATOR
BY , DEPUTY
BACKGROUND/REASONS FOR RECOMMENDATION
The applications for this project were filed with the County on
June 18, 1993 . The applications consist of a P-1 rezoning, a final
development plan, and a vesting tentative map to divide an 1. 03
acre site into 11 residential parcels.
The Mitigation Monitoring Program for this project requires the
submittal and approval of a tree replacement plan and a revised
parking and turnaround configuration for the private road. The
developer agreed with the mitigation measures and on this basis a
Negative Declaration of Environmental Significance was posted. The
applicant has submitted for review a tree replacement plan and a
revised site plan which provide for the measures described in the
Mitigation Monitoring Program.
On September 21, 1993 the County Planning Commission, after taking
testimony, recommended that the Board of Supervisors approve this
project subject to the Conditions of Approval of the Final
Development Plan #3011-93 .
DT/aa
BDVII/3011-93 .DT
10/4/93
ADDENDUM TO HA
OCTOBER 19, 1993
This is the time heretofore noticed by the Clerk of the Board of Supervisors for
hearing on the recommendation of the contra Costa County Planning Commission on the
request by Braddock and Logan Associates (applicant) and Marie Adams (owner) to
rezone 1.03 acres of land from Single Family Residential (R-15) to Planned Unit District
(P-1) for 11 lots (3008-RZ). This project includes a variance to minimum lot size, 1.03
acres requested (5 acres required); and a request for Final Development Plan(File #3011-
93) approval for an 11 unit single family residential project on 1.03 acres in the Walnut
Creek area.
=ti
Dennis Barry, Community Development Department, presented the staff report on
the matter describing the proposed site and modifications to conditions of approval made
by the Planning Commission on September 21, 1993, and on the request for
undergrounding of utilities by the applicant and PG&E's response with no objection.
Mitch Avalon, Public Works Department, commented on the subdivision being
infill development and the existing storm drain system and the need for an additional
crossing at Bancroft Road near Stemmel to lower the water service elevation. He advised
that Public Works has proposed that this development contribute toward the cost of the
additional storm drain crossing on Bancroft and in addition guaranteeing that the water
service elevation for the ten year storm would be contained within the system. He also
suggested four conditions in the recommendation to grant exception: 1. That the water
service elevation and the storm drain system not exceed that of the existing water service;
2. That the water service elevation for the ten year design storm will be contained within
the system; 3. That the water service elevation shall be as low as attainable; 4. That the
developer contribute $500 per unit toward the installation of the storm drain across
Bancroft.
The Board discussed the issue of the storm drain.
Mr. Barry presented the staff recommendations as listed.
The public hearing was opened and the following persons presented testimony:
Joe Raphael, Managing General Partner, Braddock and Logan, applicant;
No one else appearing to testify, the public hearing was closed, and Supervisor
Bishop moved approval of the project with the conditions of approval as set forth by
staff.
IT IS BY THE BOARD ORDERED that the staff recommendations 1,2,3, 4,5
with amended conditions, 6 and 7 are APPROVED; and Ordinance No. 93-77, giving
effect to the rezoning, is INTRODUCED, reading waived,.and October 26, 1993, is set
for adoption of same.
REZONING #3008-RZ & DEVELOPMENT PLAN #3011-93
BRADDOCK & LOGAN ASSOCIATES (Applicant)
MARIE ADAMS (Owner)
Requests approval to rezone 1.03 acres from Single Family Residential
District (R-15) to Planned Unit District (P-1) for eleven (11) lots.
This project includes a variance to minimum lot size, 1.03 acres re-
quested (5 acres required)
A request for Final Development Plan approval (#3011-93) for an 11
unit single family residential project on 1.03 acres.
Subject property is an 1 .03 acre parcel located at 301 Mayhew Road,
approximately 80-ft., east of the intersection of Mayhew Road and
Las Juntas Way,
Walnut Creek Area.
Board of Supervisors
Contra Costa County
19 October 1993 - 2:15 P.M.
Contra
TO: BOARD OF SUPERVISORS Costa
FROM: HARVEY E. BRAGDON : CountyDIRECTOR OF COMMUNITY DEVELOPMENT ,~
DATE: October 4, 1993 a ° H
SUBJECT: Hearing on Rezoning Application #3008-RZ and Companion Application
Development Plan #3011-93 to Rezone Approximately 1.03 Acres from
Single Family Residential (R-15) to Planned Unit District (P-1), for
a Maximum of 11 Lots. Subject Property is Located at 301 Mayhew Road
in the Walnut Creek Area. Application filed by Braddock & Logan
Associates (Applicant) - Marie Adams (Owner)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S)' & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
In accord with the recommendations of the County Planning
Commission:
1. Accept the environmental documentation prepared for this
project as adequate and complete.
2. Adopt the Mitigation Monitoring Program for this project.
3. Adopt the Statement of Findings.
4. Approve Rezoning Application #3008-RZ as recommended by the
County Planning Commission.
5. 0 Approved the requested Final Development Plan #3011-93 as
conditioned.
6. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set date for adoption Of same.
7. Direct staff to file a Notice of Determination with the County
Clerk.
FISCAL IMPACT
None. {M
CONTINUED ON ATTACHMENT: X YES SIGNATURE
"^► 1
_ RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITT E
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.
Contact:Delmar Tompkins - 646-2031
Orig: Community Development Department ATTESTED
cc: Braddock & Logan Associates PHIL BATCHELOR, CLERK OF
Marie Adams THE BOARD OF SUPERVISORS
AND COUNTY ADMINISTRATOR
BY , DEPUTY
BACKGROUND/REASONS FOR RECOMkk6ATION
The applications for this project were filed with the County on
June 18, 1993. The applications consist of a P-1 rezoning, a final
development plan, and a vesting tentative map to divide an 1.03
acre site into 11 residential parcels.
The Mitigation Monitoring Program for this project requires the
submittal and approval of a tree replacement plan and a revised
parking and turnaround configuration for the private road. The
developer agreed with the mitigation measures and on this basis a
Negative Declaration of Environmental Significance was posted. The
applicant has submitted for review a tree replacement plan and a
revised site plan which provide for the measures described in the
Mitigation Monitoring Program.
On September 21, 1993 the County Planning Commission, after taking
testimony, recommended that the Board of Supervisors approve this
project subject to the Conditions of Approval of the Final
Development Plan #3011-93.
