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Home My WebLink AboutMINUTES - 10212003 - D3 „i TO: BOARD OF SUPERVISORS ` # Contra FROM: DENNIS M. BARRY, AICP r z., Costa COMMUNITY DEVELOPMENT DIRECTOR .R County DATE: October 21, 2003 SUBJECT: HEARING ON AN APPEAL OF THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION DECISION OF DENIAL OF A LAND USE PERMIT FOR AN APPROXIMATLY 40,300 SQUARE FOOT YMCA FACILITY WITH OUTDOOR POOL, AIRNASIUM AND OUTDOOR SPORTS COURT. SUBJECT PROPERTY IS APPROXIMATELY 12.4 ACRES AND IS LOCATED TO THE EAST OF DANVILLE BOULEVARD AND IS ACCESSED THROUGH AN EASEMENT ON LEWIS LANE IN THE ALAMO AREA. (SAN RAMON VALLEY YMCA — APPELLANTS AND APPLICANT) (District 111) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATION UPHOLD the 'Zoning Administrator's decision to approve the land Use permit for the proposed San Ramon Valley YMCA as described in Alternative Two below. CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): — ACTION OF BOARD ON TtOwr 2T, APPROVED AS RECOMMENDED X OTHER,_, *See attached addends and attacbnent for Board action. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND _UNANIMOUS{ABSENT None.) CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Aruna Bhat(925)335-1219 ATTESTED October 21, 2003 cc:San Ramon YMCA JOHN SWEETEN, CLERK OF THE BOARD OF Barbara Clancy SUPERVISORS AND COUNTY ADMINISTRATOR Public Works Mark Armstrong BY, a �:€ ' ° DEPUTY Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 2 ALTERNATIVE BOARD ACTIONS: Listed below are two possible alternative actions that the Board could take on this appeal: Alternative One (Deny the Project) A. OPEN the Public Hearing and receive testimony on the land use permit application for the San Ramon Valley YMCA. B. CLOSE the public hearing. C. SUSTAIN the San Ramon Valley Regional Planning Commission decision that the EIR is not adequate for the project D. DENY the appeal of the San Ramon Valley YMCA. E. UPHOLD the San Ramon Valley Regional Planning Commission's decision to deny the land use permit and adopt the findings contained in their Resolution #26.2003. Alternative Two Approve the Proles} A. OPEN the Public Hearing and receive testimony on the land use permit application for the San Ramon'Valley YMCA. B. CLOSE the Public Hearing. C. FIND that the Environmental Impact Report with the attached Errata has been completed in compliance with CEQA and with the State and County CEQA Guidelines. D. FIND that the Final EIR with the attached Errata was presented to the Board of Supervisors and the Board of Supervisors reviewed and considered the information contained in the Environment Impact Report prior to making a decision on the project. E. FIND that the Final Environment Report reflects the County's independent judgment and analysis. F. UPHOLD the Zoning Administrator's approval of the land use permit application with variances and adopt the findings in Resolution 13-20303 as the basis for the Board's actions. G. GRANT the appeal of San Ramon Valley YMCA. H. ADOPT the Mitigation Monitoring Program. 1. DIRECT the Community Development Directorto file a Notice of Determination with the County Clerk. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 3 FISCAL IMPACT: All costs for the land use permit processing are borne by the applicant. PROJECT DESCRIPTION The subject property is approximately 12.4 acres in size. The applicant is proposing a 40,300 gross square foot indoor facility that would encompass 7.5%of the site. The single largest component of the project wouldbe a 10,800 square foot airnasium. This building is a gymnasium without sidewalls. There are two courts proposed for basketball and other games. The primary outdoor facilities of the project are 12,300 square feet, comprised of an outdoor pool and sports court. An indoor swimming pool is also proposed to be constructed. The proposed six-lane 75 foot by 45 foot pool will accommodate the lap swimming, recreational swimming, lessons, aqua aerobics and arthritis aquatics. The family fitness area will house the equipment for weights and strength training, cardiovascular efficiency and basic fitness. Those rooms will be approximately 6,325 square feet. An area of this building is designed to provide space for childcare while parents are engaged in their physical workout. This is not a daycare facility; rather it is for the use of those using the YMCA who have young children. The size of the room, 2,000 square feet, will also permit some organized activities. The 1,275 square feet of multiple purpose rooms are for the many parent-child programs such as Y-guides and Princesses. The YMCA provides CPR and first aid training and other class activities that will utilize this meeting place. The project includes the construction of a number of outdoor facilities including a swimming pool, sports court, climbing tower and campfire/picnic areas. Other proposed uses on the site include paved entrance and parking areas (160 spaces), a meadow and landscape/open space. A skateboard facility, which was proposed initially, has been eliminated from this project. The YMCA anticipates making 1,900 — 2,300 membership units available to the public. During peak usage times, the YMCA would have approximately 25 employees on duty. The YMCA is proposed to be open from 5:30 AM — 10:00 PM, Monday through Friday and 7:00 AM-- 5:00 PM on weekends. The YMCA is also proposing extended hours and/or special events five or six times a year. Special events would typically occur during the facility's regular hours, mostly on Saturdays in the spring and summer. The site is proposed to be accessed via a 56-foot wide private access easement through the properties located on Lewis Lane. This private easement was obtained concurrent with the Emerald Homes subdivision. The applicant proposes a 20-foot wide bridge with 8-foot pedestrian sidewalk and bike path across San Ramon creek onto the YMCA property. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 4 BACKGROUND INFORMATION The Zoning Administrator, Mr. Dennis Barry, held a public hearing on the lend use permit in the community on April 30, 2003. After taking considerable testimony at the hearing, the Zoning Administrator approved the use permit for the proposed YMCA facility with Conditions of Approval. Priorto acting on the land use permit, the Zoning Administrator certified the adequacy of the Final EIR. On May 8, 2003, a neighboring property owner, Mrs. Barbara Clancy, filed an appeal of the Zoning Administrator's decision. Mrs. Clancy's appeal included a list of several people supporting the appeal. On July 16, 2003, the appeal was scheduled before the San Ramon Valley Regional Planning Commission. At the hearing the Commission took extensive testimony and then continued the hearing to August 20,2003. The Commission asked staff to further respond to access through Nap McGee, nighttime security,trip generation information, physical mitigations and effectiveness of a traffic signal at project driveway. These issues were addressed in the August 20, 2003 San Ramon Valley Regional Planning Commission's staff report(attached). At that meeting,the Commission denied the use permit and found the EIR to be inadequate. On August 26, 2003, Mark Armstrong with Gagen, McCoy, McMahon and Armstrong filed an appeal on behalf of the San Ramon Valley YMCA of the decision of the San Ramon Valley Regional Planning Commission to deny the YMCA project. SAN RAM'ON'VALLEY REGIONAL PLANNING COMMISSION DECISION The motion to deny the project and uphold Mrs. Clancy's appeal was as follows: "To upfold the appeal and deny the land use permit and find that the EIR is not adequate, to find that the finding regarding encouragement of--not encouraging marginal land use cannot be made, to find that the required finding