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HomeMy WebLinkAboutMINUTES - 01181994 - H.5 SE H.5 Contra TO: BOARD OF SUPERVISORS ' (`{1Sta n. .� t o. �_ -4.7�� (;minty FROM: HARVEY E. BRAGDON DIRECTOR OF COMMUNITY DEVELOPMENT '•. T ~ o DATE: November 2, 1993 cOUN'� SUBJECT: Decision on Rezoning Application #2970 and Final Development Plan #3033-91 to rezone approximately 10.01 acres of land from General Agriculture (A-2) to Planned Unit Development (P-1) for 39 lots in the Oakley area. SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Accept the environmental documentation as prepared for this project as being adequate. 2. Approve rezoning with preliminary development plan application 12970-RZ and Final Development Plan 13033-91. as recommended and conditioned by the East County Regional Planning Commission. 3. Adopt the East County Regional Planning Commission's findings as set forth in Resolution #41-1993 as. the determination for these actions. 4. Accept the findings as recommended by the East County Regional Planning Commission as being adequate. 5. Introduce the ordinance giving effect to the rezoning 12970- RZ, waive reading and set date for adoption of same. 6. Direct staff to file a Notice of Determination with the County Clerk. FISCAL IMPACT None RECOMMENDATION OF OMAC The Oakley Municipal Advisory Committee recommended approval of the project with their standard recommendations. Additional recommendations were made to have developer's pay for their fair share of off site improvement of Carpenter Road and to dedicate 7.5 feet of additional right-of-way for pedestrian-equestrian trail. BACKGROUND/REASONS FOR RECOMMENDATIONS Rezoning 12970-RZ along with companion applications Development Plan #3033-91 and Subdivision 17681 were first heard by the East County Regional Planning Commission on June 7, 1993. That hearing and subsequent hearings for July 12, 1993, August 2, 1993 and August 9, 1993 were rescheduled at the request of the applicant and for further modifications of conditions of approval On September 13, 1993, after taking testimony, the East County Regional Planning Commission voted five in favor, one absent to accept the negative declaration determination as adequate; to recommend that the Board of Supervisors approve the requested rezoning and final development plan; the Commission approved the Vesting Tentative Map for Subdivision #7681.. The recording of the Vesting Tentative Map is contingent upon the final adoption of the P-1 rezoning and final development plan for the site by the Board of Supervisors. The Commission's decision of the Subdivision 17681 has not been appealed. The Conditions of Approval for #2970-RZ and Development Plan 13033- 91 as recommended by the East County Regional Planning Commission are attached. Changes made by the East County Regional Planning Commission are lined out for deletions and shaded for additions. The recommended findings and Conditions are attached as Exhibit nAn • There had been a previous Planned Unit Development for 23 lots approved on the site (2902-RZ, D.P. 3017-90 and SUB 7539) . Late in the process it was discovered that the developer had not paid the Fish & Game fee. Thus the P-1 rezoning was never effective for the site. Therefore, the site is still zoned General Agriculture District (A-2) . The present General Plan for the site is Single Family Residential- . Medium Density (3 to 4.99 du/net acre) . With 39 lots and a net area of 7.82 acres the site is at the absolute maximum of density . allowed under the Single Family Residential Medium Density Designation (4.99 du/net acre proposed) . Property to the north and east of the site 'are designated Single Family Residential High Density (5 to 7.2 du/net acre) . Properties to the south and west are designated Single Family 'Residential Medium Density. CONTINUED ON ATTACHMENT: S YES SIGNAT RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION Olq BOARD COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON January "18, 1 9 94 APPROVED AS RECOMMENDED _x OTHER On November 2, 1993 , the Board of Supervisors continued to this date the hearing on the recommendation of the East County Regional Planning Commission on the request by Bellecci and Associates (applicant) and Tonno Cutino (owner) for approval to rezone 10 . 01 acres of land from General Agriculture (A-2) to Planned Unit District (P-1) for 39 lots (2970-RZ) , and for approval of a final development plan for 39 lots on a 10 . 01 acre site (3033-91) in the Oakley area. Dennis Barry,. Community Development Department, presented the staff report on the request and commented on the Planning Commission recommendation and the staff recommendation, and he advised of a modification to the conditions of approval on page8 in the second paragraph that should read "on all public roads with longitudinal slopes less than five percent,, . Frank Bellecci, Bellecci and Associates, 2290 Diamond Boulevard, Suite 100, Concord, concurred with the conditions. The public hearing was opened and no one appearing to testify, the public hearing was closed. Supervisor Torlakson moved approval and Supervisor McPeak seconded the motion. IT IS BY THE BOARD ORDERED that recommendations 1, 2 with conditions (Exhibit B attached) , 3, 4, 5, and 6 are APPROVED; and Ordinance No. 94-4 , giving effect to the rezoning, .is INTRODUCED, reading waived, and January 25, 1994 is set for adoption of same. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A x UNANIMOUS (ABSENT II & III 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:Art Beresford; 646-2031 ATTESTED January 18 , 1994 cc: Community Development Department PHIL BATCHELOR, CLERK OF Bellecci & Associates THE BOARD OF SUPERVISORS Tonno Cutino D COU71 ADMINISTRATOR Mitch Avalon-Public Works BY �` DEPUTY EXHIBIT "A" FINDINGS AND CONDITIONS OF APPROVAL FOR SUBDIVISION 7681 ,DEVELOPMENT PLAN 3033-91 AND 2970-RZ AS RECOMMENDED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION ON SEPTEMBER 13, 1993 Findings A. The development will constitute a residential environment of sustained desirability and stability, will be in harmony with the character of the nearby community and nearby developments. B. In accordance with the required findings of the Planned Unit District, the County finds that the development is a harmonious, innovative plan and justifies exception from the normal application of the code, including variances on parcel configuration and design to provide a better conformity with the existing terrain features, shape of the site and limitations of the area. C. The development, together with provisions for its design and improvements, conforms with the General Plan for the site. D. Project will provide additional entry and mid-level housing. 