�i
DT/aa
BDVII/3011-93.DT
10/4/93
NOTIFICATION LIST - BRADDOCK & LOGAN ASSOCIATES/MARIE ADAMS (Owner) - 3008-RZ & #3011-93
Braddock & Logan Associates John Phillips Carol A. Sawyer,
4155 Black Hawk Plaza Circle#201 225 Mayhew Way #25 225 Mayhew Way #26
Danville, California 94526 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Mrs. Marie Adams Riley & Sue Kerr Timothy G. & Rose Keefe
301 Mayhew Road 225 Mayhew Way #28 225 Mayhew Way #29
Walnut Creek, California 94598 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Carole Allen Annette Benoudiz Michael E. Wahl
225 Mayhew Way #1 225 Mayhew Way #2 225 Mayhew Way #3
Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Chester J. Loring Claire A. Johnson , R. R. & Carol Gayton
1815- Ygnacio Valley Road 225 Mayhew Way #5 225 Mayhew Way #6
Walnut Creek,, California 94598 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Marie A. Crossland Lorelei S. Moore H. P. Shields
1715 Oro Valley Circle 225 Mayhew Way #8 56 Sereno Circle
Walnut Creek, California 94596 Walnut Creek, Calif. 94596 Oakland, California 94619
Gail E. Jordan Christiane M. Marshall Linda K. Tiller
225 Mayhew Way #10 225 Mayhew Way #11 225 Mayhew Way #12
Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Marianne L. Miller Carolyn Bobb Bertha Cheatham
1124 Hollywood. Avenue ,. 225 Mayhew Way #14 1855 Gateway Boulevard
Oakland, California 94602 Walnut Creek, Calif. 94596 Concord, California 94520
Gary & Melissa Riding Helene Redwun Ann E. Wagner
225 Mayhew Way #16 225 Mayhew Way #17 225 Mayhew Way #18
Walnut Creek,-California 94596 Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596
Great Western Bank Timothy Jeppesen Thomas P. & Agnes Hansen
P. 0. Box 2583 225 Mayhew Way #20 7620 De Palma Street
Dublin, California 94568 Walnut Creek, Calif. 94596 Downey, California 90241
Ruth E. Hurtado Fabio Rodriquez Janet L. Throop
225 Mayhew Way #22 225 Mayhew Way #23 225 Mayhew Way #24
Walnut Creek, Calif. 94596 Walnut Creek, Calif. 94596 Walnut Creek, California 94596
Notification List, Page #2 - Braddock & Logan (3008-RZ & #3011-93)
Perney M. Sampson
225 Mayhew Way #27
Walnut Creek, California 94596
Resolution No. 42-1993
RESOLUTION OF THE PLANNING COMMISSION OF THE COUNTY OF CONTRA
COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS AND RECOMMEW
DATIONS ON THE REQUESTED CHANGE IN ZONING BY BRADDOCK & LOGAN
ASSOCIATES (APPLICANT), MARIE ADAMS (OWNER), #3008-RZ, IN THE
ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING FOR THE
WALNUT CREEK AREA OF SAID COUNTY
WHEREAS, a request by BRADDOCK & LOGAN (Applicant), MARIE ADAMS
(Owner), #3008-RZ, requesting to rezone 1 .03 acres of land in the Walnut Creek
Area, from Single Family Residential District (R-15) to Planned Unit District (P-1), was
received by the Community Development Department on May 20, 1993; and
WHEREAS, simultaneously, the applicant and owner filed a development plan
application #3011-93, requesting approval for an eleven (11) unit single family
residential project with a variance to the minimum lot size, 1.03 acres requested, 5
acres required, to be heard concurrently with the rezoning application; and
WHEREAS, the subject property is described as being located at#301 Mayhew
Road, approximately 80-ft., east of the intersection of Mayhew Road and Las Juntas
Way, in the Walnut Creek area; and
WHEREAS, a Negative Declaration of Environmental Significance was posted
for review of this request on August 16, 1993; and
WHEREAS, after notice thereof having been lawfully given, a public hearing was
scheduled before the County Planning Commission on Tuesday, September 21, 1993,
whereat all persons interested therein might appear and be heard; and
WHEREAS, the County Planning Commission having fully reviewed, considered
and evaluated all the testimony and evidence submitted in this matter; and - -
NOW, THEREFORE, BE IT RESOLVED that the County Planning Commission
recommends to the Board of Supervisors of the County of Contra Costa, State of
California, that the rezoning request of BRADDOCK & LOGAN (Applicant), MARIE
ADAMS (Owner), #3008-RZ and #3011-93, be APPROVED as to the change from
Single Family Residential District (R-15) to Planned Unit District (P-1), subject to the
conditions of Development Plan #3011-93, which are attached hereto and made a
part hereof and the zoning change as indicated on the findings map entitled: PAGE L-
14 OF THE COUNTY'S 1978 ZONING MAP, also attached hereto and made a part
hereof; and
Resolution No.42-1993
BE IT FURTHER RESOLVED that the County Planning Commission ACCEPTS the
environmental documentation and determination issued by Staff; and
BE IT FURTHER RESOLVED that the reasons for this recommendation are as
follows:
1. The proposal is consistent with the General Plan and the intent of the P-1
section of the Zoning Ordinance.
2. The project, as conditioned, meets the increased density of the land use
area while the choice of single family structures, allowable at this density
with the P-1 rezoning, allows a smooth transition between the single family
residential area of the neighboring communities and the existing multiple
family structures in this area.
BE IT FURTHER RESOLVED that the Chairman and Secretary of this
Commission will sign and attest the certified copy of this resolution and deliver the
.same to the Board of Supervisors all in accordance with the Government Code of the
State of California.
The instruction by the Planning Commission to prepare this resolution was given
by motion of the Commission on Tuesday, September 21, 1993, by the following
vote:
AYES: Commissioners - Gaddis, Woo, Wong, Terrell.
NOES: Commissioners - Jeffrey Straus.
ABSENT: Commissioners - Accornero, Clark.
ABSTAIN: Commissioners - None.
I, Richard Clark, Chairman of the Planning Commission of the County of Contra
Costa, State of California, hereby certify that the foregoing was duly called and held
in accordance with the law on Tuesday, October 5, 1993, and that this resolution
was duly and regularly passed and adopted by the following vote of the Commission:
Resolution No. 42-1993
AYES: Commissioners - Accornero, Wong, Terrell, Straus, Clark.
NOES: Commissioners - None.
ABSENT: Commissioners - Gaddis, Woo.
ABSTAIN: Commissioners - None.
Chairman of the Planning Commission of the
County of Contra Costa, State of California.
ATTEST:
Secretar o t e Plann
y SinVg'/ro mission of the
County of Contra Costa, State of California.
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Findings Map
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Rezone From 12-1j Tor-1 wkjl,NLk-r CKLEcr- _Area
1, l2, C L-A?Y-- Chair of the Contra Costa County
Planning Commission, State of California, do hereby certify
that this is a true and correct copy of "RA6y_ L-
C_AaALW4 c 19-7<i 2_o t N,t 1 L Map
indicating thereon the decision of the Contra Costa County Planning
Commission in the matter of (�CZAVpQr Y
Chair of the Contra Costa County
Planning Commission,State of California
ATTEST:
Secretary of the Contra Costa Founty
Planning Commission, State o Calif.
FINDINGS FOR FOXGLEN II, REZONING 3008-RZ, FINAL DEVELOPMENT PLAN 3009-93
AND VESTING TENTATIVE SUBDIVISION MAP 7840 AS RECOMMENDED BY THE COUNTY
PLANNING COMMISSION ON SEPTEMBER 21 , 1993 (Braddock & Logan - Applicant)
FINDINGS
The following required findings for adoption of the rezoning application to P-1 as provided by
County Code Section 84-66.1406 have been satisfied:
A. The applicant intends to start construction within two and one-half years from date of
plan approval.