that the project not represent a nuisance or enforcement problem also cannot be made based on the current condition of approval." A majority of the San Ramon Valley Regional Planning Commission raised concerns related to the potential traffic impacts associated with the proposed YMCA facility. Their concerns focused on the adequacy of the traffic impact analysis. Some of those Commissioners expressed concerns regarding the lack of a second access through Hap Magee Park to La Gonda Way in Danville and felt it did not constitute good planning. They felt that the proposed YMCA facility and the Nap Magee Park were compatible and comparable uses and integrated co-operative access through the park was necessary. Nighttime fighting ,and noise level increase due to activities at the proposed YMCA were also issues expressed. The Commission decision was based on the belief that the project would create nuisance or enforcement problems within the neighborhood and that the development was marginal. The only discussion to support this contention of marginal use was the increased traffic volumes projected by this development as compared to nine single-family homes on the subject property which could be allowed based on current zoning and general Plan. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 5 Conditions of Approval require traffic monitoring at the intersection of Lewis Lane and Danville Boulevard. (COA #142). Due to the ongoing monitoring required, it was felt that the project would create a nuisance or enforcement problem in the area. They expressed concerns regarding building the facility first and then mitigating impacts through monitoring and felt that the project should be approved only when monitoring of a potentially significant impact is not required. Commissioner McPherson who voted to uphold the Zoning Administrator's approval stated that Alamo would probably not incorporate due to a lack of commercial tax base which in turn would prevent the community from having an adequate recreation department. She felt that the proposal would fill a void and provide recreational needs to the community. She also stated that in the Alamo and San Ramon Valley area houses continued to be built and recreational/community services need to be provided for those children and families in the area. Commissioner Matsunaga, who also voted to uphold the Zoning Administrator's approval, believed that a secondary access through Hap Magee was important, but stated that he was not ready to make it a condition of approval. He felt that there was a need in the valley for parks and recreation facilities like this proposal. STAFF ANALYSIS: Generally,the Community Development Department carries forward the San Ramon Valley Regional Planning Commission's decision on projects. However, with this land use permit, staff disagrees with the Commission's decisions. Listed below are some of the reasons for County staffs disagreement with the Commission. 1. Adequacy of EIR: Trip generations are key components of any traffic study. The ITE trip generation manual is industry standard reference document. When ITE standards are applied to this project, the peak hour trips projected were 75. County staff then investigated many sources of the trip generation data, including surveys at several local YMCA facilities. The analysis was based on a range of potential trip generation rates, developed from four existing',YMCAs: Fairfield, Pleasant Hill, San Rafael, and Palo Alto. Although the applicant indicated that the Fairfield YMCA would most closely resemble the operation of the proposed Alamo YMCA, staff used all of the available trip generation information in the preparation of the DEIR and FEIR, to demonstrate a range of possible outcomes, from base case to worst case scenarios. The traffic analysis conducted for the proposed Alamo YMCA studied 13 local intersections to determine what effect the project may have on level of service. In the base case analysis, which was based on the information from Fairfield, staff estimated that the Alamo YMCA would generate about 100 peak hour trips. Applying this information to the 13 study intersections, staff did not identify any significant traffic impacts. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 6 In response to comments on the DEIR, staff performed new traffic counts as part of the FEIR to provide the most recent information for both the public and the decision makers. This updated information did not change the conclusions presented in the DEIR, nor did it require the creation of any new mitigation measures. At the first Planning Commission hearing, held on July 16, 2003, the appellant, Mrs. Clancy, questioned the accuracy of the reported size of the four YMCAs used in the traffic analysis. In response to this question, staff contacted all four of the YMCAs, and found that the square footages for Palo Alto and San Rafael and Fairfield were lower than what was indicated in Appendix B, Table TA.1 of the DEIR (the technical appendix of the transportation study). The FEIR included an amended version of this Table on page 111.5, which included information on the Pleasant Hill YMCA. Using the revised square footages to calculate predicted trip generation rates, staff evaluated whether any of the study intersections would experience a significant impact. Staff found that no new impacts would result that had not already been disclosed in the DEIR and FEIR. Under the worst-case scenario,which was based on an average of the trips generated at the Palo Alto and San Rafael YMCAs, staff estimated that the Alamo YMCA would generate 307 peak hour trips. Applying this information to the 13 study intersections, staff found that one significant impact,would occur. The impact would affect motorists exiting Lewis Lane and turning left (south)onto Danville Boulevard. This impact using the worst case scenario information is only for the future patrons of the YMCA facility and residents of Lewis Court. All other study intersections would continue to operate at an acceptable level of service. Furthermore, no new mitigation measures or changes to the existing mitigation measures are required as a result of this updated information. In order to simplify the analysis and provide a very straightforward test, staff used the actual traffic counts from each facility to simulate having an exact replica of each facility operating at the Alamo YMCA site. The actual number of PM peak hour trips observed at each YMCA facility is listed below: Fairfield 96 (November 1990 and September 2000 -- three days averaged peak hour was 5: 00 to 6:00 p.m. Pleasant Hill 177 (June 2002—one day, peak hour was 5:00 TO 6:00 p.m.) Palo Alto 255 (February 1999 —one day, peak hour was 4:15 to 4:15 p.m.) San Rafael 242 (February 1999 -- one day, peak hour was 5:00 to 6:00 p.m.) As before, this scenario did not result in any new significant impacts that were not previously identified' in the DEIR. Indeed, as part of staff's presentation to the Planning Commission on August 20, 2003, staff had evaluated a situation in which up to 300-peak hour trips were generated, and still no additional significant impacts were identified. That presentation is summarized in the EIR errata and the attached "Alamo YMCA EIR Traffic Analysis"by Fehr& Peers Associates, EIR traffic consultants, which is incorporated herein by reference. Date of Board of Supervisors Hearing Board of Supervisors Pile#LP992025 Page 7 2. Access Through Hap Magee Park: At the Commission meetings (and in draft comments to the draft EIR), many members of the public and Commissioners inquired about the possibility of a secondary access through Hap Magee Ranch Park. Providing a second access point via Hap Magee Manch Park would not avoid or substantially lessen the potential