2 CONDITIONS OF APPROVAL FOR SUBDIVISION 7681 , 2970-RZ AND DEVELOPMENT PLAN 3003-91 AS RECOMMENDED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION ON SEPTEMBER 13, 1993 1. Approval is based upon exhibits received by the Community Development Department as follows: A. Revised vesting tentative map dated received March 25, 1993, for SUB 7681, 2970-RZ and 3033-91. The development proposal is for 39 lots. 2. With this approval, the previously approved P-1 District (2902-RZ, D.P. 3017-90 and SUB 7539 are null and void. 3. Development may be done in phases subject to the review and approval of the Zoning Administrator. The approval for D.P. #3033-91 shall run concurrently with the approval of SUB 7681 . This approval is for three (3) years. One 3-year extension can be granted if requested in writing prior to the expiration date of this project approval. The extension request must be accompanied with the proper fee. 4. Any revisions of internal circulation plan and lot layout shall be subject to the review and approval of the Zoning Administrator. Prior to recording the final map, submit for the review and approval of the Zoning Administrator a site plan showing detailed house location, typical elevations, driveways and fencing plans and street tree locations. 5. The guide for development and use provisions for this site shall be generally as required for the R-10 single family residential zoning district except as modified as follows: A. Setback of residential units shall be varied from between 17 and 25 feet. All garages will have a setback of at least 20 feet if they face directly onto the street. Frontyard setbacks may be reduced to 15 feet for covered or uncovered porches. Sideyard minimum shall be 5 feet with a total aggregate sideyard of 15 feet. Rearyard minimums are to be 15 feet, other than for detached sheds or outbuildings which may have a minimum rearyard of 3 feet and a sideyard minimum of 3 ft. subject to the requirements of the R-10 zoning district. Lots that back up to either East Carpenter Road or Cinnamon Ridge Drive shall have a rearyard setback of 20 feet. The residences of this development shall be of a neutral color and have complimentary colors. All garages within this project shall be built with vertically opening garage doors. B. Prior to recording the final map for this subdivision a detailed site plan shall be submitted for the review and approval of the Zoning Administrator. The site plan shall show the location of the various residences proposed on the site and indicating their rearyards, sideyards and frontyard setbacks. The Zoning Administrator can approve attached second units administratively if constructed with the initial residence. Otherwise second units can be considered on a case by case basis by filing to amend the Final Development Plan for the project. 3 6. Should archaeological materials be uncovered during grading,trenching or other on-site excavation(s), earthwork.within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society for California Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary. 7. 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 action. The tax shall be $200 per parcel annually (with appropriate future Consumer Price Index (CPI) adjustment). The election to provide for the tax must be completed prior to the filing of the Parcel Map. The property owner shall be responsible for paying the cost of holding the election. The fee for election costs will be due at the time that the election is requested by the owner. 8. Where a lot/parcel is located within 300 feet of a high voltage electric transmission line, the applicant shall record the following notice: "The subject property is located near a high voltage electric transmission line. Purchasers should be aware that there is ongoing research on possible potential adverse health effects caused by the exposure to a magnetic field generated by high voltage lines. Although much more research is needed before the question of whether magnetic fields actually cause adverse health effects can be resolved, the basis for such an hypothesis is established. At this time no risk assessment has been made." When a Final Subdivision Public Report issued by the California Department of Real Estate is required, the applicant shall also request that the Department of Real Estate insert the above note in the report. 9. The following statement shall be recorded at the County Recorder's Office for each parcel to notify future owners of the parcels that they own property in an agricultural area: "This document shall serve as notification that you have purchased land in an agricultural area where you may regularly find farm equipment using local roads; farm equipment causing dust; crop dusting and spraying occurring regularly; burning associated with agricultural activities; noise associated with farm equipment and aerial crop dusting and certain animals and flies may exist on surrounding properties. This statement is, again, notification that this is part of the agricultural way of life in the open space areas of Contra Costa County and you should be fully aware of this at the time of purchase." i 4 10. Prior to filing the Parcel 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 Parcel Map cannot be certified by the Community Development Department without the approved street names and the assignment of street addresses. 11. 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. 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 earth moving equipment. 5 12. At least 45 days prior to recording a Final Map, issuance of a grading permit, or installation of improvements or utilities, submit a preliminary geology, soil, and foundation report meeting the requirements of Subdivision Ordinance Section 94-4.420 for review and approval of the Zoning Administrator. Improvement, grading, and building plans shall carry out the recommendations of the approved report. 