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MINUTES - 12022003 - D2
TO: BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: DECEMBER 2, 2003 SUBJECT: HEARING ON THE APPLICATION FOR A GENERAL PLAN AMENDMENT, A REZONING FROM HEAVY AGRICULTURAL (A-3) TO PLANNED UNIT DISTRICT (P-1), AND A FINAL DEVELOPMENT PLAN. THE SITE CONSISTS OF 60 ACRES ADJACENT TO THE EAST OF DISCOVERY BAY WEST, ADDRESSED AS 4490, 4330, AND 4440 POINT OF TIMBER ROAD IN THE DISCOVERY BAY AREA. WESTERN PACIFIC HOUSING (APPLICANT), J. ARMSTRONG, P&K STORRER, D. SCHULER '(OWNERS). COUNTY FILES#GP010003, RZ033123 AND DP033008, (DISTRICT 111). SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION 1. RECOMMENDATIONS 1. OPEN the pubic hearing and receive testimony on the Ravenswood ;Project (County File # GP010003, RZ033123 and DP033008). 2. CLOSE the public hearing. 3. FIND the Mitigated Negative Declaration prepared for this project to be adequate for the purposes of compliance with the California Environmental Quality Act, and ADOPT the Mitigated Negative Declaration and the Mitigation Monitoring Program. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMEN[1AT13N OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURES) ACTION OF BOARD ON December 2-2003 APPROVED AS RECOMMENDED X. OTHER X *SEE ATt kaM AMMN FOR BOARD'ACTION* VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND X UNANIMOUS(ABSENT None } CORRECT COPY OF AN ACTION TAKEN AND ENTERED AYES: NOES: ON THE MINUTES OF THE BOARD OF SUPERVISORS ABSENT: ABSTAIN: ON THE DATE SHOWN Contact:John Oborne(925)335-1207 ATTESTED December 2, 2003 JOHN SWEETEN, CLERK OF THE BOARD OF Orig: Community Development Department SUPERVISORS AND COUNTY ADMINISTRATOR cc: John Armstrong, Phil&Karla Storrer and Donald Schuler(Owners), Reed Onate,Western Pacific Housing(Applicant) Town of Discovery Bay Community Service Dist. B�, t"�tC�t t�,/' L' ,DEPUTY File C December 2, 2003 Board of Supervisors File#GP010003, RZO33123 and DPO33008 Page 2 4. ACCEPT the recommendation of the East County Regional Planning Commission, as contained in its Resolution No. 29-2003 (Exhibit#2 of this Board Carder). 5. ADOPT the Ravenswood General Plan Amendment (County#GP01-0003), including the change to the Land Use Element Map and clarifying text amendment for policies relating to Discovery Bay West, as recommended in the ECRPC Resolution No. 29-2003, and;include the adoption of the General Plan Amendment as the third consolidated General Plan Amendment for 2003. 6. ADOPT the rezoning of the subject site from Heavy Agricultural District (A-3) to Planned Unit District (P-1), as recommended in the ECRPC Resolution No. 29-2003 and APPROVE the Final Development Plan. 7. INTRODUCE the ordinance giving effect to the aforementioned rezoning, waive reading and set date for adoption of same. 8. ADOPT the findings as contained in proposed Resolution No 2003/699 as the basis for the Board's action, which is attached as Exhibit#1 to this Board Order. 9. DIRECT the Community Development Department to post the Notice of Determination with the County Clerk. 11. FISCAL IMPACT None. The applicant is responsible for application processing costs. Ill. BACKROUND / REASON FOR RECOMMENDING APPROVAL The applicant is requesting a General Plan Amendment to redesignate a 60-acre site from Single Family Residential — Medium Density (SM) and Delta Recreation (DR) to Single Family Residential- Medium Density (SM), Open Space (OS), and Parks and Recreation (PR); and a text amendment to clarify policies related to Discovery Bay West. Additionally, the applicant is requesting a rezoning of the site from Heavy Agricultural District (A-3) to Planned Unit District (P-1) and approval of a Final Development Plan for 203 single-family residential units, a 3-acre public park, and 5.2 acres of open space. The East County Regional Planning Commission heard the applicant's request on November 4, 2003. The Commission, after receiving public testimony and evaluating the proposal with the evidence submitted, voted unanimously to recommend approval of the proposed General Plan Amendment with associated text amendment, the proposed Rezoning to P-1 ((Planned Unit District), the proposed Final Development Plan, and approved the Vesting Tentative Map (SD8710) for 203 single-family units, a 3-acre public park and 5.2 acres of open space subject to the Board's approval of the General Plan Amendment, Rezoning and Final Development Plan. This is an infill project that is consistent with the density of the surrounding developments on three sides and provides a 3-acre public park that is located in a highly visible and easily accessible location. The design of the park will be a cooperative effort between the developer and the Town of Discovery Bay Community Service District to arrive at a design that will address the needs of the community. The project also proposes a 5-acre portion of open space at the southern end to provide a buffered edge to the development that serves as natural wetlands and bio swale as well. The storm water runoff from the site would be collected and conveyed to the bio swale that is located in the open space area. The water would then be filtered through a natural grassy area before being discharged into the Delta. This would serve to clean the runoff of sediments as well as providing compliance with the Clean Water Act. December 2, 2003 Board of Supervisors File#GP010003, RZ033123 and DP033008 Page 3 The development site is in Flood Zone A and would be required to be elevated approximately 6 feet. To mitigate the impact of construction traffic related to the import of fill, the applicant has agreed to extensive mitigation measures that lessen the impact on the surrounding area. The site also contains seasonal wetlands that originally were thought to be j'present throughout the southern one-third portion of the site, hence the current General Plan Designation of Delta Resource Recreation (DR). Since then, the applicant has conducted wetlands delineation and it has been determined that the site contains a total of 1.46 acres that are generally in the southwest corner of the site. The applicant requests a General Plan Amendment as part of this application,which among other things, requests an Open Space (OS) designation for the verified wetlands area. The circulation of the site is fully integrated into the surrounding developments by providing access from Point of Timber on the north and two streets into Village I to the west. There is also a street stub to the east to allow future access in that direction. IV. SETBACK CLARIFICATION At the November 4, 2003 East County Regional Planning Commission hearing, staff clarified the yard standards for comer lots to state that the side yards which are contiguous to a rear yard must have a minimum setback of 15 feet. The intent was to match the permit conditions with "Revised Site Plan" as shown in Exhibit, 7. Upon further review of this issue, staff is requesting additional clarification to COA#6Awith respect to Duet Lots and Lots 128 and 129 to ensure that the setbacks as shown on the Site Plan Exhibit are correctly implemented. The revision to COA#6A is shown as bold text. G:1Current Planning\curr-plan\Staff Reports1SD8710.BO.jvo.doc-bdm ............111.1 1..................I........................ . ............................................................. THE BOARD OF SUPERVISORS OF THE COUNTY OF CONTRA COSTA Adopted this Order on Tuesday, December 2,2003,by the following vote: AYES: SUPMISM GIOIA, UnM%, GRMEW, GLOM and Deg&MMM NOES: NW ABSENT: NM ABSTAIN: NM RESOLUTION NO. 2003/699 SUBJECT: RAVENSWOOD PROJECT APPLICATION FOR A GENERAL PLAN AMENDMENT(COUNTY FELE#GP 010003),A REZONING(COUNTY FELE#RZ033123) FROM HEAVY AGRICULTURAL(A-3)TO PLANNED UNIT DISTRICT(P-1),AND A FINAL DEVELOPMENT PLAN (COUNTY FILE#DP033008) DISCOVERY BAY AREA, DISTRICT III WHEREAS, Western Pacific Housing (Applicant) and Philip Storrer, Karla Storrer, Madeleva Tate, John Armstrong, Janet Armstrong, Donald Schuler, Barbara Schuler, William Schuler,Ann Marie Schuler and Mary Schuler(together,Owners)propose development of 60±acres in the unincorporated Discovery Bay area of Contra Costa County comprised of four parcels with Assessor's Parcel Numbers 011-220-002,011-220-004,011-220-020 and 0 11-220-021 (together,the "Subject Properties"),which development would create 220 lots for single-family and duplex homes, a 3±-acre park,5.2±-acre open space parcel and associated infrastructure(the"Project"),for which an application was received by the Community Development Department on February 14,2003;and WHEREAS, the Subject Property is part of an area of 1,089-+ acres generally known as Discovery Bay West, which was the subject of a general plan amendment and related actions approved by the County Board of Supervisors (the "Board") in 1994 (the "Discovery Bay West Approvals") that in part changed the general plan designations for the Subject Properties from Agricultural Lands to a combination of Single-Family Residential — Medium Density and Delta Recreation and Resources; and Resolution No. 2003/699 Page I of 1 WHEREAS, before approving the Discovery Bay West Approvals, the Board certified an environmental impact report covering the development authorized by the Discovery Bay West Approvals (the"Discovery Bay West EIR") and adopted related findings; and WHEREAS,for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a report dated July 2003 entitled Initial Study—Ravenswood Project—General Plan Amendment and Related Actions(the"Initial Study") was prepared to determine whether an environmental impact report should be prepared for the Project; and WHEREAS,the Initial Study identified potentially significant impacts related to aesthetics, biological resources, utilities and service systems, hydrology and water quality, noise, air quality, geology and soils, land use and planning, and transportation traffic, and the Initial Study recommended mitigation measures which would reduce each identified impact to a less than significant level; and WHEREAS,on July 22,2003 the County published a Notice of Public Review and Intent to Adopt a Proposed Mitigated Negative Declaration, and republished the Notice on August 7,2003, which Notice recited the foregoing facts, indicated that the Applicant had agreed to accept each mitigation measure recommended by the Initial Study, started a period for public comments on adequacy of the environmental documents related to the Project that ran initially;to August 22,2003 and then was extended to September 8, 2003; WHEREAS, as a result of consultation between the Applicant, County staff, and other parties,the Applicant subsequently modified the General Plan Amendment,Final Development Plan and`Westing Tentative Map to address concerns about the Project and submitted revised site plans, dated October 21,2003,with the result that the Project reduce the number of lots from 220 to 203 amongst other minor changes; and WHEREAS,County staff evaluated the Project modifications described above and concluded that the modifications do not give rise to any different or greater environmental effects not already identified in the Initial Study circulated for public review, or require any change to mitigation measures recommended in the Initial Study,or require any new mitigation measures,but in fact may eliminate or reduce some of the previously identified impacts; and WHEREAS,after notice having been lawfully given,a public hearing was scheduled before the East County Regional Planning Commission on Tuesday,November 4,2003 whereat all persons interested therein might appear and be heard; and WHEREAS, on Tuesday, November 4, 2003, the East County Regional Planning Commission fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter,and forwarded a recommendation to approve the project as contained in their Resolution No. 29-2003; and Resolution No. 2003/699 Page 2 of 2 WHEREAS,after notice having been lawfully given,a public hearing was scheduled before the Board of Supervisors on Tuesday,December 2,2003 whereat all persons interested therein might appear and be heard; and NOW, THEREFORE, BE IT RESOLVED that the Board of Supervisors ("this Board")takes the following actions: 1. In accordance with the California Environmental Quality Act, the State CEQA Guidelines (14 Cal. Code Regs. §15000 et seq.), and the County's own CEQA Guidelines (together, "CEQA"),this Board FINDS that the proposed Mitigated Negative Declaration("MND")is adequate for the purposes ofcompliance with CEQA and ADOPTS the MND for the Project as it has been modified. This Board specifically FINDS that none of the modifications to the Project or to the Approvals and Entitlements require new environmental review,or trigger recirculation of the Initial Study,or warrant any different conclusion regarding reliance on a Mitigated Negative Declaration, or require any new or revised mitigation measures. In support of these actions and conclusions, this Board ADOPTS the CEQA Findings. The Board of Supervisors adopts these findings specifically for each of the Approvals and Entitlements it approves or recommends for approval for the Project. The Board CERTIFIES that it has been presented with the Initial Study and that it has reviewed and considered the information contained in the Initial Study and the other information in the record prior to making the following certifications and findings. The Board further certifies that the Initial Study reflects the lead agency's independent judgment and analysis, and that the Initial Study has been completed in compliance with the CEQA Regulations. 2. ADOPTS the proposed General Plan Amendment (County File#GP010003) changing the General Plan land use designations for the Subject Properties from a combination of Single- Family Medium Density(SM)and Delta Recreation(DR)to a combination of Single-Family Medium Density(SM), Parks and Recreation (PR), and Open Space (OS), and the Board ADOPTS the findings contained herein. As part of implementing the change in land use designations, the Board also AMENDS the General Plan text to clarify policies for the Discovery Bay West area and INCLUDES this General Plan Amendment adoption as the third consolidated General Plan Amendment for 2003. 3. ADOPTS Rezoning (County File #RZ03-3123), changing the zoningdesignation of the Subject Property from Heavy Agricultural District(A-3)to Planned Unit District(P-1),and the Board ADOPTS the findings contained herein supporting this action. Resolution No. 2003/699 Page 3 of 3 4. APPROVES the Final Development Plan (County File #DP03-3008) subject to the conditions of approval as recommended by the East County Regional Planning Commission with modification for condition of approval#6a as recommended by staff and subject to the mitigation measures contained in the Mitigated Negative Declaration for this project. BE IT FURTHER RESOLVED that the Board makes the following findings for these actions: Findings I. Growth Management Element Performance Standards A. Traffic: In 1992, a traffic study was done for the DBWGPA that included the subject properties. The Amendment assumed 2,135 units at build out of the study area. The Hofmann Company has entitlements for 1,953 units and is in the process of developing the property. The Ravenswood Project proposes 203 single family housing units, including 182 units originally designated for development in the 1992 traffic study. Thus,this project includes 21 more units than studied in the EIR, a one percent increase. The 1992 EIR and traffic study utilized the East County Traffic Forecasting Model,which relied on ABAG population and employment projections. The EIR assumed a Contra Costa County population of 1,104,700 by 2010 and 430,120 jobs in the same year,based on Projections 1994. Now, in Projections 2002,ABAG forecasts a 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about 2.67 percent less than previously forecast. Thus, traffic conditions predicted by the original EIR are not expected to be reached or exceeded by 2010. The specific mitigations listed;in the DBWGPA EIR are under construction with the Hofmann project. The applicant's traffic consultant(TJKM)conducted an updated traffic impact study in 2003 and found with these mitigations and the mitigations required for this project(MM XV a,b, d, f&G)that the project traffic was found to be less than significant. B. Water:This project's water demand was evaluated by the 1994 DBWGPA EIR,and with annexation to the Town of Discovery Bay's Community Service District, the project will have less than a significant impact. The applicant has obtained a will- serve letter from the Town of Discovery Bay Community Services District for water service. C. Sanitary Sewer: The project's wastewater demand was evaluated by the 1994 DBWGPA EIR, and with annexation to the Town of Discovery Bay Community Services District the project will have less than a significant impact. The applicant has obtained a will-serve letter from the Town of Discovery Bay Community Services District for wastewater service. Resolution No. 2003/699 Page 4 of 4 D. Fire Protection:A new fire station is located within a quarter mile of the project site. E. Public Protection: The project's public protection needs were evaluated by the 1994 DBWGPA EIR.The applicant shall be required to comply with all county ordinances regarding public protection. F. Parrs and Recreation: This project's parks and recreation needs were evaluated by the 1994 DBWGPA EIR.The 203 units generate a population legs than 1,000 people. This project provides a 3-acre park and 5.2 acres of open space. G. Flood Control and Drainage: The project will provide for the flood control and drainage needs of the development with appropriately sized;facilities, and pad elevations.The project is required to pay drainage area fees as adopted by the Flood Control District. U. RezoningFindings indings A. The site currently has a General Plan designation of Single Family Medium and Delta Recreation. The proposed subdivision has a General Plan density of Single Family Medium with a proposed General Plan Amendment to change a portion of the site to Parks and Recreation and Open Space. The change in zoning will substantially comply with the General Plan. B. The use proposed is a residential P-1 development to Single Family Medium standards (3.0-4.9 units per net acre). The site is compatible with the adjacent districts to the north,west and south,which are residential,and zoned Single Family High(SH)and Single Family Medium(SM). C. The proposed use will assist in meeting the housing development needs identified in the Housing Element of the General Plan. III. Findings for Adoption of Planned Unit(P-1) and approval of a Final Development Plan A. The applicant has indicated that they intend to commence construction of this subdivision within 2 Y2 years from the effective date of the zoning change. B. The proposed planned unit district is to Single Family Mediumstandards, which a substantial portion of the site is currently designated. C. The project will provide residential design that is consistent with the surrounding Discovery Bay West project and is in harmony with the character of the surrounding community. Resolution No. 2003/699 Page 5 of 5 D. This project integrates a park and open space into a residential development that balances the circulation,open space and residences into a harmonious development. 1V. General Plan Consistency A. The Project is consistent with the General Plan. The General Plan Amendment approved for this Project will not cause the General Plan to become internally inconsistent. The General Plan Amendment and the remainder of the General Plan comprise an integrated,internally consistent and compatible statement ofpolicies for the County. The various land uses authorized for the Project, and each of its components, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan. The Project is compatible with and conforms to the objectives,policies, general land uses and programs specified in the General Plan. The Project will further the objectives and policies of the General Plan and not obstruct their attainment. The Project is compatible with, and does not frustrate, General Plan goals and policies. The Project is in harmony with the policies of the General Plan. B. The Board has considered the effects of the Project on the housing needs of the region and balanced those needs against the public service needs of County residents and available fiscal and environmental resources. The Project helps to achieve a desirable balance. The Project provides,to the extent feasible, for future passive or natural heating or cooling opportunities. The Project is in harmony with surrounding neighborhoods,and the site as designed for the Project is physically suitable for the development proposed. C. The General Plan comprises many objectives, policies, principles, programs, standards,proposals and action plans(collectively"policies'),as well as performance standards. At times the policies necessarily compete with each other. Examples of the tensions between General Plan policies are found between;those policies that promote managed growth,and those that provide for protection ofresources that exist because land is undeveloped(such as open space, visual resources and agricultural land). As part of approving the Project,all applicable General Plan policies and the extent to which the Project conforms to each of those policies have been considered. D. The Board has fully evaluated the extent to which the Project achieves each policy, including those pertaining to compatibility of land uses,compliance with principles of the Urban Limit Line and Measure C-1990, protection of open space, standards regarding geology,soils and earthquake risks,hazardous materials,flood hazards and drainage, protection of water quality, protection of biological resources, transportation standards and goals, regional and local housing needs,jobs/housing balance,noise,protection of air quality,protection of visual resources,standards for public services and utilities,and protection of archeological and historical resources. The Board has also fully considered the Project's compliance with all performance Resolution No. 2003/699 Page 6 of 6 standards in the General Plan,including the Growth Management Element policies and standards (including those for traffic levels of service), and performance standards for public services and facilities. E. The Board finds that through the development of housing at various economic levels, including attached duet units,the Project will help implement housing-related goals of the General Plan. F. The Board acknowledges that the existing General Plan designations for the Subject Properties were intended to separate the portion of the site available for housing development from the areas generally known to contain wetlands, which was not specifically identified at the time of the Discovery Bay West Approvals. The pending General Plan Amendment is intended to recognize the delineation of wetlands and the consolidation, retention and enhancement of wetlands within protected Open Space areas. The proposed residential designation is consistent with densities in neighboring development in the vicinity. G. In order to fully implement the change in General Plan land use designation for the residential portion of the Subject Property, the Board finds that it is appropriate to amend the text of the General Plan Land Use Element as follows. The Board finds that this text change will not cause any internal inconsistency with the remainder of the General Plan. The new clarifying text is: As used in the context of Policy 3-264, the term "Discovery Bay West Project"shall mean the land area contained within approved Subdivision 7686, which includes Village I, and approved Subdivision 8023, which includes Villages II,III, and IV. V. Measure C-1988 and Related Resolutions A. The Board has considered the Project's compliance with the traffic service objectives of Measure C-1988, the Contra Costa Transportation Improvement and Growth Management Program and related Contra Costa TransportationAuthority(OCTA) resolutions. B. Measure C-1988 established a Growth Management Program,"to assure that future residential,business and commercial growth pays for the facilities required to meet the demands resulting from that growth." The Program requires the County to adopt Traffic Level of Service(LOS) Standards keyed to types of land use,and to comply with the adopted standards;to "adopt a development mitigation:program to ensure that new growth is paying its share of the costs associated with that growth;" to participate in the forum established by the Authority to cooperate in easing cumulative traffic impacts, using the OCTA computer model; and to develop an implementation program that creates housing opportunities for all income levels. Resolution No. 2003/699 Page 7of7 ...........I.......I.............. C. The County has complied with all these requirements. Most important,the County is achieving Measure C-1988's overarching goal that development pay its own way. The County has identified Project mitigations to ensure that the Applicant will defray the cost of those improvements that are proportionately attributable to the development. Contact:John Oborne(335-1207) cc: Community Development Department CAO County Counsel of.%p�Pt Iudw.&c RESOLUTION 2003/699 i herf1by (.Lnrtlfb'ue and correct COPY of an ac'Non t Cseri and entered on the minutes of the Board of Supervisors Dwn' on the date sho , ATTESTE JOHN SWEETEN, Clerk of the Board Of43VRervisors, ��nci c0unt d , ministrator BY Deputy Resolution No. 2003/699 Page 8 of 8 LAW OFFICES OF +GAGEN, McCOY,McMAHON & ARMSTRONG A PROFESSIONAL CORPORATION WILLIAM GAaax,JR. DANVILLE OFFICE GREGORY L.MCCOY 279 FRONT STREET PATRICK.L MCMAHON ----, P.O.BOx 218 MARK L.ARMSTRONGD vILLE,CALIFORNIA 94526-0218 CHARLES A.KOSS December 2� �""" . , TELEPHONE:(925)837-4585 MICHAEL J.MARKOWtrZ : FAx:(925)838-5985 RICHARII C.RAINES VICTOR J.CONTI DEC 0 BARBARA DuvAL JEWELL NAPA VALLEY OFFICE ROBERT M.FANUCCI C y n OFFICES AT SOL'MRIIJGE ALLAN C.MOORE CLERK BOARD 0 �R STVHEN T.BUEHL COQ TRA COSTA CO: 034 MAIN STREET,SUITE 212 AMANDA BEviNs .HELENA,CALIFORNIA 94574 MARTIN LYsm : TELEPHONE:(707)963-0949 JANICE L.FITZSIMMONS FAx:(707)963-5527 PAUL S.GOODMAN TARA B.NELSON Pkace kclsly To: KATHERINE S.ZELAZNY ANA C.MOON Danville ERIC S.QUANDT Contra Costa County Attn. Chair Marr DeSaulnier Board of Supervisors c/o Clerk of the Board 651 Pine Street Martinez, CA 94553 Re. Agenda Item iD.2 on.December 2, 2003 Ravenswood Project(Western Pacific Housing) Dear Chair DeSaulnier and Supervisors'. Our firm currently represents the Byron Union School District. Condition of Approval No. 77 for the Ravenswood project, on page 35 of Exhibit 43 in your packet, has been modified by the East County Regional Planning Commission. The modified condition is consistent with the letter request to the Commission made by Superintendent Meyer, I do not see a copy of that letter in your packet. A copy is enclosed for the record. Condition of Approval No. 77 as modified confirms that the Applicant must mitigate project impacts on school facilities by either paying the state-mandated fee or entering a written agreement with the affected school district. The school district will determine which method is necessary to satisfy this condition. The school district's determination must be consistent with state law. Byron Union School District is currently undertaking a school facilities needs assessment to address anticipated residential development in the Discovery Bay area, including but not limited to the 203-unit Ravenswood project. Payment of a fee per residential unit at the time each building'permit is issued may not be sufficient to mitigate school impacts in a manner consistent with state law. The District looks forward to working with Contra Costa County Chair Marl{DeSaulnier December 2, 2003 Page 2 developers in the Discovery Bay area to reasonably plan for and fund new school facilities for school-age children in new residences within the District. Rar y yours, Armstrong MLA:ng Encl. cc with encl.: Byron Union School District Attn: Dr. Torn Meyer Community Development Department Attn: Catherine Kutsuris Western Pacific Housing Attn: Bob Selders, Nice President F:\clmla\29061\BOSLtr-120203.doe "Y. rua unton;, arx-vtlt rl sir`ccar 14301 Myron Rt'g Tway Byron '4 X4514 (5125)634-6644 FAX: (925)oj4 9421 Dr. Thomas Meyer,Superintendent November 4, 2003 Hyfax 3351259 raid by U.S. Mail Chair ot&st County Regional Planning Commission Contra Cosm County cha Dennis Barry Community DcN- alcypmcnt Departrzient 651 fine Street,4th laloor,North Wing 1Martincz,CA 94553 Re; .Ravenswood Project estern Pacific Irousing(Applicant) �.. Agenda Items 2-5 East County Regional Planning Consmission . Deux Chair MadVittic: As you know, the Byron Union School District provides public education ror elementary and intertrsediatc school-age children in Discovery Say and Discovery BayWest. As such, the District will ' provide school facilities for children in the Ravenswood project if it is approved by Contra Costa County. C To address school impacts in Villages 1, If and l(I in Discovery Bay West,`doth aun Land Mvclopment Company entured into a school facilities agreement with the District whereby Hofmunn constructed the a Timber Point Elementary School and the District completed new facilities at the T-Neolsrior Middle C School. Such an agreement was requirW as a condition of Hofmann's tentative~map approval. In order to accommodate school:age children from the Ra+venswvod project as well as other residential C projects within the District, including the: pending Pantages project and potentially 'Village N in Discovery Bay West, it will likely be necessary for the District to enter into.a new school facilities- 0 agreement with Tapers like "Western Pacific Housing;. The District is currently undergoing a facilities assessment and demographics projection in order to conf x-ni the new facilities that will be necessary to accommodate the expected children who will reside in!'hese new drvclopments. Tn 1"S, new state laws were piloted regarding the payment of fees, chargers, dedications or otl er requirements of a dcvclopment project for the const uction or reconstruction of school facilities: Depending on the circumstances within a particular school district, the;payment of school impact fee`s repay be sufficient or a separate school facilities agmmxnt consistent with state law may be required. Western Pacific Housing shoWd be aware that payment of the s-mudard school impact fee at the issuance of each building permit may not be sufficicrst to provide fear the construction or reconstruction of school facilitir*sufficient to mitigate impacts fmm its project for elementary and middle school$, Working Together,Buildbig on Success Condition 77 on page 35 of the Findings and Conditions of Approvalfor County 'Piles#DP033008 and SD871 Q might be interpreted to mean that the developer may elect,to either pay the state-mandated school inVact fig per building parnc rit or enter into a written agreement with the aficcucxl school district. The two affected school districts are Byron Union School ]district and Union School Mtrrictw TThc &- l does mot make tb t cickcttion under state law. To clarify the condition, suggested that it be reworded as follows: L. b , 77. At least 60 days prior to the issuance of the fust a building permit, impacts to school facilities shall be mitigated either by p"mt of the state-mandated fee or entry into a written agreement with the affected school disci in a manner consistent with state law as determined by that school district. To satisfy this condition, a lettei from the of fbetod school district shall be provided to the unci Development Department confinnin that its Community � (J>r+-`' school .facilities impacts have been mitigated as required by r state law. I am umablc to attend the Planning Commission meeting because it the same night as our School Board meeting. However, one or our attorneys will bo-at the mccting to answer any questions. Thank you for your anticipated cooperation. Byron Union School District looks forward to working with Western Pacific housing and Contra Costa County to be in a position to timely complete the school facti tics that will be necessary to serve the families who wilt lire in the new Ravenswood neighborhood. Very truly yours, Turn Meyer, .i),, Superintendent Byron Union School District cc by fax no.(925)634-6616- Western astern Pmci fi o Housing Attu: Bob Seldom,Vice President cc by fax no.(925)838-5985: Ogen,McCoy,McMahon&Armstrong Attn. Allan iirMoom cc by fax no.(925)335-1222: Contra.Costa County Community Development Department Attn: John Qborne,Project Planner . :e Working Together.Building on Success a �� ....... ....... ...... � � Gron 1 I e 330 l 1p d Mrd -it .Slon On �2 . . h c d �r� OVal . ... hif ► +a fat � ne R+ id � UMO to. ni traa.r Yr + rr � i + h �tduc e List an v � od aid o6r € c. p OnA.. ._._. .. ......... ...... .__.._. .. ........ . ....... _..._... _......_ ......... .......... RESOLUTION NO. 29-2003 RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS AND RECOMMENDATIONS FOR THE REQUESTED GENERAL PLAN AMENDMENT, REZONING, FINAL DEVELOPMENT PLAN, AND VESTING TENTATIVE MAP FOR THE "RAVENSWOOD" PROJECT IN THE DISCOVERY BAY AREA OF SAID COUNTY. WHEREAS, 'Western Pacific Housing (Applicant) and Philip Storrer, Darla Stoner, Madeleva Tate, John Armstrong, Janet Armstrong, Donald Schuler, Barbara Schuler, William Schuler, Ann Marie Schuler and Mary Schuler (together, Owners) propose development of 60± acres in the unincorporated Discovery Bay area of Contra Costa County ;comprised of four parcels with Assessor's Parcel Numbers 011-220-002, 011-220-004, 011-220-020 and 011-220- 021 (together, the "Subject Properties"), which development would create 220 lots for single- family and duplex homes, a 3±-acre park, 5.2±-acre open space parcel and associated infrastructure (the "Project"), for which an application was received by the Community Development Department on February 14, 2003; and WHEREAS, the Subject Property is part of an area of 1,089± acres generally known as Discovery Bay West, which was the subject of a general plan amendment and related actions approved by the County Board of Supervisors (the "Board") in 1994 (the "Discovery Bay West Approvals") that in part changed the general plan designations for the Subject Properties from Agricultural Lands to a combination of Single-Family Residential — Medium: Density and Delta Recreation and Resources; and WHEREAS, before approving the Discovery Bay West Approvals, the Board certified an environmental impact report covering the development authorized by the Discovery Bay West Approvals(the"Discovery Bay West E1R")and adopted related findings; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a report dated July 2003 entitled Initial Study — Ravenswood Project — General Plan Amendment and Related Actions (the "Initial Study") was prepared to determine whether an environmental impact report should be prepared for the Project; and WHEREAS, the Initial Study identified potentially significant impacts related to aesthetics, biological resources, utilities and service systems, hydrology and water quality, noise, air quality, geology and soils, land use and planning, and transportation traffic, and the Initial Study recommended mitigation measures which would reduce each identified impact to a less than significant level; and WHEREAS, on July 22, 2003 the County published a Notice of Public Review and Intent to Adopt a Proposed Mitigated Negative Declaration, and republished the Notice on August 7, 2003, which Notice recited the foregoing facts, indicated that the Applicant had agreed to accept each mitigation measure recommended by the Initial Study, started a period for public comments on adequacy of the environmental documents related to the Project that ran;initially to August 22, 2003 and then was extended to September 8,2003; WHEREAS, as a result of consultation between the Applicant, County staff, and other parties, the Applicant subsequently modified the General Plan Amendment, Final Development Plan and Vesting Tentative Map to address concerns about the Project and submitted revised site plans, dated October 21, 2003, with the result that the Project reduce the number of lots from 220 to 203 amongst other minor changes; and WHEREAS, County staff evaluated the Project modifications described above and concluded that the modifications do not give rise to any different or greater environmental effects not already identified in the Initial Study circulated for public review, or require any change to mitigation measures recommended in the Initial Study, or require any new mitigation measures, but in fact may eliminate or reduce some of the previously identified impacts; and WHEREAS, ager notice having been lawfully given, a public hearing was scheduled before the East County Regional Planning Commission on Tuesday, November 4, 2003 whereat all persons interested therein might appear and be heard; and WHEREAS, on Tuesday, November 4, 2003, the East County Regional Planning Commission fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE, BE IT RESOLVED that the East County Regional Planning Commission ("this Commission")takes the following actions: 1. In accordance with the California Environmental Quality Act, the State CEQA Guidelines(14 Cal. Code Regs. §15000 et seq.), and the County's own CEQA Guidelines (together, "CEQA"), this Commission FINDS that the proposed Mitigated Negative Declaration ("MND") is adequate for the purposes of compliance with CEQA and ADOPTS the MND for the Project as it has been modified. The East County Regional Planning Commission ADOPTS these findings specifically for each of the Approvals and Entitlements it approves or recommends for approval for the Project. The Commission CERTIFIES that it has been presented with the Initial Study and that it has reviewed and considered the information contained in the Initial Study and the other information in the record prior to making the following certificationsand findings. The Commission further certifies that the Initial Study reflects the lead agency's independent judgment and analysis, and that the Initial Study has been completed in compliance with the CEQA Regulations. ...... _........ ......_..... .._. ._.. ....._. ..... ................................................... . 2. Recommends to the Board of Supervisors ADOPTION of the proposed General Plan Amendment#GP010003 changing the General Plan land use designations for the Subject Properties from a combination of Single-Family Medium Density (SM) and Delta Recreation (DR) to a combination of Single-Family Medium Density (SM), Parks and Recreation (PR), and Open Space (OS), and recommends that the Board ADOPT the findings. As part of implementing the change in land use designations, this Commission also recommends that the Board AMEND the General Plan text to clarify policies for the Discovery Bay West area. 3. Recommends to the :Board of Supervisors ADOPTION of Rezoning #RZ03-3123, changing the zoning designation of the Subject Property from Heavy Agricultural District (A-3) to Planned Unit District (P-1), and recommends that the Board ADOPT the findings contained in supporting such approval, subject to the Board's approval of the revised General Plan amendment. 4. Recommends to the Board of Supervisors APPROVAL of Final Development Plan #DP03-3008 subject to the conditions of approval as modified by the Commission, and subject to the mitigation measures contained MND for this project. 5. APPROVES Vesting Tentative Map #SD8710 subject to the conditions as modified by the Commission, which includes one exception to the County Subdivision Ordinance pertaining to the street grade on Point of Timber Road, all subject to the mitigation measures; contingent upon the Board's approval of the General Plan Amendment, Rezoning and Final Development Plan; and this Commission ADOPTS the findings supporting such approval and authorization. BE IT FURTHER RESOLVED that the reasons for these recommendations are as follows: Findings I. Growth Management Element Performance Standards A. Traffic: In 1992, a traffic study was done for the DBWGPA that included the subject properties. The Amendment assumed 2,135 units at build out of the study area. The Hoffmann Company has entitlements for 1,953 units and is in the process of developing the property. The Ravenswood Project proposes 203 single family housing units, including 182 units originally designated for development in the 1992 traffic study. Thus,this project includes 21 more units than studied in the EIR, a one percent increase. The 1992 EIR and traffic study utilized the East County Traffic Forecasting Model,which relied on ABAG population and employment projections. The EIR assumed a Contra Costa County population of 1,104,700 by 2010 and 430,120 jobs in the same year,based on Projections 1994. Now, in Projections 2002, ABAG forecasts a 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about 2.67 percent less than;previously forecast. Thus,traffic conditions predicted by the original EIR are not expected to be reached or exceeded by 2010. The specific mitigations listed in the DBWGPA EIR are under construction with the Hofmann project. The applicant's traffic consultant(TTKM)conducted an updated traffic impact study in 2003 and found with these mitigations and the mitigations required for this project(MM XV a, b,d, f&G)that the project traffic was found to be less than significant. B. Water: This project's water demand was evaluated by the 1994 DBWGPA EIR, and with annexation to the Town of Discovery Bay's Community Service District, the project will have less than a significant impact. The applicant has obtained a will-serve letter from the Town of Discovery Bay Community Services District for water service. C. Sanitary Sewer: The project's wastewater demand was evaluated by the 1994 DBWGPA EIR, and with annexation to the Town of Discovery Bay Community Services District the project will have less than a significant impact. The applicant has obtained a will-serve letter from the Town of Discovery Bay Community Services District for wastewater service. D. Fire Protection: A new fire station is located within a quarter mile of the project site. E. Public Protection: The project's public protection needs were evaluated by the 1994 DBWGPA EIR. The applicant shall be required to comply with all county ordinances regarding public protection. F. Parks and Recreation: This project's parks and recreation needs were evaluated by the 1994 DBWGPA EIR. The 203 units generate a population less than 1,000 people. This project provides a 3-acre park and 5.2 acres of open space. G. Flood Control and Drainage: The project will provide for the flood control and drainage needs of the development with appropriately sized facilities, and pad elevations. The project is required to pay drainage area fees as adopted by the Flood Control District. II. Rezoning Findings A. The site currently has a General Plan designation of Single Family Medium and Delta Recreation. The proposed subdivision has a General Plan density of Single Family Medium with a proposed General Plan Amendment to change a portion of the site to Parks and Recreation and Open Space. The change in zoning will substantially comply with the General Plan. B. The use proposed is a residential P-1 development to Single Family Medium standards (3.0-4.9 units per net acre). The site is compatible with the adjacent districts to the north, west and south, which are residential, and zoned Single Family High(SH) and Single Family Medium(SM). _._. ........ . ......... ......... ....._....-_1.111. ......._. 1111... _ ......... .......... ............. ....-_.... ................................ ......