HomeMy WebLinkAboutMINUTES - 10152002 - D.2 � Marr►
TO: BOARD OF SUPERVISORS
Contra
�„
FROM: DENNIS M. BARRY, AICD Costa
COMMUNITY DEVELOPMENT DIRECTORCounty
DATE: OCTOBER 15, 2002
SUBJECT: HEARING TO CONSIDER THE RECOMMENDATION OF THE EAST COUNTY
REGIONAL PLANNING COMMISSION REGARDING A REQUEST BY SEECON
FINANCIAL(APPLICANT&OWNER),TO REZONE 80 ACRES TO THE P-1 DISTRICT
AND A FINAL DEVELOPMENT PLAN TO DEVELOP A TOTAL OF 16 SINGLE
FAMILY RESIDENCES, KNOWN AS CORONADO ESTATES, LOCATED ON
SANDMOU'ND BLVD. 350' EAST OF BETHEL ISLAND ROAD IN THE BETHEL
ISLAND, HOTCHKISS TRACT, COUNTY FILE#RZ983061 &DP983010: (DISTRICT
V)
SPECIFIC REQUEST (S) OR RECOMMENDATION (S) & BACKGROUND AND JUSTIFICATION
1. RECOMMENDATION
A. ACCEPT public testimony;
B. ADOPT the Mitigated Negative Declaration for purposes of compliance
with the California Environmental Quality A
CONTINUED ON ATTACHMENT: X Yes NQ SIGNATURE ""` ` � . _ ...
RECOMMENDATION O;COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON_ October M2 APPROVED AS RECOMMENDED x OTHER_
See attached addendum
VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND
X UNANIMOUS{ABSENT None ) CORRECT COPY OF AN ACTION TAKEN AND
AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF
ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN
Contact: Michael Hann{925}335-1204 ATTESTED October 15, 2002
JOHN SWEETEN, CLERK OF THE BOARD OF
SUPERVISORS AND COUNTY ADMINISTRATOR
cc: Isaakson and Assoc.
Dave Dolter, Seecon By DEPUTY
Eric Hasseltine '
Public Works Department
Bethel Island MAC
October 15, 2002
Board of Supervisors
File#RZ983061,#DP983010
Wage 2
C. APPROVE the proposed rezoning from General Agricultural (A-2) and
Retail Business (RB) to the Planned Unit (P-1) District as
recommended by the East County Regional Planning Commission;
D. APPROVE the proposed Final Development Plan with conditions as
recommended by the East County Regional Planning Commission,
contained in Resolution No. 23-2002;
E. APPROVE the related findings recommended by the East County
Regional Planning Commission;
F. INTRODUCE Ordinance, waive reading, and set date for adoption;
G. ADOPT the Mitigation Monitoring Program; and
H. DIRECT staff to post the Notice of Determination with the County Clerk.
11. FISCAL IMPACT
The developer is responsible for the cost of processing the rezoning and
development plan permit request.
Ill. BACKGROUND/REASONS FOR RECOMMENDATIONS
On September 9, 2002, the East County Regional Planning Commission heard the
proposed application, and adopted Resolution No. 23-2002 recommending(3-1-1)that
the Board approve the application. The related subdivision (SD988220), which was
approved by the East County Regional Planning Commission,was not appealed.That
approval is contingent upon the Board's approval of the rezoning and development
plan.
The project site is in the Contra Costa County planning area known as the Off-Island,
Bethel Island Area located northeast of Oakley. It is part of the extensive low-lying,
largely undeveloped lands in the San Joaquin River delta near Dutch Slough and
Sandmound Slough. Some of the surrounding properties including the subject property
support low intensity agricultural uses, primarily grazing. The entire area is protected
against flooding by a levee system.
A. Surrounding Uses
A few single-family detached homes on large lots exist in the vicinity. A
residential/recreational condominium complex,the Willow Park Marina,of about
100 units exists to the northeast served by Sandmound Blvd. and by a private
road known as Mariner Road.A third phase of 62 units of the Willow Park Marina
condominium project is still unbuilt. To the south, County approval was given, in
1993, for a subdivision of over 1,300 homes surrounding a golf course(Cypress
Lakes, Sub. #7562) located on 685 acres across Sandmound Blvd.
October 15, 2002
Board of supervisors
Pile#Rz983061,#DP983010
Page 3
B. Proyect Description
The project consists of clustering the 16 lots on approximately 11 acres and
leaving the remaining 69 acres as open space with the development rights
dedicated to the County. The East County Regional Planning Commission held
three public hearings on the project. The major concerns that were raised by the
Commission, staff or the public, but resolved to the satisfaction of the
Commission, involved the following:
The appearance of the dwellings: The houses will need to be relatively tall
because of the flood zone requirements. The Commission agreed with the use of
a proto-typical house design that would limit maximum building height to 31 feet,
but the structures will appear taller because as much as 9 feet of fill will be
required to bring the building pads up to 2 feet above sea level.
Future use of the open space parcel(ParceiA).The division on the Commission
principally dealt with how the open space parcel will be used and maintained as a
possible environmental wetlands mitigation "bank".The developer plans to retain
ownership of the 69-acre parcel and use it for an off-site mitigation area for other
projects. There were concerns raised that this use would be detrimental to the
future residents of the 16 lots, and possibly the nearby existing townhouse
project (Willow Park Marina). Conditions have been written to provide notice to
the future residents that such an activity might occur on Parcel A, that any such
activity will require County approval at a noticed public hearing, that resource
agency approvals will be required, and that recorded restrictions shall be placed
on the project regarding property maintenance, keeping contact persons
available to the residents, and embankment maintenance responsibility. The
majority of the Commission found these protections to be acceptable.
Attempts to beautify or add amenities to Parcel A. As discussed at length in the
September 9t'report,there are legal and practical difficulties in trying to beautify
what is essentially a grass covered grazing land parcel. State law (The Quimby
Act) limits the County's ability to require parkland from a developer. The
maintenance and liability responsibilities for private amenities for such a small
project may be a burden rather than a benefit to the future residents.The need to
access the two on-site drainage ditches by maintenance vehicles limits the ability
to landscape these areas. However,there is a condition to require landscaping of
a portion of the Sandmound Blvd.frontage where there is no drainage ditch,and
a condition to require a standing offer for a future pedestrian trail along the
interior east-west drainage ditch access road. The majority of the Commission
found these improvements to be adequate.
Otherissues:The Commission or the public had concerns regarding traffic issues
and road widening, water supply and water quality,and levee and embankment
stability issues. Conditions were created to address these issues to the
October 15, 2002
Board of Supervisors
File#RZ963061,#€7P983010
Page 4
satisfaction of the Commission. The traffic problems seemed to relate to other
projects undergoing grading or construction in the area. The future traffic
improvements required of the much larger Cypress Lakes project will correct
some of these concerns by extending Cypress Road to Sandmound Blvd. The
currently very narrow Sandmound Blvd. will be widened by the subject project
from 20 feet in width to 27 feet along Parcel A and to 30 feet along the area of
the 16 lots.
IV. CEQA and the Mitigated Negative Declaration Review Process
The application was deemed complete on January 19, 1999; however, staff initially
determined that an BIR would be required based on a draft of the Initial Study. In order
to qualify for a Mitigated Negative Declaration, the applicant chose to work with the
agencies and departments and agreed to re-study or modify the project in order to
reduce the potential impacts. Staff conducted a subsequent Initial Study in 2001 and
concurred with the revisions and subsequently provided the necessary notice for the
adoption of a Mitigated Negative Declaration. The revised plans containing the agreed
upon mitigations were not received until April of 2002. The Notice of Public Review and
Intent to Adopt a Proposed Mitigated Negative Declaration was circulated in June 2002.
The potential impacts were Land Use and Planning, Geology and Soils, Drainage,
Transportation/Circulation, Biological Resources, Utilities and Service Systems. The
agreed upon mitigations have been incorporated into the conditions of approval.
Biologist's reports prepared for this project identified the site as potential habitat for
several endangered species or species of special concern. Pre-construction surveys for
the California Horned Lark, Giant Garter Snake, Tiger Salamander and Western Pond
Turtle will be conducted prior to the issuance of grading permits. The Mitigation
Monitoring Plan is enclosed in the Board packet.
V. Other Agencies or Jurisdictions:
Bethel Island Municipal Advisory Council — In a comment dated January 18, 1999, the
Council indicated that it recommends approval of the project.
City of Oakley — The matter has been referred to the City of Oakley, which had not
responded.A subsequent phone conversation with the Oakley Community Development
Director in August 2002 supported the position that Oakley had no objections to the
project. The area is not within the Sphere of Influence of the City of Oakley, but they are
doing their first General Plan. Some plan alternatives have extended the sphere as far
as Sandmound Slough, which is east of the subject site.