13. The report required above shall include evaluation of the potential for liquefaction, seismic settlement. 14. Record a statement to run with deeds to the property acknowledging the approved report by title,author (firm), and date, calling attention to approved recommendations, and noting that the report is available from the seller. 15. Prior to the issuance of building permits, the applicant shall submit a detailed TDM Plan for review and approval by the Zoning Administrator (unless otherwise required by a TDM Ordinance). The approved TDM Plan shall be operative prior to final inspection by the Building Inspection Department. 16. Provision of a Child Care Facility or program is required for this development. The program shall be submitted for the review and approval of the Zoning Administrator prior to the filing of the Final Map. 17. 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. 18. 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. 19. Sewage disposal serving the property concerned with this development shall be provided by the Ironhouse Sanitary District. Prior to recording the final map, a will serve letter from the District will be submitted. 20. Water supply for this development shall be provided by the Diablo Water District. Prior to recording the final map, a will serve letter from the District will be submitted. 21. Prior to recording the final map of this subdivision, will serve letters from the Oakley School District and the Liberty Union High School District shall be submitted. 6 22. At least 30 days prior to requesting the recording of the final map for this develop- ment, the applicant shall submit a landscape plan conforming to the County's Water Conservation policies. A. Native, drought-tolerant plants shall be used whenever feasible. B. Landscaping along all streets, setbacks, and each frontyards shall conform to the County Landscape Guidelines. Atypical frontyard landscaping plan shall be submitted for review and approval of the Zoning Administrator prior to requesting recording of the final map. The plan shall be implemented prior to occupancy of the various residences on the site. C. Submit a street tree planting plan prior to recording the final map. A minimum of two street trees shall be provided for each lot other than cul-de-sac lots which shall have one street tree. Lots with more than a single frontage shall have two street trees on each frontage. D. All landscaping shall be maintained by the developer until occupancy or annexation to a landscape and lighting district. The development shall be required to annex if and when the Landscaping and Lighting District is formed. Future homeowners shall be notified by deed notice of the fact that the site is within a landscaping and lighting district. E. The slope in the area behind Lots 22 through 30 should be revised so that it falls entirely upon the neighboring property. This is done so that the pads on these various lots would not slope until they have reached the rear property line. If the neighboring owners are not agreeable to this change, the applicant shall submit written proof of same for Zoning Administrator review and approval. F. The easement along Cinnamon Ridge Drive shall be modified so that there is a slope easement on the pads that slope down to the drive. This area shall be maintained by a lighting and landscaping district. The fencing along the lots that front on this area will run generally along the slope break between the pad and the slope down to Cinnamon Ridge Drive. To reduce overall slope and increase useable yard area, suitable concrete or masonry retaining walls up to 4 feet tall can be considered for approval of the Zoning Administrator. G. The following types of fences shall be developed on the site. The final design of fences shall be subject to the review and approval of the Zoning Adminis- trator. The fence design shall be shown on the landscape plans for the project. 1) The westerly side of the site shall be fenced with a 6-foot tall cyclone fence with plastic slats unless a specific agreement is reached between the neighboring owners where a solid wood fence with metal steel poles every 16 feet can be substituted. 7 2) The easterly side and northerly side of the site as well as the interior lot line fences shall be fenced with 6-foot tall solid wood fences with suitable steel poles every 16-feet. The alternating poles shall be at least 4 X 4 inch pressure treated wood. The 6-foot tall lot line fence shall reach within approximately 20 feet of the easement for the various streets along the lots primary frontage. 3) The backyard fences along East Carpenter Road and Cinnamon Ridge as well as the sideyard fence for Lot 18 shall be 6' tall solid wood fence with decorative cement poles or pilasters every 8-feet. H. The grading plan shall include an erosion protection for all slopes greater than 5 feet or more in height. Slope hydromulching shall be used as recommended by a certified landscape architect. 23. The garages for the various units shall be wired to allow the installation of recharging facilities for electric vehicles subject to the adoption of revised policies by the Board of Supervisors in the future. 24. PFiOF te FeeeFdffing the final Map feF this deyelepment, rLn�'tnrep-yiees DepaFtment detailing-the—Femeyal af—any abandened—septie-tank .........systems en the'site and the pFep- if any wells left en the dr..ad n ;.>:>;an: , wells:'©r ... t c:...:,ysterns:::.....:.....o::::r3..;.:..:.:.:..A: ..:::altt�.:::;................eruic.es .............9.. 9 Y p .: .....;:..::....::. . :e. hecry:taled.:t ":deerm►rQw:t�est. Hca:: sou :;ta.ptc:: :vstn. r ...... .:.:. :......... .... . a dlo >ca ;tie': e 1 3 25. Prior to the issuance of the building permits for this site, the portion of the site within the 100-year flood zone shall have been removed. Written proof of this removal shall be submitted to the Zoning Administrator. 