traffic impacts at the project driveway and Danville Boulevard. In order to assess how many project trips might be diverted from the Danville Boulevard driveway to the proposed access at Hap Magee Ranch Park, travel time surveys were conducted in late January 2003 to measure the difference in driving time that could result from the dual access option. The analysis concluded that up to 30 percent of patrons might choose to use a Hap Magee Ranch Park access if it were available. However providing a second access point via Hap Magee Ranch Park would divert traffic from a Route of Regional Significance and would add traffic to primarily residential streets in the area. The Town of Danville has consistently indicated to the County that they oppose vehicular access through Hap Magee Ranch Park. In a July 9, 1998 letter, Danville Town Manager, Mr. Calabrigo explained that the Town does not support access for the 'YMCA site through Hap Magee Park. The EIR includes another letter from Mr. Calabrigo dated October 11, 2002, which includes the same position. A third letter dated April 30, 2008 from the Town of Danville re-iterates the concerns expressed in previous correspondence. In July and August of 2003, the Town staff was re-contacted. in this conversation, Mr. Rob Ewing explained that it is the position of the Danville Town Council to oppose vehicular access to the LMCA property through Hap Magee Park. He stated that the position of the Town has not changed. He reiterated that the basis of the Town's objection is that the access would increase traffic on La Gonda Way and would alter the existing character of the park. 3. Marginal Use. The motion adopted by the Commission indicated that the proposed use was marginal. The Commissioners' discussion to support the motion was that the increase in total daily trips generated due to the project make it a marginal land use. They also felt that the use would change the desirability of the area. The project would indeed generate more traffic than a single-family development on a 12.4- acre site. However, Danville Boulevard is a Route of Regional Significance, and given the existing and future daily traffic volumes there,the percentage of traffic added by the proposed development to Danville Boulevard is insignificant. Hence,even under the worst-case analysis of 307-peak hour trips,the only potentially significant impact identified is at the project driveway for left turn movements out of Lewis Lane. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 8 The project traffic does not generate a significant increase in noise on adjacent properties as a result of project traffic, nor do the traffic levels cause local intersections to operate at an unacceptable level. Conditions of Approval limit the number and duration of outdoor events that have the greatest potential for noise impacts on adjacent properties, especially during evening hours. Conditions of Approval for the project require outdoor activities to end by 9 PM. Weekend activities are limited to 7 AM to 5 PM. The project is a quasi-public use that is allowed under the site's existing zoning and general plan land use designation. In addition to quasi-public uses, the R-20 zoning district also permits the establishment of such "commercial activities" as medical and dental offices and commercial nurseries upon obtaining a land use permit. Quasi-public users are located along residential portions of Danville Boulevard. This project is located off Danville Boulevard. ENFORCEMENT ISSUE: Commissioners expressed concern regarding Condition of Approval#102 and felt it allowed, "build it and mitigate later". Staff is recommending that Condition of Approval #102 be further strengthened {shown in redline/strikeout}from the San Ramon Valley Regional Planning Commission meeting as follows: 102. Prior to, issuance of the final building permit,the applicant shall develop a Traffic Monitoring Program and submit it to the Zoning Administrator for review and approval. The Traffic Monitoring Program shall be a detailed monitoring program, to provide for the monitoring of trips generated at the project driveway. The Traffic Monitoring Program shall outline traffic procedures to be followed, including the proposed days and times of the traffic counts,and the type of equipment and personnel to be used to perform the traffic counts. The Traffic Monitoring Program shall be implemented when the YMCA opens to the public.The applicant shalt perform monthly traffic counts,and shall provide a quarterly report to the Public Works Department for review. The report shall include the number of YMCA members,and the peak hour trip generation at the project driveway intersection with Danville Boulevard. The Traffic Monitoring Program and subsequent reports shall be performed by a qualified traffic-consulting firm. Scheduled programs shall not begin,or end during the AM or PM peak hours in the EIR and or within fifteen minutes before or after the Deak hours. After the YMCA has been in operation for at least one year and at the agplicants r uest such geak hour grogramming mgy be allowed provided the Zoning Administrator determines that these programs will not cause beak hour thresholds to be exceeded. If it is determined that the project is-generatinia more than 158 total AM or 156 PM peak hour tri sat the project driveway intersection with Danville Boulevard the mitigation strategies, listed in order of consideration are listed as A throe h D. Within ten calendar days of a ceedence AM or PM peak hour trips the applicant shall submit the following modifications to the Zoning Administrator. The modifications that are a122roved by the Zoning Administrator shall be implemented within ten days-of the Zoning Administrator's decision. A. Modify YMCA activity schedules to reduce peak hour travel demand. The specifics of the YMCA programming modifications shall be reviewed and approved by the Zoning Administrator. Date of Board of Supervisors Hearing Board of Supervisors File#LP992025 Page 9 The applicant shall submit bi-weekly reports in accordance with the Traffic Monitoring Program following any programming modifications to reduce peak hour travel demand for the following quarter. If the bl-weekly Traffic Monitoring Program reports indicate that the applicant is generating more than the allowable peak hour trips,the applicant shall further modify the YMCA activity schedules,subject to the review and approval of the Zoning Administrator. Following the second modification and subsequent bi-weekly reports,if the peak hour travel demand is not reduced,the applicant shall: B. Restrict YMCA operating hours, subject to the review and approval of the Zoning Administrator. The applicant shall follow the same process for restricting operating hours as was done for programming modifications in Section A above. C. Reduce the total YMCA membership, subject to the review and approval of the Zoning Administrator. The applicant shall follow the same process for reducing the membership number as was done for programming modifications in Section A above. D. Modify the project driveway intersection with Danville Boulevard configuration and/or modify the signal timing,subject to the review and approval of the Public Works Department. If, after three (3)years of operation,the quarterly reports indicate that YMCA membership and the peak hour travel demand has not changed significantly,the Traffic Monitoring Program may be reduced to yearly reports, subject to the review and approval of the Zoning Administrator. The County reserves the right to reinstate the requirement for monthly monitoring at any time throughout the life of the project if the County determines that traffic levels warrant additional monitoring. (MM 11113.1) County staff determined that