B. The proposal is consistent with the County General Plan.
C. The proposed development will constitute a residential environment of sustained
desirability and stability, and will rbe in harmony with the character of the surrounding
neighborhood and community. Single family detached homes are more marketable
than attached structures at the same density and the proposed development serves as
a transition between lower density detached homes and higher density multiple family
structures.
The following required findings for adoption of a Variance to parcel size as provided by County
Code Section 26-2.2006 have been satisfied.
A. The granting of this variance will not constitute a grant of special privilege inconsistent
with the limitations on other properties in the vicinity and the respective land use
district in which the subject property is located.
B. With consideration to the location and surroundings of the subject parcel, the strict
application of the respective zoning regulations is found to deprive the subject property
of rights enjoyed by other properties in the vicinity and within the identical land use
district.
C. The granting of a variance to lot size of the subject parcel meets the intent and
purpose of the land use district in which the subject property is located.
2
CONDITIONS OF APPROVAL FOR FOXGLENN II REZONING 3008-RZ FINAL DEVELOPMENT
PLAN 3009-93 AND VESTING TENTATIVE SUBDIVISION MAP 7840 AS RECOMMENDED
BY THE COUNTY PLANNING COMMISSION ON SEPTEMBER 21 1993 (Braddock & Logan -
Applicant)
1. The development shall be as generally shown on the following exhibits submitted by
the applicant, for not more than 11 residential lots, subject to the conditions listed
below.
A. Vesting Tentative Map and Subdivision Plan dated May 20, 1993
B. Building elevations dated May 20, 1993
C. Geotechnical exploration report prepared by ENGEO INCORPORATED and dated
received May 24, 1993
D. Irrigation and Planting Plan dated June 24, 1993
E. Tree survey dated July 1 , 1993
BmeFgeney Vehicle-Access-dated SeptembecF 13, 1993-
The approval of vesting tentative map for SUB 7845 is contingent on final approval of
Rezoning 3008-RZ and Final Development Plan 3011-11 by the Board of Supervisors.
The subdivision approval is subject to any requirements imposed by the Board of
Supervisors in any approval of the Rezoning and Final Development Plan by the Board.
The filing period of the Rezoning/Final Development Plan shall run concurrently with
the time limits of the approved subdivision.
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provi.
.................................
3. Except as specified in these conditions and the exhibits described in Condition #1 -
above, the guide for development shall be the Single Family Residential (R-6) district,
subject to the Zoning Administrator's review and approval at the time of issuance of
building permits.
Guide for minimum yard standards shall be as follows:
Front: 18 feet from property line.
Side: 5 feet; total 10 feet between building; side yards adjacent to a
street shall be not less than 10 feet.
Rear: 10 feet
3
4. Prior to the issuance of building permits, the final design of the buildings shall be
submitted for final review and approval by the County Zoning Administrator. The roofs
and exterior walls of the building shall be free of such objects as air conditioning or
utility meter equipment, television antenna, etc., or be screened from view.
A. All residential building shall have fire resistant roofs and exterior materials.
B. All garages shall be constructed with remote controlled automatic sectional
doors.
C. Construction plans shall indicate that each garage is equipped with a suitable
electrical outlet that is dedicated for future potential use in recharging electrical
vehicles. Prior to filing a final map, the applicant shall demonstrate how this
design will be accomplished. Pacific, Gas, and Electric Company and/or the
County Building Inspection Department shall be provided an opportunity to
comment on the proposed arrangement.
D. Illuminated house numbers shall be provided for each residential unit throughout
the development.
,
AOFtheffl side yaFds ef 6 feet as is established feF Fnest ef the lots in the subdivisief+.-
As shown On the staff study dated SeptembeF 14, 1993, the Femaining tFiaAgUla+
shaped pieees ef land between lets #1546 and the ffivate Fead/pad(ing/rEVA paveUd
4. Covenants, Conditions, and Restrictions shall be submitted for review with the Final
Subdivision Map, and shall be subject to review and approval by the Zoning
Administrator. This document shall provide for establishment, ownership and
maintenance of the common open space and parking, fire protection, fencing, private
streets and drainage maintenance, keeping of pets and establishment of signs.
The Covenants, Conditions and Restrictions(CC & Rs) developed for this project shall
include the following deed restrictions: -
A. No recreational vehicle, boat, boat trailer or mobilehome shall be stored on the
site overnight.
B. Exterior materials and colors shall not vary from the palette approved by the
Zoning Administrator for the original homes.
C. Guest parking will be limited to the additional four off street spaces provided.
No vehicles shall be parked on street, in the turnaround area at the northern end
of the private road, or in the Emergency Vehicle Access.
4
CEQA Mitigation Conditions Agreed to by Applicant
5. At least 30 days prior to issuance of a grading permit or filing of a final map, a Tree
Replacement Plan shall be submitted for the review and approval of the Zoning
Administrator. The Tree Replacement Plan should include:
A. A landscape plan which will provide for the replacement of all removed trees
at the following rate:
* three 15-gallon trees to replace removal of each tree with a diameter of
20 inches or greater;
one replacement tree., fifteen gallon minimum, for every 20 inches of
aggregate trunk circumference of trees removed with diameters of at
least 10 inches but less than 20 inches.
These trees are in addition to proposed street trees.
B. The landscape plan will be accompanied by a landscaping and management plan
for the maintenance and preservation of the replacement trees.
6. Prior to the issuance of building permits, a final landscape plan shall be submitted for
the review and approval of the Zoning Administrator. The landscape plan shall
generally conform to the irrigation plans dated received June 24, 1993 and shall
include:
A. The size, species and location of plantings in all open space, common and patio
areas.
B. Tree replacement plan.
C. Details of the size and location of any fences.
The landscape plan shall be certified by a licensed landscape architect as conforming
with Contra Costa County Water Conservation policies set out in Article 8.2-26.2 of -
the Zoning Ordinance.
7. As no on-street parking is provided, four off-street parking places will be required for
this development in addition to those spaces provided at each residence.
8. At least 30 days prior to issuance of a grading permit or filing of a parcel map, the
applicant shall submit a revised site plan for the review and approval of the Zoning
Administrator depicting a road design that provides for compliance with local
subdivision ordinance and Fire District requirements. To provide adequate period for
comment, at least 30 days prior to this submittal the applicant shall provide copies of
this site plan for the review of the Public Works Department and the Contra Costa
County Fire Protection District.
5
Geotechnical Evaluation
9. Comply with the recommendations of the geologic report prepared by ENGEO
INCORPORATED, dated received May 24, 1993. Grading plans shall be submitted for
review and approval by the Zoning Administrator prior to issuance of a grading permit.
Archaeological
10. 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 off Professional Archaeology (SOPA) has had an oppoYtunity
to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed
necessary.
