HomeMy WebLinkAboutMINUTES - 12061994 - H.9 H. 9
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TO: BOARD OF SUPERVISORS •��
Costa
FROM: HARVEY E. BRAGDON County
DIRECTOR .OF .COMMUNITY DEVELOPMENT rCU"
DATE: December: 6, . 1994.
SUBJECT: Hearing on the. County initiated Planned Unit District Rezoning,
Preliminary and Final Development Plan for the North Richmond area
(File #3015-RZ and 3014-94)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
Approve the Planned Unit District Rezoning Project by taking the
following actions:
1. Accept the environmental documentation prepared for this
project as adequate.
2. Approve Rezoning Application File #3015-RZ and Development
Plan #3014-94 as recommended by the County Planning Commission
as shown on the attached Conditions of Approval marked Exhibit
"A" and as amended by the Board in their approval of General
Plan Amendments File #13-93-CO and File #4-94-CO on November
8, 1994 .
3 . Adopt the County Planning Commission's findings contained in
Resolution #31-1994 as the basis for the Board of Supervisors
decision.
4. Introduce the ordinance giving effect to the rezoning; waive
reading and set date for adoption of same. Ordina e 94-70 to be
adopted on December 13 , 1994 .
CONTINUED ON ATTACHMENT: % YES SIGNATUR
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RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMEND ION F OARD COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON DecembUe`T_6 , 1994 APPROVED AS RECOMMENDED x OTHER
See Addendum for Board action .
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT II , IV 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: Aruna Bhat
646-4208
Orig: Community Development Department ATTESTED December 6, 1994
cc: Mitch Avalon - Public Works PHIL BACHELOR, CLERK OF
County Counsel THE BOARD SUPERVISORS
AND COUNTY ADMINISTRATORZ
BY v Al DEPUTY
amb/bos.nr
BACKGROUND/REASONS FOR RECOMMENDATIONS
Currently, there are a number of inconsistencies between the
adopted County General Plan and the existing Zoning in the North
Richmond area. The objective of this Planned Unit District rezoning
and Preliminary and Final Development Plan is to combine into one
readily understandable document all of the requirements for
development or use of property in North Richmond area. This
proposal also implements some of the procedural changes suggested
by the California State Office of Permit Assistance. Staff is also
proposing new reduced fees to reflect the streamlined process.
ADDENDUM TO H.9
DECEMBER 6, 1994
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
County-initiated proposal to rezone (3015-RZ) and adopt Preliminary and Final
Development Plans (3014-94) approximately 945 acres of land designated for various
uses in the county General Plan and the North Richmond shoreline Specific Plan. The
proposal would rezone these properties from their current zoning (R-6, Single Family
Residential; D-1, Two Family Residential; M-17, Multiple Family Residential; M-29,
Multiple Family Residential; R-B, Retail Business; N-B,Neighborhood Business; L-1,
Light Industrial; H-1, Heavy Industrial; A-3, Heavy Agricultural; P-1, Planned Unit
District and U, Unrestricted) to Planned Unit District, P-1. This action will establish
conformity with the existing adopted General and Specific Plans. This Rezoning and
Final Development Plan also implements some procedural changes recommended by the
State of California Office of Permit Assistance regarding permit streamlining in the North
Richmond area.
Dennis Barry, Community Development Department, presented the staff report on
the proposal.
The public hearing was opened and the following person presented testimony:
Nancy Kaufman, representing the Planning Department, City of Richmond,
presented a letter from the Richmond City Council and commented on their concerns.
The public hearing was closed.
Supervisor Powers moved adoption of the recommendation.
Supervisor Bishop seconded the motion.
IT IS BY THE BOARD ORDERED that recommendations 1, 2, 3, and 4 are
APPROVED.
CONDITIONS OF APPROVAL FOR THE NORTH RICHMOND PLANNED UNIT DISTRICT (File
#3015-RZ AND 3014-94) AS RECOMMENDED BY THE COUNTY PLANNING COMMISSION
ON OCTOBER 18. 1994
._(Text Additions are shown in Redline_and-Text Deletions irt_Strike-out) -—_
GENERAL
1. All land located in the North Richmond Plan Area is to be used as allowed and
regulated in this North Richmond Planned Unit District. Existing approved land use
permits will not be subject to any additional development regulations for the
use/development approved.