the project would generate up to 155 PM peak hour trips and 158 AM peak hour trips and all area intersections would remain at LOS D or better, Mitigation Measure IIl.B.1 and COA#102 were constructed to acknowledge the uncertainty in predicting traffic from the proposed facility and to ensure through ongoing monitoring of the traffic from the facility that traffic impacts from the project would always be insignificant. It should be noted that the trip generation scenarios all assumed that YMCA trips on Danville Boulevard are all new trips, In fact,some of the YMCA trips would be using Danville Boulevard even if they did not stop at the YMCA (e.g., going to work, shop or school). Thus, the AM and PM peak hour significance levels as well as overall Danville Boulevard trips attributable to the use of the YMCA are conservative. COA#102 requires the applicant to submit the Traffic Monitoring Program prior to initiation of the use. The applicant is required to perform monthly traffic counts and provide a quarterly report to the County for review and approval. If the proposed facility generated more than the allowed',number of peak hour trips, there are several possible actions listed in the mitigation measure. Most are focused on reducing the amount of YMCA usage during the peak traffic Date of Board of Supervisors Hearing Board of Supervisors Pile#LP992025 Page 10 hours. If operational changes do not reduce the traffic levels, physical changes may be necessary. In response Commissioner Gibson's inquiry about the feasibility of a signal at Lewis Lane given the proximity to Hernme Avenue, County analyzed the signal system and determined that the signals could be coordinated such that both would operate effectively with no queues backing up between the Lewis Lane and Hemme Avenue signals. Changes to Conditions of Approval Since the San Ramon Valley Regional Planning Commission Meetin : Staff has recommended some changes to Conditions of Approval since the San Ramon Valley Regional Planning Commission meeting. Additional language is added to Conditions of Approval # 55, 73, 75, 79 and 102, to further clarify the conditions. New Conditions of Approval are proposed #104, 105 and 106. That specifically states that the land use permit will be revoked per Section 21- 2.2020 of the County Code if the applicant is not in compliance with the Conditions of Approval and require an annual compliance report for the review and approval of the Zoning Administrator. CONCLUSION: Staff recommends that the Board of Supervisors adopt a motion to approve the project as identified in Alternative Two. G:CurPian/Board/Board Orders/LP992025—YMGABOS ADDENDUM TO ITEM 1.3 October 21, 2003 The Board of Supervisors considered the appeal by the San Ramon Valley YMCA of the San Ramon Valley Regional Planning Commission's denial of a land use permit application to construct a 40,300 sq. ft. facility which includes an indoor and outdoor pool, airnasuim and outdoor sports court, County File LP992025. Aruna Bhat, Community Development Department presented the staff report and recommendations. Also present was Catherine Kutsuris, Deputy Director, Community Development Department; John Cunningham, Transportation Division, Community Development Department; and Heather Ballenger, Assistant Director, Public Works. The Chair opened the public hearing and the following persons presented testimony: Mark Armstrong, on behalf of the YMCA,P.O. Box 218,Danville; Barbara Clancy, 1148 Danville Blvd.,Alamo; Lieutenant Ernie Templeton,Office of the Sheriff, Valley Station, Alamo; Charlie Abrams, Abrams Associates, Traffic Engineers, City of Walnut Creek, Mayor Pro Tem; Paul Gardner, San Ramon Valley Unified School District,Board of Education, 2688 Caballo'Ranchero,Diablo; Marilyn Gardner, 2688 Caballo Ranchero, Diablo; Richard Roll, San Ramon Valley Coalition for Youth Safety and Development, 1005 White Gate Road, Alamo; Dianne Mayer, 622 Glen Road,Danville; Bill Fortner, 509 Buttonwood Drive, Danville; Rosita Wraith, 120 Iron Gate Court,Arno; Dana Fitzsimmons, 1562 Alamo Way,Alamo; Rich Schwerin, 2028 Elderwood Drive,Martinez; John Campbell, 35 Los Alamos Street, Alamo; Pat Willy, 900 Ina Drive, Alamo; Peter Kappelhof, 86 Hillmont Place, Danville; Bob Fletcher, 156 Shadowhill Circle, San Ramon; Jean Struble, 2 Deodar Lane, Alamo; Mark Graham., 5 Ocho Rios Place,Danville; Mary Ann Wilkman, 1541 Las Trampas Road,Alamo; Peter Van Dyne, 238 Camille Avenue,Alamo; Craig LaFaryne, YMCA Mt. Diablo, 4948 Greenhills Circle,Antioch; Catherine Reichhold, 171 Daniel Drive, Alamo; Patricia Gulliford, 135 Austin Lane, Alamo; Jahn Mullen, 1040 Adrienne Drive,Alamo; Michael Drasnin, 35 Amberwood Lane, Walnut Creek; Janis DeWar, 193 Hemme Avenue, Alamo; Steve Mick, 6 La Sonoma Drive,Alamo; Alicia Watson, 6 La Sonoma Drive,Alamo; David Deutscher, 367 Civic Drive, #14, Pleasant Hill; Peter Langley, YMCA, 611 Las Juntas Street,Martinez; Jim Strinz, 80 Corwin Drive, Alamo; Steve Hause, 159 Patricia Lane,Alamo; Marianne Gagen, 22 Toyon Terrace, Danville Jack Behseresht, Alamo Improvement Association, 1350 Sugarloaf Drive, Alamo; Terry Koelme, 409 Fernando Court, San Ramon; Diane Barley, Alamo Improvement Association, 1985 Las Trampas Road, Alamo; Tomi Van De Brooke, El Toyonal, Orinda; Roger Smith, Alamo Improvement Association, 85 High Eagle Road, Alamo; Andrew Sinclair, 30 Lewis Lane, Alamo; Bob Hodgson, 15 Lewis Lane,Alamo; Leah R. Hencier, 25 Lewis Lane,Alamo; Nancy Petslich, Danville; Matt Holloway The following persons did not address the Board, but left comments to be read into the record: Mukta Goel, 574 Oakshire Place, Alamo; Jay Lofthouse, 2635 Reliez Valley Road,Martinez; Katrina Holloway, Mt. Diablo Region YMCA,1331 Delacy Avenue, Martinez; Peggy Osher, 148 Via Bonita,Alamo; Mariann Leggat, 223 Portola Drive, Danville; Ed Fisher,223 Portola Drive, Danville; Dennis Hughes, 3704 Canyonlands Road, Stockton; Gayle Garcia,427 Befrost Avenue,Pleasant Hill; Grant Christensen, 801 Condor Place, Clayton; Sean OKeefe, Sean O'Keefe Oakland A's, 4089 Dunbarton Circle, San Ramon; Michael Six, 1331 DeLacy,Martinez; Lori Dallons, 23 La Sonoma Drive,Alamo; Michael Saenz, Mt Diablo Region YMCA,4414 23rd Street, San Francisco; Dustin Boots,410 N. Civic Drive,#408, Walnut Creek; Florence Weiss, 1380 Rising Dawn Lane, Concord, Elizabeth Travers,Mt. Diablo Region YMCA, 1451 Treat Blvd.,#237 Walnut Creek; Julie Starkey, Concord Jimmy Gioga, 3420 Vista Oaks Drive#229,Martinez; Cindy Zamora, 900 Roanoke Drive#113,Martinez; Lisa Ramirez, Mt. Diablo Region YMCA, 236 Campbell Lane, Pleasant Hill; Faye Donaghu, YMCA, 2 Carrick Court,Pleasant Hill; Renae Bell, 80 Brandon Road, Pleasant Hill; Ryan Anderson, 5350 Sobrante Avenue,El Sobrante; Dan Haynosch, 1056 River Rock Lane, Danville; Barbara Reynolds, 1196 Danville Blvd., Alamo; Uri Eliahu, 145 Wilson Road,Alamo; Julie Finora McAfee, 2728 Cherry Lane,Walnut Creek; Megan Weber, 2218 Tiffin Road, Oakland; Suzy Quigley, YMCA, 1029 La Gonda Way, Danville; Nicole Thomas, 1027 Promontory Terrace, San Ramon; Harry Lewis, 18711 Piedros Circle,Alamo; Marilyn Gardner, 2688 Caballo Ranchero Drive, Diablo; Kristan Goel, Alamo; Lori Dollons, 23 La Sonoma Drive, Alamo; Cathy Colman, 1000 Starrview Drive, Danville; Douglas W. Romoser, 421 Castanya Court,Danville; Vicki Coster Tina Busker Rachel Hurd, 9474 Broadmoor Drive, San Ramon; Ferri Pike, Danville; Donna Liebig, Concord; Sara A. Schnaitter, 49 Longwood Court, San Ramon; Marie Knutson, 2116 Trinity Place, Martinez. The Chair then closed the public hearing and returned the matter to the Board for further discussion. Heather Ballenger, Public Works Department advised she received modifications to the Conditions of Approval from Mark Armstrong,Attorney for the San Ramon Valley YMCA. He requested