VI. Homeless Shelter Improvement Trust Fund
In accord with staff practice, staff asked whether the applicant would be willing to
volunteer a contribution to the homeless shelter improvement trust fund. The applicant
October 15, 2002
Board of Supervisors
File#RZ983061,#DP983010
Page 5
has declined to volunteer such a contribution.
c:cuff-planlstaffrzeportSDP9830100ot7 5BORDER
ADDENDUM TO ITEM D.2
October 15, 2002
The Clerk of the Board heretofore noticed the hearing before the Board of Supervisors to
consider the recommendation of the East County Regional Planning Commission regarding a
request by Seecon Financial (Applicant and Owner)to rezone 80 acres to the P-I District and a
Final Development Plan to develop a total of 16 single family residences known as Coronado
Estates, located on Sandmound Blvd. 350' East of Bethel Island Road in the Bethel Island,
Hotchikiss Tract, County File#R?983061 and DP98301€ ,
Catherine Kutsurs, Deputy Director, Current Planning, Community Development Department,
presented the staff recommendations and described the project.
The public hearing was opened. The following person spoke:
David Dotter, 4021 Port Chicago Highway, Concord, representing Seecon Financial.
The public hearing was closed. The Board discussed the matter and took the following action:
APPROVED staff recommendations I A through K; INTRODUCED Ordinance 2002-34,
WAIVED reading, and SET October 22, 2002 for adoption.
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..........................................................................
REESOLUTION
Resolution No. 23-2002
RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING COMMISSION OF
THE COUNTY OF CONTRA COSTA,STATE OF CALIFORNIA,CONCERNING
ACTION ON THE PROJECT AND ADOPTION OF A PROPOSED NEGATIVE
DECLARATION DETERMINATION FOR REZONING#983061,DEVELOPMENT
PERMIT#983010,SUBDIVISION#988220(aka CORONADO ESTATES)IN TIME
BETHEL ISLAND AREA,AND FOR PURPOSES OF COMPLIANCE WITH THE
CALIFORNIA ENVIROMENTAL QUALITY ACT.
On June 22, 1998 Seecon Financial(Applicant) and Mayhew Landing Associates (Owner) filed
three related applications with the Community Development Department for a proposed
residential development project on a 90+l- acre property located on Sandmound Blvd. 350 feet
east of Bethel island Road in the Bethel Island area described as follows:
A. Seecon Financial (Applicant); Mayhew Landing Associates (Owner), County File
#R.Z983061, The applicant requests a rezoning of approximately 79.5 acres from
the A-2 Agricultural district to the P-1, Planned District, and a rezoning of
approximately 0.55 acres of the same parcel, from the RB, Retail Business
District to the P-1,Planned District.
B. Seecon Financial(Applicant);Mayhew Landing Associates(towner), County File
#DP983010: The applicant requests a development permit to develop a total of 16
single family residences; 69.7 acres will be left as open space.
C. Seecon Financial(Applicant); Mayhew Landing Associates (Owner), File#
SD988220: The applicant requests approval to subdivide 90 acres into 16 Single
Family Lets on approximately 10.61 acres; to create a 69.7 acre open space parcel;
and a 10-acre parcel for the area that is to remain zoned Retail-Business.
WHEREAS,notice of the hearing having been lawfully given,the East County Regional
Planning Commission held public hearings on the applicant's requests on the dates listed as
follows:
• Planning Commission Public Hearing July 8, 2002
• Planning Commission Public Hearing August 12, 2002
• Planning Commission Public hearing September 12, 2002
During the public hearings the commission considered comments from the project applicant,the
project technical consultants, representatives of public agencies, and all interested members of
the public who wished to speak; and
WHEREAS,the East County Regional Planning Commission has fully reviewed, considered,
and evaluated all the testimony, evidence and comments submitted in this matter; and whereas
the East County Regional Planning Commission determined that the required findings could be
made, and that the potentially significant environmental impacts of the project could be reduced
to where they were no longer significant by incorporating revisions into the project and
conditions.
NOW, THEREFORE,BE IT RESOLVED that the East County Regional Planning Commission, at
its meeting of September 12, 2002,by a 3-1-1 vote, (Dell voting No, Ashe absent)recommended
approval of the project, based on the required findings contained in the staff reports,now finds:
The required findings regarding the Growth Management Performance Standards,the proposed
rezoning,Finding for Approval of a P-I honing and Final Development Plan,Findings for
Approval of a Tentative Map, and Findings for Making an Exception to Subdivision Design
Standards(Frontage Improvements Requirements)can be affirmatively made for the reasons
cited as follows:
FINDINGS
A. Growth Management Performance Standards
1. Traffic - To improve regional traffic circulation and safety, the applicant shall.
construct an area-wide improvement project by widening the south side of
Sandmound Boulevard to provide a minimum pavement width of 27-feet,
including necessary longitudinal and transverse drainage, and transitions. The
applicant shall widen the north side of Sandmound Boulevard to provide a
minimum pavement width of 27-feet, including necessary longitudinal and
transverse drainage, and transitions from Aspen Drive to the subdivision's eastern
boundary. The applicant shall provide frontage improvements by constructing
curb and gutter, necessary longitudinal and transverse drainage, street lighting,
pavement widening and transitions along the project's proposed 16-unit frontage
of Sandmound Boulevard to provide for the future half-width of 24-feet.
2. Water - The County pursuant to its police power and as the proper governmental
entity responsible for directly regulating land use density or intensity, property
development and the subdivision of property within the unincorporated areas of
the County, shall require new development to demonstrate that adequate water
quantity and quality can be provided. The Diablo Water District has stated that
they can adequately serve the project because the groundwater in the area can
support the water requirements of the project and of the existing development
once the necessary improvements are made. The applicant shall bear all expenses
associated with constructing a water system capable of meting the fire flow and
water demand requirements of the water district and of the fire district.
3. Sanitary Sewer-The County pursuant to its police power and as the proper
governmental entity responsible for directly regulating land use density or
2
intensity,property development and the subdivision of property within the
unincorporated areas of the County, shall require new development to
demonstrate that adequate sanitary sewer quantity and quality can be provided.
The lronhouse Sanitary District has responded that they can serve the project
subject to their standard fees, specifications, and conditions.
4. Fire Protection-Fire stations shall be located within one and one-half miles of
developments in urban,suburban and central business district areas. Automatic
fire sprinkler systems may be used to satisfy this standard. The applicant"s
engineer has designed the project to meet the requirements of the Contra Costa
County Fire Protection District.
5. Public Protection—The project will not result in a population increase of 1440
people,therefore there are no special capital improvements contributions required
of this project.
6. Parks and Recreation—No neighborhood parks or playfields are proposed in the
project,therefore,the applicant will be required to pay the in-lieu park dedication
fee of$1350 per dwelling unit.
7. Flood Control and Drainage—The new development will finance the full costs of
drainage improvements necessary to accommodate peak flows due to the project.
The drainage improvements requested by Reclamation District 799 and by the
Public Works Department are incorporated into the conditions of approval.
Development within the 100-year flood plain shall satisfy the requirements of the
Federal Emergency Management Agency.
(Ref: the Growth Management Element of the General Plan)
B. Rezoning
1. The change proposed will substantially comply with the general plan.
Protect Finding - The proposed project provides for single-family residential
development in accord with the density of one unit per five acres designated by
the General Plan for this site. As a P-1 Planned District, the project would be
required to cluster the development and dedicate the development rights to the
County for the open space parcel as required by General Plan policy 3-82. The
project will be required to install road and drainage improvements generally in
accord with the Subdivision Ordinance standards prior to construction of any
residences. The project as conditioned is consistent with the goals and policies of
the General Plan as it pertains to this site.
2. The uses authorized or proposed in the land use district are compatible within the
3
district and to uses authorized in adjacent districts.
Proiect Finding—The project's single-family residential use and density, as
conditioned as part of a clustered development, is consistent with the General
Plan designation of this site. The proposed use as conditioned, will also be
compatible with the future residential development to the south and the
existing single family and multi family housing to the north and east.
3. Community need has been demonstrated for the use proposed,but this does not
require demonstration of future financial success.
Project Finding- The proposed use will assist in meeting the housing
development targets identified in the Mousing Element of the General Plan.
(Ref§ 26-2.1806 of the County Code)
C. Findings for Approval of a P-1 Zoning and a Final Development Plan.
1. The applicant intends to start construction within two and one-half years from
the effective date of the zoning change and plan approval,
Project Finding- The applicant has indicated that they intend to commence
construction within 2 1 years of the effective date of the zoning change and plan
approval.
2. The proposed planned unit development is consistent with the county general
plan;
Yroiect Finding_ - The proposed project provides for single-family residential
development in accord with the density of one unit per jive acres designated by
the General Plan for this site. As a P-1 Planned District, the project would be
required to cluster the development and dedicate the development rights to the
County for the open space parcel as required by General Plan policy 3-82. The
project will be required to install road and drainage improvements generally in
accord with the Subdivision Ordinance standards prior to construction of`any
residences. The project as conditioned is consistent with the goals and policies of
the General Plan as it pertains to this site.
3. In the case of residential development, it will constitute a residential environment
of sustained desirability and stability, and will be in harmony with the character
of the surrounding neighborhood and community;
Proiect Finding- The planned executive and retirement homes will constitute a
residential environment of sustained desirability and stability. The cluster of 16
new dwellings will be in harmony with the planned Cypress Lakes project to the
4
south. The R-20 yards and setbacks will provide adequate separation between
residences and there is adequate separation between subject development and
existing developments.