26. Comply with the requirements of the Contra Costa Water District in regards to the irrigation lateral that crosses the site. Prior to the recording the final map for this development or issuance of grading permits, the applicant shall submit a letter from the Water District indicating that agreement has been reached in this area. 27. The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of the County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of East Carpenter Road. 8 Constructing curb, 4-foot 6-inch sidewalk (width measured from curb face), necessary longitudinal and transverse drainage, and necessary pavement widening along the frontage will satisfy this requirement. The face of curb shall be 20 feet from the ultimate centerline of the road. On all public roads with longitudinal slopes than five percent, all public pedestrian access ways shall be designed in accordance with Title 24 (Handicap access). This shall include all driveway depressions as well as handicap ramps. 2) Installing street lights and annexing the property to County Service Area L-100 for maintenance of the street lights. The final number and location of the lights shall be determined by the Public Works Depart- ment, Engineering Services Division. 3) Undergrounding of all utility distribution facilities, including the existing distribution facilities along the East Carpenter Road frontage, if any. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. This will require the construc- tion of portions of the Drainage Area 30A Plan improvements or alternative storm drain improvements subject to review and approval of the Flood Control District. Designing and constructing storm drainage facilities required by the Ordinance in compliance with specifications outlined in Division 914 of the Ordinance and in compliance with the design standards of the Public Works Department. The Ordinance prohibits the discharging of concentrated storm waters into roadside ditches. 5) Verifying that all finished floor elevations are above the 100-year flood elevation. 6) Installing, within a dedicated drainage easement, any portion of the drainage system which conveys run-off from public streets. 7) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments required by the Ordinance Code or the conditions of approval for this subdivision. These plans shall include any necessary traffic signage and striping plans for review by the County Public Works Department, Road Engineering Division. 8) Submitting a Final Map prepared by a registered civil engineer or licensed land surveyor. 9 B. Convey to the County, by Offer of Dedication, additional right of way on East Carpenter Road as required for the planned future half width of 79- feet. C. Provide for adequate sight distance at East Carpenter Road for a design speed of 45 mph in accordance with Caltrans standards. D. Relinquish abutter's rights of access along East Carpenter Road, including curb returns. E. Construct the on-site road system to County public road standards and convey to the County, by Offer of Dedication, the corresponding right of way. F. Install traffic signs and striping on East Carpenter Road as approved by the Public Works Department. G. Furnish proof to the Public Works Department, Engineering Services Division, that legal access to the property is available from O'Hara Avenue. H. Prevent storm drainage, originating on the property and conveyed in a concen- trated manner, from draining across the sidewalks and driveways. I. Submit a sketch plan to the Public Works Department, Road Engineering Division, for review and showing all public road improvements prior to starting work on the improvement plans. The sketch alignment plan shall be to scale and show proposed and future curb lines, lane striping details and lighting. The sketch alignment plan shall also include sufficient information to show that adequate sight distance has been provided. J. Apply to the Public Works Department for annexation to the County Landscap- ing District AD 1979-3 (LL-2) for the future maintenance of landscaping and irrigation facilities in median islands, parkways, and other areas ("open space" is specifically excluded). Submit landscaping plans to the Public Works Department, install landscaping along the frontage of East Carpenter Road and Cinnamon' dg'ei r vie., and pay .....::..:........ the plan review and field inspection fees. All landscaping and irrigation facilities shall be maintained by the applicant until funds become available for their maintenance by the County after final inspection is cleared. K. 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. i 10 If, after good faith negotiations, the applicant is unable to acquire necessary rights of way and easements, he shall enter into an agreement with the County to complete the necessary improvements at such time as the County acquires the necessary interests in accordance with Section 66462 and Section 66464.5 of the Subdivision Map Act. L. Improve East Carpenter Road to a 28-foot road within a 40 foot right of way from this;subdivision to O'Hara Avenue (to be widened to a 40 foot road within a 70 foot right of way in the future). The developer of Subdivision 7031 (proposed 7662) to the east has also been conditioned to construct Carpenter Road off-site to O'Hara Avenue. The applicant may enter into a cost-sharing agreement with the applicant for Subdivision 7662 to complete the East Carpenter Road improvements. if no cost-sharing agreement has been reached prior to the filing of the final map, the applicant shall bear the full cost of the improvement. M. Prior to filing the Subdivision Map, apply to the Public Works Department for annexation of the property to Drainage Area 300 for the maintenance and operation of the drainage area's facilities. The application will require a metes and bounds description of the property. N. Prior to filing the final map, contribute this development's fair share towards the following improvements, identified in the June 19, 1992 Traffic Impact Study by DKS Associates, as needing additional mitigation. The applicant's share of these improvements shall be based on the number of approved units in this development divided by the anticipated number of approved units within the Oakley/N. Brentwood AOB boundary between now and the year 2000. This condition of approval will be satisfied if the Oakley/N. Brentwood AOB is updated to included these improvements or by payment of $200 per unit. SR 160/SR 4 North bound approach off-ramp requires double right turn lanes. Neroly Road/SR 4 Eastbound approach requires separate right turn lane. Empire Avenue/Lone Tree Way Install a traffic signal. If any of the above projects are annexed into a city or the scope of work is modified, then the cost per unit shall be adjusted accordingly. 