Public Works Department
11. The following requirements pertaining to drainage, road, and utility improvements will
require_ the review and approval of the Public Works Department:
A. The following requirements pertaining to drainage, road, and utility improve-
ments will require the review and approval of the Public Works Department and
are based on the Tentative Map dated June 23, 1993:
1) Construct curb,4-foot 6-inch sidewalk(width measured from curb face),
necessary longitudinal and transverse drainage,and necessary pavement
widening along the frontage of Mayhew Road. The curb face shall be
located 20-feet from the ultimate road centerline.
2) An exception is permitted from the construction of full frontage
improvements along the Bancroft Road frontage of this property,
provided that the applicant contributes a dollar amount, based on an
estimate prepared by a registered Civil Engineer, to a Road Improvement
Fee Trust (Fund Number 819200-0800) designated for road improve-
ments to Bancroft Road. The improvement plans shall include an -
acceptable design for these improvements. The frontage improvements
shall consist of curb, 6-foot 6-inch sidewalk (width measured from curb
face), necessary longitudinal and transverse drainage and necessary
pavement widening along the frontage. The curb face shall be located
32-feet from the ultimate centerline of Bancroft Road.
B. Private Roads:
1 j Construct "A" Street as a 27-foot private road within a 28-foot access
easement and a 35-foot public utility easement. The curb face shall be
located 27-feet from curb face to curb face.
6
2) Construct a paved turnaround at the end of the proposed private road.
The turnaround shall be designed for a garbage truck, subject to the
review of the Public Works Department, Engineering Services Division.
The applicant shall show provide a total of 4 parking spaces outside of
the turnaround area as previously agreed to and modified with the
September 13, 1993 parking sketch from Braddock & Logan.
C. Road Dedications:
1) Convey to the County, by Offer of Dedication, approximately 20-feet of
additional right of way on Bancroft Road as required for the planned
future width of 84-feet. '
2) Convey to the County, by Offer of Dedication, approximately 10-feet of
additional right of way on Mayhew Way as required for the planned
future width of 60-feet.
D. Street Lights:
1) Install street lights on Mayhew Way and Bancroft Road and annex 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 Department, Road Engineering Division.
E. Utilities and Undergrounding:
1) Undergrounding of all utility distribution facilities. This shall include
distribution facilities along the frontage of Mayhew Way.
F. Maintenance of Facilities:
1) Develop and enter into a maintenance agreement that will insure that
the proposed private road will be maintained, and that each property
that uses the proposed private road will share in its maintenance.
G. Drainage Improvements: Unless exceptions are specifically granted, this
development shall conform to the requirements of Division 914 (Drainage) of
the Subdivision Ordinance. Conformance with Division 914 includes the
following requirements:
1) 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.
7
2) Designing and constructing storm drainage facilities required by the
Ordinance in compliance with design standards of the Public Works
Department.
3) The Ordinance prohibits the discharging of concentrated.storm waters
into roadside ditches.
4) Installing within a dedicated drainage easement, any portion of the
drainage system which conveys run-off from public streets.
H. General Requirements:
1) Submitting improvement plans prepared by a registered civil engineer,
payment of review and inspection fees, and security for all improve-
ments required by the Ordinance Code or the conditions of approval for
this subdivision. These plans shall include any necessary traffic signage
and striping plans for review by the Public Works Department, Road
Engineering Division.
2) Furnish proof to the Public Works Department, Engineering Services
Division, of the acquisition, of all necessary rights of entry, permits
and/or easements for the construction of off-site, temporary or
permanent, road and drainage improvements.
3) Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks along Mayhew
Way and Bancroft Road.
4) Install a vertical rise garage door with an automatic garage door opener
on all garages.
5) On all public roads with longitudinal slopes less than five percent, all
public pedestrian ways shall be designed in accordanoe with Title 24
(handicap access). This shall include all driveway depressions as well
as handicap ramps.
Construction Activity
12. 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.
8
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 site and mail to the owners of property within 300 feet of the exterior
boundary of the project site notice that construction work will commence. The
notice shall include a list of contact persons with name, title, phone number
and area of responsibility. The person responsible for maintaining the list shall
be included. The list shall be kept current at all times and shall consist of
persons with authority to indicate and implement corrective action in their area
of responsibility. The names of the individual responsible for noise and litter
control shall be expressly identified in the notice. The notice shall be 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 a 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 an immediate 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 a good-faith effort to avoid interference with existing
neighborhood traffic flows. Prior to issuance of building permits, the proposed
roads serving this development shall be constructed to provide access to each
lot. This shall include provision for an on-site area in which to park construc-
tion vehicles.
Energy Conservation Program
13. At least 30 days prior to filing a final map, the applicant shall submit the following for
the review and approval of the Zoning Administrator:
A. Provisions for future passive or natural heating or cooling opportunities within
the subdivision and the design of the residences to the extent feasible.
B. Evidence that the proposed development will comply with the California Energy
Commission energy budget limits by utilizing the most current CEC prescriptive
packages available. The developer shall indicate what package (or performance
standard) they are proposing to utilize. Prior to submittal to the Zoning
Administrator, the Building Inspection shall be`provided an opportunity to
9
comment on the proposed standards relative to compliance with this require-
ment. At time of issuance of building permits, the developer shall submit the
approved package to the Building Inspection Department during the plan
checking process.
Police Services
14. The owner of the property shall participate in the provision of funding to maintain and
augment police services by voting to approve a special tax for the parcels created by
this subdivision approval. The tax shall be the per parcel annual amount (with
appropriate future Consumer Price Index adjustment) then established at the time of
voting by the Board of Supervisors. The election to provide for the tax shall be
completed prior to the filing of the Final Map. The property owner shall be responsible
for paying the cost of holding the election, payable at the time that the election is
requested by the owner.
County Indemnification
15. Pursuant to Government Code Section 66474.9,the applicant(including the subdivider
or any agent thereof) shall defend, indemnify, and hold harmless the Contra Cosa
County Planning Agency and its agents, officers, and employees from any claim,
action, or proceeding against the Agency (the County) or its agents, officers, or
employees to attack, set aside, void, or annul, the Agency's approval concerning this
subdivision map application, which action is brought within the time period provided
for in Section 66499.37. The County will promptly notify the subdivider of any such
claim, action, or proceeding and cooperate fully in the defense.
Construction Material Recycling
16. The applicant shall provide for the separation of recyclable construction material, such
as wood waste and inert solids, at the construction site. Provisions for the separation
of recyclables shall be consistent with the County Source Reduction and Recycling
Element. Any questions on satisfying this requirement shall be directed to the County
Recycling Specialist at (510) 646-4198.
Street Names and Addressing
17. At least 30 days prior to filing the Final Map, plans shall be submitted for review by
the Community Development Department, Graphics Section, to obtain addresses and
for street name approval (public and private). Alternate street names should be
submitted in the event of duplication and to avoid similarity with existing street names.
The Final Map cannot be certified by the Community Development Department without
the approved street names and the assignment of street addresses.