4. The development of a harmonious integrated plan justifies exceptions from the
normal application of this code.
Project Finding- The project generally conforms to the R-20 zoning district
regulations. The only identified exception to the zoning regulations pertains to
building height. freights are required to be measured from the natural grade.
Because of the unusual site circumstance, an exception can be granted to allow a
house as high as 31 feet from the finished pad elevation, which may be as high as
38 feet from the natural grade.
(Ref§84-66.1406 of the County Code)
D. Findings for Approval of a Tentative Map
1. Required Finding - The Planning Commission shall not approve a tentative
map unless it shall find that the proposed subdivision, together with the
provisions for its design and improvement, is consistent with the applicable
general and specific plans required by law.
Protect Finding - The proposed project provides for single-family
residential development in accord with the density of one unit per five acres
designated by the General Plan for this site. As a P-1 Planned.District, the
project would be required to cluster the development and dedicate the
development rights to the County for the open space parcel as required by
General Plan policy 3-82. The project will be required to install road and
drainage improvements generally in accord with the Subdivision Ordinance
standards prior to construction of any residences.
(Ref 94-2.806 of the Ordinance Code)
E. Findings for Making an Exception to Subdivision Design Standards (Frontage
Improvements Requirements)
1) Required Finding - That there are unusual circumstances or conditions
affecting the property.
Project Finding - The project is located on a large parcel but the majority
of the road frontage would abut areas retained as open space. Only about
5
900 feet of the approximately 3400 feet of frontage on Sandmound Blvd.
would be developed, and for that area the required halflstreet
improvements are being provided. For the remainder of the Sandmound
Blvd. frontage a lesser amount of frontage improvements are being
provided.
2) Required Finding - That the exception is necessary for the preservation and
enjoyment of a substantial property right of the applicant.
Project Finding - Strict adherence to the requirement for one half the
ultimate street width improvements for all abutting frontage areas would
deprive this property of substantial property rights by creating a burden
inappropriate to the level of development proposed. That standard if fully
applied in all cases would preclude the ability of the County to implement
General Plan development goals and prevent the acquisition of scenic
easements over agricultural and environmentally sensitive lands.
3) Required Finding - That the granting of the exception will not be materially
detrimental to the public welfare or injurious to other property in the
territory in which the property is situated.
Pro'^rect Finding — The additional widening obtained as a condition of
approval will improve traffic safety in the area. The Contra Costa County
Fire Protection District has not indicated any problem in being able to
serve this property. The Sheriffs Office has also not objected to this
project.
(Ref. 92-6002 and 94-2.808 of the County Code)
F. CEQA COMPLIANCE
For purposes of compliance with the California Environmental Quality Act(CEQA),the
Community Development Department conducted an initial study on the project that identified
six potentially significant environmental impacts associated with the project, and also identified
corresponding mitigation measures that would reduce those impacts to a less than significant
level. A Notice of Intent to Adopt a Mitigated Negative Declaration was circulated pursuant to
Guidelines Section 15072 on June 5, 2002.
The East County Regional Planning Commission has considered the proposed Mitigated
Negative Declaration together with comments received during the public review process. The
East County Regional Planning Commission finds on the basis of the whale record that when
the mitigation measures are incorporated into the project and project approval,there is no
6
substantial evidence that the project will have a significant effect on the environment and that
the Mitigated Negative Declaration reflects the lead agency's independent judgment and
analysis. The records of proceedings upon which this decision are based are on file at the
Community Development Department, 651 Pine Street, Martinez, CA 94553.
The East County Regional Planning Commission has reviewed the Mitigation Monitoring
Program for monitoring the changes required or made a condition of approval to mitigate or
avoid significant environmental impacts.
NOW THEREFORE BE IT RESOLVED that on September 9,2002, the East
County Regional Planning Commission recommends to the Board of Supervisors
adoption of the Mitigated Negative Declaration as adequate for purposes of compliance
with the CEQA.
BE IT FURTHER RESOLVED that the Secretary of this Planning Commission
will sign and attest the certified copy of this resolution and deliver the same to the Board
of Supervisors, all in accordance with the Government Code of the State of California,
AYES: Commissioners- MacVittie, Harper,Day
NOES: Commissioners- Dell
ABSENT: Commissioners- Ashe
ABSTAIN: Commissioner None
Walter MacVittie, CHAIRMAN
Chair of the East County Regional Planning Commission
County of Contra Costa, State of California
ATTEST:
DENNIS M. BARRY, Secretary
East County Regional Planning Commission
County of Contra Costa County, State of California
StaffReports:T71`983010ecReso 10-15
7
REZONING ORDINANCE AND FILINGS MAP
ORDINANCENO.— 2002.734
(Re-Toning Land in the Bethel Island Area)
The Contra Costa County Board of Supervisors ordains as follows:
SECTION I- Page G-27,-G-28 of the County's 1978 Zoning Map(Ord.No.78-93)is amended by
a shown shaded onnt the mal)(s)attached hereto and incorporated
re-zoning the land in the above are
herein(see also Community Development DepartmeFile No. RZ98306-1
A-2 General
ral Agriculture
'- j Ls—in
-
FROM: Land Use District
Unit.��
TO: Land Use District I'-1
_ _ ( planned
Unit
the Community Development Director shall change the Zoning map accordingly,
pursuant to ordinance Code See. 94.2.003.
j__j aurcx I
L R-B rrx
.... .......
F-1
B
us
•
LU ..........
K
....... ...
-2
P-i
SE [ON IL EF FE=VE DATE.. This ordinance becomes effective 30 days after passage,
e shall be published once with the names of supervisors
and within 15 days of P*ag a newspaper
voting for and against it inAbe
published in this County. by the following vote:
PASSED on
Abstain
AY-e Absent
Supervisor
1. J.Gioia
2, G.B Uilkema
3. D.Gerber
4. M.DeSaulnier { } { } ) �.'x { }
5. Federal Glover
ATTEST: john Sweeten,County Administrator
and Clerk of the Board of Supervisors— Chair of the Board
Dep. (SEAL)
By
ORDINANCE NO.--1002-34
RZ983061 Seecon Financial
FiWingsMap
nerreH
17tRCf BlDU �- __ s:avav
+ R-
i1 B
� rr:
t�
i jI-+ � Ii j
i P
A—ht
Rezone
From R-B To Bethel 51Qnt� Area
1, di y Chair of the East County Regional
Planning Commission,State of California,do hereby certify that this is a true and
correct copy of - `
Count '5197 zoning mo
indicating thereon the decision of the East County Regional planning
Commission in the matter of . +`�` PCon �Ii1QnCl
AT'T'EST.
Secretary of the Contra Costa County
Planning Commission, State of Calif.
FINDINGS AND CONDITIONS OF APPROVAL AS APPROVED BY
THE EAST COUNTY REGIONAL PLANNING COMMISSION ON
SEPTEMBER 99 2002
FINDINGS AND CONDITIONS OF APPROVAL FOR THE CORONADO
ESTATES PLANNED UNIT DISTRICT REZONING FILL #RZ983061, and
FINAL DEVELOPMENT PLAN#DP983010,and VESTING TENTATIVE MAI'
SUBDIVISION #988220 (Seecon Financial, Applicants, Mayhew Landing
Associates, Owner) in the Bethel Island Area as approved by the East County
Regional Planning Commission on September 9, 2002.
FINDINGS
A. Growth Management Performance Standards
1. Traffic - To improve regional traffic circulation and safety, the applicant shall
construct an area-wide improvement project by widening the south side of
Sandmound Boulevard to provide a minimum pavement width of 27-feet,including
necessary longitudinal and transverse drainage,and transitions. The applicant shall
widen the north side of Sandmound Boulevard to provide a minimum pavement
width of 27-feet, including necessary longitudinal and transverse drainage, and
transitions from Aspen Drive to the subdivision's eastern boundary. The applicant
shall provide frontage improvements by constructing curb and gutter, necessary
longitudinal and transverse drainage, street lighting, pavement widening and
transitions along the project's proposed 16-unit frontage of Sandmound Boulevard to
provide for the future half-width of 20-feet.
2. Water - The County pursuant to its police power and as the proper governmental
entity responsible for directly regulating land use density or intensity, property
development and the subdivision of property within the unincorporated areas of the
County, shall require new development to demonstrate that adequate water quantity
and quality can be provided. The Diablo Water District has stated that they can
adequately serve the project because the groundwater in the area can support the
water requirements of the project and of the existing development once the necessary
improvements are made. The applicant shall bear all expenses associated with
constructing a water system capable of meeting the fire flow and water demand
requirements of the water district and of the fire district.
3. Sanitary Sewer-The County pursuant to its police power and as the proper
governmental entity responsible for directly regulating land use density or
intensity,property development and the subdivision of property within the
unincorporated areas of the County, shall require new development to
demonstrate that adequate sanitary sewer quantity and quality can be provided.
The Ironhouse Sanitary District has responded that they can serve the project
subject to their standard fees, specifications, and conditions.
4. Fire Protection-Fire stations shall be located within one and one-half miles of
developments in urban, suburban and central business district areas. Automatic
fire sprinkler systems may be used to satisfy this standard. The applicant's
engineer has designed the project to meet the requirements of the Contra Costa
County Fire Protection District.