2. Wherever there appears to be a conflict between this Planned Unit District and Title
8 of the County Ordinance Code, this Planned Unit District shall prevail. For
development standards not covered by this Planned Unit District, Title 8 shall be used
as a guideline.
3. No person shall grade or clear land, erect, move or alter any building or structure on
any land except in compliance with this Planned Unit District.
4. All development and use of land shall comply with all criteria contained in the
Preliminary Plan Map (land uses, circulation and other development criteria),the North
Richmond Land Use Matrix, the Development Standards, which define the criteria that
shall be used in review of any project, and the Development Guidelines Chart.
5. Development shall comply with all design criteria, County Ordinances and applicable
State laws. Supplemental reference documents may be attached to further define
these requirements. These documents are incorporated by reference and may be
amended from time to time to reflect changes in major community goals, policies,
legislation, or to further define specific criteria pursuant to the procedures set forth in
Section 84-66.1804 of the County Ordinance Code.
6. As part of permit approval, the Planning Agency may adopt standards, regulations,
limitations and restrictions which are either more or less restrictive than those specified
elsewhere in the North Richmond Planned Unit District.
7. In approving any application, the Planning Agency shall find it consistent with the
intent and purpose of the North Richmond Planned Unit District and compatible with
the other uses in the vicinity.
S. The Planning Agency may impose on any Permit reasonable conditions of approval to
carry out the purpose of this North Richmond Planned Unit District.
9. The West Contra Costa Sanitary Landfill property, which is designated as Open Space,
will continue to be authorized for solid waste,resource recovery and recycling facilities
as an interim use of the land which is consistent with the Open Space designation.
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PROCEDURES
10. --- -All development and use of property are subject to review as'specified in the Land Use —=-=
Matrix. In no case will more than one type of development application be required.
Where a Land Use Permit is required, it shall take precedence over any other type of
required application.
11. The project/use shall be maintained in compliance with all applicable conditions of
approval at all times. An annual fee may be required to provide for adequate
monitoring of conditions of approval.
12. Appeals of any decision rendered pursuant to the North Richmond Planned Unit District
resulting from a public hearing before the Zoning Administrator may be appealed to the
Planning Commission in accordance with Article 26-2.24 of the County Ordinance
Code. Administrative decisions may be appealed in accordance with Article 14-4.004
within 30 days of rendering the decision.
13. A motion for reconsideration of any decision rendered pursuant to the North Richmond
Planned Unit District, either administratively or after a public hearing, may be heard by
the hearing body having rendered the decision in accordance with Article. 26-2.24 of
the County Ordinance Code.
14. The Zoning Administrator shall review applications for modifications to a permit in
accordance with Section 84-66.1804 of the County Ordinance Code.
15. Application fees within the North Richmond Planned Unit District shall be established
by the Board of Supervisors and may differ from similar countywide fees.
16. A Development Permit, where required, must precede or accompany subdivision
requests.
17. An applicant may submit simultaneously and in combination with the Permit required
by this ordinance an application for subdivision approval. Such combined applications
shall be processed, noticed and heard as required for the subdivision approval.
DEVELOPMENT PERMIT
18. A Development Permit is required for all new residential construction of over three (3)
units. Units may be attached or detached, in conjunction with a subdivision application
pursuant to Titles 8 and 9 of the County Ordinance Code or within a single building.
A Development Permit is required for all new non-residential structures or buildings and
additions to non-residential structures which exceed 50% of the existing floor area of
the building or 10,000 sq. ft. whichever is less.
19. Development Permits shall be processed in accordance with Article 26-2.21 of the
County Zoning Ordinance. Notification of all property owners within 300 feet is
required.
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20. Development Permit hearings shall be held as requested and may be initially heard by
the Zoning Administrator. The Zoning Administrator may refer the application to the
--
- - --Planning Coininission for initial hearing.-------- -----*--,-------*'- '- - _--
21. A Development Permit shall become null and void if within two (2) years after the
approval, the construction specified in the Permit has not been commenced unless
otherwise stated in the Conditions of Approval. When a Development Permit is
accompanied by a subdivision application and approval,the length of the validity of the
Permit shall be consistent with the subdivision.
22. For a Development Permit not processed in conjunction with a subdivision application,
the applicant may submit an Administrative Permit requesting an extension of the
approval and the Zoning Administrator may grant not more than five extensions, each
for no more than one year, upon showing of good cause. An application for an
extension shall not be considered unless it is submitted before the expiration of the
development permit.