that Condition of Approval#102, the fifth paragraph where it previously read "within 10 calender days of exceedence of A.M and P.M. peak hour trips, the applicant shall submit..."that it is changed to read"within 10 calendar days of the quarterly report that confirms exceedence". Supervisor Greenberg read into the record a list of modifications to the proposed Conditions of Approval (see attachment 1) and moved to declare the Board's intent to approve the project and return on the following Board meeting to finalize the Conditions of Approval. Supervisor Gioia second the motion. The Board took the following action: • CLOSED the public hearing on the appeal by Mark Armstrong for the San Ramon Valley YMCA (Applicant and Owner)of the San Ramon Valley Regional Planning Commission's decision to deny a land use permit to construct a 40,300 square foot YMCA at the proposed site cast of Danville Boulevard, Alamo area; • DECLARED the Board's intent to grant the appeal and approve the project (Alternative Two) with modifications to the Conditions of Approval as outlined today, this matter to return to the Board on October 28, 2003 at 10:00 a.m. p MODIFICATIONS TO THE ALAMO YMCA CONDITIONS OF APPROVAL COA 2 Add "at a noticed public hearing" at the end of the first sentence, so that the sentence reads "Prior to the issuance of a building permit, elevations and architectural design of the buildings and the proposed climbing tower shall be subject to the final review and approval by the County Zoning Administrator at a noticed public hearing." COA 6 Add a parenthetical example of special events and a second sentence so that the condition reads "Special events( -0008 .) 5 5 shall be limited to a maximum of five per year, shall not exceed two consecutive days and shall be limited to daylight hours. Weekend special events shall be limited to 9AM to SPM." COA 9 Add "at',a noticed public hearing" at the end of the both the first and second sentences, so that they read "Prior to the issuance of the final building permit,the applicant shall provide an 8' paved path on the north side of Lewis Lane subject to the review and approval of the Zoning Administrator at a noticed public hearing. A landscape plan for this area shall also be submitted for the review and approval of the Zoning Administrator at a noticed public meeting." COA 15 Add "at least annually" to the first sentence so that it reads "The applicant shall provide information on carpooling in a newsletter or other appropriate manner at least annually to all members stressing the importance . . . [etc.]" COA 23'---paragraph "C" Add "posted and mailed notices shall include" to the second sentence so that it reads "The posted and mailed notices shall include a list of contract persons with name, title,phone number and area of responsibility." Ct)A,27 r Define "Zone A" by adding"as identified in figure III.D.I of the Draft Environmental Impact Report" at the end of the first sentence. COA 28 Define "Zone C"by adding "as identified in figure III.ID.I of the Draft Environmental Impact Report" at the end of the first sentence. COA 31 Add the following new sentence at the end of this condition: "The applicant shall comply with those recommendations." CAO 32 Add ", subject to approval of the Zoning Administrator" at the end of the last sentence so that the sentence reads "If grading;must encroach within the dripline, the project sponsor's arborist will determine if a smaller Tree Protection Zone is possible, subject to approval of the Zoning Administrator." 1 COA 55—third paragraph,page 14 Add "engineer" after "the geotechnical" in the sixth line of this paragraph, and add the following new sentence after the first sentence of this paragraph: "Remediation shall be completed within 3 months of the geotechnical engineer's determination." COA 64 Add "and implement" to the first sentence so that the sentence reads "The Applicant shall develop and implement a program to divert over 50%of the waste generated by the project, during both construction and operation." COA 73—paragraph "A" Insert "pathway" in place of"sidewalk". COA 73—paragraph "B" Insert "pathway" in place of"sidewalk". COA 102 Replace of the first sentence of the fourth paragraph with the following: "Scheduled programs shall not begin or end during the peak traffic periods of 7:30 to 9:00 AM or 4:30 to 6:00 PM." In the second sentence of the fourth paragraph, insert "at a noticed public hearing" after "determines" so that the sentence reads "After the YMCA has been in operation for at least one year and at the applicant's request, such peak hour programming may be allowed provided the Zoning',Administrator determines at a noticed public hearing that those programs will not cause peak hour thresholds to be exceeded." In the fifth paragraph, which begins at the bottom of page 28 and ends near the top of page 29, just prier to the sentence that begins "The Modifications that are . . . ." insert the following new sentence: "The Zoning Administrator shall approve or reject the modifications withi ays after receiving them..," ` In the paragraph near the top of page 29 that was paragraph "E" and should now be paragraph "D", replace "signal timing at the project driveway intersection with Danville Boulevard" with "timing of any signal" so that the paragraph reads "Modify the project driveway intersection with Danville Boulevard configuration and/or modify the timing of any signal, subject to the review and approval of the Public Works Department." Add the following paragraph to this condition 102: "The District III Supervisor may appoint a Traffic Compliance Oversight Committee to review the quarterly traffic monitoring reports and make recommendations to the Zoning Administrator." COA 105 Add "and public hearings",plus "and public hearing" (singular), to the third sentence so that it reads "Annual reviews and public hearings will be required for the first three years and one review and public hearing every three years after the first three years." 2 RESOLUTION RESOLUTION NO. 26-2003 BOARD OF APPEALS CONTRA COSTA COUNTY STATE OF CALIFORNIA APPEAL - COUNTY FIDE#LP992025 SAN RAMON VALLEY YMCA, (Applicant &Owner) BARBARA CLANCY -(Appellant) ALAMO AREA WHEREAS, a request by San Ramon Malley YMCA (Applicant and Owner) for a Land Use Permit for a 40,300 square foot YMCA facility with related uses was received by the Community Development Department on April 14, 1999; and WHEREAS, a Notice of Preparation of an Environmental Impact Report was sent on November 9, 1999 by the Community Development Department; and WHEREAS, on November 20, 1999 the County held a scoping session on the project in Alamo; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Draft EIR was prepared and circulated for review and comments were received between March 5, 2002 and April 22, 2002 and the Zoning Administrator held a public hearing in the community on April 15, 2002 to provide further opportunity for public comments on the DEIR; and WHEREAS, following the close of comment period on the Draft EIR, the County prepared written responses to the comments received. On April 11, 2003, the County published the Response to Comments Document, which provides a reasoned response to all comments received during the comment period that raised significant environmental issues; and WHEREAS, the Response to Comments Document was distributed as required by the California Environmental Quality Act and the State and County CEQA Guidelines; and WHEREAS, after notice was lawfully given a public hearing was scheduled before the County Zoning Administrator on Wednesday, April 30, 2003 whereat all persons interested therein might appear and be heard; and Resolution No. 26-2003 File LP992025 Board o,f Supervisors Page 3 WHEREAS, on Wednesday April 30, 2043 the County Zoning Administrator conducted a public hearing on the Land Use Permit; the applicant, San Ramon Valley YMCA, all persons who appeared were given the opportunity to testify; and WHEREAS, after accepting testimony, the County Zoning Administrator closed the public hearing; and WHEREAS, on Wednesday, April 30, 2003, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and WHEREAS, on Wednesday, April 30, 2043, the County Zoning Administrator made CEQA Findings on the proposed Alamo YMCA project based on substantial evidence in the EIR and on the administrative record as a whole and certified the EIR; and WHEREAS, on Wednesday, April 30, 2403, the County Zoning Administrator approved the land use permit with variances, subject to the conditions as recommended by staff in the Staff Report dated April 30,2403 with modifications to certain conditions; and WHEREAS, on May 8. 