5. Public Protection—The project will not result in a population increase of 1000
people, therefore there are no special capital improvements contributions required
of this project.
6. Parks and Recreation—No neighborhood parks or playfields are proposed in the
project, therefore,the applicant will be required to pay the in-lieu park dedication
fee of$1354 per dwelling unit.
7. Flood Control and Drainage—The new development will finance the full costs of
drainage improvements necessary to accommodate peak flows due to the project.
The drainage improvements requested by Reclamation District 799 and by the
Public Works Department are incorporated into the conditions of approval.
Development within the 100-year flood plain shall satisfy the requirements of the
Federal Emergency Management Agency.
(fief: the Growth Management Element of the General Plan)
B. Rezoning
1. The change proposed will substantially comply with the general plan.
Project Finding— The project as conditioned is consistent with the goals and policies
of the General Plan as it pertains to this site.
2. The uses authorized or proposed in the land use district are compatible within the
district and to uses authorized in adjacent districts.
Project Finding— The project's single-family residential use and density, as
conditioned as part of a clustered development, is consistent with the General Plan
designation of this site. The proposed use as conditioned, will also be compatible with
the future residential development to the south and the existing single family and
multi family housing to the north and east.
3. Community need has been demonstrated for the use proposed, but this does not require
demonstration of future financial success.
Project Finding- The proposed use will assist in meeting the housing development
targets identified in the Housing Element of the General Plan.
2
(Ref§ 26-2.1806 of the County Code)
C. Findings for Approval of a P-1 Zoning and a Final Development Plan
I. The applicant intends to start construction within two and one-half years from the
effective date of the zoning change and plan approval;
Project Finding- The applicant has indicated that they intend to commence
construction within 2 /years of the effective date of the zoning change and plan
approval.
2. The proposed planned unit development is consistent with the county general
plan;
Project Finding- The project as conditioned is consistent with the goals and
policies of the General Plan as it pertains to this site.
3. In the case of residential development, it will constitute a residential environment
of sustained desirability and stability, and will be in harmony with the character
of the surrounding neighborhood and community;
Project Finding- The planned executive and retirement homes will constitute a
residential environment of sustained desirability and stability. The cluster of 16
new dwellings will be in harmony with the planned Cypress Lakes project to the
south. The R-20 yards and setbacks will provide adequate separation between
residences and there is adequate separation between subject development and
existing developments.
4. The development of a harmonious integrated plan justifies exceptions from the
normal application of this code.
Project Finding- The project generally conforms to the R-20 zoning district
regulations. The only identified exception to the zoning regulations pertains to
building height. Heights are required to be measured from the natural grade.
Because of the unusual site circumstance, an exception can be granted to allow a
house as high as 31 feet from the finished pad elevation, which may be as high as
38 feet from the natural grade.
(Ref§84-66.1406 of the County Code)
3
D. Findings for Approval of a Tentative Map
1. Required Finding - The Planning Commission shall not approve a tentative
map unless it shall find that the proposed subdivision, together with the
provisions for its design and improvement, is consistent with the applicable
general and specific pians required by law.
Project Finding- The proposed project provides for single-family residential
development in accord with the density of one unit perfve acres designated by
the General Plan for this site. As a P-I Planned District, the project would be
required to cluster the development and dedicate the development rights to the
County for the open space parcel. The project will be required to install road
and drainage improvements generally in accord with the Subdivision
Ordinance standards prior to construction of any residences.
(Ref 94-2.806 of the Ordinance Code)
B. Findings for Making an Exception to Subdivision Design Standards (Frontage
Improvements Requirements)
1) Required Finding - That there are unusual circumstances or conditions
affecting the property.
Project Finding- The project is located on a large parcel but the majority of
the road frontage would abut areas retained as open space. Only about 900
feet of the approximately 3400 feet of frontage on Sandmound Blvd. would be
developed, and for that area the required half-street improvements are being
provided. For the remainder of the Sandmound Blvd.frontage a lesser amount
of frontage improvements are being provided.
2) Required Finding - That the exception is necessary for the preservation and
enjoyment of a substantial property right of the applicant.
Project Finding-Strict adherence to the requirement for one half the ultimate
street width improvements for all abutting frontage areas would deprive this
property of substantialproperty rights by creating a burden inappropriate to
4
Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
the level of development proposed. That standard if fully applied in all cases
would preclude the ability of the County to implement General Plan
development goals and prevent the acquisition of scenic easements over
agricultural and environmentally sensitive lands.
3) Required Finding - That the granting of the exception will not be materially
detrimental to the public welfare or injurious to ether property in the territory
in which the property is situated.
Proiect Finding — The additional widening obtained, as a condition of
approval will improve traffic safety in the area. The Contra Costa County
Fire Protection District has not indicated any problem in being able to serve
this property. The Sheriffs Office has also not objected to this project.
(Ref 92-6.O02 and 94-2.608 of the County Code)
CONDITIONS OF APPROVAL
General
1. This approval is based upon the exhibits received by the Community
Development Department listed as follows:
A. Sheet No. 1 -Vesting Tentative Map dated revised August 2, 2002
and received on August 7, 2002 by the Community Development
Department,except that the grading plan for the northern borrow area
shall be modified prior to filing the Final Map so as not to drain the
adjacent wetlands, in a manner acceptable to the Zoning
Administrator.
B. Sheet No.2—Residential drawings labeled Prototypical Design dated
received July 12,2000,by the Community Development Department
shall be used as a general model for residential development, except
that the 31 foot building height above the finished pad elevation to
the ridge of the roof shall be the maximum height allowed.
5
Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
The approval is also based on the following reports:
C. Botanical Assessment, Sycamore Associates LLC, September 8,
1998
D. An Analysis of Potential Habitat for and Possible Occurrence of
the Threatened Giant Garter Snake at the Proposed Coronado estates
Project Site,Bethel Island, CA, Dr. Samuel McGinnis, Biological
Consultant, January 1999
E. Inventory and Evaluation of Cultural Resources,R.
WindmillerlD. Napoli, Consulting Archeologists, February 1999
F. Preliminary Wetland Delineation and Jurisdictional Determination,
Sycamore Associates LLC, August 3, 1998
G. U. S. Army Corps of Engineers, Approval of Wetland Delineation,
October 7, 1998
H. Geotechnical Exploration, Subdivision 7543, Engeo,August 3,
1990; Addendum to Geotechnical Exploration, Engeo,November 6,
1998.
2. AMroval Contingent on Corresponding Approval of Related Rezoning
Application-This subdivision shall be approved contingent upon approval of
the rezoning request File #RZ983061 from General Agricultural, A-2 to
Planned Unit District, P-1. If the site is not rezoned this approval shall be
null and void.
3. Applicant Indemnification of Coun -Pursuant to Government Code Section
66474.9, the applicant (including the subdivider or any agent thereof) shall
defend, indemnify, and hold harmless the Contra Costa County 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
6
Subdivision 8220
DP 983010,Coronado Estates
Conditions of Approval
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.
4. Compliance Report-At least 45 days prior to filing a final map or issuance of
a grading permit,the applicant shall submit a report on compliance with the
conditions of approval with this permit for the review and approval of the
Zoning Administrator.
A. Except for those conditions administered by the Public Works
Department, the report shall list each condition followed by a
description of what the applicant has provided as evidence of
compliance with that condition. The report shall also indicate
whether the applicant believes that he has done all that the applicant
is in a position to do to comply with the applicable condition. (A
copy of the computer file containing the conditions of approval may
be available; to obtain a copy, contact the project planner at 335-
1204.)
B. Unless otherwise indicated, the applicant will be required to
demonstrate compliance with the conditions of this report prior to
filing a final map.
5. The prief Condition#5 r-egarding the pa�aRent to the Homeless Fiifid has be
deleted. Except as otherwise specified in these conditions of approval,
development and use of the residential lots(bots 1-16)shall be guided by the
regulations of the Single Family Residential,R-20 zoning district,subject to
final review and approval of the Zoning Administrator at the time of issuance
of building permits.
6. Payment of any Supplemental Application Processing Fees Which are Due-
This application is subject to an initial application fee which was paid with
the application submittal, plus time and material costs if the application
review expenses exceed 100%of the initial fee. Any additional fee due must
be paid within 60 days of the permit effective date or prior to use of the
permit whichever occurs first. The fees include costs through permit issuance
plus five working days for file preparation. The applicant may obtain current
costs by contacting the project planner. If the applicant owes additional fees,
a bill will be sent to the applicant shortly after permit issuance.
7
Subdivision 8220
IJP 983010, Coronado Estates
Conditions of Approval
7. Election for Establishment of a Police Service District to Au ai t Police
Services - The owner of the property shall participate in the provision of
funding to maintain and augment police services by voting to approve a
special tax for the parcels created by this subdivision approval. The tax shall
be the per parcel annual amount (with appropriate future CPI adjustment)
then established at the time of voting by the Board of Supervisors. The
election to provide for the tax shall be completed prior to the filing of the
Final Map. The property owner shall be responsible for paying the cost of
holding the election,payable at the time that the election is requested by the
owner.