_.. ......... ......... ......... ......... C. The proposed use will assist in meeting the housing development needs identified in the Housing Element of the General Plan. III. Findings for Adoption of Planned Unit (P-1) and approval of a Final Development Plan A. The applicant has indicated that they intend to commence construction of this subdivision within 2 2/a years from the effective date of the zoning change. B. The proposed planned unit district is to Single Family Medium;standards,which a substantial portion of the site is currently designated. C. The project will provide residential design that is consistent with the surrounding Discovery Bay West project and is in harmony with the character of the surrounding community. D. This project integrates a park and open space into a residential development that balances the circulation, open space and residences into a harmonious development. IV. Tentative Map Findings The project proposes a General Plan Amendment from Single Family Medium and Delta Recreation to Single Family Medium, Parks and Recreation and Open Space. The proposed project provides for 203 single-family residential units, a 3-acre park and 5.2 acres of open space. The proposed number of dwelling units conforms to the Single Family Medium designation of the site (3.0-4.9 units per net acre). The 3-acre park conforms to the Parks and Recreation designation. V. General Plan Consistency A. The Project is consistent with the General Plan. The General Plan Amendment approved for this Project will not cause the General Plan to become internally inconsistent. The General Plan Amendment and the remainder of the General Plan comprise an integrated, internally consistent and compatible statement of policies for the County. The various land uses authorized for the Project, and each of its components, are compatible with the objectives, policies, general land uses, and programs specified in the General Plan. The Project is compatible with and conforms to the objectives, policies, general land uses and programs specified in the General Plan. The Project will further the objectives and policies of the General Plan and not obstruct their attainment. The Project is compatible with, and does not frustrate, General Plan goals and policies. The Project is in harmony with the policies of the General Plan. B. The Commission has considered the effects of the Project on the housing needs of the region and balanced those needs against the public service needs of County residents and available fiscal and environmental resources. The Project helps to achieve a desirable balance. The Project provides, to the extent feasible, for _...__. ......... ......... ......._. ......_._. . ..... .. .. ....... ....._.... ........ ........ ........... .....................__.._... _............ _. ......_... future passive or natural heating or cooling opportunities. The Project is in harmony with surrounding neighborhoods, and the site as designed for the Project is physically suitable for the development proposed. C. The General Plan comprises many objectives, policies, principles, programs, standards, proposals and action plans (collectively "policies"), as well as performance standards. At times the policies necessarily compete with each other. Examples of the tensions between General Plan policies are found between those policies that promote managed growth, and those that provide for protection of resources that exist because land is undeveloped (such as open space, visual resources and agricultural land). As part of approving the Project, all applicable General Plan policies and the extent to which the Project conforms to each of those policies have been considered. D. The Commission has fully evaluated the extent to which the Project achieves each policy, including those pertaining to compatibility of land uses, compliance with principles of the Urban Limit Line and Measure C-1990, protection of open space, standards regarding geology, soils and earthquake risks, hazardous materials, flood hazards and drainage, protection of water quality, protection of biological resources, transportation standards and goals, regional and local housing needs, jobs/housing balance, noise, protection of air quality, protection of visual resources, standards for public services and utilities, and protection of archeological and historical resources. The Commission has also fully considered the Project's compliance with all performance standards in the General Plan, including the Growth Management Element policies and standards (including those for traffic levels of service), and performance standards for public services and facilities. E. The Commission finds that through the development of housing at various economic levels, including attached duet units, the Project will help implement housing-related goals of the General Plan. F. The Commission acknowledges that the existing General Plan designations for the Subject Properties were intended to separate the portion of the site available for housing development from the areas generally known to contain wetlands, which was not specifically identified at the time of the Discovery Bay West Approvals. The pending General Plan Amendment is intended to recognize the delineation of wetlands and the consolidation, retention and enhancement of wetlands within protected Open Space areas. The proposed residential designation is consistent with densities in neighboring development in the vicinity. G. In order to fully implement the change in General Plan land use designation for the residential portion of the Subject Property, the Commission finds that it is appropriate to amend the text of the General Plan Land Use Element as follows. The Commission finds that this text change will not cause any internal inconsistency with the remainder of the General Plan. The new clarifying text is: ......_.. ......... ......... ......... _._._. ....... ......... ............._.._......_.. _........ ........................................ ......... ......................... As used in the context of Policy 3-264, the term "Discovery Bay West Project" shall mean the land area contained within approved Subdivision 7686, which includes Village I, and approved Subdivision 8023, which includes Villages II, III, and IV. VI Measure C-1988 and Related Resolutions A. The Commission has considered the Project's compliance with the traffic service objectives of Measure C-1988, the Contra Costa Transportation Improvement and Growth Management Program and related Contra Costa Transportation Authority (OCTA)resolutions. B. Measure C-1988 established a Growth Management Program, "to assure that future residential, business and commercial growth pays for the facilities required to meet the demands resulting from that growth." The Program requires the County to adopt Traffic Level of Service (LOS) Standards keyed to types of land use, and to comply with the adopted standards; to "adopt a development mitigation program to ensure that new growth is paying its share of the costs associated with that growth;" to participate in the forum ;established by the Authority to cooperate in easing cumulative traffic impacts, using the CCTA computer model; and to develop an implementation program that creates housing opportunities for all income levels. C. The County has complied with all these requirements. Most important, the County is achieving Measure C-1988's overarching goal that development pay its own way. The County has identified Project mitigations to ensure that the Applicant will defray the cost of those improvements that are proportionately attributable to the development. ........ . ._.._.... ......... _........ .... ....... ...... ....... ........... ............. ......._._. 1.11 ......... .._._... BE IT FURTHER RESOLVED that the secretary of this Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the Government Code of the State of California. This Resolution was approved upon motion of the East County Regional Planning Commission on Monday,November 4,2003 by the following vote: AYES: Commissioners—MacVittie,Harper,Day, and Dell NOES: Commissioners -None ABSENT: Commissioners -Williams ABSTAIN: Commissioners-None Walter MacVittie Chair of the East County Regional Planning Commission County of Contra Costa, State of California ATTEST: Dennis M. Barry, Secretary County of Contra Costa State of California 1111. 1111..._. ......... ...._.... 1._......11. ........1. .11.11 _ _ .. ........ ....... ........ ......... ............................... 1111 ._... ..1111... _........ indin M POINT __OF, TIMBER RD pi - Z _ _ _.__. _ A.3 1111. .., 111:1. F Pi P� 1 P, t� Rezone From A-3 To P-1 bisCovery BPY Area I, W. MQCVittie Chair of the Fast County Regional Planning Commission;State of California,do hereby certify that this is a true and correct copy of PoQe_N-2$_of the County's 1978 zoning mczp indicating thereon the decision of the East County Regional Planning Commission in the matter of Armstrona. Schuler, Storrer RZ033123 ATTEST: Secretary of the Contra Costa County Planning Commission, State of Calif. ORDINANCE NO. (Re-Zoning Land in the Discovery Bay Area) The Contra Costa County Board of Supervisors ordains as follows: SECTION 1: Page N-28 of the County's 1978 Zoning Map(Ord.No.78-93)is amended by re-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Community Development Department File No. RZO33123 } FROM: Land Use District A-3 { Heavy Agriculture } TO: Land Use District P-1 ( Planned Unit } and the Community Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.003. SECTION 1I. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the , a newspaper published in this County. PASSED on by the following vote: Supervisor Aye No Absent Abstain L J. Gioia { ) { ) { ) ( ) 2. G.B. Uilkema ( ) ( ) ( } ( } 3. M. Greenberg ( } ( ) { ) ( ) 4. M. DeSaulnier ( } ( ) ( ) { ) 5. F.D. Glover ( } ( ) ( ) ( } ATTEST: John Sweeten,County Administrator and Clerk of the Board of Supervisors Chairman of the Board By_ Dep. (SEAL) ORDINANCE NO. 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FINDINGS AND CONDITIONS OF APPROVAL FOR COUNTY FILES #DP033008 AND SD871.0 AS APPROVED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION NOVEMBER 4, 2003 (CHANGES BY THE EAST COUNTY REGIONAL PLANNING COMMISSION SHOWN IN UNDERLINE TEXT Findings I, Growth Management Element Performance Standards A. Traffic: In 1992, a traffic study was done for the DBWGPA that included the Ravenswood property. The Amendment assumed 2,135 units at buildout of the study area. The Hofitnann Company has entitlements for 1,953 units and is in the process of developing the property. The Ravenswood Project proposes 203 single family housing units, including 182 units originally designated for development in the 1992 traffic study. Thus, this project includes 21 more units than studied in the EIR, a one percent increase. The 1992 EIR and traffic study utilized the East County Traffic Forecasting Model, which relied on ABAG population and employment projections. The EIR assumed a Contra Costa County population of 1,1041700 by 2010 and 430,120 jobs in the same',year, based on Projections 1994. Now, in Projections 2002, ABAG forecasts a 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about 2.67 percent less than previously forecast. Thus, traffic conditions predicted by the original EIR are not ;expected to be reached or exceeded by 2010. The specific mitigations listed in the DBWGPA EIR are under construction with the Hofmann project. The applicant's traffic consultant (TJKM) conducted an updated traffic impact study in 2003 and found with these mitigations and the mitigations required for this project (MM XVa,b,d,f&G) the project traffic was found to be less than significant. B. Water: This project's water demand was evaluated by the 1994 DBWGPA EIR, and with annexation to the Town of Discovery Bay's Community Service District, the project will have less than a 1 '' _..... ......... ......... ...... ........ ....................-_. ............. ................. ......... ......... ......... ....._.......... _ _._._.._. ..._................. significant impact. The applicant is working with the CSD to obtain water service. C. Sanitary Sewer: The project's wastewater demand was evaluated by the 1994 DBWGPA EIR, and with annexation to the CSD the project will have less than a significant impact. The applicant is working with the CSD to obtain sanitation service. D. Fire Protection: A new fire station is located within a quarter mile of the project site. E. Public Protection: The project's public protection needs were evaluated by the 1994 DBWGPA EIR. The applicant shall be required to comply with all county ordinances regarding public protection. F. Parks and Recreation: This project's parks and recreation needs were evaluated by the 1994 DBWGPA EIR. The 203 units generate a population less than 1,000 people. This project provides a 3 acre park and 5.2 acres of open space. G. Flood Control and Drainage: The project will provide for the flood control and drainage needs of the development with appropriately sized facilities, and pad elevations. The project is ;required to pay drainage area fees as adopted by the Flood Control District. Rezoning Findings A. Required Finding — The change proposed will substantially comply with the general plan. Protect finding— The site currently has a general plan designation of Single Family Medium and Delta Recreation. The proposed subdivision has a general plan density of Single .Family Medium with a proposed GRA to change a portion of the site to .Parks and Recreation and Open Space. B. Required Finding — The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in 2 ......._. ......... ......... ......... ......... ......... _... _ ....... ........ ........... _.......... ........... __........... ......... ......... ......... ......... ......... .............................. adjacent districts. Proiect Finding - The use proposed is a residential P-1 development to Single Family Medium standards (3.0-4.9 units per new acre). The site is compatible with the adjacent districts to the inorth, west and south, which are residential, and zoned Single Family High (SH and Single Family Medium (SM). C. Required Finding — Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. The proposed use will assist in meeting the housing development standards identified in the Housing Element of the General Plan. III. Findings for Adoption of Planned Unit (P-1) and approval of a Final Development Pian A. Required Finding — The applicant intends to start construction within two and one-half years from the effective date of the zoning change and plan approval. Proiect Findina - The applicant has indicated that they intend to commence construction of this subdivision within 2 2 years from the effective date of the zoning change. B. The proposed planned unit development is consistent with the county general plan. Proiect Findin„ — The proposed planned unit district is to Single Family Medium standards, which a substantial portion of the site is currently designated. C. Required Finding - 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. 3 Project Finding — The project will provide residential design that is consistent with the surrounding Discovery.Bay West project and is in harmony with the character of the surrounding community. D. Required Finding—'The development of a harmonious integrated plan justifies exceptions from the normal application of this code. Project Finding— This project integrates a park and open space into a residential development that balances the circulation, open space and residences into a harmonious development. IV. Tentative Map Findines 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. Project .Finding — The project proposes a General Plan Amendment from Single .Family Medium and Delta Recreation to Single .Family Medium, Parks and Recreation and Open Space. The proposed project provides for 203 single-family residential units, a 3-acre park and 5.2 acres of open space. The proposed number of dwelling units conforms to the Single Family Medium designation of the site (3.0-4.9 units per net acre). The 3-acre park conforms to the Parks and Recreation designation. 4 _..._. ......... ......... ......... ......._. ....__.. . .... .......... ........ ........ ......... ................ _........ ......... ......... ......... ......... ..........._................. CONDI'T'IONS OF APPROVAL FOR COUNTY FILES #DP033008 AND► SD8710 Administrative 1. This approval is based on the exhibits received by the Community Development Department listed as;follows. A. Exhibit A - Sheet C5 -ID Revised Site Plan, dated October 21, 2003, and stamped received by the Community Development Department October 22,; 2043, for 203 single family lots, a 3 acre park and 5.2 acres of Open Space on a 60 acre site. B. Exhibit B - Sheet C1 — Vesting Tentative Map (SD8710) and Preliminary Grading Plan, dated February 13, 2003 and received by the Community; Development Department February 19, 2003, for 220 single family lots, a 3 acre park and 5.2 acres of Open. Space on a 60 acre site, as modified by Exhibit A C. Exhibit C - Sheet C2 - Preliminary and Final Development Plan dated February 13, 2003, received by the Community Development Department February 19, 2003, as modified by Exhibit A. D. Exhibit D - Sheet C3.- Preliminary Water Quality Exhibit, as modified by Exhibit A. E. Exhibit E - Sheet C4 - Existing Conditions and Topography Map. F. Exhibit F - Sheet L-01- Preliminary Landscape Plan, as modified by Exhibit A. 5 _._..... ......... ......... ......... ......... ......... ....._... ........ .........._......._........_..................._._. .. ......... ......... ......... ......... ......... ......... .... ....._... ......... G. Exhibit G - Sheet L-02 - Preliminary Fencing Plan, as modified by Exhibit A. H. Exhibit G — Sheet L-03 — Preliminary Entry and Park Detail Plan, as modified by Exhibit A. I. Sheet Al through A25 — Building Elevations and Floor Plans, dated January 17, 2003 and stamped received by the Community Development Department February 19, 2003 This approval is also based upon the fallowing reports: J. Geotechnical Update and Response to Peer Review, prepared by KC Engineering Company, February 5, 2003. K. Biological Assessment (Delta Lakes Project Site- previous project name) Point of Timber, prepared by Zentner and Zentner, April 25, 2001. L. Biological Assessment Peer Review, prepared by Monk and Associates, November 26, 2002 M. Ravenswood, Brentwood, Wetland Mitigation Program, prepared by Zentner and Zentner, April 28, 2003. N. Traffic Impact Study prepared by TJKM Transportation Consultants, April 28, 2003. O. Cultural Resources Inventory, prepared by Holman and Associates, November 26, 2002. P. Tree Survey — Ravenswood Project, prepared by Gary West (License No. WC-3486), February 13, 2003. Q. Child Care Report prepared by Western Pacific Housing, February 14, 2043. 6 .............. ......I.......I..,....................................................... . ..................................................................................... R. Mitigated Negative Declaration - Draft Initial Study, Ravenswood Project, General Plan Amendment and Related Actions, Dated July 2003 S. Traffic Impact Memo prepared by TJKM Transportation Consultants, October 13, 2003 2. This application is subject to an initial application fee of $44,194.00, which was paid with the application submittal, plus time and material costs if the applications 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. You may obtain current costs by contacting the project planner. If you owe additional fees, a bill will be sent to you shortly after permit issuance. 3. The approval of the Preliminary/Final Development Plan Final, Vesting Tentative Map (DP033008 and SD038710 all as modified by Ravenswood Revised Site Plan) are contingent upon the Boards approval of the Rezoning and General Plan Amendment (County File #GPO 10003). 4. The maximum number of single-family residential lots approved for this project is 203, twenty six of these lots would be for duets. Any minor revision of the internal circulation plan or lot layout shall be subject to review and approval of the Zoning Administrator at least 60 days prior to filing final map. Masonry Sound Wall 5. At least 30 days prior to issuance of building permits the applicant shall submit to the Zoning Administrator for review and approval a complete site plan and elevations for a masonry sound wall at the entrance of the development as shown on the 7 Preliminary Fencing Plan submitted with the application. Masonry sound walls along Point of Timber Road shall be consistent with the existing wall design of Village II along Point of Timber Road. Residential Lots 6. The guide for development shall be the Single Family Residential (R-6) District, except as specified. by Exhibit B, modified by the conditions herein, and subject to the Zoning Administrator's review and approval at least thirty (30) days prior to the issuance of building permits. A. Guide for minimum yard standards for single family residential lots shall be as follows: Front: 20-foot front yard setback to the garage door and 10 feet otherwise, Rear Yard: 15 ft. Side yard: 5-feet minimum; aggregate 10-ft, except on comer lots where the yard standards shall be as follows: Primary Setback: 20 ft. Secondary Setback: 10ft. Side Yard: 15 feet Other side yard: 5 feet Side yards contiguous to a rear yard: 15 ft min. (except for lots 128 and 129 where the setback shall be a minimum of 5 f t.). Height: 35 feet. Number of Stories: 2 V2 Accessory Structures: Comply with R-6 standards. 8 Setbacks for Duet lots on Corners Primary Frontage: 10 ft Secondary Frontage: 20 ft. to garage, 10 ft. otherwise Side yard 0 ft. and 15 ft. Setbacks for Duets not on corner lots Front Setback: 20 ft. to garage, 10 ft otherwise Side yard: 10 ft. and 0 ft, Rear Yard: 15 ft. B. At least 30 days prior to issuance of building permits for the residences, an overall ft plan shall be submitted for review and approval by the Zoning Administrator showing detailed house location, yard distances and driveways. C. At least 30 days prior to the issuance of building permits for the residences, the applicant shall submit revised elevations for review and approval of the Zoning Administrator that provide for a mix of front and side facing garages that present an interesting streetscape. The intent of this condition to reduce the visual emphasis on the garage door. A portion of the front facing garages are to be recessed to create a parking niche, reducing the emphasis on parked cars. 7. At least 30 days prior to the issuance of building permits, building elevations, roof materials and exterior colors shall be submitted for final review and approval of the Zoning Administrator. Residential designs for corner lots shall include architectural features to provide a frontage appearance from both sides. 8. At least 60 days prior to filing the Final Map, a site plan shall be submitted for the review and approval of the Zoning 9 Administrator showing typical elevations, driveways, fencing plans, and street tree locations. Included in the plan there shall be a detailed plan specifying the pattern of phasing, including common areas improvements. 9. At least 30 days prior to filing a Final Map the applicant shall submit a fence plan. Solid 6-foot high wooden fences shall be installed on all detached and duet residential lots to enclose the side and rear yards. For corner lots with double frontage, solid board fencing along the side shall be restricted; to the rear yard portion of the lot. Park 10. The applicant shall work with the Town of Discovery Bay Community Service District to design the proposed park. The intent of this cooperative effort is arriving at a design that will address the needs of the community. At least thirty days prior to filing a final map the applicant shall submit,; for review and approval of the Public Works Department and the Zoning Administrator, a park plan. The plan, at a minimum, shall consist of 1. Active and passive play areas, 2 Park site to be "plumbed and wired" for restrooms, 3. Off street parking. Along with the park plan the applicant shall submit the value of the improvements together with any equipmentlocated thereon to use as a credit, as determined by the Zoning Administrator, against the payment of fees or dedication of land required by Ordinance Code 920-8.002 (Public Improvement Credit). The park plan shall identify maintenance' measures. To implement the plan prior to the issuance of building permits the project shall: A. Annex to the Discovery Bay West Landscape and .Maintenance District, or 10 B. create a special district for long term maintenance of parrs and appurtenances, or C. develop a Homeowners Association (HOA) to cover long term costs of lighting, landscaping of open space and parks, along with CC&R.s that provide for establishment, ownership and maintenance of the park, open space, fencing, drainage maintenance, keeping of pets and establishment of signs, or D. enter into a Memorandum of Understanding with Hofmann to maintain light and landscaping (including open space and parks), or E. enter into an agreement with the Town of Discovery Bay Community Services District to maintain the park. (MMId) Prior to the issuance of building permits for the residential units a maintenance entity must be in place to assume maintenance responsibility for the park. Prior the issuance of the 161"permit the park must be fully constructed. Qpen Space 11. At least thirty days prior to filing a final map the applicant shall submit, for review and approval of the Zoning Administrator, an Open Space plan that identifies maintenance measures. Prior to the 161" building permit the open space area with bio Swale shall be completely constructed to the Zoning Administrators satisfaction. To implement the plan the project shall comply with all applicable regulatory agencies and do one of the following: A. Annex to the Discovery Bay West Landscape and Maintenance District, or 11 ........................................... ........................................................................................................ ''I'll,............................................................ B. develop a Homeowners Association (HOA) to cover long term costs of lighting, landscaping of open space and parks, along with CC&Rs that provide for establishment, ownership and maintenance of the park, open space, fencing, drainage maintenance, keeping of pets and establishment of signs, or C. enter into a Memorandum of Understanding with Hofmann to maintain light and landscaping (including open space and parks), or D. enter into an agreement with the Town of Discovery Bay Community Services District to maintain parks, open space, lighting and landscaping. (MM 1d) Prior to the issuance of building permits for thel residential units a maintenance entity must be in place to assume responsibility for maintenance of the open space..Prior to the 161't building permit the open space area must be fully constructed. Liahtinz and Landscaping 12. At least thirty days prior to filing a final map the applicant shall submit, for review and approval of the Zoning Administrator, a lighting and landscape plan. The lighting and landscape plan shall identify maintenance measures. The landscaping plan shall include an irrigation plan for all areas shown on the site plan with a cost estimate. Common area landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall be installed prior to approval of 50'h building permit (not including the model homes), unless otherwise determined by the Zoning Administrator. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. In addition, the lighting plan shall reduce lighting impacts on surrounding neighborhoods. Exterior lighting shall be low 12 ..............................I............... ........................................................................................ . . . ................................................ mounted, downward casting and shielded, utilize motion detection systems where applicable and not "wash out" onto adjacent properties. Generally, fixtures shall accept sodium vapor lamps and not be located at the periphery of the property, they shall not be floodlights. The lighting shall be installed in accordance with the approved lighting plan during construction. To implement the lighting and landscape plan, prior to the 16V4 Nailding pem-Ait the pr-ejeet sh filing of first final map. A. Annex to the Discovery Bay West Landscape and Maintenance District, or B. create a special district for long term maintenance of Parks and Lighting, or C. develop a Homeowners Association (HOA) to cover long term costs of lighting, landscaping of open space and parks, along with CC&Rs that provide for establishment, ownership and maintenance of the park, open space, fencing, drainage maintenance, keeping of pets and establishment of signs, or D. enter into a Memorandum of Understanding with Hofmann to maintain light and landscaping (including open space and parks), or E. enter into an agreement with the Town of Discovery Bay Community Services District to maintain parks, open space, lighting and landscaping. (MM Id) Prior to the issuance of building permits for the residential units a maintenance entity must be in place to assume responsibility for maintenance of the lighting and landscaping. Indemnification 13. Pursuant to Government Code § 66474.9, the Applicant 13 ............ (including the subdivider or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency ("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 project, which action is brought within the time period provided for in Government Code § 66499.37, and provided that the County has promptly notified.the Applicant of any such claim, action or proceeding and cooperates fully in the defense. Street Names 14. At least 30 days prior to recording the final map, plans shall be submitted for review by Community Development Department, Graphics Section, to obtain addresses and for street name approval. Alternate street names should be submitted in the event of duplication and to avoid similarity with existing street names. Final maps cannot be certified by Community Development Department without the approved street names. Prower Lines 15. Where a lot/parcel is located within 300 feet of a high voltage electric transmission line, the Applicant shall record the following as a deed notification: "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 a hypothesis is established. At this time no risk assessment has been made." When a Final Subdivision Report issued by the California 14 _._._.. ......... ......... ......... ._.... ... ........ ...__......... .. ......... ......... _........ ......... ......... ......... ......... ......... _ _. _._...... _ ......... ......... ......... Department of Real Estate is required, the Applicant shall also request that the Department of Real Estate insert the above notice in the report. Construction Conditions 16. To ensure the quality of fill, to reduce the potential for damage to local roadways (i.e., not state) along the haul route to this site, and to reduce impacts to the neighborhood, the Applicant shall prepare a construction traffic management plan which shall: • Identify the source of fill; • Include a report prepared by a qualified soils engineer guaranteeing the quality of fill; • Identify the haul route; • Prepared a haul plan that describes road, and if applicable, bridge, capacity and capability (i.e., describe how the haul vehicles will be compatible and consistent with any road limitations - widths and any weight restrictions, permits required); • Provide for a complete pre-construction survey of the haul route; • Limit construction aeeess te Point of Timber- Beau an Birder- Read UVu411W11y VV U4S.iLV Timber- Read eou4d be eensider-ed as aeeess to- the west Depaftmmt);access to and from the construction site to State Route 4 and Point of Timber. There shall be no construction vehicles allowed on Bixler Road or Newport Drive. 15 ..........I............................................................................................................. ............................................................................................................................................................................................ ................... • Detail measures that will avoid impacts on the neighborhood and schools including, but not limited to: avoidance of school related peak hour traffic, implementation of noise related measures (conditions of approval), dust control (Mitigation Measures 111a - 111d #7); • notification of residents in residential neighborhoods of the haul operations and include the name and telephone number of the construction manager . avoidance of school related peak hour traffic; • implementation of noise related measures (conditions of approval); • implementation of dust control measures (Mitigation Measures 111a - 111d#7); • Post a cash bond equivalent to the Applicant's fair share of reconstruction costs; • Post additional security to guarantee road maintenance and repairs after material import and construction is completed; • Limit timing of deliveries of fill to non-peak traffic hours; and, • Provide for a truck driver education program. The plan shall be reviewed and approved by the Zoning Administrator and the Public Works Department prior to issuance of a grading permit. If necessary, as determined by the Zoning Administrator or Public Works, a third party peer review (with the specialist selected by the County and paid for by the applicant) of the plans or supporting information, may be required. The Plan shall be submitted forty-five (45) days prior to issuance of a grading permit. (MMXVS) 16 ...................... ............................................................. . .. ................................................................................................................................................................................................. ''I'll''.............................................................. 17. 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 concrete pumpers and power generators as far away from existing residences as possible. Unnecessary idling of internal combustion engines shall be prohibited. 18. At least one week prior to the commencement of any construction (e.g. grading, demolition) on the site, the applicant shall submit to the Zoning Administrator the name, title and telephone number of a designated construction supervisor to serve as a noise disturbance coordinator. The coordinator will be responsible for responding to any inquiries/complaints regarding noise activity on the site. The name, title, and telephone number of the coordinator shall be posted conspicuously at the project site. The coordinator shall transmit to the Community Development Department at four-week intervals, any records of any complaints along with the disposition. 19. At least one week prior to commencement of grading or construction, the Applicant shall prepare a notice that grading or construction work will commence. This notice shall be posted at the site and mailed to all owners and occupants of property within 300 feet of the exterior boundary of the project site as shown, on the latest equalized assessment roll. The notice shall include a list of contact persons responsible for maintaining grading operations. The list shall be kept current at all times The names of individuals responsible for noise and litter control, construction traffic and vehicles, erosion control, and the 24-hour emergency number, shall be expressly identified in the notice. The notice shall be re-issued with each phase of major grading and construction activity. A copy of all notices shall be concurrently transmitted to the 17 ........................ __. ... ......... ......... ......... ......... ......... ......... ......... ........ ............................ ......... ......... ......... ......... ......... ......... ......... ......... ......... _. ... _... . ........ ......... 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. 20. The Applicant shall not interfere with existing neighborhood traffic flows. An on-site area in which to park earth-moving equipment and employee vehicles shall be provided. 21. The worksite shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. 22. All chemicals and petroleum products stored on-site during construction shall be within a bermed containment area or other appropriate facility. The handling, storage and disposal of any hazardous materials used on the site will be in accordance with a business plan (or equivalent) on file with the County Health Services Department, Hazardous Materials i Division. All refueling and vehicle maintenance activity shall be located away from the irrigation canal at the southeastern corner of the site. 23. During construction, a physical barrier shall'; be installed to prevent vehicles and motorcycles from traveling off designated roadways to minimize disturbance to grass land cover and over vegetation in the surrounding undeveloped lands and open space. 24. Noise generating construction activities shall be limited to the hours of 7:30 AM to 5:00 PM, Monday through Friday, and shall be prohibited on Saturdays and Sundays and on State and Federal holidays. Geologry/Seismic try/Sails 25. Improvement, grading, and building plans shall carry out the 18 recommendations of the approved report. This report shall include evaluation of the potential for expansive soils, seismic settlement, and other types of seismically-induced ground failure by recognized methods appropriate to soilconditions discovered during subsurface investigation. (MM Vlia.ii and Vla.i i) 26. Building damage due to volume changes associated with expansive soils can be reduced depending on the foundations to below the zone of moisture fluctuation; i.e., by using deep footings or drilled piers or placing slabs on select, granular fill. Detailed foundation design criteria are provided by geotechnical reports. (MM VId) 27. At least 45 days prior to issuance of a grading permit, installation of improvements or utilities, applicant shall submit an updated geology, soil, and foundation report meeting the requirements of Subdivision Ordinance Section 9404.420 for review and approval of the planning Geologist.; 28. If fossils of potential scientific significance are found during construction, grading within 50 feet of the fossil location shall be suspended until the significance of the find has been evaluated by a paleontologist. The County shall be notified within 24 hours and advised of the evaluation of the paleontologist. Resumption of work in the fossil area shall require written approval from the Community Development Department. Drainage !'Water Qual ty 29. Once developed, the onsite drainage will be collected and conveyed through a typical underground storm'drain system to the existing earth canal. This conveyance of drainage to the nearest adequate drainage facility is intended to avoid diversion of the watershed and to comply with the County Subdivision Ordinance (Title 9) (MM VI.IIa,b,c,d,e andf) 19 ...................I................................................................................................................................... .................................. 30. Rights of entry as applicable from the responsible party of Kellogg Creek, shall be submitted to County staff as well as a hydraulic analysis verifying the adequacy of this facility to convey storm water runoff in accordance with the requirements of the County Subdivision Ordinance must be submitted for review and approval. (MM VIIIab,c.d.e and f) 31. Liberal building pad slopes and drainage shall be provided by the project Civil Engineer to remove all storm water from the pad and to prevent storm and/or irrigation water from ponding adjacent to the structure foundation. All compacted finished grade shall be sloped away from the exterior foundation and directed to the lot swales or drainage area inlets. (MM VIII a,b,,c.)d,, e and P 32. Enclosed or trapped planter areas adjacent to the structure foundation shall be avoided. Where enclosed planter areas are constructed, these areas shall be provided with adequate measures to drain surface water (irrigation and rainfall) away from the foundation. Positive surface gradients and/or controlled drainage area inlets shall be provided. Care shall be taken to adequately slope surface grades away from the structure foundation and into area inlets. Drainage area inlets shall be piped to a suitable discharge facility. (MM VIII a,b,c,d, e and f) 33. Adequate measures for storm water discharge from the roof gutter downspouts shall be provided by the project Civil Engineer and maintained by the property owners at all times, such that no water is allowed to pond next to the structure. Closed pipe discharge lines shall be connected to downspouts and discharged into a suitable drainage facility. (MM VIII a,b,c,d, e and f) 34. Site drainage shall be designed by the project Civil Engineer and shall encapsulate the following Best Management Practices 20 ..................................................I................................................................................... ..................................... (BMP's): a. Onsite erosion control b. Stabilization of graded areas C. Protection of open space areas d. Perimeter control e. Waste containment and general good housekeeping (MM V111 a,b,c,d, e and f) 35. Erosion Control Plans will be prepared in conjunction with the Storm Water Pollution and Prevention Plan during the detailed design of the project. A Notice of Intent will also be submitted to the State Water Regional Control Board. (MM V111 a,b,cd, e and f) 36. During construction, the contractor shall be responsible for the installation and regular maintenance of the Best Management Practices. After construction, maintenance of the post- construction Best Management Practices will lie with the County for public streets. Typical Best Management Practices that shall be used during construction: a. Install temporary ground cover such as hydroseed, mulch, or straw. b. Install porous barriers such as silt fences and straw wattles. C. Grade temporary ditches to intercept runoff from entering the wetland areas. d. Construct velocity reducing measures such as check dams. e. Construct stabilized construction entrances. f Install storm drain inlet protection. g. Grade temporary sediment basins as necessary. h. Install and maintain proper waste containment facilities. i. Install and maintain proper material storage facilities. 21 j. Utilize dust control measures. k. Periodically inspect, repair, maintain, and adjust erosion control measures as necessary depending on actual site and weather conditions. Typical post-construction Best Management Practices that will be used: a. Install landscaping after final grades have been established. b. Label storm drain inlets with "No Dumping" signs. C. Minimize directly-connected impervious surfaces as practical. d. Utilize a water quality discharge bio-swale and engineered settlement basin. e. Utilize grass swales in landscaped areas where possible. f: Install gravel basins on individual lots. (MM VIII a,b,c,d, a and f) 37. After construction, the entity responsible for maintenance (as provided for in COA #10) will maintain infrastructure designed and constructed to keep water quality high in the future. Gravel basins on individual lots will be provided to handle lot area run- off: Instruction manuals accompanying home purchase will delineate proper maintenance of such facilities. Additionally, common area and street run-off would be transferred to a vegetated bio-swale and a small engineered settlement basin. The bio-swale and settlement pond would compliment the edge of the proposed open space. This infrastructure and design will clean water prior to eventual transmittal to the ultimate point of discharge. M VIII a,b,c,d, a and f) 38. Irrigation shall not be any more than the amount necessary to support growth of the plants. Foliage requiring little 'irrigation (drip system) is recommended for the areas immediately adjacent to the structure. (MM VIII a,b,c,d, a and f) 22 ...........I'll........................................................................................................................................................... I I........................................................... 39. Landscape mounds or concrete flatwork shall not be constructed to block or obstruct the surface drainage paths. A landscape architect or other landscaper shall be made aware of these landscaping recommendations and shall implement them as designed. The surface drainage facilities shall be constructed by the contractor as designed by the civil engineer. (MM VIII a,,b,,c,d,, e and 0 40. Prior to approval of the grading and drainage plans, the applicant shall provide proof to the Community Development Department that the appropriate agencies (CCCFD and WCD, Reclamation District 800, DPW, US Army Corps of Engineers, and RWQCB) have reviewed and approved the plans. 41. The project shall raise portions of the site to a base flood elevation of 8 feet AMSL, above the floodplain, by importing 550,000 cubic yards of fill. Minimum finished floor levels will be 10 feet AMSL. (MM VIIIg,h andi) 42. Prior to approval of the grading and drainage plans the applicant shall provide proof to the Community Development Department that the appropriate agencies (CCCFD and WCD, DPW, and RWQCB) have reviewed and approved the plans. 