LAND USE PERMITS
23. Land Use Permits are required as designated in the Land Use Matrix for uses which are
not permitted by right, but under certain circumstances are found to be compatible
within the subject land use designation.
24. Public hearings are required for all applications for Land Use Permits which shall be
processed in accordance with Article 26-2.20 of the County Ordinance Code and shall
be initially heard by the Zoning Administrator with the exception of solid waste
disposal sites which are initially heard by the Planning Commission.
25. An approved Land Use Permit shall become null and void if within two (2) years after
the approval, the construction specified in the Permit has not been commenced or the
use has not been established unless otherwise stated in the Conditions of Approval.
26. Upon a written showing of good cause Land Use Permit may be extended administra-
tively one time for a period of one year. An application for an extension shall not be
considered unless it is submitted before the expiration of the land use permit.
ADMINISTRATIVE PERMITS
27. An Administrative Permit is required as designated on the Land Use Matrix for certain
uses which require strict adherence to specific criteria, temporary uses, changes in
occupancy in existing buildings, minor additions (less than 50% of the existing gross
floor area or 10,000 sq. ft. whichever is less) of existing non-residential buildings,
alterations to residential structures of over three (3) units, Development Permit
extensions and modifications to the Development Standards.
2E. The Zoning Administrator has the authority to require notification of nearby property
owners if deemed appropriate for Administrative Permits. If required, notification shall
be processed in accordance with Article 26-2.2006 of the County Zoning Ordinance.
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29. An Administrative Permit shall automatically expire a maximum of one year from the
date of approval, if the use is not established. Administrative Permits may be
conditioned for a lesser time of validity.
30. Upon a written showing of good cause, an Administrative Permit may be extended
administratively once for a maximum of one year. An application for an extension shall
not be considered unless it is submitted before the expiration of the administrative
permit.
SES
31. Uses may be permitted in the designated land use categories in accordance with the
Land Use Matrix or approved permit.
32. Any non-conforming use lawfully existing at the effective date of this North Richmond
Planned Unit District on that property may be extended or enlarged in accordance with
Chapter 82-8 of the County Ordinance Code (issuance of a Land Use Permit) and the
North Richmond Planned Unit District.
33. Existing buildings and structures which do not conform to current standards but
contain uses which conform to the North Richmond Planned Unit District are not
subject to "Non-Conforming Use" requirements and may be repaired or rebuilt in
accordance with Chapter 82-8 of the County Ordinance Code. Additions to buildings
and structures non-conforming to development standards contained herein shall be
allowed subject to compliance with all requirements of this ordinance for the proposed
new construction.
34. Non-conforming agricultural uses existing at the effective date of this Planned Unit
District may be altered without a Land Use Permit from one agricultural use to another,
extended or enlarged.
35. The Zoning Administrator shall specify the appropriate designation for any land use not
specifically listed in the Land Use Matrix and not similar to any other use listed in the
Matrix. Such uses shall be made a part of the Land Use Matrix by policy and
incorporated in future amendments.
DEVELOPMENT POLICIES
36. These development policies are applicable to all development proposed within the
North Richmond Planned Unit District boundaries. These policies provide for as
transition between two land uses or two land use designations or relate to physical
constraints.
37. Building bulk, height, land coverage, visual appearance from adacent land, and design
compatibility with existing adjoining development and land use designation, shall be
considered and controlled.
38. A development's design should successfully integrate individual buildings and building
groups with surrounding development, other physical features in the area,and existing
_. _._ _-. --_ h-development whicwill-remain — - - --- - - - __ -._-- -- -_-.
39. The design of structures should provide for harmonious composition of mass, scale,
color, and textures, with special emphasis on the transition from one building type to
another, termination of groups of structures, relationships to streets, exploitation of
views, and integration of spaces and building forms with the topography of the site
and the unique character of the area.
40. Off-street parking and loading areas should be integrated into the overall vehicular
circulation system.
41. Development applications should ensure that adequate buffer zones are provided
between unlike land uses.
42. The environmental setting of the Bay Shore and its environs should be respected and
enhanced.
43. New businesses and construction projects shall make best efforts to hire employees
workers and subcontractor components at the job from the North Richmond
community.
44. Development should be sited and designed to maximize physical and visual access to
the Bay Shore.