8 Submittal of CC&Rs - Covenants, Conditions and Restrictions shall be
submitted for review with the Final Map,and shall be subject to review and
approval by the Zoning Administrator. This document shall provide for
maintenance of any private drainage easement, keeping of pets and
establishment of signs. The Covenants, Conditions and Restrictions
(CC&Rs) developed for this project shall include the following deed
restrictions:
A. Notice shall be given that the 69 +/- acre Parcel A is not owned in
common by the owners of Lots 1 through 16, and that alternate uses
including a environmental mitigation bank may be proposed for Parcel A.
B. Notice shall be given that the project area is located within the 100-year
flood zone as established by the Federal Emergency Management
Agency. All development shall be subject to the construction
requirements pursuant to those restrictions as enforced by the Contra
Costa County Building Inspection Department.
C. Notice shall be given that a drilling site easement exists on Parcel A and
that the easement may be exercised as provided for according to the rights
of the easement holder and subject to any applicable regulatory
restrictions.
D. Disclosure of Agricultural Activities -Pursuant to Sections 820-6.002
and 820-6.004 of the Ordinance Code(Right to Farm Ordinance),the
applicant shall submit a proposed deed disclosure statement with the
following information to be recorded against the deed for each of the
proposed Lots and parcels for the review and approval of the Zoning
Administrator. Following approval by the Zoning Administrator, the
approved deed disclosure statement shall be recorded concurrent with
the recordation of the final map.
8
Subdivision 8220
DP 983010,Coronado Estates
Conditions of Approval
"The County of Contra Costa declares its policy to protect and
encourage agricultural operations as defined in the County's "Right
To Farm Ordinance(Division 820 of the County Ordinance Code).
Contra Costa County has adopted a Right to Farm Ordinance. If your
property is located in the unincorporated area of the county, near an
agricultural operation or an agricultural processing operation,
including such operations located on publicly-owned land designated
for park, recreation, open space, watershed, or other public purposes,
you may at times be subject to inconvenience or discomfort arising
from those operations, including noise, odors,fumes, dust, the
operation of machinery(including aircraft) during any time of day or
night, the storage and disposal of manure, and the ground or aerial
application of fertilizers, soil amendment, seed, herbicides, and
pesticides. These similar inconveniences will not be considered a
nuisance if they are conducted according to proper and accepted
customs and standards. The Right To Farm Ordinance also
establishes a grievance procedure to help resolve any disputes
between agricultural operators and their neighbors.
This is only a summary of the Right To Farm Ordinance. If you wish
further information about the meaning or effect of the ordinance or the
grievance procedure set forth in it please contact the Contra Costa
County Community Development, at 651 Pine Street, 4th Floor, North
Wing, .Martinez, California, 94553.".
E. The embankment on Parcel A located along the perimeter of Lots 1-13 is
and will be owned by the owner of Parcel A, and not the individual lot
owners of sots 1-13. The responsibility for maintenance of the
embankment lies with the owner of Parcel A. It will be the responsibility
of the owner of Parcel A to inspection the condition of the embankment at
least two times per year.If any maintenance work is necessary,the owner
of Parcel A shall provide written notification to the lot owners 30 days
prior to the start of any embankment maintenance.Recorded evidence of
this on-going inspection and maintenance responsibility shall be recorded
with the CC&Rs for the subdivision.
9. Submittal of Alternative Street Names - At least 30 days prior to filing the
Final Map,proposed street names shall be submitted for review and approval
9
Subdivision 8220
DP$83010, Coronado Estates
Conditions of Approval
by the Community Development Department,Graphics Section(Phone#335-
1270). Alternate street names should be submitted. The Final Map cannot be
certified by the Community Development Department without the approved
street names.
10. Geotechnical Report — General: At least 60 days prior to issuance of a
grading permit, approval of a final map, or installation of improvements or
utilities,the applicant shall submit two copies of 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
following opportunity for comment by the Planning Geologist. The report
shall
A. provide an overview of geologic and seismic hazards, including
liquefaction potential;
B. include a bibliography of key references;
C. provide a published geologic map that provides a context of the
borehole data that has already been collected.
D. comment on the grading plan for the project(i.e.,reference date and
discuss its consistency with Engeo's planning-level
recommendations);
E. reaffirm the required geotechnical monitoring requirements for the
project.
F. To avoid significant damage to existing trees along the east-west
drainage channel, or adjacent to the two borrow area, which are not
approved for removal,the report shall also contain recommendations
based on consultation with the project arborist to avoid any
significant damage to these trees.
Improvement, grading, and building plans shall carry out the
recommendations of the approved report.
G. Specific: The applicant shall construct a buttress fill around the
perimeter of the residential area extending to a depth of at least 17
10
Subdivision 8224
DP 983414,Coronado Estates
Conditions of Approval
feet below Mean Sea Level or to a depth as recommended in the
approved final soils report; use mat foundations or equivalents for
structures; construct all fill slopes at a maximum 3:1 gradient, and
comply with Uniform Building and Fire Codes for building design.
The applicant shall submit improvement plans showing the required
buttress fill and slope configurations for County approval prior to
County issuance of the Grading Permit. (III,c, 1)
11. T_ Deed Disclosure of Approved Geotechnical Report-Applicant shall record a
statement to run with deeds to property acknowledging the approved
geotechnical report by title, author (firm), and date, calling attention to
approved recommendations, and noting that the report is available from the
seller of the lots.
12. Removal of Any Hazardous Materials - Any hazardous materials or waste
(e.g.,diesel fuel,pesticide residues,etc.)on the project site shall be properly
removed and disposed of in accord with County Health Services Department
regulations. Prior to the issuance of a grading permit, the applicant shall
insure that the project site is free of any possible pesticide or other
contamination above the residential standards established by the
Environmental Protection Agency and administered by the County Health
Services Department.The applicant shall conduct an assessment of potential
contamination prepared by a competent hazardous waste materials expert and
provide a copy of the assessment to the Zoning Administrator.If levels above
the EPA residential standards are found, the applicant shall reduce those
levels to the EPA standards by soil remediation on site as part of a pesticide
or other identified contaminant remediation plan to be reviewed and approved
by the Zoning Administrator.
13. The applicant shall petition LAFCO for annexation to the County Service
Area M-27 and the Diablo Water District for water service. The applicant
shall provide to the County a copy of the request to County Service Area M-
27 and the Diablo Water District when it is made; approval of annexation
shall be obtained prior to County issuance of the grading permit. (I,b,1).
The applicant shall bear all expenses associated with constructing a water
system adequate to meet the fire and water demand requirements of the
project as may be required by County Service Area M-27 and the Diablo
Water District including any treatment as mp be re,,lr uired by the Contra
Costa County Health Services Department,Environmental Health Division..
11
Subdivision 8220
DP 983010,Coronado Estates
Conditions of Approval
14 The applicant shall provide funds and upgrade the Willow Park Marina
well system to provide water capacity for Coronado Estates including a
minimum 1,000 gpm flow with 20 pounds residual pressure in the main to
meet fire suppression requirements. The applicant shall submit to the
County documentation from a qualified engineer certifying that the
Willow Park Marina water system has been tested and meets the design
specifications prior to County issuance of Building Permits for the
residential structures. (I,b,2)
15. The applicant shall extend water lines to the proposed development and
design fire hydrant locations to satisfy the County Fire District.The applicant
shall submit water line and fire hydrant location improvement plans for
County and Fire District approval prior to County issuance of the Grading
Permit. (I, b,3)
16. The applicant shall petition LAFCO for annexation to the Ironhouse
Sanitation District; The applicant shall provide to the County a copy of the
request to the Ironhouse Sanitation District when it is made; approval of
annexation shall be obtained prior to County issuance of the grading
permit. (I,b,4)
17. The applicant shall extend sewage lines to serve the cluster of residential
units. The applicant shall submit sewer line improvement plans for
approval prior to County issuance of the grading permit. (I,b, 5)
18. The applicant shall submit a drainage study for review and approval by the
County and Reclamation District#799, showing the method of collection
and treatment of runoff from the planned P-1 zoned area,the method of
conveyance to District ditches; the volume of runoff to be conveyed, the
downstream capacity of District ditches, all planned improvements to
demonstrate that runoff from the project site can be accommodated, and
the planned locations of easements or licenses to be granted for drainage
ditch maintenance with all easements or licenses incorporating a minimum
20 foot wide access way adjacent to the identified drainage ditches. The
drainage study should consider relocating ditches to avoid traffic problems
and impacts to identified wetlands. The applicant shall submit the required
Drainage Study for review and shall obtain approval by the County and
Reclamation District#799 prior to County approval of the Final Map. (I,
b,6)
12
Subdivision 8220
DP 983010, Coronado Estates
Conditions o,f Approval
19. The applicant shall revise the project design to incorporate a drainage
system approved by the County and Reclamation District#799 based on
recommendations generated in the drainage study identified.in Mitigation
Measure 1,b.6. A drainage plan acceptable to the Reclamation District is
shown, in the revised Tentative Map dated 7/19/01 The applicant shall
submit revised project plans incorporating an acceptable drainage system
prior to County approval of the Final Map. (I,b, 7)
20. a) A recorded scenic easement for open space areas shall be granted to the
County providing a grant deed of the development rights to the County for
the open space parcel identified as Parcel A on the Vesting Tentative Map,
dated revised August 2,2002 and received on August 7,2002. The erection
of structures, including but not limited to buildings, obscure fences,
swimming pools, tennis courts, and sports courts, is prohibited in scenic
easement areas.