43. _ Future homeowners will be informed on the potential for future sea level rise in their closing documents. (MM V111j) 44. _ The County Development Department shall ensure that a notice to future owners regarding potential future sea level rise is contained in the final subdivision map. Biological Resources 45. All permits required by law shall be obtained from the USFWS, CDFG, RWQCB, and USAGE 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 23 ..................................................................................................................................................1.1111.111, ............................................................................................................................................ Endangered Species Act or protected under any other state or federal law shall be approved by the applicable agencies. Evidence of compliance with these requirements shall be submitted to the Zoning Administrator at least 10 days prior the issuance of any grading permits. Vernal Pool Fairy Shrimp 46. The applicant shall provide documentation that the USFWS, has been contacted regarding vernal pool fairy shrimp and is processing an "incidental take" (Section 7) permit (MM IVb and IVd). 47. At least 10 Days prior to the issuance of a grading permit, the applicant shall provide written documentation to the County that consultation with USFWS has been completed, (2) appropriate mitigation has been negotiated (3) and a bond has been posted, or payment has been made, to an appropriate, USFWS approved, mitigation bank. San Joaquin Kit Fox 48. The applicant shall consult with the USFWS and the CDFG prior to implementation of the proposed project. During consultation with these two agencies, the extent of impact and the amount of mitigation required to appropriately mitigate for kit fox impacts shall be determined (MM IVab,c, and d). 49. At least 10 days prior to the issuance of a grading permit, the applicant shall provide written documentation to the County that is has received written confirmation from the USFWS and the CDFG that the San Joaquin Kit Fox issue has been resolved to the satisfaction of these two agencies. 24 ............ Nesting Ea ptors and Passerine (Perching) Birds 50. During the Swainson's hawk, burrowing owl, and loggerhead shrike nesting surveys, a valid attempt should be made to locate other nesting raptors and passerine birds on the project site. If nesting raptors are identified on the project site, a California. Native Species form shall be filled out and submitted to California Department of Fish and Game's Natural Diversity Database. A minimum 250 foot fenced buffer area should also be established around any nest site. This fenced buffer should be maintained until a qualified raptor biologist determines that the young have fledged and are flying well enough to avoid project construction zones (typically late August). If non-special-status passerine bird species are identified nesting on the project site, the nest tree cannot be removed until the young have fledged (typically July) (MM IVa,b c and d). 51. At least 10 days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that nesting surveys have been completed to the satisfaction of the California Department of Fish and Game and. US Fish and Wildlife Services. Swainson's Hawk 52. A qualified raptor biologist shall conduct a Swainson's hawk nesting season survey on the project site and within a quarter mile of the project site prier to grading activities; California Department of Fish and Game shall also be contacted to determine the closest known Swainson's hawk nest site to the project site. (Since Fish and Game does not frequently update their Swainson's hawk records in the Natural Diversity Database, a search of Fish. and Game's data base is not suitable; a Fish and Game biologist must be contacted for this information); 25 After the nesting season survey is conducted. and California Department of Fish and Game are contacted for nesting records, the applicant's biologist shall determine the value of the project site's foraging habitat and identify the required mitigation in accordance with the procedures identified in the Discovery Bay Vest General Plan Amendment Draft EIR; Any Swainson's hawk nesting on the project site shall be avoided during the project grading and construction by establishing a fenced buffer zone of 0.5 mile around the nest site between the dates of March 1 through September 15. ('Phis 0.5 mile buffer zone was established by California Department of Fish and Game in their,staff Report Regarding Mitigation for Impacts to Swainson's Hawks in the Central Valley of California). No earth-moving or other disturbance can occur within this 0.5-mile buffer zone. A biological monitor shall be present when earth-moving activity is scheduled on the project site to make sure that no work occurs within the fenced buffer area. If after the nesting cycle is completed a Swainson's hawk nest tree on the project site must be removed due to project construction, prior authorization from California Fish and Game is required in order to remove the nest tree (MAGI IV a,b,c and d). 53. At least ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that 1) a mitigation plan (suitable to the California Department of Fish and Game) and 2) the applicant acquired suitable offsite mitigation property to offset impacts to Swainson's hawk foraging habitat (and nesting habitat, if present on the project site). Burrowing Owl 54. Nesting season surveys (March through August) conducted in 26 ......... ......... ......... _........ ... .............._.......... ......... ......... ......... ......... ......... ......._. _. . .... ......... ......... ......... ......... ......... .. .. .............................................................................. accordance with California Department of Fish and Game's survey protocol. A qualified raptor biologist shall conduct these surveys. If burrowing owls were not t-•-identified on the project site during the four season's nesting surveys, preconstruction surveys (conducted within 30 days of earthmoving activity) shall still be required. If nesting owls were identified on the project site, a fenced 300- foot buffer would be required between the nest site(s) (that is, the active burrow[s]) and any earthmoving activity or other disturbance. This 300-foot buffer could be removed once it is determined by a qualified raptor biologist that the young have fledged (that is, left the nest). Typically, the young fledge by August 31, or later, and would have to be determined by a qualified raptor biologist. If burrowing owls on the project site must be relocated to allow for construction, they must be allowed to complete their nesting cycle before they are disturbed. Then, relocation can only occur in consultation with California Department of Fish and Game. Non-nesting owls should also be relocated in consultation with California Department of Fish and Game. If burrowing owls are identified on the project site, mitigation of 5.5 acres for each pair or single unpaired owl must be acquired. For example, if one pair of owls and one single unpaired owl were identified on the project site, 13 acres of mitigation property would be necessary. If two pairs of owls were identified, 13 acres of mitigation property would be necessary. The mitigation lands shall be adjacent to known occupied burrowing owl habitat and at a location acceptable to California. Department of Fish and Game. Land identified to offset impacts to burrowing owls must be protected in perpetuity either by a conservation easement or via fee title acquisition. A Mitigation 27 ........................................................................................................................................................ ''I'll,............................................................. Plan and Mitigation Agreement must be prepared and submitted to California Department of Fish and Game for their approval. The Mitigation Plan (Plan) would need to identify the mitigation site and any activities necessary to enhance the site, including the construction of artificial burrows. The Plan shall also include a description of monitoring and management methods proposed at the mitigation site. Monitoring and management of any lands identified for mitigation purposes would be the responsibility of the applicant for at least five years. An annual report must be prepared for submittal to CDFG by December 31 of each monitoring year. Contingency measures for any anticipated problems shall be identified in the plan. (MM IVa,b,c and d) 55. If burrowing owls are identified on the project site, Contra Costa County shall receive copies of the Plan and Mitigation Agreement by and between the applicant and CDFG five days prior to issuing a grading permit for the proposed project. Bats 56. In order to determine the presence or absence of these bat species, a qualified bat biologist shall conduct a survey ofall structures on the project site. If special-status bats are found, the project shall avoid the roosting/maternity areas, if practicable, and a suitable buffer area shall be established around these areas. California Department of Fish and Game shall be contactedto determine an acceptable buffer distance. If special-status bats are found and avoidance of the roosting/maternity areas is not practicable, appropriate eviction methods would be necessary, and mitigation as prescribed by California Department of Fish and Game would also be required. Mitigation would likely include establishing roosting and/or maternity hibernacula on preserved portions of the project site, and establishing a monitoring program. (MM1Va,b,c and d) 57. If special-status bats are identified on the project site, the County 28 . ............ ..............I.......................I............................................................................................................ ............ shall not issue a grading permit affecting bat species until either an appropriate buffer is established around the existing bat roosts, or,, if not practicable, until suitable mitigation, developed in consultation with California Department of Fish and Game, is implemented. Loggerhead Shrike 58. Since the loggerhead shrike is a mobile species and can change its nesting location from year to year, a spring nesting survey shall be conducted the year construction is proposed to determine exact nesting locations. If loggerhead shrikes are identified nesting on the project site, a 100 foot fenced buffer shall be established around each nest tree to protect these birds. Since the loggerhead shrike is not readily susceptible to disturbance, a 100 foot buffer area is acceptable. A biological monitor shall be present when earthmoving activity is scheduled in that portion of the project site to make sure that no work occurs within the fenced buffer area. After the young fledge, typically by July I" in the project region, grading could take place within the buffer area.(MM IVab,c and d) 59. At least ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that the loggerhead shrike nesting season surveys have been conducted on the project site (the year construction is proposed) and, if loggerhead shrikes are identified, a 100 foot fenced buffer area shall be established around the nest tree. Once the nesting cycle is complete (typically by July), the fenced buffer can be removed. Wetlands (Waters of the United States and Waters of the State) 60. The applicant shall obtain a U.S. Army Corps of Engineers permit, and a"certificate of water quality" from the Regional Water Quality Control Board. Mitigation for impacts to waters of the United States, as regulated 29 ...............................................................I............................................................................................... by the U.S. Army Corps of Engineers, and for impacts to waters of the State, as regulated by the Regional Water Quality Control Board, shall be completed in accordance with the requirements of these two agencies. Components of the wetlands mitigation shall include: a detailed wetlands mitigation plan including a description of the wetlands filled and preserved, the extent and location of the wetlands to be restored, performance standards that specify no loss of acres or functional value, and a five year monitoring program (or longer if specified by the above mentioned regulatory agencies) that requires annual monitoring reports to be submitted to the County as well as to the U.S. Army Corps of Engineers and the Regional Water Quality Control Board. The annual monitoring reports shall detail the progress of the restored wetlands at meeting the performance standards (MM lVc). 61. At least 10 days prior to the issuance of a grading permit Implementation of mitigation as directed by the U.S. Army Corps of Engineers and the Regional Water Quality Control Board, shall be verified by the County. 62. At least 30 days prior to the issuance of a grading permit, erosion and sedimentation control plans shall be prepared,by the applicant that are consistent with BMPs, and implemented during construction. The plans shall contain detailed measures to control erosion of stockpiled earth and exposed soil and specify procedures for monitoring the plans' effectiveness. Noise 63. Prior to final inspection of the affected houses, a masonry sound wall shall be constructed as indicated on the Preliminary Fencing Plans submitted with the application. The sound wall shall be constructed outside the road right of way. The design shall be in accordance with condition of approval #5 above. The final design shall be reviewed by an acoustical consultant once final grading plans and pad elevations have been established, and shall be 30 ........................................................................................................................................................... .......................... subject to the review and approval of the Zoning Administrator. The design of the sound wall shall comply with the County General Plan standards as they relate to Community Noise Exposure for Single Family Residential. Air-Qualit 64. At least 15 days prior to the issuance of residential building permits the applicant shall submit to the Zoning Administrator for review and approval evidence that the applicant will comply with the following: • Information on ridesharing and transit shall be provided to all residences. • Provide project specific pedestrian paths and bicycle paths. • New fireplaces shall be used that are natural gas-fired or meet the County Ordinance. • Outdoor electrical outlets shall be provided at the front and rear of all new residences. • Natural gas outlets shall be provided in residential backyards to encourage use of gas barbecues. • Where appropriate, use solar water heaters (MMIIIabc and d 1 through 6). 65. The following measures to reduce dust and equipment exhaust shall be incorporated into the plan referenced in condition #16 above: A. Water all active construction areas at least twice daily and more often during windy periods, Active areas adjacent to residences shall be kept damp at all times. 31 .......... B. Cover all hauling trucks or maintain at least two feet of freeboard. Dust-proof chutes shall be used as appropriate to load debris onto trucks during demolition. C. Pave, apply water daily, or as appropriate, or apply (non- toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. D. Sweep daily (with water sweepers) all paved access roads, parking areas, and staging areas and sweep streets daily (with water sweepers) if visible soil material is deposited onto the adjacent roads. E. Hydroseed or apply(non-toxic) soil stabilizers to inactive construction areas (previously graded areas that are inactive for 10 days or more). F. Enclose, cover, water twice daily, or apply (non-toxic) soil binders to exposed stockpiles. G. Limit traffic speeds on any unpaved roads to 15 mph. H. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. I. Replant vegetation in disturbed areas; as quickly as possible. J. Install wheel washers for all exiting trucks, or wash off the tires or tracks of all trucks and equipment leaving the site. K. Suspend excavation and grading activity when winds exceed 25 mph. L. Properly maintain construction equipment and avoid unnecessary idling near residences. 32 M. Designate a disturbance coordinator that would respond to complaints regarding construction-related air quality issues. The phone number for this disturbance coordinator shall be clearly posted at the construction sites. N. At least once per month, the County shall ensure that construction mitigation measures are in place, per a report provided by the contractor. (MM IIIa,b,c and d) Traffic Project-Wide (Discovery Bay West) Mitigations 66. The project shall be responsible for its fair share of the following: A. Warranted signalization of the intersection of Newport Drive/State Route 4. B. Warranted signalization of the northerly intersection of Bryon Highway/State Route 4. (MM XVa,b,d,I and g) Cumulative Mitigations: 67. The project shall be responsible for its fair share of the following: Signalization of the intersection of Bixler Road/Point of Timber Road. (MM Xva,b,d,f and g) Project Mitigations: 68. Construction of a second lane on the westbound intersection approach of Bryon Highway/.Point of Timber Road. This is to provide separate left-turn and right--turn lames on the westbound approach . 33 ........................................................................................................................ ............................................................. 69. Establishment of a stop control and pedestrian crosswalk on the project's "A" Street at its intersection with Point of Timber Road. 70. The project will be required to provide pro-rata financial contributions towards the installation of traffic signals recommended under the Existing, and Existing + Approved traffic conditions as described in the TJKM report. (MM Xva,b,d,f and g) Visual QualL q 71. The effects of light and glare shall be minimized through design and landscaping. Exterior colors shall be approved by the Zoning Administrator and shall not exceed 50% reflectivity. Highly reflective materials and/or finishes, including bright or reflective paints and metal surfaces, shall not be used in the construction of homes or community facilities. All exterior lighting used for homes, signs and streets shall be reflected downward. In situations where single-sided streets border major open spaces, the street shall be illuminated only from the development side of the street and at lower-than-normal levels. Law Enforcement 72. 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 applicant shall be responsible for paying the cost of holding the election, payable at the time that the election is scheduled. The applicant is advised that the time period from application to 34 ............ election is 4 - 5 months. 73. Prior issuance of building permits (not including models), the Applicant shall provide evidence to the satisfaction of the Zoning Administration that they have provided funding; to the County funding for 155 square feet of substation space for each 1000 residents (92 sq. ft.) in accordance with Policy 7-57 of the County's General Plan. 74. At least 60 days prior to the filing of the final map, the applicant shall submit landscaping plans including park plans to the Sheriffs s Department to ensure that appropriate crime prevention measures have been included. Fire Protection 75. The Applicant shall ensure that the final development plans comply with the requirements of the East Contra Costa County Fire Protection District including provision for water supply and fire hydrants, as determined by ECCFPD. 76. Fire sprinklers shall be installed in homes (1) further than 1.5 miles from the nearest fire station and outside a five-minute response time; or(2) larger than 5,000 gross square feet. Schools 77. At least 60 days prior to issuance of the first building permit, impacts to schools facilities shall be mitigated either by payment of the state-mandated fee or entry into a written agreement with the affected school district in a manner consistent with state law, as determined by that school district. To satisfy this condition, a letter from the affected school district shall be 'provided to the Community Development Department confirming that its school facilities have been mitigated as required by state law.seheel impaet r Childcare 35 Ages 5 - 12 78. Prior to recording the final map, the applicantshall work with the Town of Discovery Bay and the local school districts to determine the childcare impacts and mitigations that occur as a result of the project. At least 60 days prior to recording the final map, the applicant shall enter into an agreement with the school district and the provider/operator of the childcare facility detailing the terms, consistent with the County's Childcare Ordinance and subject to the review and approval of the Zoning Administrator. Ages 0 - 5 79. At least 60 days prior to recordation of the first final map, the applicant shall submit for the review and approval of the Zoning Administrator, a childcare facility agreement to satisfy the needs of outside childcare for children ages 0 -5 generated by this project. The childcare agreement shall be executed prior to the recording the final map and meet the requirements of the County Child Care Ordinance. Water 80. Prior to approval of the final map, the project shall be annexed to Town of Discovery Bay service area for water and the applicant shall provide proof to the Zoning Administrator that the project has adequate water facilities. 81. At least 30 days prior to final inspections of residential units (not including models), the following water conservation measures shall be implemented: A. Installation of water efficient irrigation systems for residential units that include efficient sprinkler heads or drip irrigation; 36 B. Installation of ultra-low flow toilets, as required by state law; C. Installation of sleeving for recycled water pipelines for all cominon landscaped areas, D. Utilization of evapotranspiration controllers in common areas; E. Utilization of drip irrigation, except for turf areas associated with playfields; and F. Installation of drought-tolerant landscaping. Sanitary Sewer 82. Prior to approval of the final map, the project shall be annexed to the Torn of Discovery Bay service area and provide proof to the Zoning Administrator that adequate sanitary sewer can be provided. Energy 83. Energy-efficient operations during construction shall be encouraged by requiring contractors to tune and maintain all internal combustion engine-driven equipment according to manufacturers' specifications. Contractors shall also restrict truck idling to less than five minutes, as feasible. Cultural Resources 84. Should archaeological materials be uncovered during grading, trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society of Professional Archaeology (SOPA) has had: an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if 37 deemed necessary. 85. If any significant cultural materials such as artifacts, human burials, are encountered during construction operations, such operations shall cease within 10 feet of the find, the Community Development Department and/or Coroner's office shall be notified within 24-hours and a qualified SOPA certified 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. Construction and Demolition Debris 86. At least 30 days prior to the issuance of the building and/or Demolition Permit(s), the developer shall submit a "Debris Recovery Plan" demonstrating how they intend to recycle, reuse or salvage building materials and other debris ,generating from the demolition of existing building and/or the construction of new buildings. At least 30 days prior to the issuance of an Occupancy Permit, the developer shall submit a completed "Debris Recovery Report" documenting actual debris recovery effects "including quantities of recovered and landfilled materials)that occurred throughout the project's duration. Energy Conservation 87. The developers shall provide, within the garage area of all new homes, a separate electrical circuit for charging of electrical- powered vehicles. Permit Compliance Report 88. Permit Compliance Report and Processing Fee — At least 30 days prior to issuance of a grading or building permit, the 38 .. . ... ......... ......... ......... ......_.. _. ... ..........._.. ......... ......... ......... ......... ......... ......... ......... ... ......... ......... ......... ......... ......... .................... . .................................................................................... applicant shall provide a permit compliance report to the Community Development Department for the review and approval of the Zoning Administrator. The report shall identify all conditions of approval that are administered by the Community Development Department.. The report shall document the measures taken by the applicant to satisfy all relevant conditions. Copies of the permit conditions may be obtainable on a computer file from the Community Development Department by contacting the project planner. The permit compliance review is subject to staff time and materials charges, with an initial deposit of $1000.00, which shall be paid at time of submittal of the compliance report. Checks may be made payable to the County of Contra Costa. The applicant shall be responsible for maintaining a zero balance on the account and shall make payments every 120 days. PUBLIC WORDS RECOMMENDED CONDITIONS OF APPROVAL FOR SUBDIVISION 8710 (REVISED) COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO'RECORDATION OF THE FINAL MAP General Requirements 89. In accordance with Section 92-2.006 of the Ordinance Code,;this subdivision shall conform to all applicable provisions of the Subdivision Ordinance (Title 9). ,any exceptions therefrom must be specifically listed in this conditional approval statement. The drainage, road and utility improve- ments outlined below shall require the review and approval of the Public Works Department and are based on the Revised Site Plan dated September 22, 2003. 90. Improvement plans prepared by a registered civil engineer shall be 39 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. These plans shall include any necessary traffic signage and striping plans for review by the Transportation Engineering Division. Roadway Improvements (On site) 91. Applicant shall construct curb, sidewalk, necessary longitudinal and transverse drainage and street lighting along Point of Timber Road and all subdivision streets as shown on the tentative map as modified by the revised site plan.'Point of Timber Road and "I" Street shall conform to the adjacent improvements installed as part of RA 1110 and Subdivision 8167 on file with the Public Works Department. 92. All streets are to be constructed to full County Public Road Standards as specified by Title 9 of the County Ordinance Code, including all minimums and maximums with respect to pavement width, horizontal alignment, vertical alignment and sight distance. The only exception allowed is the reductionof vertical grades to 0.75% along the Point of Timber Road frontage. The applicable standards for the project streets are as follows: Arterial Streets,- Point of Timber Road Collector Streets—A, C, D, E, G, H, I, K, O, Q Minor Streets—B, F, J, L, M, N, P, R, S C, D, E and G streets shall be widened to a 40-foot width' adjacent to the Park (Parcel A). The curb returns adjacent to the park may extend into towards the center of the street up to 4 feet to provide a minimum curb-to- curb width at the returns of 36 feet. 93. Applicant shall install safety related improvements on all streets (including traffic signs and striping) as approved by Public Works. 40 ....................................................................................................................................... ............................................................................................. Road Dedications 94. Applicant shall convey to the County, by Offer of Dedication, the right of way necessary for the planned public roadway improvements shown on the tentative map as modified herein. Roadway Improvements (Off- site) 95. "T" Street between "K" Street and Newport Drive shall be constructed to a 28-foot pavement width with an offset crown as shown on: the revised site plan. Vertical and horizontal alignment shall conform to collector road standards. Curb, 5 foot sidewalk, street lights, necessary longitudinal and transverse drainage facilities shall be installed along the north side of the road as shown on the revised site plan. Rough grading to accommodate the future improvements along the south side of the road (8 feet of pavement and 10 foot sidewalk/landscape/utility strip) shall be done at this time as well (as opposed to the section shown on the site plan). Interim drainage facilities may be necessary along the south side of the road to collect storm water runoff from the pavement south of the offset crown. Deed Notification for Future Through Street 96. The applicant shall provide deed notification to those parcels that abut a road that is to be extended in the future and install signage at the end of the road to inform prospective property owners that it may be extended. The deed notification language shall be subject to the review and approval of the Zoning Administrator 30 days prior to filing a final map. Access to Adjoining Property Proof of Access 97. Applicant shall furnish 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. 41 .................. 98. Encroachment permits from the County are required for all construction activity within existing County right of way. 99. Applicant shall obtain an encroachment permit from Caltrans for construction within the State right of way. Parking ' 100. Parking will be prohibited on one side of the street where the curb-to-curb width is less than 36 feet. "No Parking" signs and pavement markings shall be installed along these streets subject to the review and approval of Public Works. Sight Distance 101. provide sight distance at the intersection of Point of Timber Road and "A" Street for a through traffic design speed of 40 miles per hour, and at all other intersections for a through traffic design speed of 30 miles per hour. Sight distance easements shall be dedicated on the final map in accordance with the currant Caltrans intersection "Stopping Sight Distance" requirements or Chapter '82-18 of the County Ordinance Code, whichever is greater. Structures greater than 30 inches above top of curb grade will be prohibited within these sight distance easements. Utilities/Undergroundng 102. All new and existing utility distribution facilities shall be installed underground unless otherwise approved by the Public Works Department. Annexation to County Street Lighting District 103. Property owner apply for annexation to County Service Area L-100 Lighting District by submitting a letter of request; a metes and bounds description; and, pay current LAFCO fees. Annexation shall occur prior to filing of the Final Map. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete. 42 Annexation to County Lighting/Landscaping District 104. The applicant annex the subject property to the County Landscaping District AD 1979-3 (LL-2) for the future maintenance of public landscaping including median islands, border strips fronting point of Timber Road, "A" Street, and (if not to be accepted and maintained as otherwise provided) the parr located on Parcel A, prior to filing the .Final Map. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete. Annexation to Discovery Bary Parking Lot District 105. Property owner shall apply for annexation to the Discovery Bay Parking Lot District for maintenance and operation of Park & Ride lots in the region. Annexation shall be initiated by submitting a letter of request; a metes and bounds description; and, pay current fees. Annexation shall occur prior to filing of the Final Map. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process tabes approximately 4 to 6 months to complete. Pedestrian Facilities 106. All public and private pedestrian facilities and access ways shall be designed in accordance with Title 24 (Handicap access) and the Americans with Disabilities Act. This shall include all sidewalks, paths, trails, driveway depressions, as well as handicap ramps. SoundwalllAcoustic analysis 107. Any noise studies that may be required shall be based on ultimate road widening and ultimate traffic under the general plan. Any sound walls that may be required as the result of the noise study shall be installed outside of the public road right of way. 43 Construction Truck Traffic Mitigation 108. The applicant shall limit eees tiezrelated , .„k -ffir, to the site�vi-a Point of Timber Road an&er- RiAef Read betux-een Peifat of Un�bef Re" and State Highway 47-construction access to and from the construction site to State Route 4 and Point of Timber. There shall be no construction vehicles allowed on Bixler Road or Newport give. Construction Read Maintenance Agreement 109. The applicant shall execute a bonded construction road maintenance agreement assuring the County that the specified haul roue will be maintained in a convenient, passable condition throughout the construction period, the band shall consist of a cash bond of $15,000 together with additional security totaling the cost of overlaying the specified haul route. 110. In order to determine pre-project road conditions the applicant shall, prior to project grading., provide a video read survey of Point of Timber Road from State Route 4 to the subject property, and Bixler Read between Point of Timber and State Route 4. Construction Truck Traffic Monitoring 111. If the applicant uses non-designated streets for construction truck traffic, he shall repair the roads to pre-project condition prior to the filing of the issuance of the first building permit, subject to the review and approval of Public kirks. If the maintenance is not completed in a timely manner, the County will activate the Construction Road Maintenance Agreement for funds to perform the maintenance. Traffic Mitigation Fees 112. In addition to the Board of Supervisor's mandated Area of Benefit Pees {See advisory nates, below}'a project traffic mitigation fee will be collected at the time of building permit for each residential unit of this development. This 44 ..............I............................................................................................................................................................. ................................................. ice is $4000 (revised annually to reflect inflation, using the State of California Construction Cost Index as published annually by Caltrans as a reference) is to mitigate project impacts identified in the Discovery Bay West EIR that are not otherwise included in the adopted Areas of Benefit. Payment of this fee will satisfy COA #'s 66A& B, CUA 67 and COA70. These fees shall be deposited into an interest bearing Road Improvement Trust (Fund No. 819200-800 or other project specific fund) to be used to mitigate off-site local road and intersection improvements as reasonably determined and approved by the Public Works Department that are identified in said EIR. These funds will not be used for on-site or frontage improvements, or any necessary construction traffic mitigation along the specified project construction haul routes. Park/]Landscaping Improvements 113. Applicant shall convey to the County or another appropriate entity, by Grant Deed, Parcel A for the operation and maintenance of the proposed public park. 114. Applicant shall install landscaping, irrigation,benches perimeter fencing and other appurtenances within the proposed park. Landscape plans for said improvements shall be forwarded for review and approval to the County Public Works Department. 115. As a warranty for park improvements, applicant shall maintain said improvements for six months after completion. Upon satisfactory completion of the warranty and maintenance period, the County will accept the Grant Deed and park maintenance will be assigned to the appropriate maintenance district. Open Space 116. Applicant shall convey Parcel B, the remnant parcels between "K" Street and the west property line, and the parcel connecting "J", Street and "K" Street to the homeowners association, or other acceptable entity. A 45 ................................. maintenance plan of operation shall be submitted for Public Works and Community Development review, but the County will not accept this property for maintenance. Drainage Improvements Collect and Canvey 117. Division 914 of the Ordinance Code requires that all stormwaters entering or originating within the subject property shall be conveyed, without diversion and within an adequate storm drainage facility, to a natural watercourse haying definable bed and banks, or to an existing adequate public storm drainage facility that conveys the storm waters to a natural watercourse. 118. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works Department. Miscellaneous Drainage Requirements 113. Storm drainage originating on the property and conveyed in a concentrated mangier shall be prevented from draining across the sidewalk{s} and drive- way(s). 120. The applicant shall dedicate a public drainage easement over the drainage system that conveys storm water run-off from public streets. The applicant shall obtain off-site offers of dedication to the County for any conduits, outfall structures and appurtenant access to said facilities that convey public road drainage beyond the subdivision boundary. Floodplain Management 121. Portions of this project are located in a Special Flood Hazard Area as designated on the Federal Emergency Management .Agency's Flood Insurance Rate Maps. The applicant should be aware of the I requirements of the Federal Flood insurance Program and the County Floodplain 46 Management Ordinance (Ordinance No. 99-35) as they pertain to future construction of any structures on this property. 122. As the site is to be elevated above the 100-year flood elevation, the applicant shall submit a CLOMR-F application with FEMA to revise the Flood Insurance Rate Map and eliminate the residential lots from the Special Flood Hazard designation prior to issuance of the grading permit. Concurrence and issuance of the CLOMR-F must be complete prior to issuance of building permits. 123. After completion of fill operations and installation of storm drain improvements, the applicant shall submit a LOMB-F application with FEMA to finalize the FIRM revision process. The application must be submitted prior to occupancy of the residential units. National Pollutant Discharge Elimination System (NPDES) Requirements: 124. The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal construction and industrial activities,promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (Central Valley—Region IV) 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: • Provide educational materials to new homebuyers. + Stencil advisory warnings on all catch basins. + Provide options for grass pavers or other semi-pervious paving systems for walks, drives and patios. + Slope driveways and weakened plane joints to sheet flow onto planted surfaces where feasible. • Prohibit or discourage direct connection of roof and area drains to storm drain systems or through-curb drains. 47 + Other alternatives, equivalent to the above, as approved by the Public Works Department, 125. Establish a maintenance entity and develop a plan of control and maintenance for the proposed bio-swale and "water quality pond" along the south property line. The plan of control and maintenance shall be subject to the review and approval of Public Works, as well as other regulatory agencies as applicable. 48 ADVISORY NOTES A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PER'T'AINING TO THE APPROVAL OF THIS PERMIT. 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 requiredas 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 imposition of any dedication, reservation, or other exaction required by the 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 the 90 days of the approval date of this permit. B. Comply with the requirements of the County Building Inspection Department. A Building Permit is required. C. Comply with the requirements of the applicable school districts. D. Comply with the requirements of Town of Discovery Bay Community Service District. E. Comply with the requirements of LAFCO. F. 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 any proposed construction within this development that may affect any fish and wildlife resources, per the Fish and Game Code. G. This project may be subject to the requirements of the 'Army Corps of 49 Engineers. It is the applicant's responsibility to notifythe appropriate district'of the Corps of Engineers to determine if a permit is required, and if it can be obtained. H. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Eastern Contra Costa Subregional Transportation Mitigation Fee, East County, and ECCTC (SR4) Areas of Benefit as adopted by the Board of Supervisors. These fees must be paid prior to issuance of building permits. GXurrent Planning\curr-plan\Staff Reports\SD8714.COA.jvo.doc 50 am Aft Aft am ft- de— IWA� MAN ,,am= F FILE CRY Agenda Item # Community Development Contra Costa County EAST COUNTY REGIONAL PLANNING COMMISSION TUESDAY NOVEMBER 4 2003 Ravenswood Subdivision I. INTRODUCTION WESTERN PACIFIC HOUSING (Applicant), JOHN ARMSTRONG PHIL & I;ARLA STORRER, DONALD SCHULER(Owners) The project consists of the following related development applications: A. File # GPOI0003 —A request for a General Plan Amendment affecting the General Plan Land Use Element 'Map to re- designate a 60 acre site, adjacent to and east of Discovery Bay West, from Single Family Residential — Medium Density (SM) and Delta Resource Recreation (DR) to Single Family Residential — Medium Density (SM), Open Space (OS), and Parks and Recreation (PR); and, consideration of a text amendment to modify or clarify policies related to Discovery Bay West listed under "Policies for Discovery Bay 'Area" in the Land Use Element. This General Plan Amendment is linked to rezoning, development plan and subdivision mapapplications for a planned residential development on the site, also known as the Ravenswood Project. B. File # RZ033123 — A request to rezone the property from Heavy Agricultural District (A-3) to Planned Unit District (P- 0. C. File # DP033008 — A request for Preliminary and Final Development Plan approval for 203 residential units, a 3 acre park and 5.2 acres of Open Space. D. File # SD8710 -- A request for Vesting Tentative Map approval to subdivide 60 acres into 205 lots including 203 single family lots, a 3 acre park and a 5.2 acre parcel of Open Space. The site consists of 60 acres adjacent to the east of Discovery Bay West, and addressed at 4490, 4330, and 4440 Point of Timber Road in the Town of Discovery Bay area. (A-3) (ZA: N-28) (CT3040.00) (Assessor Parcel Nos. 011-220-002, 004, 020, 021), II. RECOMMENDATION Staff recommends the East County Regional Planning Commission take the following actions: A. Find that the Mitigated Negative Declaration was presented to the East County Regional Planning Commission, and the East County Regional Planning Commission reviewed and considered the information contained in the Mitigated Negative Declaration prior to making a decision on the project; B. Find the Mitigated Negative Declaration reflects the County's independent judgment and analysis and was prepared consistent with the California Environmental Quality Act (CEQA) and State and County CEQA Guidelines and designated the Community Development Department as the custodian of the documents which constitute the record of the proceedings upon which the decision is based; C. Find that on the basis of the whole record before it, the County has determined that there is no substantial evidence that the project will have a significant effect on the environment; D. Adopt a motion to recommend that the Board of Supervisors approve the following: an amendment to the Land Use Element Map of the Contra Costa County General Plan (1995-2010) to re-designate a portion of the subject site from Delta Resource Recreation (DR) to Single Family Residential — Medium Density (SM) to Open Space (OS), and to Parks and Recreation (PR); text amendment to the Land Use Element, inserting a new clarifying sentence in reference to the term "Discovery Bay 2 West Project" for Policy 3-264 under "POLICIES FOR DISCOVERY BAY", at pages 3-81 to 3-83; rezone the subject site from Heavy Agricultural (A-3) to Planned Unit Development (P-1) and, approve the Final Development Plan as modified by the revised site plan subject to the attached conditions of approval. E. Approve the vesting tentative map exhibit as modified by the revised site plan, subject to the attached conditions and subject to the Board's approval of the General Plan Amendment and Rezoning. F. Adopt the Mitigation Measures contained in the Mitigated Negative Declaration for this project. III. BACKGROUND The approximately sixty acres is rectangular in shape and located on the south side of Point of Timber Road in the Contra Costa County (exhibit 1, following page). In 1994 the Board of Supervisors approved the Discovery Bay West General Plan Amendment (DBWGPA). In general, the DBWGPA amended the general plan for approximately 1,089 acres of land located northwest of the existing community of Discovery Bay and north of State Route 4, that was designated Agricultural band (exhibit 2, following pages). The 1,089 acres of Agricultural Land was changed to the following designations: Single Family Residential, Parks and Recreation, Delta Recreation and Resources, Public and Semi-Public and Open Space Approximately 15% of the land remained Agricultural Lands (exhibit 3, following pages). The proposed Ravenswood subdivision is 60 acres that lies within the DBWGPA area. IV. SUMMARY OF REVIEW The site is surrounded on the north, west and south by existing neighborhoods of single-family residential homes (exhibit 4, following pages). To the east (Pantages property) is undeveloped 3 . .. ._..... _........ _........ ... . _ _ _ ....... ........ ........ ................_..... _.. .__._. ......... .............._........ _ _ ........ ........... .............. is EXHIBIT 1: �.` ptiwDOo'` fiOar:_ '�. " B r ,• --' , , ernes 1. VICINITY MAP UUM V 11 F.IG 1V Tawe73 0 �' t - 4 [.�i J' f y J J,,'f' / ♦,'.' y �~ l { ( Q c Ll� 1'i', .0 1 fY ✓ .Y 1L �... •' , �' 3. t /. / �..� 'aye\y'�, , i { �, --{ .- � it :.Dls-zo1er'w it ' :+cs'vS•' x-ir- __. p �^'`'`_ —_ �. �j.,y�ryeyyyny{�Ye� may„1.y�.y 1—�p.....,,,�,. l6��y.'a r.�, 7,31 wd t 7 f An. ;i6 i'ti7tNR 3fR1 �:�Rt24�` y� DLS very, RU , T f - L'xY Ix➢ Y' 'y l _ � 23 o ' } jsI _ 1. •:� 5 coveN �.-,.,M� J7 ClY ,d { >a > � 351•. ��`" G,f f� w t 1. {4 T R �A C Project Number: 710 SNASou7�, EtR r199t iscovery$ay West O 2000' 4000' t st[ 5 c Figure 1 �� OWOH Topo Source: USGS 7.5 min. 7 C R C Whah Ravenswood Project Site Quad; Brentwood,CA a s d z E A f K E R siat11tta Brentwood, California Late: 05/02/03 _......... _.. _. _.. ._. _ ...... ..___ ...... ....... ..... . ---------- EXHIBIT 2. 1994 DISCOVERY BAY WEST GPA PROJECT AREA Orwood Road O}hwood Road I! , v : Balfour Road ` ECCID Carsal s ' Ama I r ! S Point of Timber Road ' t C.a {' a.rsh Creek Road lU, ;4: t, 4 4 PROPOSED RAVENSWOOD PROJECT SITE ---------------- n 3200 Discovery Bay West GPA Byron 78 GPA / Proj=Yciniry Hofmarm Nol=CRl-tbin GPA) Albers GPA � U mile ra&u.0 gpprox-State (leet) Sam i r _ T. f d} v 1iIVA ;��- f Tffhff a�ur"+an�a�t� f1111+t)FlflFfY13f111I37 ffttA� 4�[NW�kt4$liigtlfiit5 aR1IINPa,.y ". 1 l,ctis'rfofneu�lfsFi�� ' FNf11 f71;fifttfi{ ,�' yl^11ttIR .l /�11.,� f �i1kRAERAAtt:t171/ * tt'iG►1�. Ya'•• th 311�Jti 1 —,t, "aittRilfE#t J-W1s1#tyC f ►tWtttitat?` M4fM>IfR^�, �- * wy •1tik1!' '�v,4kRt �af.4.tkR�AiL �4 ar '`c'�. azo �f#rnairakblt� � • �s��war\1.fa�"lt d11J/K�f 1f�Rq/D ';rr®� a,t iR.3413.�lfiAtttirif.3 i ���;"��"4T't� iIftlf�.tJiaef63kti it F«Li11 :». E's#nitrn�a/�nni If ;' pl_ 4 Ulfff t+tfl�,F t#1]ftEEitRifkRRE � �!�,�: .Bic1s 1.4�Efi3i"".� ii k�fs-',tl <w..• � :� sp t�11►l�iR�; 1 tfUt,lltlllfl+U7�ii'j # t �nt�A+u�1,t..�� �a est lasurssl i '. 'Alil3lf}t_N t "IAfH�t#�fgiiAc -..t. 3tiMitKitiN`l��` u';fIi.1E3kCti - 941FLtt�1�K-- �1N1L71E!!C+*lkYf 1 ^t4 Yl BiL�lUtkiltlllf+ wi# ttA#11111j►RS" R}�Utlat alt�t-�r - zit t?6i^t�'It w"` � ��U•gt�?t�NURu11 ?5+• `4 t'iisltE��3U'• � ryytll)It1LWill 4 � Ali•!7e!,_91v3i ;,��tl�{1�V�PLR11:rtt I a ,ER iW1RM11 � ii111-;•Al��it11 i �iRicfllj►tdlttl.� ifl 9111.RSt 1i A e Itltit Rajf}'1drN1(4 4 Wei; -106 f t..1NM�fFiliigN:r1 cEiN�l�i�,; 1lNt:IltittltP! Yl�f gpilfAl06.., e411Nf!x•! ///flljJititkllF.�1'!'MiL-1 ,_ - tiM �. JiCy.s ara yoq, Micz tau 1 46nea ,. E Itg M # • agricultural land. As such, this project should be viewed as an in-fill prof ect. The project, as applied for in 2002, was proposed as Delta. Lakes and consisted of a 60-acre single-family residential development with 191 lots and an 8.2-acre lake, but was withdrawn. In February of 2003 the applicant resubmitted a revised Tentative Map and Final Development Plan to subdivide sixty acresinto a 220- lot residential subdivision with a 3-acre public park and 5.2 acres of open space. After discussions with Town of Discovery Bay Community Service District regarding density issues the applicant modified the plan to lower the density range from Single Family Residential High.Density (5.0-7.2 units per net acre) to Single Family Medium Density (3.0-4.9 units per net acre). As a result what is before you now is the applicant's proposal to subdivide the 60-acre parcel into 203 single-family residences, a 3-acre public and 5.2 acres of open space (See Revised Site Plan, dated October 21, 2003 Appendix A, #9A) The building sites will be raised from existing elevations to a base flood elevation of 8.0 feet above mean sea level. Proposed housing is designed to be compatible in style and density to the developments surrounding the site to the west, south and north. V. GENERAL INFORMATION A. General Plan : Currently the General Plan designations for the site are Single Family Medium (SM) and Delta Recreation (DR). GPO 10003 is a proposal to change these designations to Single Family Medium (SM), Parks and Recreation (PR) and Open Space (OS) (exhibit 5 and 5a, following pages) B. Zoning: The site is currently zoned Heavy Agricultural District (A-3). RZ033123 is a proposal to rezone the entire site to Planned Unit District (P-1). C. Flood Zone: The site is within the 100-year floodplain (Zone A) with a Base Flood Elevation of 8.0 feet above mean sea level. Fill will be imported to elevate the building pads and streets above the minimum floodplain requirements: According to the 4 EXHIB. 5: Z jBnlVJ3J0N a428,-; EXISTING LAND USE DESIGNATION r C) POINT O RR POAD U7 _ HAMP HIRE DRIVE Su DJVI J N PROJECT SITE 8157 I � Sp H d � m I EWBER.RY LAINTE k � S4 r, NEWPORT LANE _�.. ...._ ,--SUB i r 7140 - ' EXISTING LAND USE DESIGNATION Carlson, Barbee & Gtbson, Inc. RAVENSWOOD QVk IY94TRS •sJRVt: > •FvN WR5 SUBDIVISION 8710 2603 CAMINO RAMON SCUTE 160 TEL (825) 866-0322 F'EBRUAR'Y 7.2003 cau 4AUM flit 11"M01,114 Of Kat cnr ro751 R56-K75 �1 EXHIBIT 5a: SUBD1V1S1c�N 3428 � �: �P PROPOSED LAND USE DESIGNATION e� sm 6i � N P0I7N7 O i ER ROAD t:--yam -WYE— Lr) r f }�AMPSHIAE C7R:VE S SUSMJ 1 '%f PROJECT SITE 8157rl 19' 1 a NEWBERRY LANE 1 }j o Is ,r cUBD { ��`NEW PC>RT'LAN 3, ..,;h 714 ' " PROPOSED LAND USE DESIGNATION Cartsom Barbee & GibsoM Inc. RAVENSWOOD CKr EU?S SA, .PL.AhM SUBDIVISION 8710 250.3 CAWWO RAMON SUITE 100 TEL (925)866-0322 OCTOBER 2,2003 SAN RANON, CkJFORNIA 94583 FAX (925)866-8575 ill?.UU C:\1 1221ACADlEXln B1 TSV2£ZONE,A . . _._. ... ......... ..._..... ....._. .. ..... ....... ........ ......... ............._._._..... ...._.... . ........ ................. ....... ..... ........_....__.............._.... county floodplain manager, the rninimum finish floor elevation is required to be 10 feet above mean sea level. D. CEQA Status: A Mitigated Negative Declaration was posted with the State Clearinghouse on July 22, 2003 (SCH#2003072118). The comment period ended 'August 22, 2003. Comments were received and are addressed in Appendix A, #3A. Compliance with the previous EIR (DBW PA) is also included in Appendix A, #6A. E. Environs: The project site is located in the unincorporated Byron/Discovery Bay area. Bixler Road and Point of Timber Road via State Route 4 give regional access to the site. The nearest incorporated city is Brentwood, approximately 5 miles west of the site. F. Prosect Site : The topography of the site is relatively flat with an overall gentle downward gradient to the south. The site drains to Kellogg Creek, which extends from the southeastern corner of the site to the Discovery Bay Development. Vegetation on the site consists of dense and thick native grasses, weeds and bushes with scattered trees on the north. The straight artificial channel of Kellogg Creek extends from the southeastern corner of the site northeast to the Discovery Bay development. The site contains such biological resources as wetlands and species of special concern. The predominant land uses in the vicinity of the site are residential and undeveloped fields. Cr'. Existing Use of the Site: The majority of the site is a vacant field with a few residences and a number of sheds, bams and various outbuildings located on the northern portion of the site. H. Other Development Proposals in the Site Vicinity :'At this time there are no pending development proposals in the area. Property owners to the east of the site (Pantages) have expressed interest in developing their land but have, to date, not made any formal development application. The approved Discovery Bay Vest Development (Villages 1, 11, III and 1V) to the west and north are under construction. 5 _1111. .. ......... ......... ......... _1111.._. ........ . 111.1 .__ ...... ........ .......... ......... .......... ._._...... ....._..._.. ......... .................... . .............................. I. Soils: The soil conditions are generally uniform across the site and consist of stiff to very stiff expansive sandy clay. Use as agricultural land is severely limited by the presence of boron and salinity. VI. AGENCY COMMENTS: A. Town of Discovery Bay: In a memorandum, dated March 27, 2003, the Town indicated they felt the density was too high for the lot sizes. They also indicated they would like to see a lake as part of the project and there should be parking in and around the park. Staff response: The applicant submitted revised', plans that reduced the lot countfrom 220 single-family units to 203 units and increase the size of 64 of the lots to 7200 square feet. This changed the density of the proposal from Single Family High (5.0-7.2 units per net acre) to Single Family Medium (3.0-4.9 units per net acre).. The applicant is providing' a different product with a park and open space to cater to a different market. The applicant obtained a will-serve letter from the Town of .Discovery Bay Community Services District, dated'October 29, 2003, attached in Appendix 4A. B. Contra Costa County Fire Protection District: In a memorandum dated April 10, 2003 the Consolidated Fire District required the project provide adequate water supply, fire hydrants and access roads. C. East Bay egional Park District: In a memorandum, dated August 29, 2002, the Park District indicated interest in the project area and any area within the delta shoreline as it relates to the District's Master Plan. The District's Master Plan proposes regional trails and potential delta access and recreational along the delta shoreline within East Contra Costa County. The district also commented on the need for a Section 7 consultation with U.S. Fish and Wildlife Service as it relates 6 to vegetation and wildlife habitat as well as their desire to keep the area around the adjacent open space of Discovery Bay West preserved for open space. StaffResponse:onse: The applicant is working with U.S. Fish and Wildlife Service to address issues relating to vegetation and wildlife on the site. Approximately five acres of the southern portion of the site is set aside for open space. D. Local Agency Formation Commission (LAFCO): Memorandum, dated August 18, 2003, indicated that the project site is within the Town of Discovery Bay Community Service District's sphere of influence boundary for water and sewer service, as well as the County's Urban Limit Line. The memorandum also states that LAFCO approval is required to annex the project site to the Discovery Bay Services District's service area in order to obtain parks and recreation, and water and sewer services. Annexation to County Service Area L-100 (street lighting) is also required. Staff Response: The applicant is required by CDA #80 and 82 to annex the project site into the Discovery Bay Community Service District for water and sewer services. Condition of approval numbers 10, 11, and 12 provide annexation as an option as to the parks and recreation and lighting and landscape. E. Byron Bethany Irrigation District: Memorandum, dated February 26, 2003 indicates no comments at this time but they would like to be kept informed as to the progress of the application. Staff response.- Byron Bethany Irrigation District will be notified in regards to all hearings of this application. F. Contra Costa County Office of the Sheriff: Memorandum, dated April 2, 2003, indicates their main concern is with the landscaping and how the trees surrounding the park and along residential streets may, if not trimmed properly, have the potential to significantly impede natural surveillance. Also in 7 the memorandum they stated their concern of the placement of trees in regards to lighting. They advise that the trees not be placed in proximity to streetlights. Staff Response: Staff has added C1A#54 to address this requirement. VII. PROPOSED PROJECT A. General Development: As previously noted the project proposes to develop 60 acres into 203 detached single family and duet style units, a 3-acre park and associated streets. The southerly 5-acre portion of the site will remain ungraded, and dedicated as Open Space. Both the parks and the streets will be public. The density for the proposed development is within the range of the Single Family Residential — Medium Density (3.0-4.9 units per net acre) land use designation under the General Plan. B. Lot Size/Density: The lot sizes range from 5500 to7200 square feet. Fifty-nine of the lots are 5500 square feet, fifty'.-four of the lots are 6500 square feet, sixty-four of the lots are 7200 square feet and the remaining twenty-six lots are for 'duets. The average size of the duet lots is 4200 square feet. Density for the development is 4.63 units per net acre. This falls within the Single Family Medium density range (3.0-4.9 units per net acre). D. Streets: All the streets right-of-ways will be dedicated to Contra Costa County, and are designed according to the current County public street standards. The primary access point to the development is from Point of Timber Road on the north with a secondary access at the end of Newberry Lane to the west. Potential future access has also been provided via a street stub to the east bordering the Pantages property. J. House Types: The project includes a variety of home sizes and architecture (Appendix A, #15A). The architectural'styles proposed include English Traditional, Spanish Colonial, and American Craftsman. Twenty-six duet homes are proposed on 8 some of the corner lots. The houses on the smaller lents range in size from 2,185 to 2,846 livable square feet. On the larger lots the home sizes range from 2,644 to 2,999 square feet. Various plans offer three to five bedrooms and two and three car garages, with some plans including additional bedroom options. The applicant has proposed twenty-four different building elevations for the homes. The diversity of home types and sizes, from duets to single-family homes is designed to open home buying opportunities to a wider range of new homeowners. K. Zoning Standards: The zoning standards for the proposed subdivision are as follows: Zoning Standards for Ravenswood Uses: R-6 Single Family Residential' District Lot Area, Width, Depth: Per Ravenswood Revised Site Plan, dated 9/22,03,SD 8710. Building Height: Two and one-half stories or 35 Ft. Max. Yard Setbacks: Side Yd. = 5 Ft. Min. Street Side Yd. on Corner Lot= 10 Ft. Min. Front Yd. = 10 Ft. Min. Living Area/Porch to Property Line; 20 Ft. Min. Face of Garage to Property Line; 10 Ft. Min. to side entry garages. Rear Yd. = 15 Ft. Min. Accessory structure limitations shall be generally as in the R-6 residential district. Parking: 2 Off street parking spaces provided for each residence 9 L. Park: The project proposes a 3-acre public park that includes a children's play area with a tot lot, picnic tables, turf areas and soccer field. M. Open Space: The southerly 5.20-acre portion of the site will remain ungraded, and will include preserved and created wetlands, grassland and scrub enhanced with planting of native grasses, and a vegetated water quality basin and swale. N. Landscaping: The project proposes to have street landscaping throughout the development that includes street trees along the entrance, in front of each residence and the perimeter along the open space. O. Sound Wall and Fencing: There is a sound wall proposed along Point of Timber Road as it fronts the project. The wall continues down the entry street (`A' street) for one block along the rear of the residences. The applicant is proposing a 2 rail concrete fence along the south and southwest portions of the site that border the open space. Between each residence a wooden privacy fence is proposed. VIII. STAFF DISCUSSION A. Proposed Protect 1. Site Analysis: The site is suitable for residential development because it is within the UrbanLimit Line and was planned for development as part of the 1994 Discovery Bay West General Plan Amendment area. In the 1994 DBWGPA the site was given two general plan designations: approximately two-thirds of the northern portion of the site was designated Single Family Residential -- Medium Density (SM) and the southern one-third was designated Delta Resource Recreation (DR). The DR portion of the site was thought to contain seasonal wetlands and other biological resources throughout. The applicant has subsequently conducted a Wetlands delineation that was verified by the Army Core 10 of Engineers, which indicated, that although there are small pockets on portions of the site, the greater part of the seasonal wetlands are actually a small pocket (0.83 acres) at the southern end of the site. (Seeletter from Army Corps of Engineers in appendix A, #5b). 2. General Plan Amendment Issues: a) Land Use Designations: The General Plan Amendment (GPA), which accompanies the rezoning and subdivision applications,' is a request to change the General Plan designations to more accurately reflect the biological resource value of the site and to support the proposed development plan. The northern two thirds of is now designated SM and southern one third of the site is DR. The GPA request involves a relatively miner expansion of the Single Family Residential - Medium Density (SM) designation, the re-designation of approximately 5 acres of land area with documented biological resource value to Open Space (OS), and the re-designation of approximately 3 acres of the site to Parks and Recreation (PR) for a public park that would be located within the proposed residential development. The GPA request does not substantially alter the land use designations for the site as originally established for the site in the 1994 DBWGPA, but more precisely defines how a residential neighborhood could be developed within the context of the site's biological resource value. As more fully discussed in this report, the proposed residential development substantially fits within the density, scale, and pattern of development for the site as originally envisioned under the 1994 DBWGPA. b) Text Amendment to Clarify_DiseoveryBay West Policies: Staff has reviewed and evaluated the proposed CPA against existing policies for the rl Discovery Bay area as contained in the Land Use Element. Staff believes that the GPA proposal substantially conforms to these policies, however it appears that there is the need to clarify and distinguish this project from already approved Hofmann Company project. Note that when the term Discovery Bay West Project is used in the context of the detailed policies listed under Policy 3-264, on pages 3-81 to 3-83, the policies are applied to a specific site. In referencing back to the approval of the Discovery Bay West General Plan Amendment, including the Report to the Planning Commission, EIR document, and Board approval, it appears that the intent was to apply very certain of these policies to a specific site, the "Discovery Bay West project". As used in this context, the site is the four-phased development for which the Hofmann Company ultimately received approval. To avoid any confusion or doubt, staff is recommending that a new sentence be inserted at the beginning of Policy 3-264 that clarifies the term "Discovery Bay West project shall mean the land area that is part of the original approval for the Hofmann Company project, now identified as Subdivision 7686 for Village I and ,Subdivision 8023 for Villages 1I, III, and IV. See Exhibit 5b on following pages for the proposed text lamendment inserting the clarifying sentence for Policy 3-264. 3. Proposed Lot Size and Density: The Ravenswood project originally proposed 220 lots with a three-acre park and five acres of open space. The lot sizes were 5500 square feet and 6500 square feet with duet lots. As such the density range was Single Family High (6.1 units per net acre). After receiving comments from the Town of Discovery Bay Community Services District regarding density, the applicant reduced the number of lots from 220 to 203, increased the size of 64 lots to 7200 square feet while keeping the park and open space areas, thereby 12 . .. . .... ............................................................................................................................................................................................................... ....... ........ .......... ......... ........ ........ ........ .__ .. ...... ...... .__.. .... EXHIBIT 5b: I PROPOSED TEXT AMENDMENT FOR POLICY 3-264, PAGE 3-81 To PAGE 3- 83, "POLICIES FOR DISCOVERY BAY, LAND USE ELEMENT, CONTRA COSTA COUNTY GENERAL PLAN (1995-2010) - SEE INSERT ;BELOW OF NEW SENTENCE TO CLARIFY THE REFERENCE TO THE TERM "DISCOVERY BAY WEST PROJECT`' POLICIES FOR DISCOVERY BAY AREA 3-263. Development applications on the Albers project located on the northeast comer of Bixler Road and State Route 4 will be allowed upon assurances of needed public facilities. Development applications will need to consider mechanisms for buffering the subject property from ranchettes to the north of the site. The area previously designated commercial and now shown for Multiple Family f Residential Low Density is intended to accommodate up to 97 residential units. Development applications within the general plan amendment area will be approved only upon assurances, through project conditions of approval, to the extent allowable under State law, that all needed public facilities, including school facilities, can be provided. The applicant will pay appropriate school mitigation fees based on an adequate and approved school facilities plan. The Byron Union School District will initiate the process to prepare its school facilities plan in a timely manner. 3-264. The policy for review of the Discovery Bay West project are as follows: NEW CLARIF YIN6 TEXT 44 44 As used in the context of Policy 3-264, the term "Discovery Bay West Project", shall mean the land area contained within approved Subdivision 7686, Which includes Village I, and approved Subdivision 8023, which includes Villages II, j III, and IV. Conservation and Open Space a. The Discovery Bay West project shall provide open space',as part of the land use concept to ensure compliance with the County's 65135 Land Preservation Standard. For this purpose, the project ' shall include dedication of development rights to the 200± acre Fallman Ranch in the northeast portion of the GPA area. Additionally, it shall provide a minimum of 120 acres of open forms of land use within the project, including but not limited to, lakes, park, utility easement, Fallman Canal, wetland (in southeast portion of project), pocket parks, landscaped areas, and trails. b. The development concept of the Discovery Bay West project shall provide improved functional integration between the water element, other parks and recreation facilities and the residential project. Public access to areas east should be explored. i l i EXHIBIT 5b C. The Discovery Bay West project shall provide a buffer of at least 100 feet in width, between the residential lots and the center line of Bixler Road for the portion of the site north of the East Contra Costa Irrigation District (ECCID) Canal. d. Jurisdictional wetland areas planned for open space uses shall have ' development rights for these areas dedicated to the County prior to construction of any portion of the project that is north of the ECCID Canal. Land Use e. The land use plan map for Discovery Bay West should be interpreted flexibly in terms of the location and configuration of the lakes and marina. f. A maximum of 2,000 dwelling units shall be allowed within the Discovery Bay West project area. g. A community center shall be provided as part of the Discovery Bay West project. The location of the community center shall be in the Discovery Bay West GPA area of the existing community of Discovery Bay. The Hofmann Company is to dedicate the site, preferably in the existing Discovery Bay Community, and to pay 50 percent of the building construction costs. Site selection shall be determined by the County, Discovery Bay MAC and developer of Discovery Bay West. h. The Discovery Bay West project shall be designed as a mixed density residential project which shall include both attached and detached units in differing density to serve a broader range of housing needs. Property generally east of the lakes is to be designated Single Family Residential- Medium Density. The remaining residential lands are to be designated Single Family Residential-High Density. The design shall allow for internal project amenities such as recreational areas, community focal points and the like. Senior housing projects shall be encouraged. i. Establishment of a senior housing project in the vicinity of Point of Timber Road shall be encouraged. Public Services j. The Discovery Bay West project shall consider alternative water systems for the provision of domestic water, including preparation of a formal contingency plan for use of surface waters. EXHIBIT 5h: k. The Discovery Bay West project shall include provision for a ground water monitoring program to quantify the effect of additional use of the aquifer (i.e., quality or drawdown). If the monitoring programs show that the performance standards are not being met, no new units may be added. 1. The developer of Discovery Bay West along with representative of the Byron and Knightsen Elementary School Districts shall meet to resolve issues pertaining to school district boundaries. Transportation in. Discovery Bay west shall remain in the East County Regional Area of Benefit. n. . Discovery Bay West shall pay the Eastern Contra Costa Subregional Transportation Mitigation Fee in effect at the time building permits are � issued. U. Discovery Bay West shall participate in a flexible implementation program for mitigation measures in the Environmental Impact Report. P_ After issuance of the 500th building permit for the Discovery Bay project, the Discovery Bay West developer shall fund a traffic study to determine if the trip distribution and road network assumptions in the EIR have substantially changed. If substantial changes have occurred, mitigation and possibly subsequent environmental documentation will be required. The cost of the additional traffic studies and environmental documentation will be the responsibility of the developer. Additional traffic mitigation will be subject to the requirements of a flexible monitoring program. q. The circulation and transportation concept shall provide a road connection to the Discovery Bay community in the southern portion of the GPA area. r. The Discovery Bay West project shall be reviewed to consider adequate access and internal circulation to adjacent properties within the plan amendment area. S. The Discovery Bay West project shall provide emergency vehicle access near the northwest corner of the Pantages property. t. Discovery Bay West GPA projects shall provide an efficient internal circulation system, with adequate on-street parking. u. To reduce vehicle trip generation, consideration should be given to establishing a small scale telecommuting center in the community center. Equipping residential units with telecommunication capabilities should be encouraged. H:TOLICES FOR DISCOVERY BAY AREA WITH NEW CLARIFYING TEXT.doc reducing the density to Single Family Medium (4.63 units per net acre). 4. Access and Circulation: As previously noted the primary access point to the development is from Point of Timber Road on the north with a secondary access at the end of Newberry Lane. After discussions with staff the applicant agreed to construct a third access from "K" street to Newport Drive. This would provide further integration of Village I and the proposed project (exhibit 6, following page). It would also relieve potential traffic going to Timber Point Elementary School that would otherwise be confined to using Newbury Lane and Point of Timber. There is also a stub provided to the Pantages property to the east. 5. Housing types and orientation on site: The proposed subdivision breaks up the residential development with two forms of open space; the park and the open space area. As previously noted the park is centrally located and accessible to the residences of the neighborhood via sidewalks that are planned throughout the development. The open space at the southern end of the proposed subdivision provides a buffer as well as a continuation of the open space in the adjacent Village I. To accentuate the views for both the residences and the automobile traffic traveling along S and K streets the developer is proposing single loaded streets so that the views are uninterrupted out onto Slifer Park in Village I and the open space area at the southern end of the proposed subdivision. As previously noted, the applicant is proposing to construct a variety of home sizes and architecture. The proposed architectural styles include English Traditional, Spanish Colonial and American Craftsman theme. The rooflines of the homes are broken with hips and gables to avoid monotony of design. The set back requirements for the porchlliving areas (loft. min.) of the house are relaxed to allow the residence to be closer' to the street 13 EXHIBIT 6. STREET SYSTEM CONNECTIONS TO SURROUNDING AREA DINT OF TLNMER ROAD r - r 1 PROTECT a SITE uj c� PARK NE"ERRY LANE POINT OF TIMBER ELEM. SCHOOL SLIDER PARK n OPEN SPACE r VILLAGE I f , CIRCULATION EXHIBIT D Carlson, Barbee RAV:ENSWOOD & Gibson, Inc. SUBDIVISION 8710 a�t DY(;N -WR ->�-MNEn OCTOBER 2,2003 26W CAMIND RAMON SUfTE 100 Ta (925) 866-0322 __ _ SAN RAAAON, CAJFORNIA 94583 FAX {925) 866-8575 } while the set back for the garage (20 ft. min.). This not only provides for a larger rear yard, but also encourages a garage door placement at or behind the fagade of the house, thus emphasizing the front door, not the garage door. It should be noted that the rear yards of the proposed residences that abut the rear yards of existingVillage I homes are a minimum of 20' rather than the standard 15" to address the neighbors comments that were received regarding proximity of the proposed residences. o. Design Considerations for Park: The 3-acre,public park is located in a highly visible and easily accessible location to create a community focal point. The park is bordered on four sides by public streets. Homes on three of the streets are fronting the park, which enable monitoring of the activities at the park. The park shall provide for both active and passive recreation and may include such amenities as small play fields, play area for children and places for family gatherings. The applicant is required to work with the Community Services District to arrive at a design for the park. The intent of cooperative effort is to arrive at a design that will address the local needs of the community. 7. Design Considerations for the Open Space' : The open space area at the southern end of the site was created to provide a wetland mitigation program for seasonal wetland areas (0.55 acres) on the site that would need to be filled for development. The 5.2-acre area will include preserved and created wetlands, grassland and scrub enhanced with planting of native grasses, and a vegetated water quality basin and bio swale. This area is environmentally sensitive and not for the purpose of recreation. This area does however provide' for a scenic break in the development pattern and an open space buffer. This portion of the site also serves as a bio swale for the sites storm water runoff. The drainage from the site would be collected and conveyed to a water quality basin located in the open space area. The water would then be filtered through bio swale (natural grassy area) 14 before being discharged into the Kellogg Creek. This would serve to clean the runoff of sediments before it was discharged into the bay. This is also a feature in the design of the project that is to comply with the Clean Water Act. 8. Design of Sound wally The design of the proposed masonry sound wall at the entrance of Ravenswood along Point of Timber Road and proceeding down the entrance to the development will match the existing wall of Village II that is directly across the street. This design was chosen because it is a more attractive design than the existing sound wall of Village I that is adjacent to east, and to construct a third design would be creating an incompatible pattern of development. Additionally, the proposed masonry sound wall at the entrance of Ravenswood will have substantial landscaping in front of it, which in several years will grow to obstruct much of the wall. There are entry monuments proposed that will be allowed to be in excess of 6 feet. 9. Biological Resources: The following biological resources are found on the site and have been addressed in detail within the attached Mitigated Negative Declaration. • Wetlands: There are a total of 1.46 acres of seasonal wetlands on the 60 acre site (exhibit 7, following page). The applicant shall obtain a U.S.ArmyCorps of Engineers permit, and a Certificate of Water'Quality for the Regional Water Quality Control Board to comply with established regulations. Mitigation shall be in accordance with the requirements of the two agencies. (Mitigation Measure 1Vc) • Vernal pool fairy shrimp: Fairy shrimp were found in two of the seasonal pools on site during the wet season. The applicant is required to process an "incidental take" (Section 7) permit with the U.S. Fish and Wildlife Service (Mitigation Measure IVb,d) 15 EXHIBI— 7. ro � ��...:._- .�. •---=---�----' SEAS{)h,sL �'VE,TLANDS ON THE SITE t Toil f f C r� I t f ■ �j4 �1 L it , f n/Al�t I b �.' CD I� f jj cr, cu .� PP. � • �_/ �1 .� 11 it r� C • Loggerhead shrike: A preconstruction survey will be conducted and if located the nesting site for the Loggerhead shrike shall be fenced off and a biological monitor shall be on site during grading (Mitigation Measure IVa,b,e and d). 10. Public Faclities: At the writing of this staff report the applicant is working with the Town of Discovery Bay Community Services District to obtain will serve letters for water and sanitation. B. Compliance with General Plan and Zoning Requirements 1. General Plan Amendment: The proposed development is in compliance with the proposed General Plan Amendment (GPO 10003) of Single Family Medium(SM), Parks and Recreation (PR) and Open Space (OS).. 2. Growth Management Consideration: The public entities that serve the subject site are: Water Town of Discovery Bay Community ServiceDistrict (subject to annexation) Sewer Town of Discovery Bay Community Service'District (subject to annexation) Police Contra Costa County Sheriff Department Local Parks Regional Recreation East Bay Regional Park District Fire East Contra Costa Fire Protection District Schools Byron Union School District, Liberty Union High' School District The subject site is within the Sphere of Influence of the Town of Discovery Bay Community Service District for both water service and sewer service and will require 16 annexation for these services. The subject site is within all other necessary public service districts that have an obligation to provide service to the site. The proposed development of the site would increase the local population thereby placing demand on public services; however, the CEQA review and agency comments indicates that there is either sufficient capacity or supply within these public service districts to meet the additional demand created by this proposed development. Provided the subject site is annexed to the Town of Discovery Bay Community Services District, the proposed change in land use designations under the General Plan Amendment and Rezoning would not result in a violation of the growth management standards contained in the Contra County General Plan (1995-20 10). 3. Regional Traffic Considerations: The subject site was previously included in a traffic study that was prepared as part of the Environmental Impact Report (EIR) for the DBWGPA. That traffic study assumed 2,135 new units in the DBWGPA study area, including 182 units on the subject. Since the DBWGPA EIR was prepared, the level of development on the Hofmann properties within the study area is somewhat lower than originally identified and the countywide growth forecast for housing and jobs as project by ABAG is also lower than', originally identified. The CEQA review for the proposed development has determined that the traffic conditions previously identified in DBWGPA are not expected to be reached by 2010. An updated traffic study was prepared in 2003 by TJKM for the applicant. This traffic study, which was reviewed and verified by the Transportation Planning Division, Community Development, concluded that project traffic (Discovery Bay West, including Hofmann properties and subject site) would be less than significant with the mitigations now being implemented now being implemented by through the phased development of the Hofmann properties. It is also noted that the proposed development would still be required to provide on-site and off-site roadway improvements and 17 ............ ......''I.''..''...................................................................... ..................................................................... to pay both Area of Benefit fees for the Discovery Bay area and the East County Subregional Transportation Mitigation Fee. These traffic impact fees paid by the proposed development would contribute funding for regional transportation improvements that will benefit the Discovery Bay community. 4. Compliance with 1994 EIR for Discovery Bay West General Plan Amendment: Attached in appendix A. 5. Zoning Compliance: The site is currently zoned Heavy Agricultural District (A-3). The applicant is a requesting to rezone the property (RZ033123) to Planned Unit District (P-1) with R-6 standards. If the rezoning is approved the project will be in compliance with the zoning. G:\Current Planningkurr-plan\Staff Reports\sd8710.stfrpt.jvol-bdm2.doc d �N30808 t, ),VMH21H , 1 1 Y X11 �5�{ 0 U) U-J, � 1 -21 OE, ,w t"'3 •c.f � c�D 4Y r.E'tztt >'�`T' C'V G Y + j Cz 1 t INIOd Hal Wem AON 10/30/2003 07.15 FAX 925 256597` ARCHER NORRIS 14002 NMI,ally TOWN OF DISCOVERY BAY n�uaarrwr.r BAY 1800 Willow Lake Road, Discovery Bay, CA 94514 Telephone: (925) 634-1131 Fax: (9.25) 513-2705 Board Members President-Ftay Tetreault (925)516-2155 "V.President-Bob Doran (925)634-5137 Treasurer-Maureen Murray (925)634-2170 October 29,2003 Director-David Piepbo (925)516-2358 Director-Gary Hess (925)634-5114 Robert Selders,Vice President Western Pacific Housing 1210 Central Boulevard Brentwood, CA 94513 RE: Frill-Serve Letter for Water and Wastewater Services for Ravenswood Project — Discovery Bay Dear Mr. Selders The Town of Discovery Bay Community Services District(CSD) is very willing to provide the Western Pacific(WPM residential project known as "Ravenswood"with water and wastewaterservice for up to two-hundred and three (203) EDU's, with associated landscaping, in accordance witli the conditions listed below. Further,the CSD will assist WPH in the timely annexation of the Ravenswood project to the territory of the CSD. As a condition to the promise to assist in timely annexation,and to the other promises by CSD as set forth in this letter, WPH will contribute $2,500 per dwelling unit in the WPH development to the fund established for construction of CSD's Community Center, less an amount determined by dividing any child care funds paid by WPH as a condition of approval of its map and requested in writing by CSD in accordance with the Contra Costa County format and received by the CSD from the Contra Costa County by the number of such dwelling units, to the fund established for construction of CSR's Community Center, which contribution will benefit the residents of the Ravenswood project. Such contribution will also act as a separate consideration for CSD entering into this agreement. Such $2,500 per dwelling unit contribution will be made on a per dwelling unit basis, and paid at the time of the building permit issuance for such dwelling unit 1. WPH will pay the CSD's"Connection Fee"and any other"Development"type fees imposed by the CSD by appropriate ordinances, resolutions or programs in accordance with the State Law and in force at the time of WPH obtaining any and all building permits from Contra Costa County, provided that where a contribution has been made to the fund established for construction of CSD's Community Center, and a subsequent Development Impact Fee is imposed for such purposes, CSD shall credit WPH for such contribution, up to the amount of such subsequent Development Impact Fee. 2. WPH will pay to the CSD a certain dollar amount per EDU, which amount is estimated to be approximately $10,500 per EDU, for CSD to use as reimbursement. This reimbursement cost is to repay the Hofmann Land Development Company based on what they have spent to expand the.CSD's wastewater treatment facility, construct a new water treatment facility, one sewer lift station, and various water intertie and sewer force mains. I of 2 362073-3 __. ..... ......... ......... ......... ._....._. ......... _ ....... ......... .......... __......... . ._.................... ......... ......... ........._.. -_ _ .......................... 1UJbU/Lues ur :lb M3 92b 2585Q75 ARCHER NORRIS 3. WPH will reimburse the CSD for its reasonable legal. and professional service charges pertaining to the Ravenswood Project, if and when they may be incurred. 4. WPH will finance the construction of Items 42 and #6 set forth in the DRAFTProjected Cost Based on Luhdorff& Scalmanini Water Demand Study October 2003, including: Connect Well #2 filtration system to Willow Lake Treatment Facility, including, installation of a filter vessel, ancillary piping, and electrical system, and engineering for such connection, and at Well 1B, install a generator, including electrical work, transfer switch, and work necessary to attenuate sound,prior to the issuance of the first building permit for WPH's development. Prior to WPH financing the aforesaid construction, CSD and WPH will enter into a reimbursement agreement to provide reimbursement to WPH for that portion of said construction which is in excess of the requirements to serve WPH's development; such reimbursement to come from development served by such construction which shall be subject to a CSD fee imposed and collected by the CSD for the benefit of WPH. 5. CSD shall, at WPH's expense, create a lighting and landscaping district to own and maintain park,open space and landscaping features dedicated to CSD. 6. CSD will write a letter to County of Contra Costa requesting the deletion of conditions of approval requiring restrooms in the parks. 