0. If the proposed Delta Expressway fee ordinance is adopted prior to issuance of building permits, the applicant shall pay the adopted fee. If building permits are issued prior to adoption of a new Delta Expressway fee ordinance, payment of the Oakley Area of Benefit fee, which includes $1,726 per single family unit to be designated for the Delta Expressway, shall constitute this application's fair share contribution toward its construction. If the Oakley Area of Benefit fee is i 11 paid and the applicant is subsequently required to pay the new Delta Express- way fee, a credit of $1,726 per unit shall be applied toward the new fee. P. Contribute $200 per unit to the Road Improvement Fee Trust (Fund No.81920- 0800) designated for the installation of a traffic signal at the Carpenter Road/State Highway 4 intersection. ADVISORY NOTES ............:.:. ..:..::::.;:.;:.;:.;. :.:: ... .... ...:......... ...................inete ? .IWO :l ri es are::aitached;to tiel on )r ions:ef`�.ppri �a > t�fia,e.�ot:a: ........... . .... W. , ondW6. :1 A ;prpval AdvlSory dotes are st ,cfily......pr e p rp se.. f �z3#or ria i xhe applicant .6f additranal ordnance reurramenis that must be rnetn order iQ proceedt derloprant. The applicant/owner should be aware of the renewing requirements prior to recording the Parcel Map or requesting building or grading permits. A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Ironhouse Sanitary District. C. Comply with the requirements of the Oakley Fire Protection District. D. Comply with the requirements of the Diablo Water District. E. Comply with the requirements of the Health Services Department, Environmental Health Division. F. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. G. Part of the project lies with the 100-year flood boundary as designated on the Federal Emergency Agency Flood Rate Maps. The applicant should be aware of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 87-65) as they pertain to future construction of any structures on this property. 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. 12 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. This project is subject to the development fees in effect under County Ordinance as of October 17, 1991, 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. The fees include but are not limited to the following: Park Dedication: $1,350 per residence. An estimate of the fee charges for each approved lot may be obtained by contacting the Building Inspection Department at 646-4992. L. The applicant will be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Oakley Area of Benefit as adopted by the Board of Supervisors. M. The applicant will be required to comply with the drainage fee requirements for Drainage Area 30A as adopted by the Board of Supervisor$. N. 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). AB/aa SUBXII/7681 C.AB 5/26/93 7/26/93 8/23/93 9/13/93-EC (a) FINDINGS AND CONDITIONS OF APPROVAL FOR SUBDIVISION 7681 ,DEVELOPMENT PLAN 3033-91 AND 2970-RZ AS RECOMMENDED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION ON SEPTEMBER 13, 1993 Findings A. The development,will constitute a residential environment of sustained desirability and stability, will be in harmony with the character of the nearby community and nearby developments. B. In accordance with the required findings of the Planned Unit District, the County finds that the development is a harmonious, innovative plan and justifies exception from the normal application of the code, including variances on parcel configuration and design to provide a better.conformity with the existing terrain features, shape of the site and limitations of.the area. C. The development, together with provisions for its design and improvements, conforms with the General Plan for the site. D. Project will provide additional entry and mid-level housing. 2 CONDITIONS OF APPROVAL FOR SUBDIVISION 7681 . 2970-RZ AND DEVELOPMENT PLAN 3003-91 AS RECOMMENDED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION ON SEPTEMBER 13, 1993 1 . Approval is based upon exhibits received by the Community Development Department as follows: A. Revised,vesting tentative map dated received March 25, 1993, for SUB 7681 , 2970-R2 and 3033-91 . The development proposal is for 39 lots. 2. With this approval, the previously approved P-1 District (2902-RZ, D.P.. 3017-90 and SUB 7539 are null and void. 3. Development may be done in phases subject to the review and approval of the Zoning Administrator.! The approval for D.P. #3033-91 shall run concurrently with the approval of SUB 7681 . This approval is for three (3) years. One 3-year extension can be granted if requested in writing prior to the expiration date of this project approval. The extension,request must be accompanied with the proper fee. 4. Any revisions of internal circulation plan and lot layout shall be subject to the review and approval of the Zoning Administrator. Prior to recording the final map, submit for the review and.approval of the Zoning Administrator a site plan showing detailed house location, typical elevations, driveways and fencing plans and street tree locations. 5. The guide for:.development and use provisions for this site shall be generally as required for the R-10 single family residential zoning district except as modified as follows: A. Setback of residential units shall be varied from between 17 and 25 feet. All garages will have a setback of at least 20 feet if they face directly onto the street. Trontyard setbacks may be reduced to 15 feet for covered or uncovered porches. Sideyard minimum shall be 5 feet with a total aggregate sideyard of 15 feet. Rearyard minimums are to be 15 feet, other than for detached sheds or outbuildings which may have a minimum rearyard of 3 feet and a sideyard minimum of 3 ft. subject to the requirements of the R-10 zoning district. Lots that back up to either East Carpenter Road or Cinnamon Ridge Drive shall have a rearyard setback of 20 feet. The residences of this development shall be of a neutral color and have complimentary colors. All garages within this project shall be built with vertically opening garage doors. B. Prior to'recording the final map for this subdivision a detailed site plan shall be submitted for the review and approval of the Zoning Administrator. The site plan shall show the location of the various residences proposed on the site and indicating their rearyards, sideyards and frontyard setbacks. The Zoning Administrator can approve attached second units administratively if constructed with th'e initial residence. Otherwise second units can be considered on a case by case basis by filing to amend the Final Development Plan for the project. I 1 3 6. Should archaeological materials be uncovered during grading,trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society for California Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary. 7. 