A Scenic Easement shall be dedicated to the County for the open space area
identified above using the scenic easement instrument approved by the Board
of Supervisors. The easement instrument shall provide that no grading,other
development activity or removal of trees may occur in that area without the
prior written approval of the Zoning Administrator. This condition is not
intended to limit the grading, repairs or drainage and access improvements
that are necessary to implement the initial, approved project development
occurring within Parcel A.
b)Grading or other activity conducted as an environmental mitigation
within Parcel A,under a permit from the Army Corps of Engineers,
California Department of Fish and Came or the U.S. Fish and Wildlife
Service,may be considered as an amendment of the Final Development
Plan, at a noticed public hearing,which in particular shall be sent to the
property owners of Lots 1 through 16. In addition to the regular P-1
findings, the approving body may approve the environmental mitigation
activity upon making the following five findings:
(1). The proposed activity will not create a nuisance and/or
enforcement problem within the neighborhood or
community.
(2). The proposed activity will not unreasonably interfere with the
existing neighborhood or surrounding uses.
13
Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
(3). The wetlands mitigation activity will be compatible with nearby
residential uses.
(4). The wetlands mitigation activity if it entails grading will be re-
vegetated in an acceptable manner.
(5). The responsibility for the maintenance of the wetlands mitigation
activity is satisfactorily clear so that any affected or interested
party may reach the responsible party as needed.
The approving body may impose conditions necessary to protect the
neighborhood from undesirable nuisance or interference.
c)A deed restriction in a form approved by the Zoning Administrator shall
be recorded on Parcel A of Subdivision 8220 to provide for regular
removal of garbage,trash or other similar materials from Parcel A.
d)A deed restriction in a form approved by the Zoning Administrator shall
require that notice shall be given to the then current owners of Lots 1-16 of
Subdivision 8220 if there is any ownership change for Parcel A including the
name and address of the current owner and of the contact person.
21.-- A. Prior to the issuance of a grading permit,or the filing of a final map,whichever
occurs first,the applicant shall provide a landscaping plan for the frontage of Lots 1,
13, 1415 and 16,bordering Sandmound Boulevard to the Zoning Administrator for
review and approval.The plan shall also include the entryway on Coronado Drive to
include the first third of the frontages of Lots 1 & 16 to create a landscaped entryway
for the subdivision including decorative fences and special hardscape treatment for
the road entrance. Ongoing maintenance of the landscaped areas required by this
condition shall be the responsibility of the homeowner's association (if one is
formed, otherwise it would be a recorded restriction on each lot,with enforcement
rights granted to any other homeowner)and evidence of that responsibility shall be
recorded for each affected lot. Prior to the issuance of a grading permit,the applicant
shall provide an erosion control plan for the perimeter slope bordering Lots 1 through
13 to the Zoning Administrator for review and approval. Ongoing maintenance of
the perimeter slope shall be the responsibility of the owner of Parcel W.
B.Prior to the issuance of grading permit,or filing of a final map,whichever
occurs first, the applicant shall provide a landscaping plan to the Zoning
Administrator for review and approval prepared by a licensed landscape
architect for a row of low-maintenance,rural-appearing trees,approximately
14
_.
Subdivision 8220
DP 983010, Coronado.Estates
Conditions of Approval
20 feet on center, such as poplars or locust or other similar drought-tolerant
low-maintenance trees found suitable by the landscape architect and
acceptable to the Zoning Administrator. The tree line shall be located on
Parcel A along the Sandmound Blvd. frontage and extend from the east edge
of Lot 13 to the eastern edge of Parcel A. The landscaping plan shall be
implemented prior to the issuance of the first building permit for Lots 1-16.
The survival of the trees shall be guaranteed for five years.
22. v Construction within the 100-year flood zone shall be in compliance with the Flood-
resistant Materials Requirements for buildings located in special flood hazard area
in accordance with the National Flood Insurance Program. The applicant shall design
residential structures to comply with FEMA Technical Bulletin 2-93 by incorporating
flood resistant building materials and finishes; design first floor windows to release
to the interior space rather than breaking under the pressure of floodwaters. The
applicant shall provide building plans incorporating flood resistant design,prior to
County issuance of Building Permits for the residential structures. (IV, b, 1)
23. A. Subject to review and approval of the Public Works Department, the applicant
shall amend the draft license agreement submitted to the County to specify 20 foot
wide access strip north of the Sandmound Boulevard ditch to provide County access
north of the ditch for maintenance purposes.The final license agreement must also be
amended so that the cancellation clause may not be cancelled until such time as
Sandmound Boulevard is widened to four lanes in the future. The applicant must
submit a revised License Agreement satisfactory to the County prior to County
approval of the Tentative Map. The revised agreement shall provide for a 20 foot
wide access north of the Sandmound Boulevard ditch and no cancellation until such
time as Sandmound Boulevard has been improved to four lanes. IV(b,2)
B. The Final Map shall provide for an irrevocable offer of dedication for a public
trail easement to the East Bay Regional Park District,Contra Costa County or other
suitable public entity for a 20 foot wide trail to be located on the 20 foot access road
located along the east-west drainage channel (identified as Section B-B on the
Tentative Map) extending from Bethel Island Road to Sandmound Blvd.
Pre-Construction Tree Protection Measures
(It is noted that there are no trees in the area approved for development of the 16 homes and
the streets to serve those homes,however,there are trees(riparian forest)in close proximity to
the east-west drainage channel that is required to be improved and served by a new parallel
15
Subdivision 8220
DP 9830110,Coronado Estates
Conditions of Approval
access road.There are also trees in close proximity to the borrow area on the east end of Parcel
A).
24. Arborist Report - At least 30 days prior to issuance of a grading permit, the
applicant shall provide two copies of a report from a certified arborist for the
review and approval of the Zoning Administrator. The report shall indicate that
the arborist has reviewed the recommendations of the geotechnical report that will
be filed for the final map. The arborist report shall specifically consider any
grading,ditch or channel construction,or dirt access roads proposed in the vicinity
of the trees located on the site. The report shall recommend appropriate measures
to prevent any significant damage to trees in this area.
The recommendations of the approved report shall be implemented by the
applicant.
25. Contingency Restitution Should Trees Be Damaged - Pursuant to the
requirements of Section 815-6.1204 of the Tree Protection and Preservation
Ordinance, to address the possibility that construction activity damages
trees,the applicant shall provide the County with a security(e.g.,bond,cash
deposit) to allow for replacement of trees intended to be preserved that are
significantly damaged by construction activity. The security shall be based
on:
A. Extent of Possible Restitution Improvements - The planting of
replacement trees at a 3:1 ratio, minimum. 15-gallons in size in
the vicinity of the affected trees, or equivalent planting
contribution,subject to prior review and approval of the Zoning
Administrator;
B. Determination of Security Amount-The security shall provide
for all of the following costs:
preparation of a landscape/irrigation plan by a licensed
landscape architect or arborist;
a labor and materials estimate for planting the potential
number of trees and related irrigation improvements that
16
Subdivision 82.20
Ill'983010,Coronado Estates
Conditions of Approval
may be required prepared by a licensed landscape
contractor with the contractor's "wet-stamp"; and
an additional 20% of the total of the above amounts to
address inflation costs.
C. Accgptance of a Security - The security shall be subject to the
review and approval of the Zoning Administrator.
D. Initial Deposit for Processing of Security - The County
ordinance requires that the applicant cover all time and material
costs of staff for processing a tree protection security(Code S-
060B). The Applicant shall pay an initial fee deposit of$300 at
time of submittal of a security.
The security shall be retained by the County up to 24 months following
the completion of the tree alteration improvements. In the event that
the Zoning Administrator determines that trees intended to be protected
have been damaged by development activity, and the Zoning
Administrator determines that the applicant has not been diligent in
providing reasonable restitution of the damaged trees,then the Zoning
Administrator may require that all or part of the security be used to
provide for mitigation of the damaged trees.
At lust 18 months following the completion of work within the
dripline o,f trees, the applicants arborist shall inspect the trees for any
significant damage from construction activity, and submit a report on
his/her conclusions on the health of the trees and, if appropriate, any
recommendations including further methods required for tree protection
to the Community Development Department.
G. Prohibition of Parking - No parking or storing vehicles,
equipment, machinery or construction materials, construction
trailers and no dumping of oils or chemicals shall be permitted
within the drip line of any tree to be saved.
17
Subdivision 8224
DP 9831110, Coronado Estates
Conditions of Approval
H. Construction Tree Damage-The developments property owner
or developer shall notify the Community Development
Department of any damage that occurs to any tree during the
construction process. The owner or developer shall repair any
damage as determined by an arborist designated by the Director
of Community Development.
Any tree not approved for destruction or removal that dies or is
significantly damaged as a result of construction or grading shall
be replaced with a tree or trees of equivalent size and of a
species as approved by the Director of Community Development
to be reasonably appropriate for the particular situation.