45. All new residential development should include attractive and varied designs which
avoid monotonous streetscapes and improve the quality of life for residents. Exterior
materials and colors, staggered setbacks, frontage improvements, adequate and safe
parking and yard areas and landscaping should be considered.
46. Provisions are to be made for an efficient,direct and convenient system of pedestrian
circulation, together with landscaping and appropriate treatment of any public areas
or lobbies.
47. All uses shall comply with any applicable regulations of the Bay Area Air Quality
Management District,the Regional Water Quality Control Board,the San Francisco Bay
Conservation and Development Commission,the State and County Health Departments
and any other regulatory agencies affecting the site/project.
48. Monitoring may be required on projects/uses with conditions of approval that require
continuing obligations (i.e., maintenance).
49. Protect the solar access of commercial nurseries. Submit shadow analysis for projects
adjacent to commercial nurseries.
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50. The North Richmond Senior Housing block area bounded by Chesley, Grove, 2nd and
3rd Streets shall primarily contain a senior housing facility with supplemental
_ complimentary uses. -See Condition_#64__for_development standards. —=- -_-
DEVELOPMENT STANDARDS
51. These development standards are to be observed for any development, construction
and/or change in use.
52. Trails and public access corridors should be clearly delineated. Provide fencing or
barriers to natural areas where necessary to protect habitat areas and public safety.
All trails shall be accessible to the handicapped and disabled.
53. All outdoor lighting should be directed down and screened away from adjacent.
properties and streets.
54. To the extent provided by law, 3:1 compensatory mitigation of any project directly
impacting a "significant wetland" may be required based on conditions imposed by the
U. S. Army Corps of Engineers and/or the San Francisco Water Quality Control Board.
55. All native trees with a trunk circumference of 72" or more measured 4'/s feet above
the ground shall be protected. An applicant shall demonstrate why the removal of
such tree(s) is unavoidable.
56. Setbacks of 100 feet from the edge of wetland areas or the flow line of a creek are
required.
57. Setbacks of at least 50' from the centerline of creek are required from San Pablo and
Wildcat Creeks for riparian habitat preservation.
58. No structure (including but not limited to fences and gateways) or vegetation which
obstructs the visibility of and from vehicles approaching the intersection of a street
shall be constructed, grown, maintained or permitted higher than 2'/2 feet above the
curb grade or 3 feet above the edge of pavement within a triangular area bounded by
the right of way lines and a diagonal line joining points on the right of way lines 25
feet back from the point of intersection.
RESIDENTIAL
59. All residential projects with three (3) or more units.are required to include a minimum
of 15% affordable housing units.
60. Projects with five (5) or more residential units may be eligible for a density bonus
according to policies established by the Board of Supervisors and administered by the
Redevelopment Agency.
61. Exterior materials shall be those customarily used in conventional single family homes.
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62. Pitched roof and window trim shall be used.
—.63. The project shall.include a .minimum of.a one car garage and one car parking in the -
driveway per unit. In addition the project must include two of the following three
items:
A. An additional enclosed parking space.
B. Front landscaping and irrigation in accordance with the Water Conservation
Landscaping requirements of Chapter 82-26 of the County Code; or
C. Rearyard solid fencing.
64. The North Richmond Senior Housing block may include a maximum of 52 senior
housing units, 8,000 sq. ft. health clinic, 10,000 sq. ft. retail space and a 1,000 sq.
ft. Sheriff's Office and shall be subject to the following development guidelines:
A. Height = 3 stories.
B. Landscaping = 10% of site.
C. Buildnig Coverage = 40% of site.
D. Building Setback = 10 feet from property lines.
E. Access should be secured from 2nd and 3rd Street.
F. Shared parking for the use is permitted.
NON-RESIDENTIAL
65. Projects involving hazardous waste or hazardous materials shall comply with the
provisions of Chapter 84-63 of the County Ordinance Code as amended from time to
time. Health risk assessments as required by the Bay Area Air Quality Management
District shall be submitted.
66. Landscaping on all frontages and as a buffer to adjacent properties shall be provided.
67. Any outdoor storage and maintenance area shall be screened from view from toe
public streets.
68. All ground, wall and roof mounted equipment shall be screened from public rights of
way and adjacent properties. Visual screens shall be painted or treated to match the
color of the wall or roof.