10
ADVISORY NOTES
A. 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 II or Central Valley - Region V)
B. The applicant will be required to comply with the requirements of the
Bridge/Thoroughfare Fee Ordinance for the Central County Area of Benefit as adopted
by the Board of Supervisors.
C. The applicant will be required to comply with the drainage fee requirements for
Drainage Area 44B as adopted by the Board of Supervisors.
D. Comply with the requirements of the Central Contra Costa Sanitary District (see
attached).
E. Comply with the requirements of the Contra Costa County Fire Protection District (see
attached).
F. Comply with the requirements of the Health Services Department, Environmental
Health Division (see attached).
G. Comply with the requirements of the Building Inspection Department. Building permits
are required prior to the construction of most structures.
H. The applicant will be required to pay an environmental review fee of $1,250.00 for the
Department of Fish and Game at the end of the appeal period. Failure to do so will
result in fines. In addition, the approval is not final or vested until the fee is paid. A
check for this fee shall be submitted to Contra Costa County for submittal with the
final environmental documents.
I. The applicant is advised that the tax for the police services district is currently set by
the Board of Supervisors at $200 per parcel annually (with appropriate future -
Consumer Price Index [CPI] adjustments). The annual fee is subject to modification by
the Board of Supervisors in the future. The current fee for holding the election is $800
and is also subject to modification in the future. The applicable tax and fee amounts
will be those established by the Board at the time of voting.
J. VESTING TENTATIVE MAP ADVISORY COMMENT
1. Vesting Rights and Fees - This project is subject to the development fees in
effect under County Ordinance as of May 20, 1993, the date the vesting
tentative map application was accepted as complete by the Community
Development Department. These fees are in addition to any other development
fees which may be specified in the conditions of approval.
'
11
The fees include but are not hrnbed to the following:
Bridge and Thoroughfare Fee $2,300per residence.
$2residence.
Park Dedication: '�OU per raa en e.
Child Coro $40Oper residence.
An estimate of the fee charges for each approved lot may be obtained by
contacting the Building Inspection Department at 646'4982`
2. Expiration of Vested Rights-Pursuant toSection G8452.8(g) wfthe Subdivision
Map Act, the rights conferred by the vesting tentative map as provided by
Chapter 4'5 of the Subdivision Map Act shall last for an initial period of two
years following the recording date of the final/parcel map. These rights pertain
tmdevelopment fees and regulations. Where several final maps are recorded
on various phases ofo project covered by single vesting tentative map, the
initial time period shall begin for each phase when the final map for that phase
is recorded.
Atany time prior tothe expiration nftheinitia! tirnepahnd. theoubdividornmay
apply for a one-year extension. The application shall be accompanied by the
applicable filing fee. |fthe extension is denied byonadvisory agency, the
subdivider may appeal that denial tothe Board of Supervisors by filing a letter
of appeal with the appropriate filing fee with the Clerk of the Board within 15
calendar days.
The initial time' period may also bosubject to.automatic extension pursuant to
other provisions of Section 68452.6(g) relating to processing of related
development applications bythe County.
At the expiration nfthe vesting time period, remaining development (i.e.' new
building permits) within the subdivision oheU be subject todevelopment fees
and regulations in effect atthat time.
DT/aa
SUBX|X/7840IT
B/14/93
9/21/93-CPC (a)
'
California Environmental Quality Act
NOTICE OF
oCompletion of Environmental Impact Report
xxx
Negative Declaration of Environmental Significance
CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
651 Pine Street North Wing - 4th Floor- Martinez, California 94553-0095
ILTelephone: (510) 646-2031 Contact Person Delmar Tompkins
Project Description and Location:
Braddock & Logan Associates(Applicant) - Marie Adams(Owner): This project consists of the
following related applications:
County File #3008-RZ: A request to rezone 1.03 acres from Single Family Residential
(R-15) to Planned Unit District (P-1) for 11 lots. This project includes a variance to
minimum lot size, 1 .03 acres requested (5 acres required).
County File #3011-93: A request for final development plan approval for an 11 unit
single family residential project on 1.03 acres.
SUBDIVISION 7845:A request for vesting tentative map approval to divide 1.03 acres
into 11 lots.
The subject property is is a 1.03 acre parcel located at 301 Mayhew Road, approximately 80
feet east of the intersection of Mayhew Road and Las Juantas Way in the Walnut Creek area.
(R-15) (ZA: L-14) (CT 338 1.00) (Parcel #148-300-007)
THIS IS A NOTICE OF STAFF'S DETERMINATION OFTHE 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.
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 94553-1229
Review Period for Environmental Impact Report or Negative Declaration:
thru 3 — 3
AP 9 R 12/89 By
,pommunity Development Department Representative
Agenda Item #,1,, y
Community Development Contra Costa County
CONTRA COSTA COUNTY PLANNING COMMISSION
TUESDAY, SEPTEMBER 21 , 1993 - 7:30 P.M.
I. INTRODUCTION
FOXGLEN II
Braddock & Logan Associates(Applicant) - Marie Adams(Owner): This project cpnsists
of the following related applications:
Countv File #3008-,RZ: A request to rezone 1 .03 acres from Single Family
Residential(R-15)to Planned Unit District(P-1) for 11 lots. This project includes
a variance to minimum lot size, 1 .03 acres requested (5 acres required).
Countv File #3011-93: A request for final development plan approval for an 11
unit single family residential project on 1 .03 acres.
SUBDIVISION 7845: A request for vesting tentative map approval to divide
1 .03 acres into 11 lots.
Subject property is a 1.03 acre parcel located at 301 Mayhew Road, approximately 80
feet east of the intersection of Mayhew Road and Las Juntas Way in the Walnut Creek
area. (R-15) (ZA: L-14) (CT 3381.00) (Parcel #148-300-007)
II. RECOMMENDATION
Staff recommends that the Rezoning 3008-RZ, Final Development Plan 3011-93, and
the Vesting Tentative Map for SUB 7845 be approved with the attached conditions.
Adopt a motion:
A. Accepting the environmental documentation prepared for this project as being
complete and adequate, and adopt the Mitigation Monitoring Program for the
project.
B. Recommending to the Board of Supervisors that the land described in 3008-RZ
be rezoned from a Single Family Residential District (R-15) to a Planned Unit
District(P-1), together with approval of Final Development Plan 3011-93 with
the attached conditions.
C. Approving Subdivision 7845 subject to the attached conditions.
2
III. GENERAL INFORMATION
A. General Plan Land Use Designation: The subject property is designated Multiple
Family Residential Medium Density (12.0 - 20.9 units per net acre) in the
County General Plan adopted in January, 1991, which allows a development
range on this site of 9-16 units. This project request for approval of a vesting
tentative map to divide 1.03 acres into 11 lots, a rezoning to P-1—and a final
development plan for 11 single family homes is consistent with that General
Plan designation.