I. Supervision of Work by an Arborist-All work that encroaches
within the dripline of a tree to be preserved shall be conducted
under the supervision of a certified arborist.
Construction Period Restrictions
26. Construction Period Development Activity Restrictions-Contractor and/or developer
shall comply with the following construction, noise, litter, and traffic control
requirements:
A. All construction activities shall be limited to the hours of 7:30 a.m.-
5:00 p.m., Monday through Friday, and shall be prohibited on state
and federal holidays.
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
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S'ubdivisi'on 8220
DP 983010, Coronado Estates
Conditions of Approval
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 individuals responsible for noise and
litter control,tree protection,construction traffic and vehicles,erosion
control,and the 24-hour emergency number,shall be expressly iden-
tified in the notice. The notice shall be re-issued with each phase of
major grading and construction 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. The applicant shall make a good-faith effort to avoid interference
with existing neighborhood traffic flows.
E. Transporting of heavy equipment and trucks shall be limited to week
days between the hours of 9:00 ANI and 4:00 PM. and prohibited on
Federal and State holidays.
F. The site shall be maintained in an orderly fashion. Following the
cessation of construction activity, all construction debris shall be
removed from the site.
G. Prior to issuance of a grading permit, the applicant shall provide a
letter to the Community Development Department indicating that he
has fully disclosed these requirements to all contractors and
subcontractors within this project.
H. A water truck must be employed during all grading operations to wet
the work area and to wet temporary soil stockpiles. The applicant
shall submit a written verification to the County that a water truck will
be used during grading operations for dust control and that covered
debris boxes and tarps will be utilized during the construction of the
residential units to minimize the potential for nuisance scatter of
windblown debris. (V, a, 1 & a, 2)
27. _ Discovery of Archaeological Resources - If any significant cultural materials
such as artifacts,human burials,or the like are encountered during construction
operations, such operations shall cease within 10 feet of the find, the
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Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
Community Development Department shall be notified within 24-hours and a
qualified archaeologist contacted and retained for further recommendations.
Significant cultural materials include,but are not limited to, aboriginal human
remains,chipped stone,groundstone,shell and bone artifacts,concentrations of
fire cracked rock,ash,charcoal,shell,bone,and historic features such as privies
or building foundations.
Bioloeical Resources
28. All permits required by law to do the grading within or adjacent to the
delineated wetlands shall be obtained from the USFWS, CDFG,RWQCB,
USAGE, and USEPA, and all mitigation measures required by federal and
state law to reduce, offset, or avoid impacts to any species listed under either
the state or federal Endangered Species Act or protected under any other state
or federal law shall be implemented. Evidence of compliance with these
requirements shall be submitted to the Zoning Administrator at least 30 days
prior to the issuance of any grading or building permits.
29. Thirty days prior to the issuance of a grading permit, detailed mitigation plans
shall be prepared addressing impacts to the referenced special-status species.
The plans shall be prepared by qualified biologists in consultation with
representatives of the USFWS and CDFG, and provide for the protection,
replacement, and management of habitat for the listed special status species.
The plans shall be approved by the USFWS and CDFG, in accordance with
federal and state law. Evidence of resource agency approval shall be
submitted to the Zoning Administrator for any portion of the project that
includes, Giant Garter Snake, California Tiger Salamander and Western Pond
Turtle habitat at least 10 days prior to the issuance of a grading permit. At
minimum,the plans shall include the following provisions:
A. The wetlands identified on the Vested Tentative Map shall be protected
during construction by high-visibility construction fencing. Flagging,
signing, and exclusion of all construction and operational disturbances
(including personnel) shall be required.
B. Educational materials shall be prepared and provided to construction workers
outlining measures to reduce or eliminate direct and indirect impacts to
special-status species. Workers shall be required to sign a statement that they
have received the educational materials regarding special-status species and
20
Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
are responsible for impacts that occur as a result of worker negligence.
C. A biological monitor shall be retained during the grading operation by the
applicant to ensure that special-status species habitat and special-status
individuals are not damaged or harassed unnecessarily. The monitor shall
be approved by the USFWS for any required handling of special status
species. The monitor shall be on-site daily during rough grading. The
results of the monitoring shall be submitted in monthly reports to
Community Development Department,USFWS, and CDFG.
30. Prior to the issuance of a grading permit, the following pre-construction surveys
shall be conducted:
A. A pre-construction survey for the California horned lark shall be
conducted by a qualified wildlife biologist during the months of April to
June no more than 30 days prior to any ground disturbing activities, if
grading is to occur during that period. If active nests are found a buffer
area of at least 300 feet should be established around the nest and no
grading conducted within the buffer until after the active nesting season
has ended. (VII, a,2)
B. A pre-construction survey for the western pond turtle shall be conducted
by a qualified wildlife biologist no more than 30 days prior to any earth
moving activities. If active nests and/or eggs are found a buffer area of at
least 300 feet should be established around the nest and no grading
conducted in the buffer area until the active nesting season is over. A
qualified wildlife biologist shall be present on site during grading
operations and any turtles found during the survey should be relocated by
the biologist to one of the recognized,water filled drainage ditches on
site. (VII, a,3)
C A follow up pre-construction visual and/or trapping survey for the Giant
Garter Snake should be conducted by a qualified herpetologist in the late
spring no more than 30 days prior to any earth moving activities to
determine whether or not colonization of the project site has occurred. If
grading is to occur after July this condition does not apply. (VII, a,4)
D. Seasonal wetland, freshwater marsh and willow riparian forest habitat
21
Subdivision 8220
DP 983010,Coronado Estates
Conditions of Approval
areas identified on the Tentative Map must be protected during earth
moving and construction activities. A qualified biologist must be present
when temporary construction fencing is installed to determine the limits
of protection. And,the qualified biologist must be available to monitor
removal of protective fencing. (VII,d,l)
E. Easements or licenses to be granted to the County or to Reclamation
District#799 for purposes of access to and maintenance of drainage
ditches must not cause interference with identified seasonal wetlands,
freshwater marsh and willow riparian forest habitat areas. Ditches and
easements may be relocated to accomplish this measure provided all
habitat removal is offset by dedication to a public agency of an equal area
of like habitat. (VII, d,2)
PUBLIC WORKS RECOMMENDED CONDITIONS OF APPROVAL FOR
PERMIT SD 8220 AND DP 3010-98—REVISED JULY 25,2002
Applicant shall comply with the requirements of Title 8,Title 9, and Title 10 of the County
Ordinance Code.Any exceptions must be stipulated in these Conditions of Approval.
Conditions of Approval are based on the plan submitted to the Public Works Department
on April 18,2002.
COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO
FILING OF THE FINAL MAP.
General Requirements:
31. Improvement plans prepared by a registered civil engineer shall be submitted to the Public
Works Department, Engineering Services Division, along with review and inspection fees,
and security for all improvements required by the Ordinance Code for the conditions of
approval of this subdivision.
Regional Improvements (Sandmound Boulevard)
32. To improve regional traffic circulation and safety,the applicant shall construct an area wide
improvement project by widening the south side of Sandmound Boulevard to provide a
22
Subdivision 8220
DP 983 010, Coronado Estates
Conditions of Approval
minimum pavement width of 27-feet, including necessary longitudinal and transverse
drainage,and transitions. The applicant shall widen the north side of Sandmound Boulevard
to provide a minimum pavement width of 27-feet, including necessary longitudinal and
transverse drainage,and transitions from Aspen Drive to the subdivision's eastern boundary.
Frontage Improvements (Sandmound Boulevard)
33. Applicant shall construct curb and gutter, necessary longitudinal and transverse drainage,
street lighting, pavement widening and transitions along the project's proposed 16-unit
frontage of Sandmound Boulevard to provide for the future half-width of 20-feet. (I,b,9)
Roadway Improvements (On-site)
34. Applicant shall construct the on-site road system to County public road standards and convey
to the County,by Offer of Dedication, the corresponding right ofway.(I,b, 10)
35. Applicant shall construct a street type connection with 20-foot radii curb returns at the
intersection of Coronado Drive with Sandmound Boulevard.
Access Road:
36. Applicant shall construct a 20-foot wide access road with a 30-foot wide spoils area subject
to the review and approval of Reclamation District 799. The applicant shall pave a minimum
of 50-feet from the existing edge of pavement.
Access to Adjoining Property:
Proof of Access
37. Applicant shall furnish proof to Public Works of the acquisition of all necessary rights of
way,rights of entry,permits and/or easements for the construction of off-site,temporary or
permanent,public and private road and drainage improvements.
Encroachment Permit
38. Applicant shall obtain an encroachment permit from the Application and Permit Center, if
necessary, for construction of driveways or other improvements within the right of way of
Sandmound Boulevard,Bethel Island Road, or Mariner Road.
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Subdivision 8220
DP 983010,Coronado Estates
Conditions of Approval
Abutter's Rights:
39. Applicant shall relinquish abutter's rights of access along Sandmound Boulevard,including
curb returns, except for the access proposed for this subdivision,Parcel `B', and the access
easement, and an additional access of 20 feet in width beginning at the easterly end of the
Sandmound Blvd.roadside ditch,to provide for site maintenance and access by Contra Costa
County to their license agreement area.