7. This Will-Serve Letter may be executed in counterparts. Sincerely, /ay Tetreault,Board President Cc:Virgil Koehne,General Manager John Stovall,District Counsel ACCEPTED AND AGREED THIS_Z_t? DAY OF 6C ,&4 e ,2003. WESTERN PACIFIC HOUSING By: = = " RAbertlde--rs,Vice President 2 oft 3620'13-3 Hid l l : l3 Am ZENTI ZEE SAX No. 51 ? X116' _. nE:C 02 2002 4: 15PM HFA LASERJET 3200 p. z MONK &ASS-OCIA.M 11C DmvLreusnsaftl Cmwults<it� November 26,2002 Comm Coasts Coussty C.osrsmu Alty l', Cvoltsgstutzt DepwMeut 6S'I Pisa Sisreet 4"Floor,'North Wing Nbrfinaz,Csslif6rnia 94SS3.0095 A%cntica;Mr.;01=Oboma RZ: B#eloggc l Asssessstmant for Delis Lake:#,County File No.DPM3039, 08670,1 023115 Dear I&Obornc: 1. INTRODUCTION m=k 8t Assrocis tes LLC(WAA)has reviewed Zssntocr and Ze mzes N+ovc ytber 7,2002 memorandw a(fixed to my attmtl6n November IS.2002)reprdsag biological issues on the Delta Lakes pmj em site.This mamo was this result of issues raised in M&A'a Aulut 6,2002 lour-rapon to Contra Ctsste.County,s';ztseotiryg held in the County tsihcaa;on August 22,2002,smd ievcral telephone ocraversatiom between Nlz.Jdbn Zsn ou ansa me m p>rdiag the<projexp site's biologics]itsus,Zotltaer and Zaniner'ss mernerodum tut %maxiza biological avrYays completed can the,prcieot site to date,ssns3 provides' midgrsion tnes+ssurel dw the applicant if willing to implcmeut to offset the pro,jeer's pot=tia3l impact to biological resoarcce. Below,I reiterate+those Mit gelion measures that Ze~mtner and Ze azsr is proposing than x believe will be sceeptablc for the County to propose in their Cati5rzis Snvirossmdntai Quality,Act(CEQA)review of(hD project.I also am Wing taro tuSciit otsal mitigation measures 6411 believe will be neomary in order to avoid"take"of state and lederally proteaW Witting bitty sspacies,lssnpXementation ofthe mitigadcn mrassurest dascs;ibed below w111 reduco the project's potentially ai;?iA saw impacts to biolcoaal reaaurees to a level coasidered less thin sign]Roast. 2. FACTS An WTIGATIO.N YMASGRES 2.1 Vernal Pool Fairy Shrimp(Braeclssnerta lynch!) Ttw verusa pool fairy stari,mp it a federal listed species tl2rsrt has boan identified on the project site.The applioant,iii a meesting with the U.S.Fish sad Wildlift Service, agreed to participsrto in a V.S.Fish and Wildlife Service vernal pool fairy sbd=p mitigation bank "would provide for off-site compenstdon for vansl pool fairy xb1i rap lmp►acts. The agreed ulon mitlgation ratio for project impacts to fairy shrimp is 34 (that is, for every p- 5tiita Q •�Wehust Croak t CaL'ftsrsfia 9aS95 ,,,,i 1136 Sem+ Aro, 021)941-0967 s,PAX (92s)947.1165 'JAN- 9-03 Tii'J 11 14 A ''iER ZENTINER SAX SIO. 822 8; 16 P. 31 BFt C 02 2002 4s 15PM HP LASERJET 5200 p.3 • MONX& ASSOCIATES LLC Plupwed Wdodaa Mewel Dciss Laicca Pmt= Page 2 sure of veinal pool Wzy shrimp bebitat that is impacted,throe e►crea of otf§fto babtat would be prumved is perpetuity).The exact imms and card t cns o€1hia mitiphon would bo wofkcd out bc"*m the applicant and the U.S.Dish ad Wildlife Seryioe during 6tction 7 consultation, To ensure that mldsatioa for impacts to vt~rrsal pool fairy ahtirnp and their hWut is impiem muod,Contra Costs Co=y should state in their CRQA revim • The applJ cant must provide dooumetudon that thoU.S.Fish acrd Wildlife Scrvice has boars ooriscud regarding the Y=Al pool fairy duimp and is processing an "incidental take"(Section 7)permit.This should be a c*n&don ofprgject approval * Contra.Costa County should not issue a gee&na peamit until an'Irwidettat take" (Section 7)permit his been issued by the U.S,Piab and Wi<dli&&a-vias and a bonA has berms posted to La appropsigce,U.S.Dish and Wlldlife Service approved, mitigation bt¢slc. This mitipti',on measure allows Contra Caste County to fmish processing theirCnQA document while at d w came time requiring proof that the applicant is wotldng' towards maolution of Us foderral listed species issue. 2,2 Waters of thettiited States and Waters of theStste zentuar and Zonae com'Pleted a wetland doineation of the prgjact Site,The U.S.A=y Corps cf$n;iuem baz&mad this wetland dellneatioa.U.S.Army Corps ofBr4lueers jurted 0donal wit=&of the United states,ituluft*wetlands,on the project alta Natal 1.46 mu.The Regioasl Water Quality Contml Bowd would also likely reSuWa these Amar as"waters of the State."The projex t as currently proposed would impost eppraxixttetely 0.50-acne cfwetlazdfi.tri iplion proposed by the applicant Includes preservation of approximately 1.0-acre of onsite wed=ds and rcgtomtion of approximately 0.50-sore of wetlands onsite. In oniex for the Ccstsaty to enure that impacts to testers of the United States as the project site are rnitij;9 ,the County in their CEQA review sbo lld roqulre; + Ths app2icsrsl t0 obtain a U.S. Amy Corps of En&eers pentit,and a "certification ofroarer quality'from the Regional water gtwitycantmil Boud. + hiitigatiaa for iulpaats to wa'tttrs of the United States,as Tegulased by the U.S, Amy Corps oflgttg deers,and for impacts to waters of the State,as ragetlStod by the Regional Water Quality Control Baird, should be completed in t ccordimot with,the rzqufrassante of these two agencies,Irnpirm=talion of mitigation a dimlodby these two agencies should be a condition ofprcdcot approval. a 9-0314 ANZEN'. I & ZENTHER PAX No. 51L 112 18316 P, 4, 'DEC C2 ZOOZ 4: 1 SPM HP LASERJET SZOo P.4 MON%&.ASSOCIA'M LLC- Ddu LCDale L144 Protect * Co=ponents of the wadatids miti tlou ahotnld inclutds:a dexa Wd watlaa:nds mitiip�stiott plant uncltulsrng�daecriptiotn ofEhe wetlaxnds filled aalti praaa'�dd,the extent and loeatiou of th*wcclaads to to restored,pafarrrAwo inridSrds*A spot*no lase of som or functional value,and a Svs-yoffmor#toring pro gram (or longer duratiw ifapecigcd bythn above mattioAad regulatany"A ies)that requires armual monitoring reports to be jubmimmd to the County as atll as to the US.Artxny Corps of Ensineets aril tho Rcgfonsl Witter Qulfty Cooftl Bo;atri, Tto ani ut motMftoring reports should detail the Progress of the.restored wetl.arnds at maefts the performarm standards, All the above items should be=dltioAs ofproject approval and the County should not ismtxe a traftl p ennit tmtil it rcccfYos dooumaatation that the U.S,Antsy Corps of Ruginem panit and the Regional Wata Quality Control Boa d catifecatitm haVe bets abtautod W that the mitigation has born implemanted in acwdattcc with these two aMeits'requirements.This would reduce impacts to watars oftho united States And waten of the Stats to a level considered loss than attgrdhount putmtatlt to CP,QA 2.3 San Jo%galst K!t Fox(Yalpes ascrPrIs malke) The San Joaquin frit;f=is state listed as threattrt ed tzd fade rally listed ea eindutered, The U.S.Fish and Wildlife Service lase raised c=ems that the prgjact is proposed may inVitct this#noted spacies.'Illi*Sate Joaquin kit fox ws,also addraased in the DUcavery say WWI aer►crol Plan Amendmem Draft B2(August 1994)as oocurrirn$witbin the Owgrxl Flan hsp,mzt ime+nt ars►(in which the prrt z site hies), sad"quires rcidgation for any impacts to this spaoiea or its habitat. Ia orlon to prevent impacts to this state and federal listed species,the Couaty in their CP.QiA resew almald requiro: • 7het spplioaxnt to czmsult with tlA U.S.Fish wd Wildlife Service and the Cali for za x Dep atemmt of Fish sztd Game prior to impleanezttsriczn of the proposed prujeon.During consultation with these two agencies,the oxteat of imPact aced the amonsat ofrmidlittion required to appropriately mitigate for kit fox impacts,will be detcrmirna& Me ahauld be a condition of project approval and the Courty rhould not issue a grsding perrznit u2ntl it Meives'wrimm C+r�t.'�0' rtstion from the U.S.Fish and`Wildha Sezvitm and ilia California Dopulment of Fish and Game that the Sats Joaquin kit fox issuo has been Molved to the sat afaotion of these two agencies, Ad6 tiorxal conditions otprojcct approvalrolatit*g zo the kit fox and in socardanca with tine D14-- Wry.Bay Weir t vnemiFlan Amendment Dtvfl 5IR should i.*4udo; • Preconstnxction dein surveys for kit fox; • Avoidaaos ofknowx d=sites during wn&L action; .. .. .... . ............................................................................................................................................................................................................. ............._......... ............_. ........... ........ ........ ...__.... ..............__...... ...._....__......_......_............ dAN- 9-03 THU 11 : 15 AM ZE M L ZENTN R PAX h4, 622 8110 �,�.5��� DIEL 02 ?00,1 4: S Sf'M HP LASERJET 3200 P- 5 MONK&AS50CTAT5 LLC Pent 4 • Establiebmedtt of fcnoed buScr ares srouttd rho den sites prior to construction; A worker e;ducadon program regarding tht kit fox; • Ertabhohod epserd bits an construction roads; a FAtablithed aacepo routes&r Idt fox in all open trenches snit pits if they s=r too large to su ciontly intra whtr:l not utdrn oarauutii 0 No Pau allowed on the construction site; • No patitkides or rodenticides will bs allowed on the project site. Ympler =%tiDn of the above mitIption mea,9trxes Khould reduce project-mlated impacts to the SW Joaqula kit fox to a level corsidcred lass thea signiflum pursuant to CEQQA. 2.4 Swalaton's Hawk(Btueo swalmonk) The Swainson's hawk is a stare listed Weatemad species,It is also pxt+eeteed utndex the feedmal MiSm ory Bird T rnWAcr aud the Cali#butcie Fish and{lame Code.Swainson's hawks are known to nest in the vicialty ofthe Deb Laka project site,eard tho Dboovery Bary Wass Gesxeratt Paan.4mm lm*nf Dra,ff EIR requires rnitiption forimpacts to this spscira' fiva 8 habitat. Suitable Swainson's fzwk test tract occur on the project site, lu oidaer to ensure that isr pull to rusting Swuiaaoa's hawks are&voided and that impacts to Swair►son'e hawk nesting and foraginj habitat are mltigmed,the County in theirCEQA review Lhould mqul:e the foilaw4 mitigation ma=m.— A qusUfied raptor biologist&ould conduct a Swainson's hawk nam acason survey on the project site and within a quarter mile of the project site; • California Dcpartrn=t of Fish and Game should also be ocatactcd to dctemaine the closest known Swatrioin's bawk neat srta to the proj act she,(Sites Flah and Garro does not frequmdy update thdr Swainsoa's hawk records in the Nature! DivrsaityDatabase,a seam of Fisb eud G=e's database is tot sudtab)c; a Fish sad Game biologist must be contamod for this iafbrmatioa}; • Amer the nesting sea ua sumy is conducted and California Ilepsttmo=of Fisb sad Game axe contacted for nesting records,tho sppliceeat's biologlet ahoWd 4a=i=the value of t'ho prgJeet site fbmging habitat ad Idontify the requirui mitigation in arcordwice with the proaedutes idaitifaed is the Discovery Bary Weil Genera!plan.Amendmew Draft EIR,- • Amy Swalaam's hawk nesting on the project site should be avoidttd during project grading and constzuctian by establishing a faked buffer zone ofO.S.mile trowd the nest site bstwean the dAlts of 14=h I through Sept=bcr 15. (Mis 0.5-mile buffer Zone wase astabliahed by Ca3ifbmie Department offish and Gaster in their SY9 ,ReporrItegardingMlrfgatiOn for lmpoems t*SW,4MSe V S Rarwks to the Central Yalley ofCal�fbrnia).Na ear'—Moving or other dls arbaxwe can*coin within this 0.5-mat buffer zone. LIM kML CONTRA COSTA COUNTY 4 r DRAFT INITIAL STUDY RAVENSWOOD PROJECT GENERAL PLAN AMENDMENT AND RELATED ACTIONS JULY 2003 General Plan Amendment GP010003 Rezoning RZ0331 23 Development Plan DP033008 Subdivision SD038710 RAVENSWOOD ENVIRONMENTAL CHECKLIST FORM 1. Project Title: SUB 8710 2. Lead Agency Name and Address: Contra Costa County Community Development Department 651 Pine Street, North Wing -4i" Floor Martinez, CA 94553 3. Contact Person and Phone Number: John©borne 9251335-1207 4. Project Location: Discovery Bay (4330,4440 and 4490 Point of Timber Road) 5. Project Sponsor's Name and Address: Western Pacific Housing 1210 Central Boulevard Brentwood, CA 94513 6. Existing/Proposed General Plan Designation: Single Family Residential- Medium (SM) and Delta Recreational and Resources (DR)/Single Family Residential(SN) and Open Space(O5) 7. Existing/Proposed Zoning: Agricultural Lands (A-3)/Single Family Residential - Medium (R-6)I Planned Development(P-1) 8. Description of Project: The Applicant requests approval of a General Plan Amendment Rezoning and Subdivision of 60t acres, into 220 lots, 3t acres of park and 5.2 acres of open space. 9. Surrounding Land Uses and Setting: The project site is undeveloped rural land, bounded to the north, south and west by residential development. To the east there is an undeveloped parcel that has also applied for residential development. The entire area is part of the Discovery Bay West Project. 10. Other public agencies whose approval is required (e.g., permits,financing approval, or participation agreement): LAFCO Town of Discovery Bay Community Services District;Army Corps of Engineers, U.S. Fish and Wildlife Services, Reclamation District 800, Department of Fish and Game, San Francisco Regional Water Quality Control district ENVIRONMENTAL FACTORS-POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. X Aesthetics Agricultural Resources X Air Quality X Biological Resources Cultural Resources X Geology and Soils Hazards and Hazardous Hydrology and Land Use Materials X Water Quality and Planning Mineral Resources X Noise Population and Housing Public Services Recreation Transportation/ X Traffic Utilities and Mandatory Findings Service Systems X of Significance DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project, A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment,and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effect(s)on the environment, but at least one effect(1)has been adequately analyzed in an earlier document pursuant to applicable legal standards, and (2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact"or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. 1 find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. John Obom4 Date for Community Development Department SOURCES In the process of preparing the Checklist and conducting the evaluation,the following references (which are available for review at the Contra Costa County Community Development Department, 651 Pine Street, 5`" Floor-North Wing, Martinez, CA)were consulted: 1. Contra Costa Resource Mapping System -Quad Sheet Panels - , CA 2. The(Reconsolidated)County General Plan (July 1996)and EIR on the General Plan (January 1991) 3. General Plan and Zoning Maps 4. Project Application, Description, and Accompanying Maps, February 11, 2003 5. Memo from Lawrence Gossett, Consulting Civil Engineering, of the Contra Costa County Public Works Department, March 18,2003 6. Letter from John Cunningham, Transportation Planning Division of the Contra Costa County Community Development Department, March 27, 2002 7. Memo from John Cunningham, Transportation Planning of the Contra Costa County Community Development Department, September 3, 2002 8a, Biological Assessment-Delta Lakes Project(Point of Timber)-Contra Costa County; prepared for Schuler Homes of California, Inc., by Zentner and Zentner,April 25, 2001. 8b. Wetlands Mitigation Application; prepared by Zentner and Zentner,April 28, 2003 9. Tree Survey- Ravenswood Project, prepared by Gary West(License Number WC - 3486), February 13, 2003. 10. Cultural Resources Inventory, prepared by Holman and Associates, February20, 2003 11. Biological Assessment Peer Review, prepared by Monk&Associates, November 26, 2002 12. Updated Geotechnical Investigation on Proposed Residential Development"Development Lakes Subdivision," prepared by KC Engineering Company, April 27, 2001 13. Phase I Environmental Site Assessment of Delta Lakes Subdivision 8400, prepared by KC Engineering Company, January 30, 2001 14. Traffic Impact Study prepared by TJKM Transportation Consultants, April 28,2003 15. Discovery Bay West General Plan Amendments EIR(DBWGPA EIR), 1994 16. Mark Armstrong, Counsel to Pantages Properties, Personal Communication, May 14, 2003 APPENDICES A: Project Description (provided by the Applicant) Potentially Significant Potentially unless Lass Than Significant Mitigation Significant Impact Incorporated impact No Impact I. AESTHETICS Would the proposal: a. Have a substantial adverse effect on scenic vista? (Source#1, 2, 3 and 4) x b. Substantially damage scenic resources, including, but not limited to,trees, rock outcroppings, and historic buildings within a state scenic highway? (Source#1, 2, 3 and x 4) c. Substantially degrade the existing visual character or quality of the site and its surroundings? (Source#1,2, 3 and 4) x d. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? (Source#1, 2, x 3 and 4) Impact la, lb and Ic: Less Than Significant. The Applicants are proposing to subdivide the parcel into 220 single family residences, a 3 acre parcel, and 5.2 acres of open space on the site. The building sites will be raised from existing elevations to a base flood elevation of 8.0 feet above mean sea level(AMSC). Proposed housing is designed to be compatible in style and density to the developments surrounding the site to the west,south and east. Impact iii: Less Than.Significant With Mitigation.The project will introduce more light and glare in the area which may change the existing characteristic of the area. Lighting of the facility, especially night lights for parking and safety,may affect nighttime views. Additionally,the project will need to assume long term maintenance of lighting and landscaping. This impact would be less than significant if the following mitigation measure is incorporated into the project. Mitigation Measure Id. The Applicant shall prepare an open space, parks, lighting and landscaping plan. The open space and parks plan shall identify maintenance measures. The lighting and landscaping plan shall reduce lighting impacts. Exterior lighting shall be low mounted, downward casting and shielded, utilize motion detection systems where applicable and not"wash out"onto adjacent properties. Generally, fixtures shall accept sodium vapor lamps and not be located at the periphery of the property. They shall not be flood lights. The lighting shall be installed in accordance with the approved lighting plan during construction. To implement the plan, the project shall: (a) annex to the discovery Bay West Landscape and Maintenance District, or (b) create a special district for long term maintenance of lighting, parks and open space,or (c) develop a Homeowners Association (HOA)to cover long term costs of lighting, landscaping of open space and parks, or (d) enter Into a Memorandum of Understanding with Hofmann to maintain light and landscaping (including open space and parks), or (e) enter into an agreement with the Town of Discovery Bay Community Services District to maintain parks, open space,lighting and landscaping. Responsibility and Monitoring: Prior to issuance of the building permit, an open space, parks and exterior lighting plan with long term maintenance options shall be submitted to the Community Development Department for review and approval. Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated impact No Impact II. AGRICULTURAL RESOURCES In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agricultural and farmland. Would the project: a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resource Agency,to non- agricultural use? (Source 41, 2, 3, 4, 15 and 16) x i b. Conflict with existing zoning for Agricultural use or a Williamson Act contract(Source#1, 2, 3,4, x 15 and 16) c. Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, non-agricultural use? (Source#1, 2, 3, 4, 15 and 16) x Impact Iiia, tib and 11c: Less Than Significant.The Discovery Bay West General Plan Amendment (DBWGPA) EIR addresses issues related to uses of agricultural land on pages 4.7 -6 through 4.7- 7. According to the Contra Costa General Plan 1990-2005,the land having prime agricultural soils and the greatest potential for agricultural productivity in the County is for the most part designated as Agricultural Core. Although designated as Agricultural Lands, none of project site is comprised of lands designated as Agricultural Core. Several factors affect the importance of the conversion of acreage of Agricultural Lands to non- agricultural designations under the proposed project. First,the project area lies inside an Urban Limit Line, indicating the possibility that urban development might occur, as distinct from land in the county lying outside an Urban Limit Line,where development of urban uses is prohibited by the County General Plan and the County Land Preservation Ordinance (Contra Costa County 1991, pp. 8-41 and 1-34). Second, on page 4.3-6 of the DBWGPA EIR,discussion of the agricultural potential of local soils, otherwise appropriate for agricultural use, contain compounds (boron and/or salt)that reduce their suitability for agriculture and limit the productivity of the land. A third consideration is that increased development in the area, not only in the immediate vicinity of the project area but also eastward into San Joaquin County, has resulted in a more suburban character with the eastern portion of the County and beyond, resulting in a mixed use area. For all of these reasons,the impact of the loss of land designated as Agricultural Lands is less than significant. A related concern to the loss of agricultural land is the potential impairment of prime agricultural land due to adjacent non-agricultural uses. The adjacent agricultural lands (designated A-2)to the east(Pantages property) are uncultivated. The DBWGPA EIR requires a 100' setback for agricultural core properties. The adjacent properties(to the east) are no longer within the agricultural core and have been redesigned Delta Recreation and Resources. The properties to the east are infill properties, it can be assumed that Page 2 of 30 some level of residential development will occur on this site. Therefore, its agricultural potential (and the associated need for a setback)is non-existent. Potentially Significant Potentially Union leas Than Significant Mitigation signulcant Impact incorporated impact No Impact Ill. AIR QUALITY ..Where available, the significant criteria established by the applicable air quality management or air pollution control district maybe relied upon to make the following determinations. Would the project. a. Conflict with or obstruct implementation of the applicable air quality plan? (Source#1, 2,3,4 and 15) x b. Violate any air quality standard or contribute to an existing or projected air quality violation? (Source#1,2,3,4 and 15) x c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source #1, 2, 3, 4 and 15) x d. Expose sensitive receptors to substantial pollutant concentrations? (Source#1, 2, 3, 4 and 15) x e. Create objectionable odors affecting a substantial number of people? (Source#1, 2, 3,4 and 15) x Impact Ilia,Illb. IIIc, IIId: Less than Significant with Mitigation. The DBWGPA EIR identified the impacts to air quality as significant and unavoidable and made a finding that a statement of overriding consideration was appropriate. Given that the overall Discovery Bay project has therefore developed at a number less than which was approved in 1995 by the Board of Supervisors,and that the population projections are lower than those utilized in the 1992 DBWGPA EIR, this project has been determined to have an impact(after mitigation)that is equal to or less than what was identified in the DBWGPA EIR (also see discussion for Item IX, Land Use and Planning,below). Mitigation Measure Ilia, Illb, Ills and Illd. Air pollutant emissions from build-out of the Discovery Bay project were determined to be regionally significant but could be reduced through a reduction in on-road vehicle activity(i.e.,automobiles)and on-site emissions (i.e., maintenance equipment). Reducing emissions from vehicle use for this project would be difficult. However, providing provisions for alternative forms of transportation could have some effect in reducing emissions from the project and adjacent land uses. These project impacts can be reduced to lass than significant through implementation of the following measures: 1. Provide information for ridesharing and transit information to all residences. 2. Provide project-specific pedestrian paths and bicycle lanes. Page 3 of 30 3. New fireplaces shall be natural gas-fired or meet the County Ordinance. 4. Outdoor electrical outlets shall be installed at the front and rear of all new residences to encourage the use of electric landscape maintenance equipment. 5. Natural gas outlets should be provided in residential backyards to encourage the use of natural gas-fired barbecues. 6. Where appropriate, use solar water heaters. 7. Emissions from construction activities can be greatly reduced by implementing dust control measures. The significance of construction impacts to air quality is typically determined based on the control measures that will be implemented via the required Stormwater Pollution Prevention Pian (SWPPP). Implementation of the SWPPP measures below would reduce the dust impacts associated with grading and new construction to a less than significant level, The project shall: a. Water all active construction areas at least twice daily and more often during windy periods. Active areas adjacent to residences shall be kept damp at all times. b. Cover all hauling trucks or maintain at least two feet of freebroad. Dust-proof chutes shall be used as appropriate to load debris onto trucks during demolition. c. Pave, apply water daily, or as appropriate, or apply(non-toxic)soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites. d. Sweep daily (with water sweepers)all paved access roads, parking areas, and staging areas and sweep streets daily(with water sweepers) if visible soil material is deposited onto the adjacent roads. e. Hydroseed or apply(non-toxic) soil stabilizers to inactive construction areas (previously graded areas that are inactive for 10 days or more). f. Enclose, cover,water twice daily, or apply(non-toxic) soil binders to exposed stockpiles. g. Limit traffic speeds on any unpaved roads to 15 mph. h. Install sandbags or other erosion control measures to prevent silt runoff to public roadways. I. Replant vegetation in disturbed areas as quickly as possible. j. Install wheel washers for all existing trucks, or wash off the tires or tracks of all trucks and equipment leaving the site. k. Suspend excavation and grading activity when winds exceed 25 mph. 1. Properly maintain construction equipment and avoid unnecessary idling near residences. m. Designate a disturbance coordinator that would respond to complaints regarding construction-related air quality issues. The phone number for this disturbance coordinator shall be clearly posted at the construction sites. n. At least once per month,the County shall ensure that construction mitigation measures are in place, per a report provided by the contractor. Responsibility and Monitoring: The County Development Department shall review and approve the development plans for inclusion of the measures prior to approval of a grading permit. The County shall review the monthly construction report. Page 4 of 30 Impact llle: Less Than Significant. The proposed residential uses are not anticipated to generate odors or be exposed to substantial odors from neighboring sources. This would be a less than significant impact. Potentially Significant Potentially Unless Less Than Significant Mitigation significant Impact Incorporated Impact No Impact IV. BIOLOGICAL RESOURCES -Would the project: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive,or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Source x #1, 2, 3, 4,9 and 12) b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Source#1, 2, 3,4, 5 and 9) x c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool,coastal, etc.)through direct removal, filling,hydrological interruption, or other means? (Source#1, 2, 3,4, 5, 9 and 12) x d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source#1, 2, 3, 4,5, 9 and 12) x e. Conflict with any local policies or ordinances protecting biological resources,such as tree preservation policy or ordinance? (Source #1, 2, 3, 4, 9 and 10) x Page 5 of 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? (Source#1, 2, 3, 4 and ! i x Impact IVa,lVb, IVc and IVd: Less Than Significant with Mitigation.' Vernal Pool Fairy Shrimp. The vernal pool fairy shrimp is a federal listed species that has been identified on the project site. The applicant, in a meeting with the U.S. Fish and Wildlife Service, agreed to participate in a U.S. Fish and Wildlife Service vernal pool fairy shrimp mitigation bank that would provide for off-site compensation for vernal pool fairy shrimp impacts. The agreed upon mitigation ratio for the project impacts to fairy shrimp is 3:1 (that is, for every acre of vernal pool fairy shrimp habitat that is impacted, three acres of offsite habitat would be preserved in perpetuity). The exact terms and conditions of this mitigation would be worked out between the Applicant and the U.S. Fish and Wildlife Service during Section 7 consultation. Mitigation Measures lVb and lVd. The applicant shall provide documentation that the U.S. Fish and Wildlife Service has been contacted regarding the vernal pool fairy shrimp and is processing an"incidental take" (Section 7)permit. Responsibility and Monitoring: Ten days prior to the issuance of a grading permit,the Applicant shall provide written documentation to the County that consultation with USFW S has been completed, (2)appropriate mitigation has been negotiated, (3)and a bond has been posted, or payment has been made,to an appropriate, USFWS approved, mitigation bank. San Joaquin Flit Fox (Vulpes macrotis mutica).The San Joaquin kit fox is state listed as threatened and federally listed as endangered. The U.S. Fish and Wildlife Service has raised concerns that the project as proposed may impact this listed species. The San Joaquin kit fox was addressed in the Discovery Bay West General Plan Amendment Draft EIR(August 9994)as occurring within the General Plan Amendment Area(in which the project site lies), and requires mitigation for any impacts to this species or its habitat. Mitigation Measure IVa, lVb, 1Vc and iVd. The Applicant shall consult with the U.S. Fish and Wildlife Service and the California Department of Fish and Game prior to implementation of the proposed project. During consultation with these two agencies,the extent of impact and the amount of mitigation required to appropriately mitigate for kit fox impacts will be determined. Responsibility and Monitoring: Ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that it has received written confirmation from the U.S. Fish and Wildlife Service and the California Department of Fish and Game that the San Joaquin kit fox issue has been resolved to the satisfaction of these two agencies. iMonk&Associates LLC (M&A)has reviewed Zentner and Zentner's November 7, 2002 memorandum regarding biological issues on the Delta Lakes project site;their recommendations are included as mitigation measures. Page 6 of 30 Nesting Raptors and Passerine (Perching) Birds. Raptors, passerine birds, their nests,and eggs are protected under California Fish and Game Code(§3503, 3503.5, 3800). Additionally, all raptors are protected under the federal Migratory Bird Treaty Act. Mitigation Measure Wa, IVb, IVc and lVd. During the Swainson's hawk, burrowing owl, and loggerhead shrike nesting surveys, a valid attempt should be made to locate other nesting raptors and passerine birds on the project site. If nesting raptors are identified on the project site,a California, Native Species form shall be filled out and submitted to California Department of Fish and Game's Natural Diversity Database. A minimum 250 foot fenced buffer area should also be established around any nest site. This fenced buffer should be maintained by a qualified raptor biologist determines that the young have fledged and are flying well enough to avoid project construction zones (typically late August). If non-special-status passerine bird species are identified nesting on the project site,the nest tree cannot be removed until the young have fledged (typically,July). Responsibility and Monitoring: As a condition of project approval, ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that nesting surveys have been completed to the satisfaction of the California Department of Fish and Game and US Fish and'Wildlife Services. Swainson's Hawk(Buteo swainsonli).The Swainson's hawk is a state listed threatened species. It is also protected under the federal Migratory Bird Treaty Act and the California Fish and Game Code. Swainson's hawks are known to nest in the vicinity of the Ravenswood project site, and the Discovery Bay West General Plan Amendment Draft EIR requires mitigation for impacts to this species'foraging habitat, Suitable Swainson's hawk nest trees occur on the project site. Mitigation Measure iVa, IVb, We and lVd. A qualified raptor biologist shall conduct a Swainson's hawk nesting season survey on the project site and within a quarter mile of the project site; California Department of Fish and Game shall also be contacted to determine the closest known Swainson's hawk nest site to the project site. (Since Fish and Game does not frequently update their Swainson's hawk records in the Natural Diversity Database,a search of Fish and Game's data base is not suitable; a Fish and Game biologist must be contacted for this information); After the nesting season survey is conducted and California Department offish and Game are contacted for nesting records, the applicant's biologist shall determine the value of the project site's foraging habitat and identify the required mitigation in accordance with the procedures identified in the Discovery Bay West General Plan Amendment Draft EIR, Any Swainson's hawk nesting on the project site shall be avoided during the project grading and construction by establishing a fenced buffer zone of 0.5 mile around the nest site between the dates of March i through September 15. (This 0.5 mile buffer zone was established by California Department of Fish and Game in their Staff Report Regarding Mitigation for Impacts to Swainson's Hawks in the Central Valley of California). No earth-moving or other disturbance can occur within this 0.5 mile buffer zone. A biological monitor shall be present when earth-moving activity is scheduled on the project site to make sure that no work occurs within the fenced buffer area. If after the nesting cycle is completed a Swainson's hawk nest tree on the project site must be removed due to project construction,prior authorization from California Fish and Carne is required in order to remove the nest tree. Page 7 of 30 Responsibility and Monitoring: Ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that 1)a mitigation plan (suitable to the California Department of Fish and Game)and 2)acquired suitable offsite mitigation property to offset impacts to Swainson's hawk foraging habitat(and nesting habitat, if present on the: project site). This mitigation measure would reduce impacts to Swainson's hawks to a level considered less than significant pursuant to CEQA. Burrowing Owl (Anthene cunicularia).The burrowing owl is a state species of special concern. It is also protected under the federal Migratory Bird Treaty Act and the California Fish and Game Code. The burrowing owl has been identified on the adjacent Discovery Bay West Project site. Mitigation Measures lVa, IVb, IVc and iVd. Nesting season surveys (March through August) conducted in accordance with California Department of Fish and Game's survey protocol. A qualified raptor biologist shall conduct these surveys. If burrowing owls were not identified on the project site during the four season's nesting surveys, preconstruction surveys (conducted within 30 days of earthmoving activity)shall still be required. If nesting owls were identified on the project site, a fenced 300-foot buffer would be required between the nest site(s) (that is, the active burrowjsj) and any earthmoving activity or other disturbance. This 300-foot buffer could be removed once it is determined by a qualified raptor biologist that the young have fledged(that is, left the nest). Typically,the young fledge by August 31, or later,and would have to be determined by a qualified raptor biologist. If burrowing owls on the project site must be relocated to allow for construction,they must be allowed to complete their nesting cycle before they are disturbed. Then, relocation can only occur in consultation with California Department of Fish and Game. Non-nesting owls should also be relocated in consultation with California Department of Fish and Game. If burrowing owls are identified on the project site, mitigation of 6.5 acres for each pair or single unpaired owl must be acquired. For example, if one pair of owls and one single unpaired owl were identified on the project site, 13 acres of mitigation property would be necessary. If two pairs of owls were identified, 13 acres of mitigation property would be necessary. The mitigation lands shall be adjacent to known occupied burrowing owl habitat and at a location acceptable to California Department of Fish and Game. Land identified to off-set impacts to burrowing owls must be protected in perpetuity either by a conservation easement or via fee title acquisition. A Mitigation Plan and Mitigation Agreement must be prepared and submitted to California Department of Fish and Game for their approval. The Mitigation Plan (Plan)would need to identify the mitigation site and any activities necessary to enhance the site, including the construction of artificial burrows. The Plan shall also include a description of monitoring and management methods proposed at the mitigation site. Monitoring and management of any lands identified for mitigation purposes would be the responsibility of the applicant for at least five years. An annual report must be prepared for submittal to CDFG by December 31 of each monitoring year. Contingency measures for any anticipated problems shall be identified in the pian. Responsibility and Monitoring: If burrowing owls are identified on the project site, Contra Costa County shall receive copies of the Plan and Mitigation Agreement by and between the applicant and CDFG five days prior to issuing a grading permit for the proposed project. Bats.Three special-status bat species: Pacific western big-eared bat(Corynorhinus townsendii townsedii), small-footed myotis bat(Myotis ciliolabrum), and Yuma myotis bat(Myotis yumanensis) have potential to occur in the buildings on the project site. Page 8 of 30 Mitigation Measures lVa, lVb, lVc and IVd: In order to determine the presence or absence of these bat species, a qualified bat biologist shall conduct a survey of all structures on the project site. if special-status bats are found, the project shall avoid the roosting/maternity areas, if practicable, and a suitable buffer area shall be established around these areas. California Department of Fish and Game shall be contacted to determine an acceptable buffer distance. If special-status bats are found and avoidance of the roosting/maternity areas is not practicable, appropriate eviction methods would be necessary, and mitigation as prescribed by California Department of Fish and Game would also be required. Mitigation would likely include establishing roosting and/or maternity hibernacula on preserved portions of the project site, and establishing a monitoring program. Responsibility and Monitoring: if special-status bats are identified on the project site,the County shall not issue a grading permit affecting bat species until either an appropriate buffer is established around the existing bat roosts, or, if not practicable, until suitable mitigation, developed in consultation with California Department of Fish and Game, is implemented. Loggerhead Shrike (Lanius ludoviclanus). The loggerhead shrike is a state species of special concern and a federal species of concern. This bird, its nest, and eggs are also protected under California Fish and Game Code(§3503, 3503.5). During a June 20, 2001 survey of the project site,Zentner and Zentner biologists identified nesting loggerhead shrikes. Mitigation Measure lVa, lVb, lVc and lVd. Since the loggerhead shrike is a mobile species and can change its nesting location from year to year, a spring nesting surrey shall be conducted the year construction is proposed to determine exact nesting locations. If loggerhead shrikes are identified nesting on the project site, a 100 foot fenced buffer shall be established around each nest tree to protect these birds. Since the loggerhead shrike is readily susceptible to disturbance,a 100 foot buffer area is acceptable. A biological monitor shall be present when earthmoving activity is scheduled in that portion of the project site to make sure that no work occurs within the fenced buffer area. After the young fledge, typically by July 1St in the project region,grading could take place within the buffer area. Responsibility and Monitoring:Ten days prior to the issuance of a grading permit, the Applicant shall provide written documentation to the County that the loggerhead shrike nesting season surveys have been conducted on the project site (the year construction is proposed) and,if loggerhead shrikes are identified, a 100 foot fenced buffer area shall be established around the nest tree. Once the nesting cycle is complete (typically by July),the fenced buffer can be removed. Impact lVc: Less Than Significant With Mitigation. Waters of the United States and Waters of the State. Zentner and Zentner completed a wetiand delineation of the site. The U.S.Army Corps of Engineers confirmed this wetland delineation(the project site total 1.46 acre). The Regional Water Quality Control Board would also likely regulate these acres as"waters of the State." The project proposes to fill 0.55 acres of wetland. The wetland mitigation program proposes to establish a 5.20 acre conservation area to include:0.89 acres of preserved wetland; 1.28 acres of created wetland (a greater than 2:1 replacement ratio for on-site wetlands); and an 1.23 acre vegetated water quality basin and swale. The remaining 1.78 acres of uplands will be enhanced with native plantings, and serves as both a buffer and as a watershed. According to Zentner and Zentner(April 28, 2003):The project must go through the Section 7 consultation process with the USFWS,arrangements have been made to fund creation of 0.72 acres of off-site habitat for the fairy shrimp (Branchinecta lynchi), mitigation for loss of 0.24 acres of on-site habitat (a 3:1 wetland replacement ratio, in addition to the 2:1 onsite replacement, above), as part of a larger fairy shrimp program under auspices of USFWS. The following table provides the initial wetland areas, plus losses,additions, and net areas(including watershed habitats)to be preserved after mitigation. Page 9 of 30 Restored Net On- Created Habitat(acres) Existing Filled Preserved On-Site Site Off-Site Seasonal wetlands with Fairy Shrimp 0.24 0.24 0,00 0.00 0.00 4.72 Seasonal wetlands-no shrimp 1.20 0.31 0,89 1.28 2.12 0.00 Slough 0.02 0.00 0.02 0.00 0.02 0.00 Wetland Totals 1.46 0.55 0.51 1.28 2.14 0.72 Treatment basins&swales 0.00 0.00 0.00 1.23 1.23 0.00 Restored Native Grassland&Scrub 0.00 0.00 0.00 1.78 1.78 0.00 TOTALS 1.45 0.55 0.91 4.28 5.20 0.72 Mitigation Measure IVc. The applicant shall obtain a U.S. Army Corps of Engineers permit, and a "certificate of water quality"from the Regional Water Quality Control Board. Mitigation for impacts to waters of the United States, as regulated by the U.B. Army Corps of Engineers, and for impacts to waters of the State, as regulated by the Regional Water Quality Control Board, shall be completed in accordance with the requirements of these two agencies. Components of the wetlands mitigation shall include: a detailed wetlands mitigation plan including a description of the wetlands filled and preserved, the extent and location of the wetlands to be restored, performance standards that specify no loss of acres or functional value, and a five year monitoring program (or longer if specified by the above mentioned regulatory agencies)that requires annual monitoring reports to be submitted to the County as well as to the U.S. Army Corps of Engineers and the Regional Water Quality Control Board.The annual monitoring reports shall detail the progress of the restored wetlands at meeting the performance standards. Responsibility and Monitoring: Implementation of mitigation as directed by the U.S. Army Corps of Engineers and the Regional Water Quality Control Board, shall be verified by the County prior to issuance of a grading permit. Impact lVe: less Than Significant Impact.The project falls within the jurisdiction of the County Tree Protection and Preservation set forth in Chapter 816-6, and Section 816-6.20102, et seq. Section 816- 6.60102 states that"No persons shall trench, grade or fill within the dripline of any protected tree or cut down, destroy,trim by topping or remove any protected tree on private property within the county without a tree permit. . ." Twenty-two trees were surveyed on the Ravenswood project site by a certified arborist (see Tree Survey dated 2/13103). None of the surveyed trees are designated as heritage trees. The Preliminary landscape plan proposes trees along streets and within the park. Impact IVf: No Impact. The project site is not located in an area covered by a Habitat Conservation Plan, Natural Community Conservation Plan, or similar local plan and as a result no impact to such a plan will occur. Page 10 of 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact V. CULTURAL RESOURCES -would the project: a, Cause a substantial adverse changes in the significance of a historical resource as defined in 15064.5 (Source#1, 2, 3,4, 5, 11 and 15) x b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5 (Source#1, 2, 3,4,5, 11 and 15) x c. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature (Source#1,2, 3,4, 5 and x 15) d. Disturb any human remains, including those interred outside of formal cemeteries? (Source#1,2,3, 4, 5, 11 and 15) x Impact Va,Vic and Vd: Gess Than Significant Impact. Holman and Associates prepared a complete Historical Survey of the project site. No historic, prehistoric or cultural resources were identified onsite. Impact Vb. If subsurface resources are found during construction, the recommended DBWGPA EIR mitigation measures shall be implemented as a condition of approval. Responsibility and Monitoring: if subsurface concentrations of historic archaeological materials are encountered during any phase of construction, all land-disturbing work in the immediate vicinity of the finds shall cease until a qualified historical archaeologist identifies and evaluates the find for its significance to local or regional history and offers recommendations that provide for the protection and preservation of the significant finds. Page 11 of 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No impact VI. GEOLOGY AND SOILS - Would the project: a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death, involving: i. Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area, or based on other substantial evidence of a known fault? Refer to the Division of Mines and Geology Special Publication 42, (Source#1, 2, 3, 4, 5, and 12) x ii. Strong seismic ground shaking? (Source #1,2, 3, 4, 5, and 12) x iii. Seismic-related ground failure, including liquefactions? (Source#1, 2, 3,4, 5, and 12) x iv. Landslides (Source#1, 2, 3, 4, 5, and 12) x b. Result in substantial soil erosion or the loss of topsoil? (Source#1, 2, 3,4, 5, and 12) x c. Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction, or collapse? (Source #1,2, 3, 4, 5, and 12) x d. Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source#1, 2, 3, 4, 5, and 12) x e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water(Source#1, 2, 3, 4, 5, and 12) x Impact Vla.i: No Impact. The nearest fault considered active by the California Division of Mines & Geology is the Greenville fault, which passes approximately 14 miles southwest of the site. The blind thrust fault and fold belt is considered to be an active seismic zone but it is not considered to present a risk of surface fault rupture. Impact Vla.ii: Less Than Significant With Mitigation. According to the Safety Element in the County General Plan (p. 10-23), the site is in an area rated"highest damage susceptibility." The risk of structural damage from ground shaking is regulated by the building codes and County Grading Ordinance. The UBC requires use of seismic parameters which allow the structural engineering analysis for buildings to Page 12 of 30 be based on soil profile types (see UBC, 1997,Volume 2, Div. 5, pages 2-23). The report issued by KC Engineering Company(2001)provides the seismic parameters for this site. Compliance with building and grading regulations can be expected to keep risks within generally accepted limits. Impact Via.lii: Less Than Significant With Mitigation. According to the Safety Element of the County General Plan(p. 10-27), the site is in an area that is rated"generally moderate to low" liquefaction potential. Rigorous investigation directed to liquefaction potential are required for areas classified "generally high." In areas of"generally moderate to low"liquefaction potential, qualitative geotechnical evaluation of this hazard is typically required. In the case of the proposed project,the site is: a) underlain by weakly consolidated alluvial deposits; b)there is an active seismic zone near the site;and,borings on- site confirm the presence of expansive soils and sand layers. Engineering analysis indicates that the sands are liquefiable under conditions of strong earthquake shaking. In this case, KC',Engineering performed a quantitative analysis. The data indicates the presence of these sena layers that may be encapsulated by non-liquefiable deposits. The consequence of liquefaction were found to be risk of differential settlement. The County's peer review geologist has recommended that a condition of approval of 50038710 require additional documentation to establish the amount of settlement. Mitigation Measure Vla.€i,and Vla.i€€: Improvement, grading, and building plans shall cant'out the recommendations of the approved report. This report shall include evaluation of the potential for expansive soils, seismic settlement,and other types of seismically-induced;ground failure by recognized methods appropriate to soil conditions discovered during subsurface investigation. Responsibility and Monitoring: At least 45 days prior to issuance of a grading permit, installation of improvements or utilities, applicant shall submit an updated geology, soil, and foundation report meeting the requirements of Subdivision Ordinance Section 9404.420 for review and approval of the Planning Geologist. Impact Vla.iv.: No Impact. With regard to landslides, the site is level and hence the risk of failure is nil. Impact VI.b.: Less Than Significant Impact. According to the Soil Survey of Contra Costa County,the risk of erosion is nil. A SWPPP and Erosion Control Plan are a routine requirement of projects requiring grading permits. Impact Vic.: Fess Than Significant Impact. Our review of the existing geologic data indicates that the project is feasible. The details of the specific standards and criteria for site grading, drainage and foundation design are to be provided in the Final Geotechnical Report,which is routinely made a condition of approval. (See Item Vla.lii above.) Impact Vid.: Potentially Significant Unless Mitigation Incorporated.According to the Soil Survey of Contra Costa County(page 90, Table 6),the site soils can be expected to exhibit a high to very high expansion potential. Expansive soils shrink and swell as a result of moisture changes that can cause heaving and cracking of slabs-on-grade, pavements and structures founded on shallow foundations. Mitigation Measure VId.: Building damage due to volume changes associated with expansive soils can be reduced depending on the foundations to below the zone of moisture fluctuation; l.e., by using deep footings or drilled piers or placing slabs on select, granular fill. Detailed foundation design criteria are provided by geotechnical reports. It should be recognized that expansive soils are an engineering issue, and not a land use or feasibility issue. Responsibility and Monitoring: At least 45 days prior to issuance of a grading permit, installation of improvements or utilities,applicant shall submit an updated geology,soil, and foundation report meeting the requirements of Subdivision Ordinance Section 9404.420 for review and approval of the Planning Geologist, Impact Vie: No Impact. The development will be served by public sewer. Page 13 of 30 Potentially significant Potentially Unless Less Than significant Mitigation Significant Impact Incorporated Impact No Impact VII. HAZARDS AND HAZARDOUS MATERIALS - Would the project: a. Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? (Source#1, 2, 3, 4, and 13) x b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? (Source#1, 2, 3,4,and 13) x C. Emit hazardous emissions or handle hazardous or acutely hazardous materials,substances, or waste within one-quarter mile of an existing or proposed school? x d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65862.5 and, as a result,would it create a significant hazard to the public or the environment? (Source#1, 2, 3, 4, and 13) x e. For a project located within an airport land use plan or,where such a plan has not been adopted,within two miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area? (Source#1, 2,3, 4, and 13) x f. For a project within the vicinity of a private airstrip,would the project result in a safety hazard for people residing or working in the project area? (Source#1, 2, 3,4, and 13) x g. Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? (Source#1, 2, 3, 4, and 13) x h. Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas where residences are intermixed with wildlands? (Source#1,2, 3, 4, and 13) x Impact Vlla Viib,Vilc, and Vild: No Impact. According to KC Engineers,who prepared a Phase I Environmental Assessment for the site,historical aerial photographs and topographic maps indicate that the subject property historically consisted of private residences, agricultural fields, and vacant undeveloped fields. Residential structures,barns, sheds, and other outbuildings have existed on the subject property since approximately 1916. Portions of the subject property have been used for agricultural purposes from approximately 1959 to 1965. Mr. Skaggs indicated that a crop dusting Page 14 of 30 business operated on the subject property in the late 1970s, and a 1982 aerial photograph indicates the presence of a dirt runway on the center portion of the subject property. It is not known what chemicals were used and stored on the property in connection with the crop dusting operation;however, since it occurred approximately 20 years ago, it is not likely that any chemical residues currently remain in the soil or groundwater beneath the subject. It is KC Engineering Company's opinion that the potential for present soil and/or groundwater contamination from the former use of this property as a crop dusting facility is low. The subject property is not listed as having sustained a reported release of hazardous materials. No large quantities of hazardous materials were observed during the site reconnaissance. The search of regulatory lists for hazardous material sites in the vicinity of the property revealed one site within the ASTM E1527-90 specified approximate minimum search distance of the subject property. Based on the fact that this site is located over a half-mile away from the subject property, it is not considered a significant environmental threat to the subject property. The information gained through this study indicates a low potential for significant contamination on the subject property. Impact Vile and Vllf: No Impact. The project is not in the vicinity of an Airport Land Use Flan, or any airports. Impacl Vtllx: No Impact. The project would not impair implementation of, or physically interfere with, an adopted emergency response plan or emergency evacuation plan. Impact Vtth. No Impact. The buildings will be designed to current codes. Although the subject site is located along the edge of the urban/rural interface,there are no trees or shrubs that pose a high fire hazard. The undeveloped areas to the east is in limited agricultural production which will reduce fire danger from dry grasses through discing. The County l=ire Marshal's fire safety requirements will ensure the project would reduce the exposure of people and property to fire hazards to a degree the risk of injury or damage is less than significant. potentially Significant potentially Lint"* less Than Significant Mitigation Significant impact lncorparetad ;impact No impact VIII. HYDROLOGY AND WATER QUALITY -Would the project: a. Violate any water quality standards or waste discharge requirements? (Source#1, 2,3,4 and 5) x b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (i.e., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? (Source#1,2, 3,4, 5 and 15) x Page 15 of 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact c. Substantially alter the existing drainage patterns of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on-or off-site? (Source#1, 2, 3,4 and 5) x d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river,or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source#1, 2, 3,4 and 5) x e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (Source #1,2, 3, 4 and 5) x f. Otherwise substantially degrade water quality? (Source#1, 2, 3,4 and 5) x g. Place housing within a 100-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood insurance Rate Map or other flood hazard delineation map? (Source#1, 2,3, 4 and 5) x h. Place within a 100-year flood hazard area structures which would impede or redirect flood flows? (Source#1, 2, 3,4 and 5) x i. Expose people or structures to a significant risk 1 of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? (Source#1, 2, 3,4 and 5) x j. inundation by selche, tsunami, or mudflow? (Source#1, 2, 3,4 and 5) x Impact Villa,Vitic,Villd,Ville and Villf: Less Than Significant with Mitigation. The existing topography is relatively flat, draining from northwest to southeast. The highest ground elevation of approximately 5 feet above sea level is at the northwesterly corner and the lowest ground elevation of approximately 4 feet at above sea level is at the southeasterly corner. At the southeast corner of the site is an earth irrigation canal that ultimately drains easterly to Kellogg Creek. Offsite drainage of the Discovery Bay West Village €development to the west,Point of Timber Road to the north,and the Windward Bay Development to the south is collected and conveyed through an underground system out to Kellogg Creek. The Pantages property to the east generally drains easterly toward Kellogg Creek as well. The site is currently within the 100-year floodplain (Zones A and A2)with a Base Flood Elevation of 8.0 feet above mean sea level (AMSL)as shown on the current Flood insurance Rate Map. Earthwork will be imported to elevate the building pads and streets above the minimum floodplain requirements. According to the county floodplain manager,the minimum finish floor elevation is required to be 10 feet above mean Page 16 of 30 sea level. A Letter of Map Revision ('LOMR')will ultimately be processed with the Federal Emergency Management Agency to change the floodplain designation of the site. Approximately 550,000 cubic yards of dirk(average of 6'of fill)will be required to elevate the site. Assuming 18 cubic yards per truck,this would require approximately 30,560 truck trips to the site. For an assessment of traffic related impacts see discussion in Section XV. Mitigation Measures Villa,Ville,Vllld,Ville, and V€llf: Once developed,the onsite drainage will be collected and conveyed through a typical underground storm drain system to the existing earth canal. This conveyance of drainage to the nearest adequate drainage facility is intended to avoid diversion of the watershed and to comply with the County Subdivision Ordinance(Title 9). The Applicants are proposing to discharge storm water runoff to the irrigation canal near the southeast corner of the property. Rights of entry from the canal owner, as well as a hydraulic analysis verifying the adequacy of this facility to convey storm water runoff in accordance with the requirements of the County Subdivision Ordinance must be submitted for review and approval. Liberal building pad slopes and drainage shall be provided by the project Civil Engineer to remove all storm water from the pad and to prevent storm andfor irrigation water from ponding adjacent to the structure foundation. All compacted finished grade shall be sloped away from the exterior foundation and directed to the lot swales or drainage area inlets. Enclosed or trapped planter areas adjacent to the structure foundation shall be avoided. Where enclosed planter areas are constructed, these areas shall be provided with adequate measures to drain surface water (irrigation and rainfall)away from the foundation. Positive surface gradients and/or controlled drainage area inlets shall be provided. Care shall be taken to adequately slope surface grades away from the structure foundation and into area inlets. Drainage area inlets shall be piped to a suitable discharge facility. Adequate measures for storm water discharge from the roof gutter downspouts shall be provided by the project Civil Engineer and maintained by the property owners at all times, such that no water is allowed to pond next to the structure. Closed pipe discharge lines shall be connected to downspouts and discharged into a suitable drainage facility. Site drainage shall be designed by the project Civil Engineer and shall encapsulate the following Best Management Practices (BMP's): a. Onsite erosion control b. Stabilization of graded areas c. Protection of open space areas d. Perimeter control e. Waste containment and general good housekeeping Erosion Control Plans will be prepared in conjunction with the Storm Water Pollution and Prevention Plan during the detailed design of the project. A Notice of Intent will also be submitted to the State Water Regional Control Board. During construction, the contractor shall be responsible for the installation and regular maintenance of the Best Management Practices. After construction, maintenance of the post- construction Best Management Practices will lie with the County for public streets. Typical Best Management Practices that shall be used during construction: a. Install temporary ground cover such as hydroseed,mulch, or straw. b. Install porous barriers such as slit fences and straw wattles. c. Grade temporary ditches to intercept runoff from entering the wetland areas. d. Construct velocity reducing measures such as check dams. Page 17 of 30 .............. ......I........ ...... .............- e. Construct stabilized construction entrances. f. Install storm drain inlet protection. g. Grade temporary sediment basins as necessary. h. Install and maintain proper waste containment facilities. I. Install and maintain proper material storage facilities, j. Utilize dust control measures. k, Periodically inspect, repair, maintain, and adjust erosion control measures as necessary depending on actual site and weather conditions. Typical post-construction Best Management Practices that will be used: a. Install landscaping after final grades have been established. b. Label storm drain inlets with "No Dumping" signs. c. Minimize directly-connected impervious surfaces as practical, d. Utilize a water quality discharge blo-swale and engineered settlement basin, e, Utilize grass swales in landscaped areas where possible. f. Install gravel basins on individual lots. After construction, homeowners and the County Public Works Department will maintain infrastructure designed and constructed to keep water quality high in the future. Gravel basins on individual lots will be provided to handle lot area run-off. Instruction manuals accompanying home purchase will delineate proper maintenance of such facilities. Additionally,common area and street run-off would be transferred to a vegetated bio-swale and a small engineered settlement basin. The bio-swale and settlement pond would compliment the edge of the proposed open space. This infrastructure and design will clean water prior to eventual transmittal to the existing irrigation canal at the southeastern corner of the site. Irrigation shall not be any more than the amount necessary to support growth of the plants. Foliage requiring little irrigation (drip system) is recommended for the areas Immediately adjacent to the structure. Landscape mounds or concrete flatwork shall not be constructed to block or obstruct the surface drainage paths. A landscape architect or other landscaper shall be made aware of these landscaping recommendations and shall implement them as designed. The surface drainage facilities shall be constructed by the contractor as designed by the civil engineer. Responsibility and Monitoring: Prior to approval of the grading and drainage plans,the Community Development Department shall ensure that the appropriate agencies (CCCFD and WCD, Reclamation District 800, DPW, US Army Corps of Engineers, and RWQCB)have reviewed and approved the plans. Impact Villb: No Impact. The project will utilize public water supplies and therefore will not deplete groundwater supplies. The Ravenswood project will participate proportionately to an overall aquifer monitoring plan as required by the DBWGPA EIR. Flowing sands will be replaced with stable fills, as recommended by the project Soils Report. Impact Villa,Villh and Villk Less Than Significant with Mitigation.The project site is within the floodplain. Mitigation Measure VIIlg,Villh and Vill!. The project shall raise portions of the site to a base flood elevation of 8 feet AMSL, above the floodplain, by importing 550,000cubic yards of fill. Minimum finished floor levels will be 10 feet AMSL. Responsibility and Monitoring: Prior to approval of the grading and drainage plans the Community Development Department shall ensure that the appropriate agencies(CCCFD and WCD, DPW, and RWQCB)have reviewed and approved the plans. Page 18 of 30 Impact VIIII: No Impact. The site is near the San Joaquin River which could possibly be susceptible to minor influences from tsunami activity. Mitigation Measure Vlllj. Future homeowners will be informed on the potential for future sea level rise in their closing documents. Responsibility and Monitoring: The County Development Department shall ensure that a notice to future owners is contained in the final subdivision reap. Potentially Significant Potentially Unless Lana Than Significant Mitigation Significant impact incorporated impact No Impact IX. LAND USE ANIS} PLANNING -Would . the project: a. Physically divide an established community? (Source,#1, 2, 3, 4, 8, 11, 15 and 16) x b. Conflict with any applicable land use plan,policy, or regulation of an agency with jurisdiction over the project(including,but not limited to the general plan, specific plan, local coastal program,or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? (Source#1, 2, 3,4, 8, 11, 15 and 16) x c. Conflict with any applicable habitat conservation plan or natural community conservation plan or natural community conservation plan? (Source #1,2, 3,4 and 15) x Impact ills and IXb: Less Than Significant Impact. The Ravenswood project was part of the development generally envisioned by the County in DBWGPA EIR in 1994 (County File#4-93-EC, SCH #93033031). The DBWGPA set up future land uses for the larger 1,089 acre project area. The project is located within the Urban Limit Eine, and is currently designated as Single-Family Residential-Medium (3.0 to 4.9 units per net acre)and Delta Recreation and Resources. The proposal is to amend the General Plan for the property to Single Family High (SH)and Open Space(OS). The intent of the split was to maintain the wetlands in the southern portion of the site, although the exact location of these wetlands was not specifically determined within the DBWGPA, EIR or Final EIR in 1994. Subsequently, Zentner&Zentner has delineated the actual wetlands on the site totaling 1.4 acres.The Zentner&Zentner report was peer reviewed by Monk&Associates. Their recommendations are included as mitigations in this Initial Study(See IV, Biological Resources). The project will require: a. A General Plan Amendment b. Rezoning c. Annexation to Discovery gay Parking Lot District(CSA L-100); LL2 Landscape Zone (zone 61) d. County Demolition permit;Grading permit, Hauling permit, Building and Occupancy permits e. Numerous other consultations and approvals from other Federal and State Agencies will be required including: • Section 7 from USFWS • consultation with the Army Corps of Engineers • the California Department of Fish and Game • a certification of water quality from the Regional Water Quality Control Board Page 19 of 30 The General Plan density for the Ravenswood project is calculated according to the following method: The net acreage is 35.8 acres (60 acres minus the open space,the park and the road right-of-ways), the 220 units yields a density of 6.2 units per net acre. This density is in the middle of Single Family Residential- High (5.0 to 7.2 units per net acre range)and is consistent with existing land use designations to the west; is generally consistent with the SM designation to the north; and is generally consistent with the properties to the east(that are proposing residential development). The proposed Planned Unit (P-1)zoning for the Ravenswood project is comparable to land uses allowable in the R-6 zone of the Contra Costa Zoning Ordinance (Chapter 84-4).The following indicates zoning and set back standards associated with the proposed Ravenswood P-1 zoning: Zoning Standards for Ravenswood Uses: Per County Ordinance Chapter 84-4: R-6 Single Family Residential District Lot Area, Width, Depth: Per Subdivision Map 8710 Building Height: Two and one-half stories or 35 Ft. Max. Yard Setbacks: Side Yard =5 ft. Min. Duet Side Yard: None for common walls Street Side Yard on Corner Lot= 10 Ft. Min. Front Yard = 10 Ft,Min Living Area/Porch to Property Line; 20 Ft. Min. Minimum Face of Garage to Property Line Rear Yard 15 Ft. Min. Parking: On-Street Parking RV Side Yard Parking allowed per Sheet C2 of Subdivision 8710. The total number of units proposed by the Ravenswood project is higher than what was approved on the same site within the Discovery Bay West project. However,there is a residual capacity of 182 units as the Hofmann project has not developed to its maximum allowable development of 2,135 units. The following analysis was provided by the Transportation Planning Division of the Contra Costa County Development Department: 1992 Discovery Bay Traffic Study 2,135 units Hofmann Entitlements -1,953 units "Unclaimed Units" 182 units Ravenswood (proposed) -220 units "Unstudied" Units -38 units Thirty-eight units is less than 2% of the total approved units. The 1992 DBWGPA EIR relied on ABAG population and employment projections. The DBWGPA EIR assumed a Contra Costa County population of 1,104,700 by 2010 and 430,120 jobs in the same year, based on ABAG's Projections'94. However, in Projections 2002,ABAG forecasts a population of 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about 2-3 percent less than previously forecast. Page 20 of 30 As the Proposed Project will be rezoned,and as the additional 38 units and their associated population is within the total number(and total population)previously analyzed in the DEWGPA EIR, no significant impacts are associated with the 38 units(see also Section XV, Transportation/Traffic, below). Potentially Significant Potentially unless Lass Than Significant Hfigatlon Significant Impact Incorporated impact No Impact X. MINERAL RESOURCES a Would the project: a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source #1, 2,3, and 4) x b. Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local general plan,specific plan or other land use plan? (Source#1, 2, 3, and 4) x Impact Xa and Xb: No impact. No impacts to mineral resources stemming from the proposed subdivision and rezoning is likely as the General Plan does not show the project located within a known mineral resource deposit area. Potentially Significant Potentially unless Ease Than Significant Mitigation Significant Impact Incorporation Impact No impact XI. NOISE -Would the project: a. Exposure of persons to, or generation of, noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?(Source #1, 2,3, 4, and 5b) x b. Exposure of persons to, or generation of, excessive ground borne vibration or ground borne noise levels? (Source#1, 2, 3 and 4) x C. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Source#1,2, 3 and 4) x d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? (Source#1, 2, 3, and 4) x Mage 21 of 30 ......................._~~____.................~.~^~_ .............-'....... ~~~_.. _-------____ --- . . Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the project expose people residing or working in the project area to excessive noise f. For a project within the vicinity of a private airstrip, would the project expose people residing . . / � levels? (Source#1' 2. 3and 4) � | | | x ) ' � � Than Significant with Mitigation. The presence ofnpublic street � otthe rear[f lot 33 of Subdivision 81O7imnot acceptable as itcould cause noise levels inexcess of � County standards. N¢other noise impacts with the exception ofconstruction noise adthe time ofbuilding ' the single family residences,were identified. Construction noise iaconsidered ashort term impact to which the County's standard conditions ofapproval will bmapplied. Mitigation Measure X|m: The project ahaUbamdea|Qned sothat nostreets adjoin the backyards ofexisting orapproved developments ornoise barriers are constructed which reduce traffic noise ! toacceptable County levels. , ! Responsibility and Monitoring: The CCCPW shall review and approvethe revised development plans. � No Impact. The site isnot within two miles ofen � Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact � i � ` ` � XII, POPULATION AND HOUSING ~Would the project: � 8. Induce substantial population growth inanarea, ! either directly(for example, bvproposing new � homes and _ (for , . � examp�.thnJughoxteno�nofroads Vrother ' (Source#1, 2, 3. 4and 1B x � b. Displace substantial numbers ofexisting � housing, necessitating the construction of � replacement housing elsewhere? (Source#1^ 2. � 3. 4and 15) X � o. Displace substantial numbers ofpeople � necessitating the construction ofreplacement housing elsewhere? (Source#1, 2. 3'4and 15) | | | } x | No Impact. The projectvi||resultinogrovthofieaathen2% rnoredveUing ! units than what was assessed for this site |nthe DBVVGPABR. However, ampopulation projections ans ! lower than vvho¢was anticipated in 1982' total population should be equal to. or less than,what was addressed for all of the developments in the DBWGPA EIR. The DBWGPA estimated 2.92 persons/household.The subject property will generate approximately 572 people(2.60 persons/household). The project will remove two residences and a mobile home, These structure were built in the 1950s, and in one case date back to the 20'h century have no historical value and appear to be within the floodplain (see Cultural Resources Inventory in the County's project file). They will be replaced by 220 homes. As there will be replacement housing available on-site, this development is not considered to have a significant impact on housing supply or displacement of population, Potentially SlitnIncant Potentially Unless Less Than slantttcant Mtttgatton 8]gntttcant Impact Incorporated Impact No Impact XIII. PUBLIC SERVICES a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which would cause significant environmental impacts, in order to maintain acceptable service ratios, response tunes or other performance objectives for any of the public services? (Source#1,2,3 and 4): 1 Fire Protection x 2. Police Protection x 3. Schools x 4. Parks x 5. Other Public Facilities x Im2act X€I1_a.1. 2,_3. 4, and 5: Less Than Significant. The Ravenwood project shall comply with all Fire District conditions of approval and the Ravenwood project shall contribute their fair share of fees to the Fire district for fire protection and emergency response services. The Ravenwood project shall comply with all minimum building security standards as recommended by the County Sheriff. This project will generate approximately 136 students. Preliminary discussions with the school district have concluded that this project will offset any impacts through a contribution of school fees at the time of building permit. School impact fees are set by Senate Bill 50 which regulates the maximum charges a school district can levy on new development, Shall dedicate park lands and construct park,or pay fair share park fees (as required); Page 23 of 30 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact XIV. RECREATION a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? (Source#1, 2. 3,4,5 and 15) x b. Does the project include recreational facilities or require the construction or expansion of I recreational facilities which might have an j adverse physical effect on the environment (Source#1, 2, 3,4, 5 and 15) x x i The project's parks and recreations needs were evaluated by the 1994 DBWGPA EIR. The 223 units generate a population of less than 1,000 people. This project is located a half-mile south of the East Contra Costa Irrigation District(ECCID)main canal, the potential location of EBRPD's Delta Access route. This project was included in the DBWGPA and EIR, and its effect on recreation was found less than significant with mitigation. Mitigation included providing park and recreation facilities on site. The project exceeds for the County required four aces of neighborhood park per 1,000 population (as noted in the DBWGPA EIR, pages 4.9-5). As the project will generate approximately 572 residents,they are responsible for 2.29 acres of park. The project proposes three acres of park and five acres of open space. The delineated wetland in the southeast comer of the site, and this important wetlandfbiotic community is generally being avoided. The Ravenswood Project proposes to integrate with the approved Discovery Bay West development to the west. The open ended street design will: (1)allow pedestrian movement between the Ravenswood and the other Discovery Bay developments,and (2)protect views of the wetland area. Impact XlVa and XIVb: Less Than Significant. As the project proposes to construct a park in excess of the required park dedication; no additional mitigation is required (see also Mitigation Measure ld). i —__ Potentially�� . k Significant 3 Potentially Unless Less Than i I ( Significant Mitigation I Significant l Impact 1 Incorporated ; Impact No Impact XV. TRANSPORTATIONITRAFFIC -would the project: a. Cause an increase in traffic which is substantial f in relation to the existing traffic load and capacity of the street system (i.e., result in a 1 substantial increase in either the number of I i vehicle trips,the volume to capacity ratio on roads, or congestion at intersections?) (Source I { #1, 2, 3,4, 6, 7, 14 and 15) x ! I � I I Page 24 of 30 j� Potentwly 1 i Significant Potentially Unless t.ess Than Significant Mitigation Significant Impact incorporated ij impact No impact b. Exceed, either individually or cumulatively, a level of service standard established by the { bounty congestion management agency for i designated roads or highways? (Source#1, 2, � 3,4, 6, 7, 14 and 15) x C. Result in a change in sir traffic patterns, including either an increase in traffic levels or a change in location that results in substantial { safety risks? (Source#1,2,3, 4, 6, 7, and 14) x d. Substantially increase hazards due to a design feature(i.e.,sharp curves or dangerous { intersections) or incompatible uses (i.e.,farm I equipment)? (Source#1, 2, 3,4, 5b, 6, 7, and 14) x e. Result in inadequate emergency access? (Source#1, 2, 3,4, 6,7,and 14) 1 x f. Result in inadequate parking capacity? 4 (Source#1, 2, 3,4, 6, 7, and 14) x g. Conflict with adopted policies, plans, or programs supporting alternative transportation (i.e., bus turnouts, bicycle racks)? (Source#1, I 2, 3,4, 6, 7, 14 and 15) � ! x Impact XVa,XVb,XVd, XVe, XVf,and XVg: Less Than Significant With Mitigation. This project's traffic was evaluated in the 1994 DBWGPA EIR, and with the listed regional mitigation,was found less than significant. The specific traffic improvements identified in the DBWGPA EIR are under construction (by the Hofmann project) TJKM has evaluated the Ravenswood residential development. Excerpts from their report follow: On-Site All new street right-of-ways will be dedicated to Contra Costa County, and are generally designed according to the current Contra Costa public street standards. Street grades shall match the existing Point of Timber Road. Minimum street grades of 1% are proposed within the subdivision. The primary access point to the development is from Point of Timber Road on the north with a secondary access at the end of Newberry Lane to the west. Potential future access has also been provided via a street stub to the east bordering the Pantages property. The provision of a stop control(i.e., a stop sign, a stop bar and a STOP pavement legend) is recommended on"A" Street at its intersection with Point of Timber Road, This would require northbound traffic exiting the project site to stop prior to turning onto Point of Timber Road,thereby clearly establishing the right-of-way. Sidewalks are proposed on,both sides of all internal roadway connections, as well as on the south side of Point of Timber Road in the vicinity of the project site. Along with the above noted stop control, it is recommended to paint a crosswalk across"A" Street at Point of Timber Road in order to facilitate the movements of pedestrians. "C" Street, located at the north side of the proposed park site is shown as having a 60' ROW with 40'from curb to curb. Parking is proposed on both sides of"C"Street. Also, street segments B, G and E adjacent Page 25 of 30 to the park now include striping for adjacent park spaces and enhanced curb radius to protect parking automobiles. Typical street widths are 36'curb to curb with the exception of a small portion of"K" Street adjacent to open space Parcel E and cul-de-sacs,which are 32'curb to curb. This is too narrow to allow parking on both sides of the street. School Access The proposed street and sidewalk configuration would adequately serve pedestrian access to Timber Point Elementary School. Pedestrians traversing to and from the nearby elementary school would not have any difficulty due to the school's close proximity to the proposed development(300 feet to the west of the project's westerly boundary) and the presence of sidewalks throughout the community. The elementary school is accessible via the"I"Street connection to the existing subdivision to the west. Also, pedestrian only access is located at the end of"X Street to facilitate pedestrian traffic flow from the southerly portion of the development to the north and northwest near the school. This pedestrian access point at the end of the"J" Street cul-de-sac will deter any potential of pedestrians cutting-through trying to find easier access to the school. Construction Traffic For this project it is assumed that an average of approximately 6 feet of fill dirt will be used to level and grade the project site. It has been determined that this equates to approximately 550,000 cubic yards of dirt that will have to be hauled in and spread over the site. Trucks,typically used for this activity, carry 18 cubic yards. Therefore, it is assumed that during the construction process about 30,560 truck trips will be needed to accomplish these tasks. The hauling of fill dirt into a developing community is typical for residential projects and usually has less impact to the local circulation system than the overall project traffic for the following reasons: • Although these truck trips are large,they are spread out over a large period of time (construction typically takes approximately a year or longer). For example, even if the fill operation took as little as 4 months, the daily truck traffic in the area would consist of 360 loaded trucks and 360 empty trucks. This compares with the daily impacts of the project itself of 2,106 vehicles. • These trips are considered short-term trips. However,there is the potential for damage to roadways. Off-Site Bixier Road has Class If bike lanes. The section of Point of Timber Road between Bixler Road and Preston Drive also has Class 11 bike lanes. The provision of bike lanes on Point of Timber Road east of Preston Drive is recommended, which would require the widening of the existing two-lane pavement width. Future Ravenswood residents will be serviced by transit stops on Bixler Road, located less than one-half mile to the west. Point of Timber Road is not a through street at this time. Cumulative Conditions In 1992, a traffic study was done for the DBWGPA that included the Ravenswood property. The Amendment assumed 2,135 units at buildout of the study area. The Hofmann Company has entitlements for 1,953 units and is in the process of developing the property. The Ravenswood Project proposes 220 single family housing units, including 182 units originally designated for development in the 1992 traffic study. Thus,this project includes 38 more units than studied in the EIR, a 1.8 percent increase. The 1992 EIR and traffic study utilized the East County Traffic Forecasting Model,which relied on ABAG population and employment projections. The EIR assumed a Contra Costa County population of 1,104,700 by 2010 and 430,120 jobs in the same year,based on Projections 1994. Now, in Projections 2002, ABAG forecasts a 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about Page 26 of 30 2.67 percent less than previously forecast. Thus, traffic conditions predicted by the original EiR are not expected to be reached or exceeded by 2€310. Intersections Contra Caste County adopted a standard LOS"D" for intersection evaluation. The northerly intersection of Byron Highway/State Route 4 is presently operating at below standard LOS"F"during the AM and PM peak hours. The existing peak hour volumes warrant the establishment of traffic signals at the intersection of Newport Drive/State Route 4, as well as at the northerly intersection.of Byron Highway/State Highway 4. Signalization of the latter intersection would also improve the operational LOS to"A"during the morning and afternoon peak hours. Operational conditions at the intersection of Bixler Road/Point of Timber Road are expected to deteriorate to unacceptable LOS"F'during the PM peak hour of the Existing +Approved Projects traffic volumes. Signalization of this intersection would improve its operational LOS to"A" during both the AM and PM peak hours. The peak hour volumes under the Existing+Approved Projects analysis scenario warrant this intersection signalization. Under the Existing +Approved Projects +Proposed Project conditions,the intersection of Byron Highway/Point of Timber Road would operate at below standard LOS"E° during the AM peak hour. To improve the operational LOS at this intersection, it is proposed to add a designated right-turn lane on the northbound intersection approach, as well as a designated left-turn lane on the westbound approach. There are also site plan improvements recommended as part of the traffic impact assessment report, in order to facilitate internal traffic circulation and clarify the right-of-way at a project access location. Mitigation Measures XVa, XVb XVd,XVf and XVg. Mitigations fall into three categories: those that are applicable to all of the Discovery Bay project, those that are applicable to the cumulative development scenario, and, those that are project specific. Project-Wide (Discovery Bay West) Mitigations:The project shall be responsible for its fair share of the following: 1. Warranted signalization of the intersection of Newport Drive/State Route 4. 2. Warranted signalization of the northerly intersection of Bryon Highway/State Route 4. Cumulative Mitigations:The project shall be responsible for its fair share of the following: 1. Signalization of the intersection of Bixler Road/Point of Timber Road. Project Mitigations: 1. Construction of a second lane on the westbound intersection approach of Bryon Highway/Point of Timber Road. This is to provide separate left-tum and right-turn lanes on the westbound approach. 2. Addition of a designated rlght-turn on the northbound approach of the Byron Highway/Point of Timber Road Intersection. 3. Establishment of a stop control and pedestrian crosswalk on the project's"A" Street at its intersection with Point of Timber Road. 4. Allocation of sufficient right-of-way to allow the widening of Point of Timber Road and the provision of bike lanes in the vicinity of the project site. Extension of the existing Point of Timber Road, right-of-way and lane configurations to the east will be required. Page 27 of 30 5. Ensuring that width of the internal roadways, as well as all comer radii at project's access and internal intersections are appropriate for serving project generated traffic including the possible movements of large emergency service vehicles (i.e., fire trucks). 6. In addition to the provision of sidewalks on both sides of the on-site roadway connections, the project will be required to construct a sidewalk on the south side of the Point of Timber Road abutting to the project site. 7. The project will be required to provide pro-rata financial contributions towards the installation of traffic signals recommended under the Existing, and Existing+Approved traffic conditions. 