69. Freight docks, loading areas, truck berths and heavy vehicle equipment storage shall
be screened from all public rights of way and abutting uses, except where the abutting
use is determined to be similar in nature.
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70. No storage tanks or process equipment may be located between any street and the
respective building setback line.
71. No loading space, dumpsters or refuse areas shall be placed so as to face any public
rights of way.
72. Yard areas abutting a street shall be landscaped and maintained.
73. Long curb radii and "red curb zones" within 25' of entryways shall be provided at
intersections and driveways to accommodate truck turning movements. Loading and
unloading operations shall not impact the public road system.
74. Adequate parking shall be provided on-site to minimize on-street parking which will
facilitate the flow of truck traffic and maximize sight distance for turning movements
to and from driveways.
75. Street level views of all automobile and truck parking areas from public streets shall
be screened.
76. A dual water system shall be provided wherever possible (per Chapter 82-30 of the
County Ordinance) for all projects within a "dual water system area" greater than 15
acres or 120,000 sq. ft. in floor area.
77. s .. Curtes
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SPECIAL INDUSTRIAL: The following criteria are additional requirements for all projects in the
Special Industrial Land Use Designation.
78. Projects in the Special Study Area designated on the Plan Map shall pay special
attention to how development relates to the adjoining marsh. The marsh should be
protected from degradation caused by run-off associated with. urban activities and
hazardous materials.
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anted . .
80. Neise,
the PF8pesed indWStFiSl use.
81. All new utility lines shall be placed underground.
82. Driveways should not be closer than 150'to other driveways. Adjacent parcels should
share driveway entrances if feasible.
83. Building masses are to be simple in form and have architectural articulation. Signage
should be designed as part of the building.
ARCHAEOLOGY
84. 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.
GRADING
85. The applicant shall submit grading plans for review and approval of the Community
Development Department prior to issuance of grading permits to assure compliance
with this Planned Unit District.
86. No trees shall be removed without the prior written approval of the Zoning Adminis-
trator.
LANDSCAPING
87. Parking lots shall be landscaped at a minimum ratio of one tree per four parking spaces
for double-loaded stalls and one tree per six spaces for single-loaded stalls.
88. California native, drought-tolerant plants shall be used as much as possible.
89. Landscaping shall be maintained by the developer/homeowners.
SIMS
90. All signs shall be subject to an administrative permit and the review and approval of
the Zoning Administrator.
CONSTRUCTION CONDITIONS
91. Noise generating construction activities, including such things as power generators,
shall be limited to the hours of 7:30 A.M. to 5:30 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.
92. Construction sites shall be periodically watered sufficient to control dust.
93. Litter and debris shall be contained in appropriate receptacles on site and shall be
removed as necessary.
94. Projects,creating 1,500 sq. ft. or more of new impervious surface area,shall construct
on site retention or detention facilities or install silt or grease traps in the storm drain
system for the proposed project drainage during project construction.
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CHILD CARE
_95._Projects which-will have (a) 100 or more employees, (b) 15,000 gross sq.-ft:or more - - --
retail area,and/or(c) residential projects of 30 dwelling units or more shall comply with
Chapter 82-22 of the County Zoning Ordinance. Prior to obtaining building permits,
the proposed program shall be submitted for the review and approval of the Zoning
Administrator.
96. Projects which will have 29 or fewer dwelling units shall pay a fee towards a child care
facility need in the area as follows:
$400 per Single Family Residential.
$200 per Unit for condominiums or townhomes;
$100 per apartment unit with two or more bedrooms (studio and bedroom units
are not subject to the fee).
TRANSPORTATION MANAGEMENT
97. Projects which will have 100 or more employees or 13 or more dwelling units shall
submit at least 30 days prior to the issuance of a building permit, a Transportation
Demand Management(TDM) information program in accordance with the requirements
of Article 532-2.606 for review and approval of the Zoning Administrator.
FIRE PROTECTION
98. Prior to issuance of a building permit, the Fire District shall review all plans for
development.
99. Sprinkler systems shall be required for all new non-residential development.
100. Sprinkler systems shall be required in new residential construction if the project is in
excess of 1.5 miles from the nearest fire station.
101. All new buildings and major remodels shall have fire resistant roofs (Class C).
PUBLIC WORKS CONDITIONS
102. All storm drainage facilities shall be designed to accommodate the ultimate develop-
ment of the watershed.