2003, an appeal of the Zoning Administrator's decision was filed by a neighboring property owner, Mrs. Barbara Clancy; and WHEREAS, after notice was lawfully given a Public Hearing was scheduled before the San Ramon Valley Regional Planning Commission; acting as the Board of Appeals, on Wednesday, July 16, 2003, wherein the Commission took extensive testimony and continued to August 20, 2403 whereat all persons interested might appear and be heard; and WHEREAS, the Contra Costa County Community Development staff recommended that the San Raman Valley Regional Planning Commission; • Accept public testimony and close the public hearing; • Find that the FEIE2. was adequate prior to making a decision on the project, and find that it complies with County and State CEQA guidelines; • Uphold the Zoning Administrator's approval of the Land Use Permit with Variances subject to the Conditions of Approval and deny the appeal of Mrs.Barbara Clancy. WHEREAS, the San Ramon Valley Regional Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW, THEREFORE BE IT RESOLVED that the San Ramon Valley Regional Planning Commission finds that for purposes of compliance with CEQA, the analysis and comparisons in the EIR were inadequate and the EIR was not adequate for approving the Land Use Permit. Resolution No. 26-2003 File LP992025 Board of Supervisors Page 3 BE IT FURTHE RESOLVED that the San Ramon Valley Regional Planning Commission of the County of Contra Costa, State of California UPHOLDS the appeal of Mrs. Clancy (appellant) and denies the Land Use permit proposal for the YMCA facility. BE IT FURTHER RESOLVED that the: 1. The proposed YMCA facility if approved will create a nuisance or enforcement problem within the neighborhood or community since the project would create traffic problems. San Rafael and Palo Alto YMCA facilities had traffic problems after the approval of the facility and the proposed Alamo facility would also face the same situation due to its location in a residential area. 2. The proposed Land Use Permit will encourage marginal development within the existing residential neighborhood. Schools, churches although permitted upon obtaining Land Use Permit in residential areas, do not pose the same traffic volumes as the proposed YMCA facility. BE IT FURTHER RESOLVED that Commissioners McPherson and Matsunaga found that the EIR adequately analyzed the environmental impacts and found the proposed Land Use Permit to meet County Code Section 26-2.2408 and voted to approve the project and EIR, and BE IT FURTHER RESOLVED that the Secretary of the San Ramon Valley Regional PlanningCommission shall respectively sign and attest the certified copy of this Resolution and deliver the same to the Board of Supervisors all in accordance with the planning laws of the State of California; and The instructions by the San Ramon Valley Regional Planning Commission to prepare this Resolution were given by motion of the Planning Commission on Wednesday, August 20, 2003 by the following vote: AYES: Commissioners—Gibson, Neely,Mulvihill and Ingalls NOES: Commissioners--McPherson and Matsunaga ABSENT: Commissioners - Couture ABSTAIN: Commissioners -None Resolution No. 26-2003 File LP992025 Board al'Supervisors Page 3 KAREN McPHERSON Chairperson San Ramon Valley Regional Planning Commission County of Contra Costa State of California On August 26, 2003, the Community Development Department received an appeal of the San Raman Valley Regional Commission's action on this project from Mark Armstrong representing the applicants and owners. I, Catherine Kutsuris, Secretary of the San Damon Valley Regional Planning Commission certify that the foregoing was duly called and approved on August 20, 2003. ATTEST: Dennis M. Barry, Secretary of the San Ramon Valley Regional Planning Commission, County of Contra Costa, State of California AMBfbdm SACurrent PtanningSoard\YMCA-LP992025 Res 10-21-03 CONDITIONS OF APPROVAL CONDITIONS OF APPROVAL FOR COUNTY FILE #LP992025 AS APPROVED BY THE ZONING ADMINISTRATOR APRIL 30 2003 WITH MODIFICATIONS PROPOSED BY STAFF Shown in Strikeout/Underline) 1. Development is approved as shown on revised plans dated January 14, 2002, subject to final review and approval by the County Zoning Administrator prior to the issuance of a building permit and subject to the conditions listed below_and the mitigation monitoring program. 2. Prior to the issuance of a building permit, elevations and architectural design of the building and the proposed climbing tower shall be subject to the final review and approval by the County Zoning .Administrator. The roofs and exterior walls of the buildings shall be free of such objects as air conditioning or utility equipment, television aerials, etc., or screened from view. 3. This approval is based upon the exhibits received by the Community Development:Department listed as follows: A. Exhibit A - Revised Site Development flan dated January 14, 2002 prepared by Alquoit on file with the Community Development Department. The approval is also based upon the following reports. B. Preliminary Geotechnical exploration dated March 16, 1999 prepared by ENGEO Incorporated and Geotechnical Exploration dated April 18, 2002 on file with the Community Development Department. C. Tree Preservation Report prepared by HortScience, Inc. and dated received April 14, 1999 by the Community Development Department. 2 D. Preliminary Wetland Delineation report dated May 14, 1999 prepared by Sycamore Associates LLC and on file with the Community Development Department. 4. Approval is granted to allow for variances to setbacks/parking standards that meet the requirements of Section 26-2.2006 of the County Ordinance Code as follows: 25' front setback required by zoning ordinance. 0' front setback approved for the bridge Maximum 3' retaining walls permitted zoning ordinance in side and rear setback. Maximum 12'6" retaining walls approved. 28' parking aisle required by zoning ordinance. 26' parking aisle approved. 5. At least 10 days prior to hosting a special event the applicant shall send a courtesy notice to residents within 300' radius from the subject property, to the Alamo Improvement Association, County R-7A and to the Contra Costa County Community Development Department. 6. Special events shall be limited to a maximum of five per year, shall not exceed two consecutive days and shall be limited to daylight hours. 7. The applicant shall ensure that during special events adequate private shuttles be made available to patrons from carpool areas on Rudgear Road or Sycamore Valley Road. 3 8. Traffic safety officers are required to be on the 'LMCA facility to enforce parking requirements and traffic safety during special events. 