8. To ensure the quality of fill, to reduce the potential for damage to local roadways (i.e., not state) along the haul route to this site, and to reduce impacts to the neighborhood, the Applicant shall prepare a construction traffic management plan which shall: • Identify the source of fill; • Include a report prepared by a qualified soils engineer guaranteeing the quality of fill; • Identify the haul route; • Prepared a haul plan that describes road, and if applicable, bridge,capacity and capability (i.e., describe how the haul vehicles will be compatible and consistent with any road limitations-widths and any weight restrictions, permits required); • Provide for a complete pre-construction survey of the haul route; • Limit construction access to Point of Timber Road and Bixler Road southerly to State Route 4 (although Point of Timber Road could be considered as access to the west upon review and approved by the Public Works Department); • Detail measures that will avoid impacts on the neighborhood and schools including,but not limited to: avoidance of school related peak hour traffic, implementation of noise related measures (conditions of approval), dust control (Mitigation Measures Ilia -Illd#7); notification of residents in residential neighborhoods of the haul operations and include the name and telephone number of the construction manager avoidance of school related peak hour traffic; implementation of noise related measures (conditions of approval); implementation of dust control measures (Mitigation Measures Illa - Illd#7); • Post a cash bond equivalent to the Applicant's fair share of reconstruction costs; • Post additional security to guarantee road maintenance and repairs after material import and construction is completed; • Limit timing of deliveries of fill to non-peak traffic hours; and, • Provide for a truck driver education program. Responsibility and Monitoring: The Pian shall be reviewed and approved by the County's Zoning Administration (ZA) and the Department of Public Works Transportation Engineering Department(PW) prior to to issuance of a grading permit. If necessary,as determined by the ZA or PW, a third party peer review(with the specialist selected by the County and paid for by the Page 28 of 30 Appl€cant)of the plans or supporting information, may be required. The Plan shall be submitted forty-five days prior to issuance of a grading permit. Impact XVc: No Impact.The project is not located near any airports. Impact XV'e: No Impact. The project will,be accessible to all emergency vehicles. Potentially [�[ � ( Significant I Potentially Unless Less Than Significant Wootton Signt#tcant Impact incorporated Impact No Impact i XVI. UTILITIES AND SERVICE SYSTEMS Would the project: a. Exceed wastewater treatment requirements of the applicable Regional Quality Control Board? (Source#1, 2,3,4, 5 and 15) x i b. Require or result in the construction of new water j or wastewater treatment facilities or expansion of ! existing facilities,the construction of which would cause significant environmental effects (Source {{ #1, 2, 3, 4, and 5) x I c. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? (Source#1,2, 3, 4 and 5) i x d. Have sufficient water supplies available to serve i 1 the project from existing entitlement and resources, or are new or expanded entitlement deeded? (Source#1, 2, 3, 4 and 5) x I e. Result in determination by the wastewater I treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the j provider's existing commitments? (Source#1,2, 1 3,4and 5) i x i f f. Be served by a landfill with sufficient permitted ! capacity to accommodate the project's solid ii waste disposal needs? (Source#1, 2, 3,4 and 5) 1 x g. Comply with federal, state and local statues and regulations related to solid waste? (Source#1, 2, 3,4 and 5) ( ` t x Impact XVIa, XVIb,XVlcx XVId and XVIe: Less than Significant Impact. Conversations with the Town of Discovery Bay Community Services District(CSD) indicate that sewer and water facilities can accommodate this development pending the CSD board approval. Proposed densities are compatible with existing residential areas, and the project incorporates an open space buffer between the Discovery Bay properties on Newport Lane. Page 29 of 30 This project's water demand was evaluated by the 1994 DBWGPA EIR, and as it is part of the Town of Discovery Bay's Water District,will have a less than significant impact. The District has stated that capacity exists to serve this project. This project's wastewater demand was evaluated by the 1954 DBWGPA EIR, and as it is part of the Town of Discovery Bay's Sewer District, will have less than a significant impact. The District has stated that capacity exists to serve this project. This project will provide for the flood control and drainage needs of the development with appropriately sized facilities and pad elevations as noted in Mitigation Measures Villa, Ville,and Villf. Impact XVIf: No Impact. The project's impact on landfill capacity was addressed in the DBWGPA EIR. Potentially i S3gn3flcant I Potentially tlntaas Lass Than 1 Significant Mitigation Significant Impact Incorporated impact i No impact XVII. MANDATORY FINDINGS OF SIGNIFICANCE 1 a. Does the project have the potential to degrade the quality of the environment, substantially ! reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below ; self-sustaining levels,threaten to eliminate a j plant or animal community,reduce the number 1 or restrict the range of a rare or endangered I! f plant or animal or eliminate important examples les P of the major periods of California history or x prehistory? b. Does thej roect have impacts that are p p individually limited but cumulatively i considerable? (Cumulatively considerably means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of x I probably future projects?) C. Does the project have environmental effects which will cause substantial adverse effects on { i human beings,either directly or indirectly? I x j All impacts related to aesthetics,air quality, biological resources, geology and soils,hydrology and water quality, noise,transportation and traffic, can be reduced to less than significant with mitigation measures identified in this document. Page 30 of 30 DISCOVERY BAY WE, _ S.F.Residential Medium(3.0•4.9) {{ssem� S.F.Residential high(5.0.7.2) to J L7eha Recreation&Rdourers � Parka amS Recreation . ..,� Publit and Semi-Public Agfie¢Itura)lands t '4� ,. Open Sp=e ; t '' t Balfour Road � t d Point of Timber Road T leRX X J `J 'r`S v�v{ spa M`o"{ Marsh Creek Road l d 0 2200 1104 Approx.Scale(1ael) Source: Discovery Bay West DECR FIGURE 1: VICINITY MAP Ravenswood Residential Project Discove Bay West, Contra Costa County, CA Sponamore Associates 9205 McDonald Avenge A subsidiary of P.R.1,S.M. LLC Santa Rosa, CA 95404 POK6 VO'asOd eXega r 377 .,o'!'�f'dl rGe�pl.gns y anuen y p,,suoCiW SOZ4 sag-possV ejoLueuodS ;unoo e1S00 eJ;u00';Sam AeS AJSAODSI5 100103d IeR;uapiSaN POOMSuanem J-03rOHd f73S0d021d :Z aunol.4 ° s use S f \ 6� �'� •� {' � __ ��_ 1. � I sz t p f t sF e�y t e3 .° trot R €� Y• � � �g �p �� �n. qy,� •� E� tr r i a AI zi Al $I --------- c • - c �� ° t A� Ai Al A s LZIax Y +Y q ) i •., � °� � �n a ± I__-_�__ _ pfd A �a S_== I i - r. s7 APPENDIX A RAVENSWOOD DEVELOPMENT APPLICATION Subdivision 8710 PROJECT DESCRIPTION February 14, 2003 Western Pacific Housing is pleased to present the Ravenswood Project to the Contra Costa County officials, staff, and community. The proposed residential projectincludes 60-acres located northwest of the existing community of Discovery Bay. The project proposes development of the site into 220 detached single family and duet units, a 3 acre public park and associated streets. The southerly 5 acre portion of the site will remain ungraded, and dedicated as open space. The current General flan Zoning is Single Family — Medium and Delta Recreational. The project proposes to designate the southerly wetlands area as open space and the remaining developed portion is proposed to be designated Single Family Residential P-1 as part of the General Plan Amendment and Rezoning process. The P-1 Zoning request will generally be in conformance with the R-6 residential zoning guidelines. The site currently consists of three privately-owned rural lots with both inhabited and abandoned structures. The site is surrounded by existing and proposed residential development. The site borders the recently constricted Discovery Bay West and Lakeshore communities to the north and west; existing Discovery Bay to the south; and the Pantages property, with residential land use designations to the east. Architecture& Site Plan The Ravenswood project includes a dynamic variety of home sizes and architecture. The architectural styles proposed by award winning architect Strauss Design Group include a number of elevations that incorporate English Traditional, Spanish Colonial, and American Craftsman themes. Table 1 below provides home descriptions summarizing floor plan amenities and square footages. Different lot sizes in the site plan provide an opportunity to diversify home plans for each of the 5,500 & 6,500 'Sq. Ft. typical lot sizes (5.5K & 6.5K.). In addition, Duet homes are strategically sited and designed at corner lot locations. The corner lots allow the architect to provide an attractive image of a monolithic structure & home design, while accomplishing individual home entries and character. Home plans 1 thru 4 located on 5.5K lots range from 2,185 to 2,845 livable square feet. Horne plans 1 thru 3 on 6.5K lots have higher square footages ranging from 2,644 to 2,999 square feet. Duet homes range in size from 1,658 for Plan 1 and 1,778 for the Plan 2 design. Various plans offer three to five bedrooms and two and three car garages, with some plans including additional bedroom options. To avoid repetitive streetscapes, the architect has designed twenty-four different building elevations for the homes in the community. This diversity of home types & sizes, from duets to single-family homes, opens home buying opportunities to a wider range of new homeowners. PROJECT DESCRIPTION February 14, 2003 RAVENSWOOD Job No.: 1122-00 TABLE 1: HOME DESCRIPTIONS PLAN NO.—NO. OF Floor Plan Square Feet UNITS 5,500 Sq. Ft. Ty ical Lot Sizes Plan 1 4 bedrooms,2 bathrooms, 2185 Sq.Ft,Living 1 story,2 car garap 419 Sq.Ft.Gar e Plan 2 4 bedrooms,2.5 bathrooms, 2467 Sq.Ft.Living 2 story, 3 car garage 928 Sq.Ft.Garage w/Tandem) Plan 3 5 bedrooms,3 bathrooms, 2639 Sq.Ft.Living 2 story,3 car garage 835 Sq.Ft.Garage Plan 4 5 bedrooms,3 bathrooms, 2846 Sq.Ft.Living 2 story,3 car garage 620 Sq.Ft.Garage 151 Sq.Ft.Porch 6,500 Sq. Ft. T ical Lot Sizes Phil 1 4 bedrooms,2 bathrooms,2 2644 Sq.Ft.Living story,3 car garage 630 Sq.Ft.Garage 135 Sq.Ft.Porch Plan 2 5 bedrooms,3 bathrooms,2 2708 Sq.Ft.Living story,3 car garage 896 Sq.Ft. Garage Plan 3 5 bedrooms,3 bathrooms,3 car 2999 Sq.Ft.Living garage (Bonus Room+390 Sq. Ft). 694 Sq.Ft.Garage Duet Homes Plan 1 3 bedrooms,2.5 bathrooms,2 car 1658 Sq.Ft.Living aro e 449 Sq.Ft.Garage Plan 2 3 bedrooms,2.5 bathrooms,2 car 1778 Sq.Ft.Living garage 493 Sq.Ft.Garage Table 2 below highlights Site Data Information for the project site that includes 60 acres. Park and Open Space amenities give this residential subdivision a positive sense of place. In addition, aggressive landscaping of street trees, park areas, and the entry corridor will provide an attractive natural amenity for years to come. CAData\kavenswood\Onate Project Description.doc Page 2 of 6 PROJECT 'DESCRIPTION February 14, 2003 RA.VENSWOOD Job No.: 1122-00 TABLE 2: SITE DATA INFORMATION Total Number of Lots: 220 Units Per Acre Density: 3.7 Gross 6.1 Net Gross Total:60.0 AC+!- Parks:3.0 AC+/- Open Space: 5.2 AC+/- Road Right-of-Way: 16.0+/- Residential Lots:35.8+/- Typical Building Heights: Single Story:Approx. 18.5 Ft. Two Story:Approx.30 Ft. Parking: 2&3 Car Garages,Private Driveways,Public Streets,and Selected Lot RV Parkin (see Matrix Sheet CZ) Streets All new street right-of-ways will be dedicated to Contra Costa County, and are generally designed according the current Contra Costa County public street standards. To match the existing street grades on Point of Timber Road as well as the rest of the publicly maintained streets of the Discovery Bay Nest development, minimum street grades of 0.75% are proposed The street layout has incorporated previous concerns from Contra Costa County Community Development on internal traffic circulation. The primary access point to the development is from Point of Timber Road on the north with a secondary access at the end of Newberry Lane to the west. Potential future access has also been provided via a street stub to the east bordering the Pantages property. Underground utilities are designed to be located within the street right-of- ways and public utility easements per current County standards. Height of structures and vegetation at intersections will be limited per County requirements. Street widths will generally accommodate on-street parking. Sanitary Sewer & 'Nater The sanitary sewer and water facilities are among the proposed improvements typical for a residential subdivision. All water and sanitary sewer facilities will be designed in accordance with the requirements of the Town of Discovery Bay Community Services District. The sewer system consists of a network of gravity mains that conveys wastewater to the existing sewer pump station on Newport Drive to the west. The water system consists of a network of pipes supplied by connections at the end of Newberry Lane and Newport Drive to the west. Preliminary conversations with the Town of Discovery Bay staff indicate that there is adequate sanitary sewer treatment capacity and water supply available to serve this development. CAData\Ravenswood\Onate Project Description.doc Page 3 of 6 PROJECT DESCRIPTION February 14, 2003 RAVENSWOOD Job No.: 1122-00 Drainage The existing topography is relatively flat with the highest ground elevation of approximately 9 feet above sea level at the northwesterly comer and the Iowest ground elevation of approximately 4 feet above sea level at the southeasterly corner. Thus, the site generally drains from the northwest to the southeast. At the southeast corner of the site is an earth irrigation canal that ultimately drains easterly to Kellogg Creep. Offsite drainage of the Discovery Bay West Village I development to the west, Point of Timber Road to the north, and the Windward Bay development to the south is collected and conveyed through an underground system out to Kellogg Creek. The Pantages property to the east generally drains easterly towards Kellogg Creek as well. Once developed, the onsite drainage will be collected and conveyed through a typical underground storm drain system to the existing earth canal. This conveyance of drainage to the nearest adequate drainage facility is intended to avoid diversion of the watershed and to comply with the County Subdivision Ordinance (Title 9). Flood Zone The site is currently within the 100-yr floodplain (Zones A and A2)with a Base Flood Elevation of 8.0 feet above mean sea level as shown on the current Flood Insurance Rate Map. Earthwork will be imported to elevate the building pads and streets above the minimum floodplain requirements. According to the County Floodplain manager, the minimum finish floor elevation is required to be 10 feet above mean sea level. A Letter of Map Revision (`LOMR') will ultimately be processed with the Federal Emergency Management Agency to change the floodplain designation of the site. Construction Haul Routes Approximately 550,000 cubic yards of dirt (average of 6' of fill) will be required to elevate the site. Assuming 18 cubic yards per truck, this would require approximately 30,560 truck trips to the site. It is anticipated that construction traffic from Highway 4 to the site will be restricted to Bixler Road and Point of Timber Road. Both these roads have been recently improved as part of the Discovery Bay West development. Best Management Practice ('BMP') The Best Management Practice objectives specific to this project include the following; • Onsite erosion control • Stabilization of graded areas • Protection of open space areas CAData\Ravenswood\onate Project Description.doc Page 4 of 6 PROJECT DESCRIPTION February 14, 2003 RAVENSWOOD Job No.: 1122-00 • Perimeter control • Waste.containment and general good housekeeping Erosion Control Plans will be prepared in conjunction with the Storm Water Pollution and Prevention Plan during the detailed design of the project. A Notice of Intent will also be submitted to the State Water Regional Control Board. During construction, the contractor shall be responsible for the installation and regular maintenance of the Best Management Practices. .After construction, maintenance of the post- construction Best Management Practices will lie with the County for public streets. Typical Best Management Practices that will be used during construction: a. Install temporary ground cover such as hydroseed, mulch, or straw. b. Install porous barriers such as silt fences and straw wattles. C. Grade temporary ditches to intercept runoff from entering the wetland areas. d. Construct velocity reducing measures such as check dams. e. Construct stabilized construction entrances. f. Install storm drain inlet protection. g. Grade temporary sediment basins as necessary. h. install and maintain proper waste containment facilities. i. Install and maintain proper material storage facilities. j. Utilize dust control measures. k. Periodically inspect, repair, maintain, and adjust erosion control measures as necessary depending on actual site and weather conditions. Typical post-construction Best Management Practices that will be used: a. Install landscaping after final grades have been established. b. Label storm drain inlets with"No Dumping" signs. C. Minimize directly-connected impervious surfaces as practical. d. Utilize a water quality discharge bio-swale and engineered settlement basin. e. Utilize grass swales in landscaped areas where possible. £ Install gravel basins on individual lots. After construction, homeowners and the County Public Works Department will maintain infrastructure designed and constructed to keep water quality high in the future. Gravel basins on individual lots will be provided to handle lot area run-off. Instruction manuals accompanying home purchase will delineate proper maintenance of such facilities. Additionally, common area and street run-off would be transferred to a vegetated bio-swale and a small engineered settlement basin. The bio-swale and settlement pond would compliment the edge of the CADatalRavenswoodl0nate Project Description.doc Page 5 of 6 PROJECT DESCRIPTION February 14, 2003 RAVENSWOOD Job No.: 1122-00 proposed open space. This infrastructure and design will clean water prior to eventual transmittal to the existing irrigation canal at the southeastern corner of the site. General Pian The Ravenswood project was part of the development envisioned by the County in the Discovery Bay West General Plan Amendment(DBWGPA), and Final EIR in 1994 (County File#4-93-EC, SCH#93033031). The DBWGPA set up future land uses for the entire 1,089 Acre Project Area. The project is located within the Urban Limit Line, and is currently designated as Single-Family Residential- Medium (3.0 to 4.9 units per net acre) and Delta Recreation and Resources. The intent of the split was to maintain the wetlands in the southern portion of the site, although the exact location of these wetlands was not specifically determined with the DBWGPA and Final EIR in 1994. Since then, Zentner & Zentner has delineated the actual wetlands on site totaling 1.46 acres. The General Plan density to the Ravenswood project is calculated according to the following method. Assuming the net acreage is 35.8 acres (60 acres minus the open space, the park and the road right-of-ways), the 220 units yields a density of 6.2 units per net acre. This density is in the middle of Single Family Residential--High(5.0 to 7.2 units per net acre). Zoning The proposed P-1 zone for the Ravenswood project is comparable to land uses allowable in the R-6 zone of the Contra Costa zoning Ordinance (Chapter 84-4). The following Table 3 notes physical zoning standards for the proposed Ravenswood P-1 zone. TABLE LP-1-Zoning Zonin Standards for Ravenswood Uses: Per County Ordinance Chapter 84-4:R-6 Single Famil Residential District Lot Area,width,Depth: Per Subdivision Ma 8710. Building Height: Two and one-half stories or 35 Ft.Max. Yard Setbacks: Side Yd.=5 Ft.Min. Street Side Yd. on Corner Lot= 10 Ft.Min. Front Yd.= 10 Ft.Min.Living Area/Porch to Property Line;20 Ft.Min.Face of Garage to Property Line. Rear Yd. = 15 Ft.Min. Parking: On-street Parking. RV Side Yard Parking allowed per Sheet C2 of Subdivision 8710. C:0ata\Ravenswood\0natt Project Description.doc Page 6 of 6 1. Comments Received Letter A -Virgil Koehne, General Manager,Town of Discovery Bay, 08/15/03 Letter B -Jeffrey D. Conway, Manager, Reclamation District No.800, 08/21/03 Letter C - Annamarie Perrella, Executive Officer LAFCO, 08/18/03 Letter D - Homeowners in Subdivision 8167, Undated, received 08/2103 Letter E - Lisa Goldstein, Neighbor, 08/1/03 Letter F - Timothy C. Sable, District Branch Chief, Department of Transportation, 09/03/03 Letter G - Terry Roberts, Director, State Clearinghouse, 09/09/03 Letter H - Timothy C. Sable, District Branch Chief, Department of Transportation, 09/26/03 C`"l LETTER A DISWRY TOWN OF DISCOVERY B.AOY-Ano t8 P11 ; 1800 Willow Lake Road,Discovery Bay, CA 94514 Telephone: (925) 6341131 Fax: (925) 5:13-2705 ,Dogrel Mcmbers Presideaz-Ray Tetreault (925)516-2155 V.President-Bob Doran (925)634.5137 Treasurer-Maurcen Murray (925)634-2170 August 15,2003 Director--David Piepho (925)51b-2358 Director-Gary Hess (925)634-5114 John Clborne Community Development Department Contra Costa,County 651 Pine St„4*Floor,North Wing Martinez,CA 94553-0095 RE:Comment on GP010003,RL0331.23,517$710,DP033008—Ravenswood Project—Wettery Pacitic Housing—Discovery Bay Dear John.: The Town of Discovery Bay Board ofDircctors at their August 6,2003 meeting discussed,reviewed,and received c.omments$ora some of our community members on the above mentioned project.The following are the conc= of the community as they relate to the proposed project: 1. Under the"Aesthctiey"section of the environmental checklist, the number of homes or dwellings proposed for this site has a very significant impact on the existing communky in the way of safety of streets, traffic # f volurnes,and the proposed rezoning of the"Delta Recreation". 2. Under"Air Quality",the number of existing homes in the arca and across Kellogg Crack will for a couple of years have,a lot of dirt 1 dust to cleanup during the grading of this project as well as during the home #G construction period.Evert with the measures being considered and since the prevailing winds are coming from G the west, these homeowners will have to breath this dirt and wash their home witrdows and vehicles mono often than normal, causing the Town to provide more water to our existing residents. 3. Under"Hydrology gad Water Quality",the Town feels that the amount of storm water from the proposed r� project going to one discharge point for the whole project will cause a silting issue for the existing community #3 and local boaters. 4. Tito import of 550,000 cubic yards of fill by over 30,500 truckloads would create a major traffic issue for this part of the community since many of these track drivers do not adhere to the local speed limits. Some type of mitigatlon would need to be addressed for this issue,for example:a designated truck route would aced to be #4 established and since wo have a nearby elementary school,these trucks should only be operated between the hours of 9:O0a.m.to 12:04p.tn, and item 1:00 p.m.to 2:30 p.m,Monday through Friday to allow our children a safe access to school and home. 5. Under°Land Use and Planning", the Town feels that the number of dwelling units planned for these 60- acres of 220 hotmas is way too marry homes for this community and for the various public services to handle. #5 - • , r,, 6, Uudor "Population and Housing", the population projected from these 220 homes does not match the estimates that the Town perceives them to be. For example: the Town. uses a figure of 3 persons per home, which is low for this typt of community, and that comes up to 660. We feel the number would be closer to goo,since many of these families have on the average,2 children, 7, Undct"Public Services",when yeti have high density housing,like this proposed project, and the proposed streets arc to be either tilrrow or no parkin$on one side of them,you will have traffic safety issues, This has #7 recently become a major issue within the community for tho CYIP and Sh°riffs office. Many of these new homeowners will have a boot trailer that is on the average of 20-feet long and about 7-8 feet wide,that would become a safety issue as well as a parking issue for those in tho area, 8. Under "Transportation 1 Traffic", rocehtly the County was gathering support for the "Smart Growth" concept, whereby Stnart Growth wanted proposed ptojects like o essestb�lia itt the t the �amoou f highudy s dsfor #8 housing,which bas a major impact on arca traffic. The Town ais f this project,is not current with today's current trdMc congestion, 9. Under "Utilities sad Servire Systeats", in 1999 the Town of Discovery Hay hired LuhdorfF& Scaimaniui EnSbecrintg to develop a"Water Master Plan" that was used as our capacity guide for our two new water treatment facilities that the Town built in 2002 and 2003. By looking at"Exhibit A", which shows projected #9 future EDU's or number of now homcs based on the current county's"General Plan" desipa600,and zoning maps. As you can scc, the water master plan projected only 116 EDU's(Storrer do Venbaus) for these three parcels, since a 1/3 of the total site was designated as Dolt& Recreational and not the 220 homes that are proposed.The Board does not want to see or have any high density housing for this arca. 10. In April of 1998, Carollo Engineering completod a wastewater study to determine the needed capacity of s new wastewater treatment plant for t#te then approved Discovery Bay West Project and other planned projects. #1 the wasthe ewan treatment osed planet be expanded onot io ludeincluded, all of D scovery Bay West and another 322i&covery Bay -EDUask�s,ta new tnainly P for future growtb- If you have any questions on the above comments, please do not hesitate to call me at our district office at 634-1131. Sincerely, /�� Virgit Koehno,General Manager Town of Discovery Bay VK/ca 2 pin. 1U H.2! Yyy�ti►aa way 1��1 LETTER B t' y P0. Dox 382 1640 OmQoyory QAY$}.rd..5to. ",A' y OWPOvOrY B04 CA 34614 t , + C?fflcst fi,�S.�y3A-23161 03UG � F+►x: s�z6ws3t�.aoezr � ��7 PH try ,` (� ��, • t'i Web: www,r4soo,ara .r Mr,Jahn Obornt _ Community Development Deparunettt Contra.Costa County 651 Pine Street North Wing, 4th.door Martinez,CA 94553 Re,Draft Initial Study Ravenswood Project Western Pacific Housing Dear Mr. Oborne, I have mvicwed the Draft Initial Study provided to Reclamation District No. 800—Byron Tract by your Department on behalf of Western Pacific Ho g, The District commented on the previous Development known as Delta Lakes proposed for this property during the Preappli;46on review period. Our comments during the prcapplication process addressed the fact that the District is responsible for water quality in the Bays and Lakes within Discovery Bay and how we would be dirt-00y irapacted from the quality of drainage water that is discharged from this project. Furthermore,we suggested the County obtain RD 800's approval of the Project's drainage BMP's prior to then approval and we sought their acknowledgement of the interrelationship that exists between die project's drainage system and the existing water quality system within # Discovery Bay. As a result of these comments Carlson,Barbee&Gibson,the Project's current Civil Engineer,has consulted with the District and has provided us with documents and reports setting forth Western.Pacific Housing's preliminary grading and drainage plans. Interestingly though,the initial study dots not reflect the same level of detail that the District has bcoa provided by Carlson Barbee&0ibson relative to the collection and conveyance of storm water, Provided Western Pacific Housing follows through and implements the prclimiaary designs we will be satisfied they have taken adequate measures to protect the water quality of Discovery Bay. The District has successfully maintained water quality within its bays and lakes since the 14te I964's. We remains very cautious and want to snake certain that impacts to our water quality be mitigatod. We appreciate the condition set forth in the laitial Study that requires review by the District prior to approval of the grading and drainage plans. If you have any questions please the undersigned or the District's Engineer,Christopher H.Neudeck @(249)946-4268, Sincerely, Reclamation District No. 800 9/21/2003 , ,.v.— .,,...e ✓•a.vn. wvn t.n to i Lt—v4�L.v�iLi\i (YV.41it N.l ' CONTRA COSTA COUNTY L,G, i,r AGENCY FORMATION COMMISSION 6S3 pine Street,Eighth Floor•Martinez,CA 94853-1129 1 (925)646.4090►FAX(928)646-2240 La 4 .fc= COMMISSIONERS ALTERNATE COMMISSIONERS EXECUTIVE OFFICER Yetitral Glover David Kurrent itiehard Sertke Srrptrvirar httmber Public Mr nbrr pubhe Member ANNiA,'+,i,AWA PERREY LA Mitzio Gtranberg Dwight Meadows George S.Schmidt i^lry Member Special District Member Sprrial Ditrrici ember DATid Jameson -tab 3ehawdcr Don ThI cin Special Dittrier Member Cary Mrm$er City Member Gayle B.lZilkema Q 5sepnvis0'r Member Cr DATE: August 18, 2003 TO: John Oberne, planner , Community Development Department == � • l .,s.�f'�✓ rt Annamaria Perrella, Executive Officer NOFROM: C-1) SUBJECT: NOTICE OF INTENT TO ADOPT A MITIGATED NEGATIVE DECLARATION —COUNTY FILE#GP01003, RZ033123, SD8710, DPO3308 Thank you for submitting the subject document to LAFCO for comment. It appears, after all, that LAFCO will function as a CEQA responsible agency for the proposed project and will review and consider the County's Mitigated Negative Declaration before making Its awn project decisions.These "projects' typically involve jurisdictional changes (e.g., annexations to cities and special districts). The applicants are proposing to subdivide 60 acres into 222 single-family lets, a #1 three-acre park and 5.2 acres of Open Space. The proposed project is located on four contiguous parcels on Point of Timber Road in the Discovery Say area. LAFCO approval will be required to annex the project site to the Discovery Ray Service District's service area in order to obtain parks and recreation, and water j and sewer services. Annexation to County Service Area L-100 (street lighting)is also required. Affected territory igwithin the pistrict's sphere Of influence bout}daa as well as the County's Urban Limit Line. LAFCO has specific responsibility for evaluating certain impacts and environmental issues to fulfill its responsibilities under the Cortese-Knox- Hertzberg Act. Issues that should be addressed in the environmental document #2 and which are of particular importance to LAFCO can be found in Section 56668 of the Government Code, Please review that code section and address each of the factors that must be considered by the Commission when it considers the annexation(s)to the District, I LETTER C John Oberne 2 The Commission's efforts are also directed toward seeing that services will be provided efficiently and economically while agricultural and open-space lands are protected. Since the proposed project lies within the ULI-, and since the # surrounding land uses are increasingly moving toward urbanization, the conversion of prime lands will not be a major factor of Commission consideration. On the other hand, issues of concern may well be the increase in population and housing and the increase in traffic that would be generated by 220 new homes in the area. For example, the Legislature, through the Cortese�Knox-Hertzberg Act, recognizes that providing housing for persons and families of all incomes is an important factor in promoting orderly development. Therefore, only those local agencies which can best accommodate and provide necessary governmental #3 services and housing for persons and families of all Incomes in the most efficient manner will be granted preference when it comes to jurisdictional changes. Will the proposed project address the provision of affordable housing? With regard to traffic, the Initial Study indicates that the proposed project's traffic impact was evaluated in the 1994 Discovery Bay West EER and, with mitigation, the impact will be less than significant, Prior to considering a jurisdictional #4 change, the Commission may request that the Contra Costa Transportation Authority address the traffic/transportation issues further, If you have any questions regarding the Commission's responsibility and j authority as it pertains to the proposed project and its responsible agency role, please call me any time, CC" LAFC Commissioners Virgil Koehne; DBCSD Reed Onate i i -y__ ..... -.. IIV.JfL !'.G LETTER D Community Davelopment pepartment Contra Costs County 861 Pirl"t Martinez, CA 94553-0095 Dennis M. Berry, ACCP we the undersigned wish to formally express our concerns regarding the proposed housing development plan for subdivision 8710, known as Ravenswood. Our coricarns,are as follows: • We were ted to believe, upon purchase of our homes,that the land baKind our propertles was designated wetlands ant therefore would not be #1 developed. The proposed plans for subdivision 8710,showwetionds In the southern,portion of the proposed project only. The minimurn setback of 15 feet for the homes to be built dire&Jy behind #2 our homes is unacceptable..f • That property*values will decrease due to the proposed duets, #3 We would tike a street and greenbelt behlnd our homes comparable to #4 7. that of the proposed K St rather than the proposed houses. o The increase In traffic on Newbury St will pose.a safety hazard to the #5 children attending Point of Timber School. • The need for a stop sign at the Intersection of Newbury St. and Amesbury #6 St. We thank you for your consideration cif these concerns and look fonward to addressing the board at upcoming meetings. Homeowners in subdivision 8167 t.,Vl 11 lulu 1 ILGVtt_VC'P tLI`II I�V..:!(L' }''.�Uut . r , Name Address w en .�.. �4e- -doe— rl,6 ° 3qq . char 1P�s J 6-4 ter,.•"' �J � ������+�� � A'f �. r � ? 1 i r ........... ...... UV/U '-VI If IUJ 14 1 1 VL.VLL-Vri-ILIl I ... ... t-.d v Vj for axw/x.� ...................................... ............................................. I Jt:I M UU"MUNl 3 Y UtVELUH TENT N4.572 P.5 UTTER E 03 AUG -k PM Gt 04 August 1,2403 • Community Development Department Contra Costa County 651 fine St Martinez,CA 94553 Re. County File#'sGPOI0003,RZO33123,SD8710,DPO33008 Dear Mr, Osborne, It is my pleasure to reply to the notice we received concerning the development of the four parcels of land that happens to be right outside our Back window.I never dreamed anyone would ask ray opinion on the matter and I welcome the opportunity to respond. I would like to state that I am totally against the idea of rezoning theseareas its question,and the reasons include such negative impacts to Water Quality,Biological �1Resources, Transportation/Traffic and the many other reasons that were aptly included in your initial letter. As much as I would love to trust that the developer would adhere to his "mitigation measures that would reduce the impacts to a less thann sip fiicant level'I have my doubts.This vague assurance does little to lessen my concerns.I would like to know what exactly are these"initigation measures"and ghat guarantees are in place that #2 the developer would follow through on these measures, I In just the short time I have been here I have seen things that give me cause for concern when I hear about developer's promises to make things right.What is there in plane legally to force than to follow through? HofFinan Co.had promised to widen rotate 4 if certain development plans were approved. The developments are here and where are #3 the improvements to route 4?Also I live close to Timber Point Elementary school.I was informed that the developers were also responsible for this site. You should drive by and take a look at the lawn sometime and then tell me that appropriate care was given to this property. You have asked for my opinion and you have received it. I hope to be kept informed on the progress of this study. Thank you for your time. 1 Sincerely,. Lisa Goldstein t-Lr.IU.4--UO3 b-Z�r4F-M LVI"If'10"t I OLVLLVt'MLNI .ETTER F 1. Tfi OE CALIFORNIA----Bt14INF44 TR&IitgPO A QN AND H0 StMO ACiEN CRAY bAVt4 Oovrrner t h t t DEPARTMENT OF TRA (SPORTATIOI11 P, 4. BOK 23660 • OAK"ND, CA 94623-0660 (510)286-4444 (} SEP _9 PM 3. 21 (510) '286-4454 TDDlex your power Be8Blt,erg,y efficient/ r September 4,2003 CCO04721 CC-004-84.4.37 SCIS 2003072118 Mr.John Oborne Contra Costa County Community Development Department 651 Pine Street,North Wing-4`h Floor Martinez,CA 94553 Dear Mr.Oborne; Ravenswood Project--Draft Initial Stydy/Mitigated Negative Declaration Thank you for including the California Department of Transportation in the environmental review process for the proposed project. We have examined the Draft Initial Study/Mitigated Negative Declaration and have the following comments to offer: Our primary concern with the project is the potentially significant impact it may have to traffic volume and congestion on State Route 4, Although a traffic study was prepared for the Discovery Bay West General Plan Amendment that included the Ravenswood property in 1992, an updated traffic impact analysis needs to be prepared. The traffic analysis should evaluate impacts to the State Route 4 mainline, roadway segments,weaving area, ramps, and ramp junctions.The traffic impact analysisshould include, but not be limited to the follovying: 1, Information on the project's traffic impacts in terms of trip generation, distribution, and assignment. #1 The assumptions and methodologies used in compiling this information should be addressed. 2. Average Daily Traffic(ADT)and AM and PM peak hour volumes on all significantly affected streets and highways,including crossroads and controlling intersections. 3. Schematic illustration of the traffic conditions for. 1)existing,2)existing plus project, 3)cumulative, and 4)cumulative plus project for the intersections and roadway segments in the project area. 4. Calculation of cumulative traffic volumes should consider all traffic-generating developments, both existing and future,that would affect the State highway facilities being evaluated, S. Mitigation measures should consider highway and non-highway improvements and services. Special attention should be given to the development of alternate solutions to circulation problems that do not rely on increased highway construction, 1 'Caltrans improves mobility across Calirbrnia` �er.��,.e�,e� o•�+r, w1111LAylIY vtvLwrrltlyI NO.b99 P.3 Mr.John Obome/ Contra Costa County Community Dedelop=Ient Deportment September 4,2003 Pale 2 6. All mitigation measures proposed should be fully discussed, including financing, scheduling, implementation responsibilities, and lead agency monitoring. We recommend you utilize Caltrans' "Guide for the Preparation of Trac Impact Studies"which can be accessed from the following webpage: http://www dot ca ov/hqJtraffops/developsery/0perationalsy—item,q/rcnnrtg/ti.Mide Rdf A Transportation Managernent Plan(T-MP)will be required for this project.The TMP will be a separate document prepared-during the project design phase, supported by detailed traffic studies to evaluate # traffic operations. The need for necessary lane closures will be clearly identified, a$ required. TMP Guidelines for your uselrefcrence are enclosed. Page 27 of the haft Initial Study states Project-Wide (Discovery Bay West) Mitigations; The project shall be responsible for its fair share of warranted signalizatiori of the intersections of Newport Drive/State Route 4 and Byron Highway/State Route 4.When is Newport Drive/State Route 4 scheduled ,#3 for sipalization? Construction of the Ravenswood project should not begin until the signslization of Byron Highway/State Route 4 has been completed in order to accommodate truck traffic into the project site. Please send two copies of the traffic impact analysis, TMP and other information requested for this project to: Lisa Carboni Office of Transit and Community Planning Department of Transportation,District 4 P.O.Box 236601 Oakland,CA 94623-0660 Should you have any questions regarding this letter,please call Lisa Carboni of my staff at (5 10) 622- 5491. Sincerely, TIMOTH SABLE District Branch!Chief IGR/CEQA Enclosure c:Scott Morgan(State Clearinghouse) I 'Caltrans improves moBory across Catjfornia' STATE OF CALIFORNIA ' od nor's -Office of Planning and Research State Clearinghouse Cary Davis 03 SEP 10 PH 3: 22 T41 Finney Governor Interim Director September 9,2003 LETTER . _ John Obome Contra Costa County Community Development 651 Pine Street 4th Floor Ivordi Wing Martinez,CA 94553 Subject: Ravenswood Subdivision(9710) SCH#: 2003072118 Dear John Oborne: The State Clearinghouse submitted the above named Negative Declaration to selected state agencies for review. On the enclosed Document Details Report please note that the Clearinghouse has listed the state agencies that reviewed your documents The review period closed on September 8,2003,and the comumnts from the responding agency(los)is(are)enclosed. If this comrncnt package is not in order,please notify the Stato Clearingbouse immediately, Please refer to the project's ten-digit State Clearinghouse number in future correspondence so that we may respond promptly. Please note that Section 211d4(c)of the California Public Resources Code states that, "A responsible or other public agency shall only make substantive comments regarding thoso 'Activities involved in a project which are within an area of expertise of the agency or which are required to be carried out or approved by tho agency. Taoso cormru nu shall be supported by specific docurncutation." These comrrnents are forwarded for use in preparing your final environmental document. Should you need more information or clarification of the enclosed comurtertts,we recommend that you contact the commenting agency duectly. This Icner acknowledges that you have complied with the State Clcaringhousa review requirements for draft environmental doc=ents,pursuarst to the Califomia Environmental Quality Act, Please contact the`;tate Clearinghouse at(916)445-0613 if you have any questions regarding the enviroturtental rcvietiv process. Sincerely, 4Atz- T,rry Robe, Director,State Clearinghouse Enclosures cc: Resources Agency I400 TENTII STREP-T P.O.SOX 3044 SACUWNTO,CALIFORNIA 95912-M,44 (910}445.0613 FAX(416).323.3016 www,Oprxe ,gov rYa vuuuirinnt uetalts Keport _ -v State Clearinghouse Data Bas, SCH# 2003072118 Protect Title Ravenswood Subdivision(8710) Lead Agency Contra Costa County Community Development Type Neg Negative Declaration Description General Plan Amendment from Single Fam9y Medium,Delta Recreation to single Family High and Open Space, Rezone from Meavy Agricultural to Planned Unit District with approval of Final Development Plan.Subdivide 80 acres Into 220 single-family residential lots with 3-acra park. Lead Agency Contact Name John Oborne Agency Contra Cosh County Community Development Phone 925.335-1207 Fax email Address 651 Pine Street 4th Floor Noah Wing City Martinez State CA Zip 94553 Project Location County Contra Costa City Roglon Cross Streets O�ixler Road and Point of Timber Parcel No. 011-220.002,004,020,021 Township Rangy Section Baso Proximity to., Highways 4 Airports Rallvmys Waterways Indian Slough Schools Timber Point Elementary School Land Use General Plan;Single Family Medium(SM), Delta Recreation(DR)!Zoning-Heavy AgriculturAl(A3) Project Issues Aesthetic/Visual;Air Quality;Drainage/Absorption;Flood Plain/Flooding;Geologic/Seismic;Noise; Public Services;Sewer Capacity;Soil Emalon/Cornpaetlon/Grading;Traffic/Circulation;Vegetation; Water Quality;Wetland/Ripari2n;Wildlife Reviewing Resources Agency;Department of Conservation;Department of Fish and Game,Region 3;Delta Agencies Protection Commission;Department of Patios and Recreation; Department of WElter Resources; Regional Miter Quality Control Board,ikeglon 2;Regional Water 4uality Contloi Bd.,Region 5 (Sacramento);California Highway Petrol;Caltrans,District 4;Department of Housing and Community Development;Department of Food and Agriculture;Native American Heritage Commission;State Lands Commission Data Received 07/23/2003 Start of Review 07123/2003 End of Review 09/0812003 Note; B{onks In data fleids result from insufficient information provided by lead agency. ............................................................................................................................................................................................................................................................................................................................ -_. ...