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 action. The tax shall be $200 per parcel annually (with appropriate future Consumer Price Index (CPI) adjustment). The election to provide for the tax must be completed prior to the filing of the Parcel Map. The property owner shall be responsible for paying the cost of holding the election. The fee for election costs will be due at the time that the election is requested by the owner. 8. Where a lot/parcel is located within 300 feet of,a high voltage electric transmission line, the applicant shall record the following notice: "The subject property is located near a high voltage electric transmission line. Purchasers should be aware that there is ongoing research on possible potential adverse health effects caused',by the exposure to a magnetic field generated by high voltage lines. Although much more research is needed before the question of whether magnetic fields actually cause adverse health effects can be resolved, the basis for such an hypothesis is established. At this time no risk assessment has been made." When a Final Subdivision Public Report issued by the California Department of Real Estate is required, the applicant shall also request that the Department of Real Estate insert the above note in the report. 9. The following statement shall be recorded at the County Recorder's Office for each parcel to notify future owners of the parcels that they own property in an agricultural area: "This document shall serve as notification that you have purchased land in an agricultural area where you may regularly find farm equipment using local roads; farm equipment causing dust; crop dusting and spraying occurring regularly; burning associated with agricultural activities; noise associated with farm equipment and aerial crop dusting and. certain animals and flies may exist on surrounding properties. This statement is, again, notification that this is part of the agricultural way of life in the open space areas of Contra Costa County and you should be fully aware of this at the time of purchase." 4 10. Prior to filing the Parcel 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 Parcel Map cannot be certified by the Community Development Department without the approved street names and the assignment of street addresses. 11 . . 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. 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:yvith 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 earth moving .equipment. 5 12. At least 45 days prior to recording a Final Map, issuance of a grading permit, or installation of improvements or utilities, submit a preliminary geology, soil, and foundation report meeting the requirements of Subdivision Ordinance Section 94=4.420 for review and .approval of the Zoning Administrator. Improvement, grading, and building plans shall carry out the recommendations of the approved report. 13. The report required above shall include evaluation of the potential for liquefaction, seismic settlement. 14. Record a statement to run with deeds to the property acknowledging the approved report by title, author (firm), and date, calling attention to approved recommendations, and noting that;the report is available from the seller. 15. Prior to the issuance of building permits,the applicant shall submit a detailed TDM Plan for review and approval by the Zoning Administrator (unless otherwise required by a TDM Ordinance). The approved TDM Plan shall be operative prior to final inspection by the Building Inspection Department. 16. Provision of a Child Care Facility or program is required for this development. The program shall be submitted for the review and approval of the Zoning Administrator prior to the filing of the Final Map. 17. 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 6.6499.37. The County will promptly notify the subdivider of any such claim, action, or proceeding and cooperate fully in the defense. 18. 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. 19. Sewage disposal serving the property concerned with this development shall be provided by the Ironhouse Sanitary District. Prior to recording the final map, a will serve letter from the District will be submitted. 20. Water supply for this development shall be provided by the Diablo Water District. Prior to recording the final map, a will serve letter from the District will be submitted. 21 . Prior to recording the final map of this subdivision, will serve letters from the Oakley School District and the Liberty Union High School District shall be submitted. i 6 22. At least 30 days prior to requesting the recording of the final map for this develop- ment, the applicant shall submit a landscape plan conforming to the County's Water Conservation policies. A. Native, drought-tolerant plants shall be used whenever feasible. B. Landscaping along all streets, setbacks, and each frontyards shall conform to the County Landscape Guidelines. A typical frontyard landscaping plan shall be submitted for review and approval of the Zoning Administrator prior to requesting recording of the final map. The plan shall be implemented prior to occupancy of the various residences on the site. C. Submit'a street tree planting plan prior to recording the final map. A minimum of two ,street trees shall be provided for each lot other than cul-de-sac lots which shall have one street tree. Lots with more than a single frontage shall have two street trees on each frontage. D. All landscaping shall be maintained by the developer until occupancy or annexation to a landscape and lighting district. The development shall be required to annex if and when the Landscaping and Lighting District is formed. Future homeowners shall be notified .by deed notice of the fact that the site is within a landscaping and lighting