9. Prior to the issuance of the final building-permits t-The applicant shall provide an 8' paved path on the north side of Lewis Lane subject to the review and approval of the Zoning Administrator. A landscape plan for this area shall also be submitted for the review and approval of the Zoning Administrator. The landscaping shall consist of a variety of 15-gallon trees and 5-gallon shrubs with groundcover. The applicant is responsible to maintain the landscape, consistent with the recorded Grant of Easement and Agreement to Improve, Maintain and Repair the northerly easement area. 10. The applicant shall install a 6' decorative wall along the north side of the Lewis Lane easement prior to the issuance of the final _building permit. The design and location of the wall shall be subject to review and approval of the Zoning Administrator. 11. No childcare programs are permitted to be operated at the facility except on-site care for children when members use the facility. 12. All outdoor activities of the facility shall end at 9 PM. The facility may be open until 10 PM for other indoor activities. Weekend activities shall be limited to 7 AM — 5 PM. 13. This application is subject to an initial application fee of 10,000 which was paid with the application submittal, plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 50 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. The applicant may obtain current costs by contacting the 4 project planner. If you owe additional fees, a bill will be sent to you shortly after permit issuance. 14. _ A parking plan shall be submitted for review and approval by the Zoning Administrator prior to issuance of building permits. The plan shall include the following requirements. The parking plan received on April 14, 1999 is approved subject to the following requirements: A. A minimum of 1-58 160 parking spaces shall be provided. B. Perimeter parking spaces may utilize an overhang into landscape areas (1'6" maximum.). C. All parking spaces shall be double striped. D. Parking and driveway areas shall be paved so as to prevent dust and ponding of water. E. Handicapped spaces and compact car stalls shall be appropriately identified. 15. The applicant shall provide information on carpooling in a newsletter or other appropriate manner to all members stressing the importance of carpooling and explaining that if the number of vehicles coming to the YMCA facility during peak hours increased, then various mitigation measures have to be implemented.. A minimum of five parking spaces shall be available for carpools during the hours of'7 — 9 AM and 4 --6 PM. 16. To assure protection and/or reasonable replacement of existing trees to be preserved which are in proximity to project improvements, the applicant shall past a band (or cash deposit or other surety) for the required work with the Community Development Department. The term of the bond shall extend at least 24 months beyond the S completion of construction. Prior to posting the bond or deposit, a licensed arborist shall assess the value of the trees and reasonable compensatory terms in the event that a tree to be preserved is destroyed or otherwise damaged by construction-related activity. The tree-bonding program shall be subject to the review and approval of the Zoning Administrator. 17. A final landscaping and irrigation plan for all areas shown on the plan shall be submitted for review and approval of the Zoning Administrator at least 30 days prior to issuance of building permits. A cost estimate shall be submitted with the landscaping program plan. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall be installed prior to approval of final building permit. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. 18. California native drought tolerant plant or tree shall be used as much as possible. All trees shall be a minimum 15-gallon size, all shrubs shall be a minimum 15-gallon size, except as otherwise noted. 19. The aWlicant shall pProvide additional landscape planting, berrning, masonry walls or heavy wood fence or a combination of both to obscure the view of parking from the adjacent properties at the property lines. Heavy landscape planting shall be installed to screen parking areas from view from Hap McGee Park on the south side of the project site. Prior to the issuance of a building permit, revised plans showing landscaped parking areas shall be submitted for review and approval by the Zoning Administrator.. All work must be completed prior to issuance of final building_permit. 20. The design, color and location of any project sign at the entrance to the property shall be reviewed and approved by the Zoning Administrator. b 21. A sample section and color of the proposed retaining walls shall be submitted. Retaining walls colors shall be a muted earth-tone color. 22. Exterior lights shall be deflected so that lights shine onto applicant's property and not toward adjacent properties. 23. Contractor and/or developer shall comply with the following construction, noise, dust and litter control requirements: A. All construction activities shall be limited to the hours of 7:30 A.M. to 5:34 P.M., Monday through Friday, and shall be prohibited on Saturdays, Sundays and on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 344 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The names of individuals responsible for noise and litter control, tree protec- tion, construction traffic and vehicles, erosion con- trol, and the 24-hour emergency number, shall be 7 expressly identified in the notice. The notice shall be re-issued with each phase of major grading and construction activity. A copy of the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a list of the names and addresses of the property owners noticed, and a map identifying the area noticed. D. A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. E. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. This shall include provision for an on-site area in which to park earth moving equipment. F. Transporting of heavy equipment and trucks shall be limited to weekdays between the hours of 9:00 AM and 4:00 PM and prohibited on Federal and State holidays. G. The site shall be maintained in an orderly Fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. 24. No loudspeakers or amplified music shall be permitted outside the enclosed building. 8 Mitigation Measures 25. At least 30 days prior to the issuance of the building permit, the applicant shall submit a plan showing the bicycle parking facilities, for the review and approval of the Zoning Administrator. (MM I1I.B.3) 26. Applicant shall comply with the following construction dust control measures: X Nater all active construction areas at least twice daily. X Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind. X Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. X Pave, apply water three times daily, or apply non- toxic soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. X Sweep daily preferably with water sweepers all paved access road, parking areas and staging areas at construction sites. X Sweep streets daily preferably with water sweepers if visible soil material is carried onto adjacent public streets. X Hydroseed or apply non-toxic soil stabilizers to inactive construction areas previously graded areas inactive for ten days or more. X Enclose, cover, water twice daily or apply non- toxic soil binders to exposed stockpiles dirt, sand, etc. X Limit traffic speeds on unpaved roads 15 mph. X Install sandbags or other erosion control measures to prevent silt runoff to public roadways. X Replant vegetation in disturbed areas as quickly as possible. (MM III.C.1) 9 27. Noise from the access road and parking lot shall be reduced through either site grading (berm) and/or construction of a noise barrier, that would break the line of sight between the YMCA facility and the residences located in Zone A. A 6' sound wall along the access road is required. Calculations shall