B. Zoning: This project includes a request to rezone from a Single Family
Residential District (R-15) to a Planned Unit District (P-1) with a variance to
minimum lot size, 1 .03 acres requested (5 acres required). The proposed
Subdivision and Final Development Plan are consistent with the regulations of
the proposed district.
C. CEQA Status: Determination of a Negative Declaration of Environmental
Significance was posted for review on August 16, 1993.
D. Other Regulatory Concerns: None.
E. Prior Applications: Land Use Permit 142-62, a request for a_second residential
unit, was denied by the Board of Adjustment on June 7, 1962. Land Use
Permit 174-63, a request for a family member mobile home, was approved for
a period of one year on June 16, 1963. Land Use Permit 284-64, an extension
request for 174-63, was approved for a period of three years on July 29, 1964.
There are no other projects listed for this parcel. There are no concerns or
conditions of these projects that would influence considerations related to the
proposed subdivision.
IV. SITE DESCRIPTION
The 1 .03 acre subject parcel is generally flat with a slight slope to the northeast.
There is a single family home near the west end of the trapezoid shaped parcel. The
project site has several large trees and shrubs along three property lines (thirteen trees
in excess of 10 inches in diameter). The interior portions of the site have small fruit
and nut trees along with medium size shrubs.
V. AREA DESCRIPTION
The site is located within an unincorporated "island" that is bounded by three cities:
Concord, Pleasant Hill, and Walnut Creek. The site lies within the sphere of influence
of the City of Concord. The subject parcel runs between Mayhew Way and Bancroft
Road in the Walnut Creek area approximately 240-feet west of the intersection of
these two streets. Homes in the area of Las Juntas Way to the west are large single
story single family detached homes on 10,000 square foot lots. They are in the city
of Walnut Creek. The Las Juntas subdivision to the northeast, within the city limits
of the City of Concord is comprised of single story single family detached homes on
3
6,000 square foot lots. Immediately to the west, construction is under way for a 22-
lot subdivision of the same style by the applicant for this proposal. Two large multi-
family complexes are west of that site. The Pleasant Hill Bay Area Rapid Transit
(BART) Station is one mile to the south and west of the project site.
VI. PROPOSED PROJECT
This project is a request for approval of a vesting tentative map to divide 1 .03 acres
into 11 lots, a rezoning from R-15 to P-1 , and a final development plan for 11 two
story, 3 and 4 bedroom, single family homes. Average lot size is 3131 square feet.
A typical lot is 42 feet wide by 69 feet deep. Setbacks are 18 foot front setbacks, 5
foot side yards, 10 foot side yards along Mayhew way, and 10 foot rear yards.
Proposed homes are two story with a 30 foot maximum building height and are offered
in three floor plans of 1449, 1680, and 1960 square feet. Exterior materials are wood
or stucco with concrete tile roofs.
Access to the site will be on a private road (proposed 'Street A') from Mayhew Way.
There will be an Emergency Vehicle access onto Bancroft Road from the end of the
proposed private road. Parking provided at each residence consists of two spaces
within a garage and two spaces on the driveway apron. The proposed private street
is less than 28 feet width (curb to curb) and no on-street parking is permitted. Four
off-street common guest parking spaces are provided at the end of the private road.
The applicant is proposing the formation of a homeowner's association for the purpose
of maintaining the private street, EVA, and off-street parking.
The landscape and irrigation plan provided shows street tree, sideyard, and frontyard
landscaping to be installed by the developer. All fencing is limited to six feet in height
with the exception of a 6-8 foot long section of retaining wall/fence 6-8 feet in height,
at the northernmost corner of the project site, where the proposed fencing will meet
up with existing fencing along Bancroft Road. There are no proposed common open
space areas or facilities.
VII. AGENCY COMMENTS
A. Building Inspection Department- Grading permit required. Preliminary and final
soils reports required.
B. Health Services Department, Environmental Health Division - Compliance with -
Contra Costa County Environmental Health Division conditions is noted in an
Advisory Note following the Conditions of Approval.
C. Public Works/Flood Control - See P/W Road Engineering
D. Public Works/Road Engineering Division -The Department has provided a list of
road and drainage requirements. These requirements have been included in the
Conditions of Approval.
E. Comprehensive Planning - No response.
4
F. Archaeological Inventory - There is a low possibility of archaeological sites.
Further study for archaeological resources is not recommended.
G. State Department of Fish and Game Region 3 - No response.
H. Contra Costa County Fire Protection District - Compliance with Fire District
regulations and ordinances is noted in an Advisory Note following the
Conditions of Approval.
I. Central Contra Costa Sanitary District - Compliance with Central Contra Costa
Sanitary District regulations construction specifications is noted in an Advisory
Note following the Conditions of Approval.
J. Contra Costa Water District - No comments on this application.
K. Mount Diablo School District - The project creates minimal impact on the Mt.
Diablo Unified School District.
L. City of Concord - No response.
M. City of Pleasant Hill - No response.
N. City of Walnut Creek - No response.
O. Walden District Improvement Association - No response.
P. Las Juntas Home Owners Association - Notice returned.
Q. County Connection - No response.
VIII. PUBLIC COMMENTS
The Community Development Department has received no comments from the public
regarding this application.
IX. STAFF ANALYSIS/DISCUSSION
A. Site Plan Review: The subject property is designated Multiple Family
Residential Medium Density in the County General Plan. The densities proposed
are consistent with those described in the General.Plan. Increased density in
the subject area for infill projects is appropriate because of close proximity to
the Pleasant Hill BART Station, a public transit hub.
The trapezoid shaped 1 .03 acre parcel is 166 feet wide where the east and
west parcel lines are parallel then narrows to 17 feet at Bancroft Road. With
a 22 foot roadway dedication along Bancroft Road to the County, the
narrowest point is 47 feet. This parcel shape, in conjunction with the number
of desired lots, helps dictate the choice of an Emergency Vehicle Access rather
than a wide circular turnaround at the end of the private road. The narrowness
of the lot is reflected in reduced front and rear lot setbacks.
5
The 1.03 acre subject parcel size is less than the minimum lot size for
consideration for a P-1 rezoning. A variance can be granted to lot size where
the variance is consistent with the General Plan and the findings of County
Code Section 26-2.2006 are met. The General Plan has identified areas for
Multiple Family Land Uses and densities near urban centers and transit hubs.
Many of the projects that fulfill those goals are and will be small infill projects
occurring on small parcels. A two acre P-1 rezoning and 20 lot detached single
family home subdivision is under construction along the west side of this
proposed project. Together, these two projects serve as transition of building
bulk and residential density between the single family homes of adjacent
communities and existing multiple family structures in this land use area.
B. Open Areas: No shared open space is provided in the development plan
proposal. The two northernmost lots are larger than the other lots and are
irregularly shaped because of the trapezoid shape of the initial subject parcel.