district. E. The slope in the area behind Lots 22 through 30 should be revised so that it falls entirely upon the neighboring property. This is done so that the pads on these various lots would not slope until they have reached the rear property line. If�the neighboring owners are not agreeable to this change, the applicant shall submit written proof of same for Zoning Administrator review and approval. F. The easement along Cinnamon Ridge Drive shall be modified so that there is a slope easement on the pads that slope down to the drive. This area shall be maintained by a lighting and landscaping district. The fencing along the lots that front on this area will run generally along the slope break between the pad and the slope down to Cinnamon Ridge Drive. To reduce overall slope and increase useable yard area, suitable concrete or masonry retaining walls up to 4 feet tall can be considered for approval of the Zoning Administrator. G. The following types of fences shall be developed on the site. The final design of fences shall be subject to the review and approval of the Zoning Adminis- trator. -The fence design shall be shown on the landscape plans for the project. 1) :The westerly side of the site shall be fenced with a 6-foot tall cyclone "fence with plastic slats unless a specific agreement is reached between the neighboring owners where a solid wood fence with metal steel poles ;'every 16 feet can be substituted. i, 7 2) The easterly side and northerly side of the site as well as the interior lot line fences shall be fenced with 6-foot tall solid wood fences with suitable steel poles every 16-feet. The alternating poles shall be at least 4 X 4 inch pressure treated wood. The 6-foot tall lot line fence shall reach within approximately 20 feet of the easement for the various streets along the lots primary frontage. 3) The backyard fences along East Carpenter Road and Cinnamon Ridge as well as the sideyard fence for Lot 18 shall be 6' tall solid wood fence with decorative cement poles or pilasters every 8-feet. H. The grading plan shall include an erosion protection for all slopes greater than 5 feet or more in height. Slope hydromulching shall be used as recommended by a certified landscape architect. 23. The garages for the various units shall be wired to allow the installation of recharging .facilities for electric vehicles subject to the adoption of revised policies by the Board of Supervisors .in the future. 24. If during grading any wells or septic systems are found, the Health Services Department shall be contacted to determine how best to remove the septic system and/or cap the.well(s). 25. Prior to the issuance of the building permits for this site, the portion of the site within the 100-year flood zone shall have been removed. Written proof of this removal shall be submitted to the Zoning Administrator. 26. Comply with the requirements of the Contra Costa Water District in regards to the irrigation lateral that crosses the site. Prior to the recording the final map for this development or issuance of grading permits, the applicant shall submit a letter from the Water District indicating that agreement has been reached in this area. 27. The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: A. In accordance with Section 92-2.006 of the County Ordinance Code, this subdivision shall conform to the provisions of the County Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval staternent. Conformance with the Ordinance includes the following requirements: 1) Constructing road improvements along the frontage of East Carpenter Road. .Constructing curb, 4-foot 6-inch sidewalk (width measured from curb face), necessary longitudinal and transverse drainage, and necessary pavement widening along the frontage will satisfy this requirement. The .face of curb shall be 20 feet frorn the ultimate centerline of the road. 8 On all public roads with longitudinal slopes less than five percent, all public pedestrian access ways shall be designed in accordance with Title 2'4 (Handicap access). This shall include all driveway depressions as well as handicap ramps. 2) Installing street lights and annexing the property to County Service Area L=100 for maintenance of the street lights. The final number and location of the lights shall be determined by the Public Works Depart- ment, Engineering Services Division. 3) Undergrounding of all utility distribution facilities, ipcluding the existing distribution facilities along the East Carpenter Road frontage, if any. 4) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters to a natural watercourse. This will require the construc- tion of portions of the Drainage Area 30A Plan improvements or alternative storm drain improvements subject to review and approval of the Flood Control District. Designing and constructing storm drainage facilities required by the Ordinance in compliance with specifications outlined in Division 914 of the Ordinance and in compliance with the design standards of the Public Works Department. The Ordinance prohibits the discharging of Concentrated storm waters into roadside ditches. 5) Verifying that all finished floor elevations are above the 100-year flood elevation. is 6) Installing, within a dedicated drainage easement, any portion of the drainage system which conveys run-off from public. streets. 7) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments required by the Ordinance Code or the conditions of approval for this subdivision. These plans shall include any necessary traffic signage and striping plans for review by the County Public Works Department, Road Engineering Division. 