- -- v -1 1A i 1 �L-v`wrr¢-n1 IYV.y4k� F',G EZM QF * F 4. R W AND HOUSING C U$PARTIl zwr or TRmspoRTATioN P. O. BOX 23660 slonM T1 54623-0660)286-444443 S2�r Max your powerl (510)286.4454 TDD B+*fWM soeisntt 3 LETTER H September 26,2003 CCO04721 CC-004-17.44.37 SCH 2O03072.118 Mr. John Obome Contra,Coats County Ccar mmu Deve4opmertt Dgxgimept 651 Pine Street,North Wing—4 Floor Martinez,CA 94$53 Dear Mr.Oborne: Ravenswood Project—Response to Commen#on Draft Initial StudyfKtigate4 Negative Declaration Thank you far including the California Deparmem of Transportation in the environmental review process for the proposed project.TJKM's Responso to Comments for the Itavenswood project dated September 15, 2003 did not address the following cots=mts included in our letter datgd September 4,2003. i Should the proposed projoct be put on hold until the gignalization of Byron Highway/Stage Routc 4 has # been completed in order to a=mtnodate increaud dump truck traffic in I out of tho project site? + When is Newport Drive!State Route 4 scheduled for signalization? #2 Should you have any question* regarding this letter, plr$,se call Lisa Carboni of my staff at (510) 622- 5491. Si mercly, TII+iOTHY ABLE District Branch Chief lGRICEQA c:Scott Morgan($tate Cleuringhouse) `C4Drmts itn ut n 1rwDttlty agysss C4QT�(ornia' RESPONSES TO COMMENTS Response to Letter A Virgil Koehne. General Manager. Town of Discovery Bad April 15, 2003 Response to Comment#1: An analysis of the impacts on streets and traffic is found in Section XV, Traffic and Circulation, and density is discussed in Section IX, Land Use and Planning, of the Initial Study. Response to Comment#2: Mitigation Measures identified in Section III Air Quality, will reduce construction related impacts to less than significant. Response to Comment#3: Mitigation Measures identified in Section VIII, Hydrology and Water Quality, will mitigate for potential siltation. Response to Comment#4: The discussion related to importation of fill and mitigation measures is included in Section XV, Traffic and Circulation, of the Initial Study. Response to Comment#5: The comment is an opinion of the commentor and does not address a potential environmental issue; therefore no response is required. Response to Comment#6: The population generation figure of 2.60 persons/single family unit is taken from the ABAG projections. However, Table 1:E-5 County/State Population and Housing Estimates, 4/1/2000 DRU Benchmark assumes an average of 2.74 persons/household for Contra Costa County. At that rate, 203 new residents (or 72 more than the 6,234 persons that were anticipated in the Discovery Bay EIR) would be generated by this project. This increase in population over what was anticipated in the EIR will not constitute a cumulatively considerable contribution to any population-related impact (water, schools, etc.) as mitigation measures are identified (water conservation, payment of school impact fees) that will reduce all impacts to less than significant. Response to Comment#7: The project proposes zoning to single family residential medium density (R-6). The discussion at the top of page 26 of the Initial Study and Mitigation Measure #XV-5 addresses concerns related to road widths and safety. Response to Comment#8: While the Initial Study references the 1992 Traffic Study for Discovery Bay West, TJKM evaluated and updated these findings in their April 2003 study (see Source #14). C:1Data\RavenswoodlResponses to Comments J1�i -'CJJ—Ce.,uJ .iJ•JD t-rmLyunl bf-"btt 6 UlbDUN 9256668575 P.03/03 ATTACHMENT Ar-1 Table 2-2 Current and Projected Development And Water Demand Discovery Bay lil Equiv4ent Dwelling Units(EDU) Existing Projected Full Development Name Development, Puture Build-cut Discovery Bay 3,700 3,700 Pacific Waterways(Albers) 400 400 Discovery Bay West Phase 1 340 306 Phasa 2 500 500 Phase 3 600 600 Phase 4 600 600 Byron 78 85 85 Evans 19 19 Pantages 275 275 Storer 100 100 Venhaus 16 16 Total - 4,100 2,495 6,545 Estimated Water Demand Capacity(gpm) Ave.Day(EDU x 0.375) 1,540 940 2,470 Max.Day(ave,day x 2) 3,080 1,880 4,940 Peak.Hour(ave.day x 3.6) 5,540 3,380 81$90 Fire Demand 3,000 3,000 3,040 Max.Day+Fire Demand 6,080 4,880 7,944 'Assumes and includes"buildout"of both Discovery Bay and Pacific Waterways(Albers);combined,they are currently developed to about 3,400 EDU. Completion of buildout will be within the existing water distributions ne' twotic,and water service to the renttaining tants is assumed to be the same as the balance of the existing system. I � P:1N.Oit1}e,ea1,17►lk 13.+P+1 " TOTAL P.03 ATTACHMENT A-2 Discovery Bay Sewer Analysis Sewer f=lows Flow per DU:I 330 GPD Permitted Capacity: 2.1 MCD Total Flows ]existing Homes Units (GPD) Disco Bay 3660 _ 1,207,800 Centex 379 - 125,070 Byron 78 (Sandy Cove Shopping Center) 85 26,050 Mapped/Constructed/Under Construction Hoffman 1745 575,850 Current Application(s) Ravenswood (W PH) 220 72,600 Additional Sphere of influence Area(s) (e.g. Pantages) 275 90,750 Total Flaws(to Match Permitted Capaclty): 2,100,120 Notes: - Data from July 2003 Herwitt Engineering Study. 1 9/11/2003 Rjgr 08 03''.09: 30a Virg. ATTACHMENT A-3 P.1 California Regional Water Quafity Control Board _ entral.Valley Region y y'. Robert schnelder;Chair Winston H.Hickox Fray Davis SacrelrsryJor Sacramento M21n Of11Ce Governor Envtrpnmtnral Intima Address: http://www,swrcb.ca.i;ov/—rr,vgcbS Aro:ecrion 3443 Roviier hoar,SuituA,Sacramento,Calirornia 95827-3403 Phonc(916)255-3440•FAx(916).255-NIS 6 August 2003 Mr.Virgil K.oehne General Manager Town of Discovery Bay, Community Services District 1800 willow Lake Road - DiscoveryBay,CA`94514 REQUEST FOR.PERMITTED FLOW INCREASE FOR TOWN OF DISCOVERY BAY, COMMUNITY SERVICES :DISTRICT AND ECO RESOURCES, INC.,WASTEWATER TREATMENT PLANT, CONTRA COSTA. COUNTY We have received your request for revision of your NPDES permit to reflect your increase in certified design.flow for the Discovery Bay Wastewater Treatment Plant.Your permitted capacity is for 2.1 mgd and the requested flow is for 22 mgd .Your existing flow is currently about 1.2 mgd. Your permit was just renewed by the Board for a 5-year terra on 25 April 2003, Based on the existing flows and your permitted flows,there is not'a demonstrated immediate threat to exceed your permitted flows. Increasing the flow capacity in your permit would be a major change to the permit conditions and is currently not possible due'to severe staffing and budget limitations. We will consider the requested flow change at the next regularly scheduled permit renewal. If you have any,questions on this matter,please call me at(916)255-3142 or Renan Jauregui at(916) 255-3030. r GRE - _VA CI I 'Senior Engineer Lower San Joaquin Watershed California Environmental Protection Agency ��Recycled paper ATTACH SENT A-3 P.2 TOWN OF DISCOVERY BAY BAY 18001 Willow Lake Road, Discovery Bay, CA 94514 Telephone: (925) 634-1131. Fax: (925) 513-2705 Board Members Presideut-Ray Tecreault (925) 516-2155 V.President-Bob Doran (925)634-5137 Treasurer-Maureen Murray (925)634-2170 Director-David Piopho (925)515-2358 Director-Gary Hess (925)6.34-5114 July 22,2003 California Regional Water Quality Control Board Central Valley Region. 3443 Routier Road,Suite A Sacramento,CA 95827-3003 Attention: Mr. Greg Vaughn Subject: Plant Certification and NPDES Limit Increase for NPDES Permit into. CA0078590 Mr. Vaughn: The purpose of this letter is to request an adjustment of the total flow currently permitted in our current NPDES Permit from 2.1 mgd to 2.2 mgd. Shortly after the approval of our current NPDES Permit,a development application within our current sphere of influence triggered a review of our overall build out capacity.The revised build out capacity of our current sphere of influence indicates that the current permitted value of 2.1 rngd would not be adequate and that a revised flow of 2.2 mgd would be required (sec attached Table 1). Our District Engineer has confirmed that the plant is capable of treating the 2.2 mgd flow and has certified the plant for flow of 2.2 mgd(see Appendix A). In addition,we have revised the Preliminary Diffuser Design and Effluent Zone of Initial Dilution for a flow of 2.2 mgd. The revised report is attached as Appendix B. Based on the aforementioned documents, we are requesting that the pcnnitted flow be increased from 2.1 mgd to 2.2 mgd, while maintaining,the current constituent concentrations, Please call us if you have any questions or comments or if you would like to meet to discuss this further. Sincerely, I D - X?�� —_ Virgil Koehne,General Manager Town of Discovery Bay, Community Services District ATTh "'FlVIENT A--3 P.3 Table i Wastewater From Proposed Developments Discovery Bay Community Services District No.of Flow Equivalent Dwelling from Commercial DU from Total Total Cumul. Cumul. Units DU Flow Commercial No.of Flow/ Flow Peak Peak (DU) (mgd) (gpd) Flow(EDU) EDUs Develop. (mgd) Flow Flow Discovery Bay 3,600 1.19 19,440 60 3,660 1.21 1.21 3.1 3.7 Centex 379 0.13 0 0 379 0.13 1,33 3.1 4.1 Discovery Bay West 1,953 0.64 18,150 55 2,008 0.66 2.00 3A 6,0 Sandy Cove Stropping 0 0.00 28,050 85 85 0.03 2.02 3.0 6.1 Ravenswood 220 0.07 0 0 220 0.07 2,10 3.0 6.3 Additional Study Area 300 0.10 0 0 300 0.10 2.20 3.0 6.6 Total 6,452 2.13 65,640 200 6,652 2.20 2.201 10 6.6 (1) Flows equal the number of DU's multiplied by 330 gallons/day per DU. (2) Additional study areas assume areas within the current sphere of influence are developed at densities consistent with existing discovery Bay and Discovery Say West Developments. Response to Letter-C Annamarie Perrella, Executive Officer, LAFCO August 18, 2003 Response to Comment#1: The Initial Study recognizes the role of LAFCO as a Responsible Agency on the first page of the Checklist Form (item #10). The Initial Study recognizes the need for the project to annex to the Town of Discovery Bay on page 1, Mitigation Measure Id. Clarification: The bottom of page 29 should be changed to read as follows: Impact XVIa XVIb. XVII. XVId and XVIe: Less than Significant Impact. While the ro" ct site is within the Districts'Qiscove Bay West arra Re lamatian District #800 Urban Limit Line the proLect will be required to annex into the District. Conversations with the Town of Discovery Bay Community Services District (CSD) indicate that sewer and water facilities can accommodate this development pending the CSD board approval. Proposed densities are compatible with existing residential areas, and the project incorporates an open space buffer between the Discovery Bay properties on Newport Lane. It should be noted that annexation is not an environmental impact and will be a condition of approval. Response to Comment#2: The provision of services is discussed in the initial Study on pp. 23-24, and 29-30. Urbanization of agricultural land is discussed on pp. 2-3. Increased population (over that approved by the Board of Supervisors for the Discovery Bay West project) is discussed on pp. 22-23 and pp. 26-27 (cumulative conditions). Response to Comment#3: The project proposes to provide affordable housing by design through the provision of duet units. Thirteen of the 203 proposed units are duets. Response to Comment#4: While the Initial Study references the 1992 Traffic Study for Discovery Bay West, TJKM evaluated and updated the findings in their April 2003 study (see Source #14). Response to Letter Q Homeowners in Subdivision 8167 Undated, received September 2. 2003 Response to Comment#1: While previous mapping indicated the presence of wetlands in the area, subsequent site surveys identified the exact location of wetlands. Located in the southwestern corner of the property, these wetlands compromise 1.46 acres. The project is proposing to set aside, protect and enhance 5.2 acres of open space for wetlands (see CAData\Ravenswoo,d\Responses to Comments r discussion of Biological Resources Impact and Mitigation IV C). Response to Comment#2: Fifteen feet is the minimum setback required under medium density zoning. Response to Comment#3: While changes to property values is not an environmental impact, the incorporation of duets into a subdivision has not been shown to decrease property values (as new developments are generally associated with higher initial sales costs). Response to Comment#4: The comment is noted. The project provides open space and park in excess of that required by County codes. Response to Comment#5: Potential traffic impacts to school children is discussed and mitigation identified in Impact XV a-b, c-g). Response to Comment#6: According to the Project Sponsors traffic engineer, TJKM, there is not a warrant for a stop sign at the intersection of Newberry/Amesbury. TJKM has provided the following explanation: Increase in traffic volumes does not automatically make a street more "hazardous". The "relative safety" of a street or intersection is typically estimated by calculating a collision rate based on three years of collision data and recent traffic counts. The project is expected to increase the amount of through traffic on Newbury Lane at Amesbury Street/Faraham Court. Two-way stop control is typically installed on the "minor street" approaches, which would be on southbound Amesbury Street and northbound Faraham Court after Newbury Lane provides is connected to the project. All-way stop control typically requires that traffic volumes be similar on the "major street" (Newbury Lane when it provides access to the project) and the minor street (Amesbury Street/Faraham Court). After Newbury Lane is used by project traffic, stop sign warrants for the Newbury Lane/Amesbury Street/Faraham Court intersection can be evaluated to determine the appropriate traffic control. CAData\Ravenswood\Responses to Comments Response to Letter E Lisa Goldstein, Neighbor August t 2003 Response to Comment#1: The Commentor addresses the project and not the Initial Study. Potential Impacts to Water Quality, Biological Resources and Trans portation/Traff€c are addressed in the Initial Study in Sections Vill, IV, and XV, respectively. Response to Comment#2: Mitigation Measures and the responsibility for monitoring are identifiedby environmental factor. Additionally, a Mitigation Monitoring and Reporting Program (MMRP) shall be prepared for the Proposed Project and submitted to the Contra Costa County Board of Supervisors for their approval. Response to Comment#3: The Commentor addresses the Hoffman project and not the adequacy of the Initial Study. See also Letter E, Response to Comment#2, above. Response to Letter F Timothy C. Sable, District Branch Chief, Department of Trans r2artation, 09/03/03 Response to Comment#1: A traffic study was prepared by TJKM in April of 2003 that addresses the concerns raised by Caltrans. Additional response is provided in their letter of September 15, 2003 (Attachment A-4). Response to Comment#2: The traffic management plan (TMP) referred to by Caltrans is included as mitigation measure XVa-b, XVd, XVf-g, Project Mitigation #8. Response to Comment#3: Mitigation Measure XVa, b, d, f& g Project Mitigation #7 requires the project to contribute its fair share to the cost of signalization. The Byron Highway/State Route 4 (SR4) intersection was conditioned for signalization prior to the issuance of any building permits for Village 3 of the Hoffman project. This intersection is currently being signalized (Chris Low, CCCDPW, 10/8/03). The Newport/SR4 is a mitigation in the Discovery Bay West EIR. The existing traffic at the intersection meets warrants for signalization (see Appendix I, of the Traffic Impact Study prepared by TJKM on 4/28/03). The Ravenswood project will add 0.4 to the AM peak hour delay and 13.3 to the PM peak hour delay (Attachment A-5). The project will be conditioned to provide signalization. CAOata\Ravenswood\Responses to Comments ATTA H M E NT A-4 Transportation Consultants MEMO September 15,2003 To: John Obome, Contra Costa County No. of Pages 4 Community Development From: Chris Kinzel Project No.: 029-159 Sent Via: Jobor@cd.co.contra-costa.ca.us Jurisdiction: Contra Costa County Subject: RESPONSE TO CALTRANS COMMENTS ON RAVENSWOOD RESIDENTIAL DEVELOPMENT TRAFFIC STUDY This memo briefly addresses comments made by Lisa Carboni of Caltrans in a letter dated September 4, 2003. Primary Concern: Page lof the Traffic Study provides insight into why an updated traffic impact analysis for the Discovery Bay Vilest General Plan Amendment that included the Ravenswood property is unnecessary. For easy reference,the conclusions are repeated below: In 1992, a traffic study was done for the Discovery Bay Nest General Plan Amendment that included the Ravenswood property. The Amendment assumed 2,135 units at buildout of the study area, The Hoffman Company has entitlements for 1,953 units and is in the process of developing the property. The Ravenswood Project proposes 220 single family housing units,including 182 units originally designated for development in the 1992 traffic study. Thus,this project includes 38 more units than studied in the EIR,a 1.8 percent increase. The 1992 EIR and traffic study utilized the East County Traffic Forecasting Model,which relied on ABAG population and employment projections. The EIR assumed a Contra Costa County population of 1,104,700 by 2010 and 430,120 jobs in the same year,based on Projections '94. Now, in Projections 2002, ABAG forecasts a 1,074,500 in 2010 and employment of 419,140 jobs. These figures are about 2.6 percent less than previously forecast. Since the current forecasts for population and jobs are less than assumed in the original EIR's traffic study, it can be assumed that the original traffic was conservatively high. Thus,traffic conditions predicted by the original EIR are not expected to be reached or exceeded by 2010. Response 1: Pages 18 and 19 of the Traffic Study provide trip generation, distribution and assignment assumptions for the project. For easy reference,the trip generation estimates along with the trip distribution assumptions are repeated below: 5960 Inglewood Drive,Suite 100 Pleasanton,CA 94588-8535 PLEASANTON w 925.463-0611 phone 925453-3690 fax www.i km.com SANTA ROSA "We create transportation i e - s t Response to Caltrans Comments,September 15, 2003,Pg.2 Proposed Project Trip Generation The Ravenswood residential development is proposed as 220 units of single-family housing. The project is proposed to have two access roadways off of Point of Timber Road and Newbury Lane. The project site is currently a vacant lot,which is zoned for residential land use. Trip generation of the proposed Ravenswood Project was estimated using the trip generation rates provided in the 6ffi Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) in 1997. The estimated project trip generations on a weekday(24-hour period), as well as during the morning and afternoon peak hours of a weekday are summarized in Table 4. The proposed residential development with 220 units is expected to generate approximately 2,106 daily trips,with 165 trips during the AM peak hour and 222 trips during the PM peak hour. TABLE 1: PROPOSED PROJECT TRIP GENERATION Use ITE Size Daily Trip #of Daily Trips A.M.Peak Hour P.M.Peak Hour Code Rate (50%in&MOW) Trip Rate Total#of InOut Trip Total#of In Out Trips (25%) (76%) Rate Trus (64%) (36/) Single-Family 310 220 units 9.57 2,106 0.75 165 41 124 1.01 222 142 y 80 I- (11053 In&1053 Out) Proposed Project Trip Distribution Trip distribution assumptions for the proposed Ravenswood Project were developed based on the counted intersection turning movement volumes and on the results of a 2003 survey by Fehr&Peers of driving habits of Discovery Bay residents. Traffic from the proposed project is expected to travel to and from the site according to the distribution assumptions shown on Figure 9 and described below: • Thirty-nine percent of the total project generated trips would travel to/from northwest via SR 4. These thirty-nine percent of the total generated trips were split equally among the two project access roadways. Meaning,one-half percent of these trips would use the project's access located off of Point of Timber Road with an assigned travel route on Point of Timber Road-Byron Highway-SR 4. The remaining one-half percent would use the project's access off of Newbury Lane and travel on Newbury Lane—Preston Drive—Point of Timber Road--Byron Highway—SR 4. • Fifty-eight percent of the project trips would travel to/from the south via Byron Highway. This portion of the project generated trips was divided as follows: twenty percent(of the fifty-eight percent) would use the Point of Timber Road access and travel on Point of Timber Road- Byron Highway. Forty percent would use the Newbury Lane access and travel on Newbury Lane—Preston Drive—Newport Drive—Bixler Road-March Creek Road—Byron Highway. The remaining forty percent would also use the Newbury Lane access,but travel on Newbury Lane--Preston Drive— Newport Drive—Bixler Road—SR 4—Byron Highway. • Three percent of the total project trips would travel to/from the east via SR 4. Ten percent of these trips would exit and enter the project site via Point of Timber Road and travel on Point of Timber Road—Bixler Road—SR 4. Seventy percent would exit and enter via Newbury Lane and travel on Newbury Lane—Preston Lane—Newport Drive—SR 4. The twenty percent remaining would use the Response to Caltrans Comments, September 15,2403,Pg.3 Newbury Lane access and travel on Newbury Lane—Preston Drive--Newport Drive—Bixler Road — SR 4. Assigned project generated trips (Figure 9)were added to the intersection turning movement volumes under the Existing+ Approved Projects conditions (Figure 7). This resulted in obtaining the Existing+ Approved + Project traffic volumes at the study intersections, which are illustrated on Figure 10. Reponse 2 and 3: Figures 4, 7 and 10 on pages 11, 15 and 21 of the traffic study,respectively,provide a.m. and p.m, peak hour volumes at study intersections on all significantly affected streets and highways, including crossroads and controlling intersections. Additionally, these figures schematically provide a.m. and p.m. traffic volumes for the three traffic analysis scenarios; existing,existing plus approved projects (cumulative) and existing plus approved plus project. It should be noted that, in traffic engineering and planning,peak hour analysis at study intersections are considered to be a more microanalysis and a better indicator of worse case traffic conditions. Therefore, Average Daily Traffic (ADT) volumes are not represented or analyzed in this traffic study. Response 4: Table 3 "Approved Projects Trip Generation) on page 13 of the traffic study provide traffic volumes for all traffic—engineering developments, both existing and future, that would affect that State highway facilities being evaluated(State Route 4). Additionally,Figure 6 on page 14 of the traffic study graphically shows these traffic volumes. For easy reference, the trip generations for approved projects (cumulative) estimates are repeated below: Approved Projects Trip Generation Trip keneration for the residential developments was estimated using the trip generation rates published in the 6` Edition of the Trip Generation Manual produced by the Institute of Transportation Engineers (ITE) in 1997. The Sandy Cove Development trip generation is based on the traffic study report prepared for Pacific Development Group 11 by Fehr&Peers Associates, Inc. in February 2001. Table 3 summarizes the trip generation estimates for all approved projects. As shown in the table,the approved projects are expected to generate 1,846 trips during the AM peak hour, and 2,837 trips during the PM peak hour. TABLE 2: APPROVED PROJECTS TRIP GENERATION AM Peak Hour PM Peek Hour Hourly ' Total Inbound Outbound Hourly Total inbound Outbound USE Size Unit Rate j Trips Tris(25°4 Trips 75% Rate Tris Tris 64% Tris 3S% Discovery Bay West 9.75 206 52 154 ?.01 27$ 178 ( 106 Viiia a t _ 275 SFU Discovery Say West 0,75 341 85 I 256 1.01 459 294 165 Vita a it 454 SFU _ Discovery Bay West Viiia e iii 645 SFU 0.75 454 114 340 1.01 611 391 224 Discovery Bay Wast 0.75 454 114 340 1.01 611 391 ? 220 Villa N 695 SFU Sandy Cove i Mixed Use 391 224 167 878 444 434 Development Approved Project Totals 1,846 589 1,257 ; 2,837 1,698 #,#39 t i � Response to Caltrans Comments, September 15, 2003,Pg.4 The trips generated by the approved projects were distributed using the patterns assumed in previous traffic studies. It should be noted that TJKM accounted for all 275 units contained in the first phase of the Discovery Bay project. Some of these units were built and are presently occupied, which is already reflected in the existing traffic counts. Roadway assignments of the approved project trips are shown on Figure 6. Adding trips to be generated by the approved projects to the existing turning movement volumes at the study intersections resulted in the Existing+Approved Projects traffic volumes. These Existing+ Approved intersection turning movement volumes in the AM and PM peak hours are shown on Figure 7. Response 5 and 6: Pages 24,25, 26 and 27 of the traffic study provide insight and special attention into potential circulation problems and give recommendations/mitigation with respect to site access, pedestrian access to nearby schools,truck traffic during the construction phase and intersection and roadway improvements (i.e. signalization,sidewalks ect.). Thank you for the opportunity to provide these responses. Please call with your questions and/or comments. J:1Jurisdiction\C\Contra Costa Countyk029-159 Delta Lakes\Report1M091103 Caltrans.doc .......................................................................................................................I...11......... .................................................................... to U. q cz c M Li. M 0 e LOU 70 tn LU sz 4 w cs LL < 1 Lt + to ct z ui "L Ld 'L rj d U LL Ip L7 Y Ci U. CL q d < < LL m CL C) to) v c c c .9 + to 3t O u L m E �5 Cc U + to CL u C .2 3t CL CL 0 1�11 r . .2 a 19 < Ij 17 17 -L 1=2 z, mmm x In It Dui z 0 w z 0 LU z0 z0 z 0 w c "a 7E `7 0; r yruai t� it Q� i7 ~ ~'. + > - 117 -T, -v`}7 -t' —1Z - 17 it It , 11.1 it _j , V) Ln in m m m m m m co M 0 m m M m ca m ww U., z h W0 LU ZV, z0 z nw m r V s, 43 a 16 w U) in co 0 > C U.1 3t �t 'E z .............................................I.............................................................................................. ........................................................................ Response to Letter G Terry Roberts, Director, StateClearinghouse 09/09/03 Response to Comment #1: The letter transmits comments from Caltrans (addressed above) and no further response is required. Response togetterH Timothy C. Sable,-District Branch Chief. Department of Transportation. 09/26/03 Response to Comment#1&2: See response to comment #3 of letter F, above. 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A N N LAND DEVELOPMENT C 0 M P A N Y November 4, 2003 Contra Costa County Public Works Department 255 Glacier Drive Martinez, CA 94553 Gentlemen: We received a copy of the staff report and Conditions of Approval for the Ravenswood Subdivision yesterday November 3, 2003. In reviewing the transportation comments we are concerned about the application of standards to this development. On page 13 of the Staff Report Item 3, Regional Traffic Consideration states"the level of development on the Hofmann properties within the study area is somewhat lower than originally identified". This is not accurate, the Hofmann Land Development Company has submitted a General Plan Amendment Request to the Board of Supervisors to make adjustments to the development of the property so that it will maintain the number and density of units originally contemplated by the EIR, Development Plan,Tentative map and other existing approvals. Please correct this statement and incorporate the approved level of development within the Discovery Bay West project in {2000 residential units}in your thinking and application of standards to projects in the area. Continuing under item 3 on page 18 of the staff report is the statement,that"the proposed development would still be required to provide onsite and offsite roadway improvements and to pay both area benefits for the Discovery Bay area and the East County Sub-Regional Transportation Mitigation Fee". Please clarify that the Ravenswood Development will pay a"Discovery Bay West Special Fee"and will contribute funds the special fund reserve for these monies including all increases to said fee through the course of time and other transportation fees at an equivalent level to the Transportation fees in Discovery Bay West. The following comments apply to the findings and Conditions of Approval for County Files DP033008 and SD8710 Reference Open Space: 1. Item 11 on page 11, Hofmann Land Development Company has adjoining open space areas which we would like to join with the Ravenswood open space area for perpetual maintenance. At present these are privately owned and privately maintained open space areas.As noted in our prior correspondence we would welcome an opportunity to investigate creation of an open space maintenance district with the Town and/or the County for the maintenance of these areas. 2. Regarding Condition number 16, Construction Conditions, please be advised that Hofmann Land Development Company has executed certain construction agreements for the maintenance and improvement of Bixier Read which will likely remain in effect for the period of time this development will be hauling building materials. Please require that the Ravenswood Development enter into a similar agreement andlor hold Hofmann Land Development Company harmless for Ravenswood's acts. Alternatively, release Hofmann Land Development Company from it's maintenance obligations for the period that Ravenswood is performing it's operations. 1380 GALAXY WAY 0 ROC Box 758 0 CONCORD, CA 94522 * PHONE 925/682-4830 * FAX 925/682-4771 H 0 E M A N N LAND DEV ELO Ph�4�E7 NT Page 2of2 C 0 1�P A Y Contra Costa County November 4, 2003 3. Drainage/Water Quality, Condition 29 as noted in previous correspondence please advise what is the "existing earth canal". Ownership of this"canal"and the Kellogg Creek area is unclear. 4. Regarding Condition 37, it appears that you are intending to have the Lighting and;Landscape District required in Condition of Approval 10, also maintain the water quality measures. 5. Regarding the series of Conditions addressing flood elevations etc. (40—44)it appears that that the standards that apply here are different than either the Discovery Bay development or the Discovery Bay West development. Our understanding of the ordinance code is that the minimum top of curb elevation for this area is 9.5,which elevation generally dictates pad elevation and relationship. 6. Reference the traffic section contained on pages 32 and 33, please be advised or reminded that you have in your possession traff=ic studies indicating that there are other impacted intersections beside those noted which require fair share contribution form the Discovery Bay West development and should also be applied to this development.We do not have access to this TJKM report so we cannot comment on it's contents however, it is in the public interest to assure that this development funds the transportation improvements of the areas of at least the same level required by the Discovery Bay West development. 7. We assume, but it is not stated, when the project is annexed to the Lighting and Landscape District it will share in the maintenance costs of not only it's fronting landscaping park but also the fronting landscaping of other portions of the Discovery Bay West General Plan Area, including but not limited to all of Bixler Road,all of Point of Timber Road,all of Preston and Newport Drive plus the existing park and park and ride lot. 8. Reference Traffic Mitigation Fee Condition 912, how is the development fee of$4,000.00 for this project arrived at when the Discovery Bay West development constructed approximately one and three quarter miles of offsite road improvements, offsite signal improvements plus substantial non-frontage improvements to existing roadways along it's perimeter and a local fee of$6,798.00 which and expected to go higher, It would seem obvious that the Ravenswood Development transportation impacts are no different than the Discovery Bay West impacts and we would ask that the impact fees be commensurate escalation clauses the fees should be commensurate. Thank you for your consideration. Sincerely, Lan D pment Company t' r . Lennon Senior Vice President Cc: Town of Discovery Bay Western Pacific Housing Contra Costa County Community Development, John Oborne East County Regional Planning Commission 1380 GALAXY 'WAY . P.Q. Bax 758 • CONCORD, CA 94522 • PHONE 925/682-4830 * FAX 925/682-4771 CLARIFICATIONS FOR RAVENSWOOD Based upon information received after preparation of the Responses to Comments regarding the Initial Study for Ravenswood, and prior to and during the Planning Commission hearing, the following clarifications are offered for comments that relate to the Proposed Project's potential environmental impacts: Hoffman Land Company, November 4, 2003, 2nd paragraph: Response:At the time of the preparation of the Initial Study there were 182 "unclaimed units" (described on p. 20 of the Initial Study), leaving 38"unstudied" units. As the project has been reduced to 203 units, the"unstudied units" are reduced to 21. Hoffman's request for a General Pian Amendment to make adjustments to their plans and maintain the number and density of units was not an approved or proposed project as of the date of completion of the Initial Study. The 21 "unstudied units" constitute less than 1% of the total units approved for Discovery Bay West. During preparation of the Initial Study, mitigation measures were identified that reduced the cumulative impacts of the Ravenswood project to less than significant levels. Response to Letter C, Comment#3 should read: "Thirteen of the 203 proposed units are duets, for a total of 26 units.," Response to Letter D, Comment#6,the following should be added: "The addition of`T" Street will reduce project traffic using Newport Lane and passing by the school." Response to Letter"F" Comment#3, the last sentence should read: "The project will be required to contribute its fair share to the costs of signalization. The county has the Newport/Highway 4 signalization project on its list of future projects." 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RAVJ ` OOD QYN E GNMS •SJRVFYOn •PU NRS i SUBDIVISION 8710 2503 CI+MiNO RAa10N SUITE 1DD Tu ('925) 856-01� EXHIBIT Sa: � oSUBDIVISION 3423 u PROPOSED LAND USE DESIGNATION 20 POINT O ER ROAD < V) HAMPSHIREDUVE . sUf3 I 7Ot '' l I /PROJECT SITE NSH EWBERKY }-.t+11.. / .L l� p cl fs�, < Nk os X. 7140 1.4 NEWPORZ-GATa }. e.°LtlK'dC.V..LS. ?� q. t,,.•.r', �'.'., of PROPOSED LANTD USE DESIGNATION Carlson, Barbee & Gibson, Inc. P, VENSWOOD •aA SUBDIVISION 8710 2603 CAMINO RAMON SUITE 4DD Ta (925)866-0.322 OCTOBER 2, 2003 SAN RAMION, CALIFORNIA 94583 FAX (925)866-8575 G�t t:?V+CaD�EXH7gtT5�kEZ��'�A EXHIBIT #8 NOTIFICATION LIST APN 008-340-007-5 APN 008-540-008-3 >-` APN 008-540-009-1 ROATEN E HINSON LEO LAROCCA ROBERT PAUL YCO 162 EUCLID AVE 1715 NEWPORT DR 4000 NEWPORT LN LOS GATOS CA 95030 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 008-540-010-9 APN 008-540-011-7 , APN 008-540-012-5 ,.-- LAI C& HAUN S CHEUNG MICHAEL &ANN TRE JASPER ANTONIO TRE DONOFRIO 4008 NEWPORT LN 4016 NEWPORT LN P O BOX 1835 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 BYRON CA 94514 APN 008-540-013-3 -- APN 008-540-014-1 ,- APN 008-540-015-8 DAVID P &VIRGINIA L DOYLE GARY L & PENNY E TRE HUGHES WARREN D TRE WOOD 4032 NEWPORT LN P O BOX 1509 4048 NEWPORT LN DISCOVERY BAY CA 94514 PLEASANTON CA 94566 DISCOVERY BAY CA 94514 APN 008-540-016-6 APN 008-540-023-2 r APN 008-540-024 .- .-I LLOYD & CAROLE CARNEY STEVEN & LOIS LARSON ANGELO & DANA MORALES 135 SIERRA AZULS 4065 NEWPORT LN 4055 NEWPORT LN LOS GATOS CA 95032 BYRON CA 94514 DISCOVERY BAY CA 94514 APN 008-540-025-7 •-' APN 008-540-034-9 '' APN 008-540-036-4 ,-- DARYL & NICOLE MERRITT TIMOTHY J TRE RIEDY ROBERT JR & KATHRYN TRE MOF 4045 NEWPORT LN 4039 NEWPORT LN 3997 BOLINAS PL DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-220-002-7 0" APN 011-220-004-3 Ar APN 011-220-010 PHILIP P & KARLA P STORRER JOHN E &JANET L ARMSTRONG PATRICK M TRE RYAN 852 DISCOVERY BAY BLVD 1427 GARY DR 2850 E 4TH AVE DISCOVERY BAY CA 94514 CONCORD CA 94518 DENVER CO 80206 APN 011-220-017-5 ,,. APN 011-220-020-9 APN 011-220-021-7 PATRICK M TRE RYAN DONALD & BARBARA TRE SCHULER DONALD & BARBARA TRE'SCHULI 2850 E 4TH AVE 2194 N EUCLID AVE 2194 N EUCLID AVE DENVER CO 80206 UPLAND CA 91784 UPLAND CA 91784 APN 011-230-006-6 -- APN 011-350-002-9 '' APN 011-350-003-7 -' PATRICK M TRE RYAN BYRON UNION SCHOOL DISTRIC CONTRA COSTA COUNTY 2850 E 4TH AVE 14401 BYRON HWY 255 GLACIER DR DENVER CO 80206 DISCOVERY BAY CA 94514 MARTINEZ CA 94553 APN 011-350-005-2 APN 011-390-015-3 '' APN 011-390.016-1 NEW DISCOVERY INC ERIC DAVID PEARLSTEIN EUGENE A JR&JANEEN L MENDE 1380 GALAXY WAY 2313 HAMPSHIRE DR 2321 HAMPSHIRE DR CONCORD CA 94522 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-017-9 '� APN 011-390-018-7 -.-~ APN 011-390-019-5 ---- GARTH C & SUSAN B PRATT KEVIN WENZEL ANDREW & DARLENE✓ " 274 AMESBURY ST 266 AMESBURY ST 258 AMESBURY ST DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA APN 011-390-020-3 ,/ APN 011-390:021-1 APN 011-390.022-9 ROBERT J GIUBBINI CHARLES I &JILL M YAMADA LUIS A & CECILY L MELENDEZ 1077 ROBIN WAY 242 AMESBURY ST 234 AMESBURY ST SUNNYVALE CA 94087 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-023-7 '' APN 011-390-024-5 APN 011-390-025-2 -- DONALD C & HEATHER ANTHROP BERT M & LISA GOLDSTEIN EDWARD J LANDRY 226 AMESBURY ST 218 AMESBURY ST 210 AMESBURY ST DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-026 APN 011-390-027-8 APN 011-390-028-6 JAMES & JAMIE SKINNER REGIN & BRENDA CHRISTENSEN STEVEN P PEROTTI 202 AMESBURY ST 304 FAREHAM CT 312 FAREHAM CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-029-4 / APN 011-390-030-2 i' APN 011-390-031 --- CHRISTOPHER A BELL SHARYN MCDAVID TRAVIS & DIANE ROBINSON 320 FAREHAM CT 328 FAREHAM CT 336 FAREHAM CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-032-8 /' APN 011-390-033-6 APN 011-390-034-4 - GEORGINA JOHNSON DARRELL J & GAELA RAE SMITH FRANK P & NANCIE S CASTRO 344 FAREHAM CT 352 FAREHAM CT 353 FAREHAM CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-035-1 '` APN 011-390-036-9 '" APN 011-390-037-7 I'' MICHAEL R & JENNA BIGLOW SHANE &JULIE FISH STEVEN & JENNIFER BAPTISTA 345 FAREHAM CT 337 FAREHAM CT 329 FAREHAM CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-038-5 '� APN 011-390-039-3 --- APN 011-390-040-1 MICHAEL A ASH TRACY L HIEBER ARTHUR T MCDONALD 321 FAREHAM CT 313 FAREHAM CT 1849 DUNE POINT WAY DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-041-9 APN 011-390-042-7 APN 0i11-390-043-5 THOMAS & JACQUELYN KLISIEWICZ KRIS L& SANDRA L FREDRICKSON TIMOTHY J & ERIN NELSON 203 AMESBURY ST 211 AMESBURY ST 219 AMESBURY ST DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-044-3 APN 011-390-045 APN 011-390-046-8 RODNEY C BELKNAP JOSEPH W & STACY E MOSSOR NICHOLAS & NANCY UTTERBACK 1130 LOMITAS AVE 235 AMESBURY ST 243 AMESBURY ST LIVERMORE CA 94550 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-047-6 APN 011-390-048-4 / APN 011-390-049-2 ---- LEONARDO GONZALEZ MARK ROBERT & JENNIFER LEE HEANISHAW'N SCOTT REDMOND 251 AMESBURY ST 259 AMESBURY ST 156 CARDINAL LN DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390.050 r-"' APN 011-390-051-8 APN 011-390-052-6 RYAN D & ROBERTA M JAFFE IAN C & MICHELLE L MURPHY ANNIE STEVENS 148 CARDINAL LN 140 CARDINAL LN 132 CARDINAL LN DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-053-4 APN 011-390-054-2 APN 011-390-055-9 -- JUNE JARDIN WILLIAM YEARMAN DONALD WAYNE & MICHELE LYNI 124 CARDINAL LN 116 CARDINAL LN 108 CARDINAL LN DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-390-056-7 --' APN 011-430-020-5 -'' APN 011-430-021-3 - CHRISTOPHER& DANIELLE CUSHMAN CARLO&JOSEFINA TRE PONCO SARAH ISDN 104 CARDINAL LN 817 BLUE MESA CT 825 BLUE MESA CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-022-1 APN 011-430-023-9 -- APN 011.430-024-7 �- PETER RAJALA ROGER & STPEHANIE BONTE PAUL'S KELLER 833 BLUE MESA CT 841 BLUE MESA CT 842 BLUE MESA CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-025-4 .-- APN 011-430-026-2 .- APN 011-430-027 - DAWN TRUSTY EUGENE LA MAR STEPHEN & DEBRA K STEGER 834 BLUE MESA CT 826 BLUE MESA CT 818 BLUE MESA CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-028-8 - APN 011.430-031-2 APN 011-430-032 ---- TIMOTHY C BRACKEN CATHY ENGLE MICHAEL SCIZAK 810 BLUE MESA CT 709 SEMINOLE CT 715 SEMINOLE CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-033-8 APN 011-430-034-6 -,-- APN 011-430-035-3 --- BOB L NYCUM LONNIE & DEANNA VARLETA STEVE R& LAURA ANN KEEFER 721 SEMINOLE CT 727 SEMINOLE CT 733 SEMINOLE CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-036-1 -- APN 011-430-037-9 APN 011-430-038-7 - TONY& TAMARA MARTINS ROBERT J BUNTROCK KULLY R LINDSTROM 734 SEMINOLE CT 728 SEMINOLE CT 722 SEMINOLE CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-039-5 �' APN 011-430-040-3 .-- APN 011-430-043-7 - SCOTT& CASSANDRA KABRICH MANUEL S VIERRA MICHAEL& TERRI R WRIGLEY 716 SEMINOLE CT 710 SEMINOLE CT 611 TOPAZ CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-044-5 / APN 011-430-045-2 --- APN 011-430-046 '-- ROBERT -ROBERT J & PEI FENG IVANOF'F DENNIS HEINRICHS KENNETH OSBORNE 617 TOPAZ CT 623 TOPAZ CT 629 TOPAZ CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 ON 011-430-047-8 .- APN 011-430-048-6 -- APN 011-430-049-4 ..- RICHARD LEE ERFURT MATT& BARBARA HENDERSON STEPHEN WILSON 635 TOPAZ CT 636 TOPAZ CT 634 TOPAZ CT DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 APN 011-430-050-2 ✓ APN 011-430-051 APN 011-430-052-8 ------ JAMES LEWIS JR MEBANE LORI NICOLAISEN HOFMANN CONSTRUCTION CO 624 TOPAZ CT 618 TOPAZ CT 1380 GALAXY WAY DISCOVERY BAY CA 94514 DISCOVERY BAY CA 94514 CONCORD CA 94521 APN 011-430-053-6 APN 011-430-054-4 APN 011-430-055-1 --may,.---- HOFMANN CON CTION CO HOFMA�1987 GABLE TRU HOFMANN 1987 REVD BLE TRU 1384 GA AY 1380 GAY 1384 GALCONGO CA 94521 CONC20 1 CON RD CA 94524 APN 011-430-056-9 ,- APN 011-430-057-7 HOF= $7 REVOCABLE TRU HOFMANN 1987 REVOCABLE TRU 138 LAXY WAY 1384 G Y WAY eO-NCORD CA 94520 C ORD CA 94520 Army Corps of Engineers U.S. Fish& Wildlife Service San Francisco Bay Region Sacramento District Division of Ecological Services Regional Water Quality Control Board 1325 J Street, Room 1444 2800 Cottage Way, Suite W 2606 2101 Webster Street, Suite 500 Sacramento, CA 95814-2922 Sacramento, CA 95825 Oakland, CA 94612 Reclamation District#800 Town of Discovery Bay LAFCO PO Box 262 Service District Discovery Bay, CA 94514 1037 Discovery Bay Blvd. Discovery Bay, CA 94514 EBRPD Delta Protection Commission Main Library 2950 Peralta Oaks Court PO Box 530 Pleasant Hill PO Box 5381 Walnut Grove, CA 95690 INTEROFFICE Oakland, CA 94605-0381 Public Works ABAG BAAQMD Engineering Services Division 101 Oak Street Environmental Review Section ATTN: Larry Gossett PO Box 2050 939 Ellis Street Oakland, CA 94604 San Francisco, CA 94109 Discovery Bay Elementary School Liberty Union High School district Consolidated Fire 1700 Willow Lake 20 Oak Street Byron, CA 94514 Brentwood,CA 94513 INTEROFFICE City of Brentwood Supervisor Greenberg Western Pacific Housing 7083 d Street District IB 1210 Central Boulevard Brentwood, CA 94513 Brentwood, CA 94513 INTEROFFICE Attn: Reed Onate John Armstrong Philip &Karla Storrer DonaldSchuler 1427 Gary Drive 852 Discovery Bay Blvd. 2194 N. Euclid Avenue Concord, CA 94518 Byron, CA 94514 Upland, CA 91784 CALTRANS Byron School District Town of Discovery Bay Mr. Tim Sable 14401 Byron Highway 1800 Willow Lake Road PO Box 23660 Byron, CA 94514 Discovery Bay, CA 94514 Oakland, CA 94623-0660 Attn: Virgil Mr. John Hoyt Byron-Bethany Irrigation District Public Works Byron MAC PO Box 160 PO Box 384 3944 Main Street Paul Detjens Byron, CA 94514 Byron, 94514-0160 Flood Control Andrew Pera Vince Fletcher Mark Armstrong 258 Amesbury Street 1210 Central Blvd. PO Box 218 Discovery Bay, CA 94514 Brentwood, CA Danville, CA 94526 David Lennon Reed Onate PO Box 758 1210 Central Blvd. Concord, CA 94522 Brentwood, CA 94513 M— ME M. an Imp AM