In considering the small yards proposed, any opportunity for common open
space should be explored. Condition # 4 requires the alteration of area and
shape of lots 5 and 6 toward consistency with the rest of the subdivision (5
foot side yards) and the establishment of the resultant triangle shaped pieces
of land as common open space. The excess area on Tot 6 is to be used in
location of three of the four required guest parking spaces. Remaining area of
that triangle is approximately 250 square feet. The triangular piece of lot 5
behind the turnaround area is approximately 525 square feet. The configuration
of these spaces, guest parking, and turnaround areas is illustrated on an
attached staff study.
C. CEOA Analysis: The resultant environmental impacts of this project are
individually limited but might be cumulatively significant. Because of the
mitigation measures added to the Conditions of Approval there will not be a
significant effect in this case and a Determination of Negative Declaration of
Environmental Significance was posted on August 16, 1993.
1) IMPACT:
The clearing of the site involves the removal of mature trees and all
brush on the.site. This contributes to a reduction of wildlife cover in the
area. In addition to the aesthetic impact of the loss of mature trees,
removal of trees along property boundaries removes a buffer to the -
visual impact of the proposed dense group of two story homes. The
single family detached homes across Mayhew Way and Bancroft Road
are only one story homes and are less crowded.
MITIGATION:
The recommended Conditions of Approval provide for a tree replacement
and management plan.
See COA #6
6
2) IMPACT:
The proposed private road has an unusual turnaround space and a
narrow Emergency Vehicle Access. Limited maneuverability on the
private road could create traffic hazards and limit emergency vehicle
access to the development. Inadequate parking could force some
parking into the surrounding areas.
MITIGATION:
The recommended Conditions of Approval provide for additional off
street parking, and require that the applicant submit a revised site plan
for the review and approval of the Zoning Administrator depicting a road
design that provides for compliance with local subdivision ordinance and
Fire District requirements.
See COA # 8, #9
The applicant has agreed to these conditions and has submitted an alternate
proposal regarding the location of four off street parking places, widened EVA
(to 20 feet), a widened EVA turn radius, and a widened vehicle turnaround at
the end of the proposed private road. This revision has been reviewed and
approved by the Contra Costa Fire Prevention District and Public Works
Departments.
A Mitigation Monitoring Program is submitted with this report following the
Conditions of Approval and Advisory Notes. The program sets submittal and
approval of a tree replacement plan and a final site plan that illustrates parking
and traffic mitigations prior to the issuance of a grading permit or filing of a
final map.
D. Summary: In summary, the proposal is consistent with the General Plan and
the intent of the P-1 section of the Zoning Ordinance. The project as
conditioned meets the increased density of the land use area while the choice
of single family structures, allowable at this density only with the P-1 rezoning,
allows a smooth transition between the single family residential areas of the
neighboring communities and the existing multiple family structures in this area.
Staff recommends approval with the attached conditions.
DT/aa
DPXIII/301 1 .93.DT
9/14/93
Exhibit A
Mitigation Monitoring Program
IMPACTS
The clearing of the site involves the removal of mature trees,
contributes to a reduction of wildlife cover in the area, and
removes a buffer to visual impact of the proposed dense group of
homes. The resultant impacts are individually limited but might be
cumulatively significant.
Limited maneuverability on the private road could create traffic
hazards and limit emergency vehicle access to the developfient.
Inadequate parking could force some parking into the surrounding
area.
MITIGATION MEASURES
Providing for a tree replacement and management plan, the following
measure will be required as a condition of approval for this
project.
1. ) At least 30 days prior to issuance of a grading permit or
filing of a final map, a Tree Replacement Plan shall be
submitted for the review and approval of the Zoning
. Administrator. The Tree Replacement Plan should include:
A. A landscape plan which will provide for the replacement
of all removed trees at the following rate:
* two 24 inch box specimen trees to replace removal
of each tree with a diameter of 20 inches or
greater;
* one replacement tree, fifteen gallon minimum, for
every 20 inches of aggregate trunk circumference of
trees removed with diameters of at least 10 inches
but less than 20 inches.
These trees are in addition to proposed street trees.
B. The landscape plan will be accompanied by a landscaping
and management plan for the maintenance and preservation
of the replacement trees.
The following measures will reduce traffic problems on the private
road and will be required as conditions of approval of this
project.
1. As no on street parking is provided, four off-street parking
places will be required for this development in addition to
those spaces provided at each residence.
2 . At least 30 days prior to issuance of a grading permit or
filing of a parcel map, the applicant shall submit a revised
site plan for the review and approval of the Zoning
Administrator depicting a road design that provides for
compliance with local subdivision ordinance and Fire District
requirements. To provide adequate period for comment, at
least 30 days prior to this submittal the applicant shall
provide copies of this site plan for the review of the Public
Works Department and the Contra Costa County Fire Protection
District.
IMPLEMENTING PARTY
Project Applicant
TIMING '
At least 30 days prior to issuance of a grading permit or filing of
a final map.
MONITORING ACTION
The applicant shall submit to the Zoning Administrator a final site
plan indicating the inclusion of the mitigation measures into the
final design.
Comments:
Monitor's Name: Signature/Date:
2
CDS TA
93 AUG ( 6 PM 3: 55
DEVE OR',"E h ,
DEPT
August 13, 1993
Delmar Tompkins,
Project Planner
Community Development Department
Contra Costa County
651 Pine Street
4th Floor, North Wing
Martinez, CA 94553-0095
RE: Subdivision 7845,
3011-93, 3008-RZ
Dear Delmar:
Pursuant to your August 13, 1993 letter, please be advised that we
concur with the conditions provided for therein. Our concurrence
is based on the understanding that the Zoning Administrator will
have flexibility in approving the required Landscape Plan since
there may be better alternatives to using box trees.
Thank you for -your diligence and cooperation in this matter. We
look forward to being scheduled for the next available Planning
Commission Agenda.
Yours very truly,
BRA & LO AN ASSOCIA S
Ri and W. Jens
Director of Plan ing
& Governmental Affair
RWJ/rf
cc: Mary Fleming
Dennis Barry
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r •a:�.�^0: BRADDOCK 6 LOGAtt— DETAILS
irk Central Contra Costa Sanitary District
5019 Imhoff Place, Martinez, California • 689-3890
ROGER J.DOLAN
CeneralMana-
June 25, 1993 chierEnyineer
KENTON L.ALM
Counsel for the District
(510)938-1430
JOYCE E.MURPHY
Secretary ofthe District
Contra Costa County
Community Development Department
651 Pine Street, 4th Floor
Martinez, CA 94553-0095
ATTENTION: DELMAR TOMPKINS
Ladies and Gentlemen:
DEVELOPMENT REVIEW
3008-RZ, 3011-93, SUB 7845
11 LOT RES. SUBDIVISION
301 MAYHEW ROAD, WALNUT CREEK
APN: 148-300-007
WS: 27
THOMAS BROS. LOC.: 49C2
The above-referenced project has been reviewed by this office.
1. SEWER SERVICE AVAILABILITY AND GENERAL DISTRICT REQUIREMENTS
1.1 The project site ,is within the CCCSD boundaries, and sewer service has -
been planned for this area.
1 .2 The plans submitted for District review indicate that the proposed project
will be served by gravity, which is consistent with the District's policy
requiring gravity sewers in preference to pumped systems.