103. Projects within flood plain and/or floodway areas shall be subject to the requirements
of the County Flood Plain Management Ordinance pursuant to Chapter 82-28 of the
County Zoning Ordinance. Generally, new structures will be required to elevate the
finished floor at least 2' above the highest adjacent finished grades and obtain a flood
plain permit.
104. Comply with Section 914-14.012 of the Ordinance Code "Structure Setback lines for
unimproved earth channels."
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105. Right of way dedications and improvements shall be installed in accordance with
Division 1006 of Title 10 of the County Ordinance Code.
1 b6. Drainage improvements shall be installed in accordance with Division 914 of Title 9 of
the County Ordinance Code.
107. Projects which front on a public road where widening is required to achieve the
ultimate road width indicated on the North Richmond Plan Map shall require prior to
the issuance of a building permit, the submittal of improvement plans prepared by a
registered civil engineer to the Public Works Department,Engineering Services Division,
along with review and inspection fees and security for all improvements required by
the County Ordinance Code. These plans shall include any necessary traffic signage
and striping plans for review by the Transportation Engineering Division. A deferred
improvement agreement may be executed at the discretion of the Public Works
Department.
Projects which front on the following roads are required to relinquish abutters' rights
of access over the parcel frontages with the exception of driveways or accesses which
are specifically approved by the Public Works Department.
Goodrick Avenue, from Parr Boulevard to the Richmond City Limit.
Parr Boulevard (all).
Pittsburg Avenue (all).
West Gertrude Avenue (all).
Brookside Drive, from Central Avenue to the Richmond City Limit.
Richmond Parkway (all).
Central Avenue (all).
3rd Street, from Verde Avenue to Parr Boulevard.
108. Prior to the issuance of a building permit, the applicant shall obtain an encroachment
permit from the Application & Permit Center for construction of driveways, or other
improvements within the right of way of any public street if no improvement plans are
required.
109. Prior to the issuance of a building permit, preliminary plans for necessary improve-
ments shall be submitted to the Public Works Department for review and comment.
Final improvement plans shall be subject to the review and approval of the Public
Works Department.
110. To the extent authorized by law, the applicant shall convey to the County, by Offer of
Dedication,the right of way necessary for the planned future width of any public street
as indicated on the North Richmond Plan Map.
111. All public pedestrian facilities including sidewalks,paths,trails,driveway depressions,
as well as handicap ramps and access ways shall be designed in accordance with Title
24 of the County Administrative Code (Handicap access) and the Americans with
Disabilities Act.
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112. All storm waters entering or originating within the subject property shall be conveyed,
without diversion and within an adequate storm drainage facility, to a natural
-- - ------- - — —watercourse having definable bed and banks, or to an_existing adequate public storm
drainage facility which conveys the storm waters to a natural watercourse. Significant
off-site improvements may be required to comply with this condition of approval.
113. To the extent authorized by law, the applicant shall relinquish "development rights"
over that portion of the site that is within the structure setback area of San Pablo and
Wildcat Creeks. The approximate structure setback area shall be that area which falls
within 100 feet of the flow line of the creek (200 feet total). "Development Rights"
shall be conveyed to the County by Grant Deed.
114. Traffic study is required for projects generating more than 100 peak hour trips/day.
115. Projects which create more than 1,500 sq. ft. of impervious surface or which create
a new parcel (subdivisions or minor subdivisions) shall construct a storm drain
infrastructure system through the project that safely conveys run-off from individual
homes, lots and streets to the major creeks via a system of culverts, gutters and
swales constructed to jurisdictional standards.
116. All storm drainage facilities shall be designed to accommodate the ultimate develop-
ment of the watershed.
117. Furnish proof to the Public Works Department, Engineering Services Division, of the
acquisition of all necessary rights of way, rights of entry and/or easements for the
construction of off-site, temporary or permanent, road or drainage improvements.
118. If the property does not front directly on a public road, furnish proof to the Public
Works Department, Engineering Services Division, that legal access to the property is
available from the public street.
119. Certain required off-site road improvements may be eligible for credit or reimbursement
against the Area of Benefit fee. Contact the Public Works Department,Transportation
Engineering Division, to determine the extent of any credit or reimbursement for which
the applicant might be eligible. Prior to constructing any public improvements, or filing
of any final map, the applicant shall execute a credit/reimbursement agreement with
the County. No credit or reimbursement will be made for any improvements installed
prior to execution of the credit/reimbursement agreement. Credit will only be given for
monies that are programmed within the next three fiscal years after final map approval,
reimbursement agreement shall be executed for monies that are programmed beyond
three fiscal years. Any credit or reimbursement shall be based on the cost estimates
included in the Area of Benefit Development Program Report and only in proportion to
each specific Area of Benefit improvement which the applicant is installing.