Sight Distance:
40. Applicant shall provide sight distance at the intersection of Coronado Drive with Sandmound
Boulevard for a design speed of 45 miles per hour.
Road Dedications:
41. Applicant shall convey to the County,by Offer of Dedication,the right of way necessary for
the planned future half width of 30 feet along the frontage of Sandmound Boulevard. Any
existing private easements(excluding access rights)shall be cleared from fixture road right of
way prior to dedication to the County.
42. Applicant shall convey to the County,by Offer of Dedication,the right of way necessary for
the planned future half-width of 51-feet along the frontage of Bethel Island Road. Any
existing private easements(excluding access rights)shall be cleared from fixture road right of
way prior to dedication to the County. (I, b, 13)
43. Applicant shall convey to the County,by Offer of Dedication,the right of way necessary for
the planned future half width of 30-feet along the frontage of Wells Road. This width of
right of way shall only extend for 200 feet from the intersection of Wells Road with Bethel
Island Road.Any existing private easements(excluding access rights)shall be cleared from
future road right of way prior to dedication to the County. (I,b, 12)
44. Applicant shall convey to the County,by Offer of Dedication,the right of way necessary for
the planned future half width of 30-feet along the frontage of Mariner Road. Any existing
private easements (excluding access rights) shall be cleared from future road right of way
prior to dedication to the County. (I,b, 11)
Street Lights:
45. Street lights shall be installed on the internal streets within the proposed 16-unit subdivision.
The final number and location of the lights shall be determined by the Public Works
24
Subdivision 8220
.DP 983010,Coronado Estates
Conditions of Approval
Department, Engineering Services Division.
46. Property owner shall apply for annexation to County Service Area L-100 Lighting District by
submitting: a letter of request,a metes and bounds description;and,pay the current LAFCO
fees. Annexation shall occur prior to filing the Final Map. The applicant shall be aware that
this annexation process must comply with State Proposition 218 requirements which state
that the property owner must hold a special election to approve the annexation. This process
may take approximately 4-6 months to complete.
Utilities/Undergrounding:
47. All new utility distribution services shall be installed underground.
Drainage Improvements.
48. Collect and Convey
Applicant shall collect and convey all storm water entering and/or originating on this
property,without diversion and within an adequate storm drainage facility,to an adequate
natural watercourse having definable bed and banks,or to an existing adequate public
storm drainage facility which conveys the storm waters to an existing adequate natural
watercourse,in accordance with Division 914 of the Ordinance Code.
Exception
Applicant shall be permitted an exception to allow discharge of stormwater to roadside ditches
provided that the applicant verifies the adequacy of the downstream ditch system or constructs any
necessary improvements to make this system adequate to a point where the flow will be accepted by
Reclamation District 799.
To meet the requirements of"collect and convey",the applicant intends to apply for a drainage
permit from Reclamation District 799. Prior to issuance of a grading permit,the applicant shall
obtain a drainage permit from Reclamation District 799 and comply with the conditions set forth in
the permit.
49. Applicant shall prevent storm drainage from draining across driveways in a concentrated
manner.
25
Subdivision 82.20
111'983010, Coronado Estates
Conditions o,f Approval
50. Applicant shall dedicate a public drainage easement over any man-made drainage system
which conveys storm water runoff from public streets.
Special Flood Hazard Area:
51. The project is located in a Special Flood Hazard Area as designated on the Federal
Emergency Flood Insurance Rate Maps. The applicant should be aware of the requirements
of the Federal Flood Insurance Program and the County Floodplain Management Ordinance
(Ordinance No. 2000-33) as they pertain to future construction of any structures on this
property. (IV-b-1)
National Pollutant Discharge Elimination System(NPDES):
52. The applicant shall be required to comply 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 any of its Regional Water Quality Control Boards(San Francisco Bay-Region IT).
Compliance shall include developing long-term best management practices(BMPs)for the
reduction or elimination of storm water pollutants. The project design shall incorporate,
wherever feasible,the following long term BMPs in accordance with the Contra Costa Clean
Water Program for the site's storm water drainage.
a. Minimize the amount of directly connected impervious surface area.
b. Offer pavers for household driveways and/or walkways as an option to buyers.
c. Stenciling all catch basins with"No Dumping,Drains to Delta"using thermoplastic
tape.
d. Other alternatives comparable to the above as approved by Public Works.
e. Filtering inlets.
f. The applicant shall sweep the paved portion of the site at least once a year between
September 1'` and October 15"' utilizing a vacuum type sweeper. Verification
(invoices,etc.)of the sweeping shall be provided to the County Clean Water Program
Administrative Assistant at 255 Glacier Drive, Martinez, CA 94553. (925) 313-
2238.
g. Incorporate "Start at the Source" design elements in the discharge of storm water
from the site into the proposed wetlands area. Consider designing the storm water
conveyance system conveying storm water runoff from the 16 lots to the ditch along
Sandmound Boulevard to provide a bio-filter to provide pre-treatment for low flows
prior to discharge to the ditch, an adequate maintenance program with a method of
perpetual funding and maintenance of the facility. A monitoring program should be
26
Subdivision 8220
DP 9830110, Coronado Estates
Conditions of Approval
developed to determine the adequacy of maintenance,and future maintenance needs.
The size of the bio-filter should be designed based on the quantity of runoff
anticipated to be discharged from the residential and commercial developments
proposed on this property, and the water quality goals and objectives of the Central
Valley Regional Nater Quality Control Board.
h. Trash bins shall be sealed to prevent leakage, OR, shall be located within a covered
enclosure.
ADVISORY NOTES
THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF
APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL
REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH
THIS PROJECT MAY BE SUBJECT.
A. The applicant shall be required to comply 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 any of its Regional Water Quality Control Boards (San Francisco Bay o Region II).
B. This project may be subject to the requirements of the Department of Fish and Game. It is
the applicant's responsibility to notify the Department of Fish and Game, P.O. Box 47,
Yountville,California 94599,of anyproposed construction within this development that may
affect any fish and wildlife resources,per the Fish and Game Code.
C. This project 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.
D. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the East Contra
Costa Regional and the Bethel Island Areas of Benefit as adopted by the Board of
Supervisors. These fees must be paid prior to issuance of building permits.
E. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES,DEDICATIONS,
RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE
APPROVAL. OF THIS PERMIT.
27
_. . _ __
Subdivision 8220
DP 983010, Coronado Estates
Conditions of Approval
This notice is intended to advise the applicant that pursuant to Government Code
Section 66000, et seq.,the applicant has the opportunity to protest fees, dedications,
reservations, and/or exactions required as part of this project approval. The
opportunity to protest is limited to a 90-day period after the project is approved.
The ninety (90) day period in which you may protest the amount of any fee or the
imposition of any dedication,reservation,or other exaction required by this approved
permit,begins on the date this permit was approved. To be valid, a protest must be in
writing pursuant to Government Code Section 66020 and delivered to the Community
Development Department within 90 days of the approval date of this permit.
F. Comply with the requirements of the Ironhouse Sanitary District.
G. Comply with the requirements of the Diablo Water District.
H. Comply with the requirements of the Health Services Department.
I. Comply with the requirements of the Building Inspection Department.
J. Vesting Tentative Map Rights and Fee Estimator Service - The approval of this
vesting tentative map confers a vested right to proceed with development in
substantial compliance with ordinances,policies, and standards in effect as of April
17, 2002,the date the vesting tentative map application was accepted as complete by
the Community Development Department. The vested rights also apply to
development fees which the County has adopted by ordinance. 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 $1350 per residence.
Child Care $400 per residence.
An estimate of the fee charges for each approved lot may be obtained by contacting
the Building Inspection Department at 335-1192.
28
Subdivision 82.20
DP 983010, Coronado Estates
Conditions of Approval
K. ExTiration of Vested tights: Pursuant to Section 66452.6(g)of the Subdivision Map
act,the rights conferred by the vesting tentative map as provided by Chapter 4.5 of the
Subdivision Map act shall last for an initial period of two (2) years following the
recording date of the final/parcel map. These rights pertain to development fees and
regulations. Where several final maps are recorded on various phases of a project
covered by a single vesting tentative map,the initial time period shall begin for each
phase when the final map for that phase is recorded.
At any time prior to the expiration of the initial time period,the subdivider may apply
for a one-year extension. The application shall be accompanied by the applicable
filing fee. If the extension is denied by an advisory agency,the subdivider may appeal
that denial to the Board of Supervisors by filing a letter of appeal with the appropriate
filing fee with the Clerk of the Board within 15 calendar days.
The initial time period may also be subject to automatic extension pursuant to other
provisions of Section 66452.6(g) relating to processing of related development
applications by the County.
At the expiration of the vesting time period, remaining development (i.e., new
building permits) within the subdivision shall be subject to development fees and
regulations in effect at that time.
L. Police Services District Costs and 1Veces5ary Processing Time - 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. The applicant is advised that the
election process talks from 3 to 4 months and must be completed prior to recording
the Final Map.
M. School Fees- The applicant is advised that each building permit will be subject to
the school fees in place at the time of the issuance of the building permit.
G:StaffReperts:DP9830 2 OCOA9-9mv
29