8) Submitting a Final Map prepared by a registered civil engineer or licensed land surveyor. B. Convey'to the County, by Offer of Dedication, additional right of way on East Carpenter Road as required for the planned future half width of 35 feet. 9 C. Provide for adequate sight distance at East Carpenter Road for a design speed of 45 mph in accordance with Caltrans standards. D. Relinquish abutter's rights of access along East Carpenter Road, including curb returns. E. Construct the on-site road system to County public road standards and convey to the County, by Offer of Dedication, the corresponding right of way. F. Install traffic signs and striping on East Carpenter Road as approved by the Public Works Department. G. Furnish proof to the Public Works Department, Engineering Services Division, that legal access to the property is available from O'Hara Avenue. H. Prevent storm drainage, originating on the property and conveyed in a concen- trated manner, from draining across the sidewalks and driveways. I. Submit a sketch plan to the Public Works Department, Road Engineering Division, for review and showing all public road improvements prior to starting work on the improvement plans. The sketch alignment plan shall be to scale and show proposed and future curb lines, lane striping details and lighting. The sketch alignment plan shall also include sufficient information to show that adequate sight distance has been provided. J. Apply to-the Public Works Department for annexation to the County Landscap- ing District AD 1979-3 (LL-2) for the future maintenance of landscaping and irrigation facilities in median islands, parkways, and other areas ("open space" is specifically excluded). Submit Iandscaping plans to the Public Works Department, install landscaping along the frontage of East Carpenter Road and Cinnamon Ridge Drive, and pay the plan .review and field inspection fees. All landscaping and irrigation facilities shall be; maintained by the applicant until funds become available for their maintenance by the County after final inspection is cleared. K. 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. If, after good faith negotiations, the applicant is unable to acquire necessary rights of.way and easements, he shall enter into an agreement with the County to complete the necessary improvements at such time as the County acquires the necessary interests in accordance with Section 66462 and Section 66464.5 of the Subdivision Map Act. 10 L. Improve'East Carpenter Road to a 28-foot road within a 40 foot right of way from this subdivision to O'Hara Avenue (to be widened to a 40 foot road within a 70 foot right of way in the future). The developer of Subdivision 7031 (proposed 7662) to the east has also been conditioned to construct Carpenter Road off-site to O'Hara Avenue. The applicant may enter into a cost-sharing agreement with the applicant for Subdivision 7662 to complete the East Carpenter Road improvements. If no cost-sharing agreement has been reached prior to the filing of the final map, the applicant shall bear the full cost of the improvement. M. Prior to filing the Subdivision Map, apply to.the Public Works Department for annexation of the property to Drainage Area 300 for the maintenance and operation of the drainage area's facilities. The application will require a metes and bounds description of the property. N. Prior to filing the final map, contribute this development's fair share towards the following improvements, identified in the June 19, 1992 Traffic Impact Study by DKS Associates, as needing additional mitigation. The applicant's share of, these improvements shall be based on the number of approved units in this development divided by the anticipated number of approved units within the Oakley/N. Brentwood AOB boundary between now and the year 2000. This condition of approval will be satisfied if the Oakley/N. Brentwood AOB is updated:to included these improvements or by payment of $200 per unit. SR 160/SR 4 North bound approach off-ramp requires double right turn lanes. Neroly Road/SR 4 Eastbound approach requires separate right turn lane. Empire Avenue/Lone Tree Way Install a traffic signal. If any of the above projects are annexed into a city or the scope of work is modified, then the cost per unit shall be adjusted accordingly. 0. If the proposed Delta Expressway fee ordinance is adopted prior to issuance of building'permits, the applicant shall pay the adopted fee. If building permits are issued prior to adoption of a new Delta Expressway fee ordinance, payment of the Oakley Area of Benefit fee, which includes $1 ,726 per single family unit to be designated for the Delta Expressway, shall constitute this application's fair share contribution toward its construction. If the Oakley Area of Benefit fee is paid and the applicant is subsequently required to pay the new Delta Express- way fee, a credit of $1 ,726 per unit shall be applied toward the new fee. P. Contribute.$200 per unit to the Road Improvement Fee Trust (Fund No.81920- 0800) !designated for the installation of a traffic signal at the Carpenter Road/State Highway 4 intersection. 11 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 strictly for the purpose of information the applicant of additional ordinance requirements that must be met in order to proceed with development. The applicant/owner should be aware of the renewing requirements prior to recording the Parcel Map or requesting building or grading permits. A. Applicant shall comply with the Park Dedication Fee Ordinance. B. Comply with the requirements of the Ironhouse Sanitary District. C. Comply with the requirements of the Oakley Fire Protection District. D. Comply with the requirements of the Diablo Water District. E. Comply with the requirements of the Health Services Department, Environmental Health Division:. F. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. G. Part of the project lies with the 100-year flood boundary as designated on the Federal Emergency Agency Flood Rate Maps. The applicant should be aware of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management 0rdinance (Ordinance No. 87-65) as they pertain to future construction of any structures on this property. 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. This project is subject to the development fees in effect under County Ordinance as of October 17, 1991 , 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. 12 The fees include but are not limited to the following: Park Dedication: $1 ,350_ per residence. An estimate of the,fee charges for each approved lot may be obtained by contacting the Building Inspection Department at 646-4992. L. The applicant will be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Oakley Area of Benefit as adopted by the Board of Supervisors. M. The applicant will be required to comply with the drainage,-fee .requirements for Drainage Area 30A as adopted by the Board of Supervisors. N. 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). AB/aa SUBXII/7681 C.AB 5/26/93 7/26/93 8/23/93 9/13/93-EC (a) 1/18/94-BS (a)