120. if the subject property is to be accessed by a private road, a turnaround at the end of
the private road shall be provided.
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121. Permanent landscaping and automatic irrigation facilities shall be installed within the
parkway and median areas, and interim landscaping features shall be installed 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 plants have been established and until funds
are available through a landscaping district.
122. Prior to issuance of building permits, two sets of landscape and irrigation plans and
cost estimates, prepared by a licensed landscape architect, shall be submitted to the
Special District Section of the Public Works Department for review and recommenda-
tion and forwarded to the Zoning Administrator for review and approval. Plan
submittal shall include plan review and inspection fees. Types and size of plant and
irrigation materials within the public right of way shall be designed using standards
provided by the Grounds Service Manager of the General Services Department. 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.
123. Prior to issuance of building permits, the applicant shall apply to the Public Works
Department for annexation to the County landscaping District AD 1979-3 U-2) for
the future maintenance of landscaping and irrigation facilities in median islands,
parkways and other areas ("open space" is specifically excluded).
124. If the subject property is to be accessed by a private road, the applicant shall 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.
125. Storm drainage originating on the property and conveyed in a concentrated manner
should be prevented from draining across the sidewalk(s) and driveway(s).
NOTE: The County Ordinance Code requires that all utility distribution facilities be
installed underground, including the existing overhead distribution facilities along the
frontage of the public road. However, no policy has been adopted regarding the
necessity of undergrounding in industrial areas. All new distribution facilities should
be installed underground, and undergrounding may be appropriate along designated
pedestrian routes. But beyond these circumstances, it may be asking too much to
require undergrounding along an industrial project, unless joint poles or wires interfere
with truck turning movements, pose a safety problem, or otherwise hinder operations
on-site or in the public road.
14
ADVISORY NOTES
=- _= PLEASE NOTE ADVISORY NOTES ARE ATTACHED TO THE CONDITIONS OF APPROVAL BUT
ARE NOT A PART OF THE CONDITIONS OF APPROVAL, ADVISORY NOTES ARE PROVIDED
FOR THE PURPOSE OF INFORMING THE APPLICANT OF ADDITIONAL ORDINANCE
REQUIREMENTS THAT MUST BE MET IN ORDER TO PROCEED WITH DEVELOPMENT.
A. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance in the amount
of $3,178/d.u. for Single Family Residential projects; $2,555/d.u. for duplex or multi-
family residential proejcts; $5.05/sq. ft. for office projects; and $7.93 for community
projects.
B. Comply with the drainage fee requirement for Drainage Area 19A in the amount of
$0.35/sq. ft. of impervious surface.
C. Additional requirements may be imposed by the Fire Protection District, the Health
Department, the Building Inspection Department and EBMUD.
D. The Building Inspection Department will require two sets of building plans which must
be stamped by the Community Development Department and by the West County
Wastewater District.
E. A Park Dedication Fee of $2,000 will be required for all new residential construction.
F. Compliance with all rules, regulations, and procedures of the .National Pollutant
Discharge Elimination Systems (NPDES) for municipal construction and industrial
activities as promulgated by the California State Water Resources Control Board, or
Regional Water Quality Control Boards (San Francisco Bay - Region II) is required for
all projects on sites over 5-acres in size.
G. Projects which abut a natural watercourse (i.e., creek) or necessitate construction in
a natural watercourse may be subject to the requirements of the Department of Fish
& Game. It is the applicant's responsibility to notify the Department o Fish & Game,
P.O. Box 47, Yountville, California 94599, of any proposed construction within its
development that may affect any fish and wildlife resources, per the Fish & Game
Code.
H. Projects within which abut a natural watercourse (i.e., creek) or necessitate
construction in a natural watercourse may be subject to the requirements of the Army
Corps of Engineers. It is the applicant's responsibility to notify the appropriate district
of the Corps of Engineers to determine if a permit is required, and if it can be obtained.
DA 1/COA_NR
9/27/94
10/5/94
10/26/94
11/10/94