1.3 The plans also indicate that the project is in compliance with the District's
policy that public sewers be located in streets rather than in off-street
locations to the extent possible. Each parcel (residential or commercial lot,
townhouse unit, condominium building, or apartment complex, as
appropriate) shall be served by an 8-inch public sewer, as a minimum.
CSC]Recvded Paner HOB
Contra Costa County
Community Development Department
Page 2
June 25, 1993
1 .4 Easements.
An exclusive public sewer easement must be established over the alignment
of each public sewer in an off-street or private street location to provide
access for future maintenance. The following criteria are used to determine
the public sewer easement width:
• The sewer easement width shall be 15 feet where the public sewer
is less than 12 inches in diameter and the depth is 9 feet or less.
• The sewer easement width shall be 20 feet where the public sewer
is 12 inches and larger in diameter or the depth is greater than 9
feet.
• If new public sewers are being installed across properties where
existing improvements will remain in place adjacent to the new public
sewers, sewer easement width may be reduced at the discretion of
the District, but in no case can the width be less than 10 feet.
In addition, all-weather access for the District's maintenance vehicles to all
manholes and rodding inlets in off-street locations is required. All-weather
access typically consists of a 10-foot wide cross section with a surface
course of turf-block, 2 inches of asphalt concrete, or other equivalent all-
weather surface acceptable to the District, over 6 inches of aggregate base.
The use of sanitary sewer easement surfaces shall be, limited to paving,
shrubbery, gardens, and other landscaping, excluding trees. Parallel surface
drainage ways and permanent structures including, but not limited to,
buildings, swimming pools, decks, and retaining- walls are not permitted
within the easement area.
2. SOURCE CONTROL REQUIREMENTS
The District has reviewed this project for source control requirements. Base
wastewater flow from this project appears to be domestic wastewater such as
from residential, office, or church sources. Specific source control requirements
are normally not applicable to domestic wastewater. However, materials such as
gasoline, oil, sand, paint, pesticide residues, or other toxic substances are
prohibited from being introduced into the District's sewer system.
P_
Contra Costa County
Community Development Department
Page 3
June 25, 1993
3. SEWER CAPACITY
The District has completed a limited analysis for the sewer system downstream of
the proposed project. This analysis consisted of a review of District recprds for
capacity deficiencies and a determination that the proposed project will generate
less wastewater than our "trigger" for further analysis. The existing main sewer
is adequate for the additional wastewater which will be generated by this project,
but District facilities farther downstream do not have adequate flow carrying
capacity under the District's current design criteria for ultimate conditions.
Improvements to correct the deficiencies are.in the District's Capital Improvement
Plan. Improvements to the District's existing facilities that are required as a result
of new development will be funded from applicable District fees and charges. The
developer will be required to pay these fees and charges at the time of connection
to the sewer system.
4. PRIVATE SEWERS
The proposed project includes side sewers. A side sewer is defined as a private
sewer which is owned and maintained by the property owner and which connects
the plumbing system of the building to the main sewer. The side sewer begins at
the point of connection to the building plumbing system 2 feet outside the
foundation line or building wall and terminates at the point of connection to the
main sewer.
District policy requires that the developer be responsible for installation of the side
sewer,and the property owner be responsible for operation and maintenance of the
side sewer. District review of the design and inspection of the work on the side
sewer shall in no way constitute our acceptance of any responsibility for
maintenance or damage to property due to construction and subsequent operation
and maintenance of the side sewer.
The design intent of the typical side sewer details included in the District's current
"Standard Specification" document is to reduce the amount of rainfall and
groundwater that will infiltrate the sewer, thereby avoiding unnecessary pumping
and treatment costs. The typical side sewer details are not intended to meet the
geotechnical, structural, or drainage requirements of special situations.
Contra Costa County
Community Development Department
Page 4
June 25, 1993
The Sanitary District must review and approve any construction plans involving work on
the public sewer system prior to the developer's applying for a building permit. The
District's Permit Section will receive and process the construction plans. Also, contact
the District's Permit Section regarding fees applicable to this project.
Sincerely,
Russell B. Leavitt
Planning Assistant
RBL/ns
c: Marie Constance Adams
301 Mayhew Way
Walnut Creek, CA 94596
Joseph E. Raphel
Braddock & Logan Associates
4155 Blackhawk Plaza Circle, Suite 201
Danville, CA 94526
Irvices De artmentContraHealth
Costa ---ENVIRONMENTAL HEALTH DIVISION
s
•<�^"�-•= 1111 Ward Street
County
�;�� - •J�:`° Martinez,California 94553-1352
-2521
DATE:
DATE: June 29, 1993
TO: Delmar Tompkins
Community Development Department
FROM: Joseph G. Doser, Senior Environmental Health Specialist
Contra Costa County Environmental Health Division `
SUBJECT: Project Number: Sub 7845, 3008-RZ, 3011-93
Applicant: Raphel, Braddock & Logan Associates
Owner: Raphal, Braddock & Logan Associates
Location: Mayhew Drive, Concord
Assessor's Parcel Number: 148-300-007
The Environmental Health Division has completed its review of the above reference project and
requests the following conditions of approval (where checked):
SEWAGE DISPOSAL
1. Prior to recordation of the map, the subdivider shall provide written documentation from the
sewer system providing sewer service that they can and will provide said service. Sewer
service shall be from the Central Contra Costa Sanitary District. All wastewater generated on
the properties shall discharge to this system.
2. Prior to recordation of the map, the subdivider shall connect all existing structures containing
plumbing fixtures to the sewer system which will serve the development.
WATER SUPPLY
1. Prior to recordation of the map, the subdivider shall provide written documentation from the
public water system providing domestic water service that they can and will provide said water
service. Domestic water supply shall be from the Contra Costa County Water District.
2. Prior to recordation of the map, the subdivider shall connect all existing structures containing
plumbing fixtures to the public water system which will serve the development.
OTHER
Prior to recordation of the map, the subdivider shall destroy any on-site wells and septic tanks in
accordance with Environmental Health Division regulations. Appropriate permits and inspections
for this work shall be obtained.
A373A (10/92)
CONTRA COSTA COUNTY
APPLICATION AND PERMPr CENTER
DATE: August 13, 1993
TO: Delmar Thomkinsommunity Development
FROM: William C. Lewis, Fire Service Representative,?V6-X. ,
SUBJECT: SUBDIVISION 7845
We have reviewed the revised vesting tentative map of Subdivision 7845, and
we offer the following additional comments:
1. Widen the 16' section of Street A to 20' and widen the emergency
vehicle access portion from the property line to Bancroft Road
from 16' to 201
.
2. Widen the comer where Street A changes direction toward
Bancroft Road from a 10' to a 20' radius.
3. The four on-street parking spaces shown on the revised map will
be acceptable, provided they do no obstruct Fire Department
Access.
cc: Braddock and Logan Associates
P.O. Bog 5300
Danville, CA 94526
Attn: Jeff Lawrence