be provided by the applicant verifying that the bean, or barrier, will achieve at least a 4 dB reduction in noise for the residences located in Zone A. At least 34 days prior to obtaining a building permit, the applicant shall submit a report prepared by an acoustical engineer for the review and approval of the Zoning Administrator. (MM III.D.1) 28. The design of the airnasium, and basketball courts shall include acoustical shielding along the western sides of these facilities between the facilities and the residences in Zone C. This may be accomplished through grading or construction of a noise barrier. At least 30 days prior to obtaining a building permit, the applicant shall submit a report to the Zoning Administrator prepared by an acoustical engineer verifying that site grading for barrier achieves at least a 5 dB reduction in noise for the residences located in Zone C. The barrier shall be constructed prior to occupancy of the facility. (MM III.D.2) 29. Noisy stationary equipment shall be located away from residential areas. All construction equipment shall be in good working order and mufflers shall be inspected for proper functioning. In addition, the project applicant shall designate a construction noise coordinator. This coordinator shall be available to respond to complaints from neighbors and be responsible for appropriate measures to reduce the offending noise. (MM III.D.3) 34. The applicant shall follow all recommendations included in the tree replacement report prepared by HortScience (1999). (MM III.E.2) IO Design 31. Any plan that could affect trees shall be reviewed by the sponsor'sapplicant's arborist prior to implementation. Examples of plans include, but are not limited to improvement plans, utility and drainage plans, grading plans, landscape and irrigation plans and demolition plans. The arborist shall recommend any necessary measures to minimize or avoid impacts to trees not indicated for removal. 32. The Arborist shall identify a Tree Protection Zone for trees to be preserved in which no soil disturbance is permitted. For design purposes, the Tree Protection Zone shall be defined by the dripline. If grading must encroach within the dripline, the project sponsor's arborist will determine if a smaller Tree Protection Zone is possible. 33. Site and Grading Plans shall be modified to prevent any intrusion within the Tree Protection Zone of trees to be preserved. 34. Prior to any construction activity including grading, the Consulting Arborist will prepare a Tree Fencing Plan, detailing the location of all protective fencing. 35. leo underground services including utilities, sub-drains, water or sewer shall be placed in the Tree Protection Zone. 36. Tree Preservation notes shy --shall be included on all plans. 37. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use. 38. Irrigation systems must be designed so that no trenching will occur within the 'free Protection Zone. 12 Pre-construction 39. All trees to be retained shall be fenced to completely enclose the Tree Protection Zone prior to clearing, grubbing, or grading. Fences shall be 6-ft. chain link or equivalent as approved by consulting arborist. Fencing shall be placed at the dripline. Fences are to remain until all grading and construction is completed. 40. Trees shall be pruned, based on a certified arborist's recommendation, to remove dead, decadent, or otherwise unhealthy or unsafe limbs. Healthy limbs should not be pruned if they are not deemed unsafe. During Construction 41. No grading, construction, demolition or other work shall occur within the Tree Protection Zone. Any modifications must be approved by the Zoning Administrator and monitored by the Consulting Arborist. 42. Roots greater than two inches in diameter which are encountered during grading or trenching for utilities shall be severed cleanly with a saw, rather than torn by grading equipment. 43. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the Tree Protection Zone. 44. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. 45. At least 30 days prior to obtaining a building permit, the applicant shall submit a re-vegetation plan for the review and approval of the Zoning Administrator. 46. At least 30 days prior to any construction activity, the applicant shall submit evidence to the satisfaction of the 12 Zoning Administrator that USFWS requirements regarding the red-legged frogs have been met. (MM 111.E.4a) 47. — The applicant shall conduct pre-construction surveys for the western pond turtle within 48 hours of proceeding with any site grubbing, grading, or construction. If western pond turtles are identified during the pre- construction surveys they shall be moved out of the construction zone to suitable habitats along San Ramon Creek. The applicant shall consult with the USFWS and CDFG and provide evidence to the satisfaction of the Zoning Administrator. (MM 111.E.4b) 48. — If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the Cooper's hawk, sharp-shinned hawk, loggerhead shrike, yellow warbler, and California homed lark between the dates of May I to June 1. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the DEIR for this project shall be implemented. (MM 111.E.4c) 49. — If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the red shouldered hawk, red-tailed hawk, and white-tailed kite between the dates of April 15 to May 15. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the DEIR for this project shall be implemented. (MM 111.E.4d) 50. — The landscaping for the project site shall include native plant species, thereby limiting the need for fertilizer. (MM 111.F.3a) 13 51. The applicant shall make best efforts to utilize alternative means for pest control, such as Integrated Pest Management (IPM). (MM III.F.3b) 52. Chlorine and other chemicals used for pool maintenance shall be stored in a manner so that accidental spills of this material can be contained without running onto permeable areas (e.g. concrete-lined floor storage area). Pool areas shall be surrounded by impervious surfaces such as concrete so as to contain pool water and accidental spills of pool-chemicals from running onto permeable areas. (MM III.F.3c) 53. To mitigate the shaking effects of an earthquake, all structures should be designed using sound engineering judgment and the latest (1997) Uniform Building Code (UBC)requirements as a minimum. (MM II1.G.1) 54. Any substantial cutting into slopes on the eastern side of the site shall be adequately retained with a below-grade retaining wall located at the top of the cut, between the parking area curb and I-680. The applicant shall implement recommendations relating to the cut slope retaining wall contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000 to ensure that implementation of the project will improve the stability of this slope 55. The applicant shall install permanent inclinometer stations along this cut slope, in locations to be determined by the County Zoning Administrator upon consultation with the County's geologist, to allow this slope to be monitored for possible movement following implementation of the project. The applicant shall submit a record of inclinometer readings along with any recommendations from the geotechnical engineer to the County Building Division every six months, for a period of two years. If the geotechnical engineer determines that no movement has 14 occurred, then the inclinometers can be capped and no further monitoring need take place. If the geotechnical engineer determines that sufficient movement has taken place that warrants further corrective or preventative action, the project sponsor shall be responsible for all expenses associated with the costs of implementing any remediation recommended by the geotechnical to ensure that the slope remains stable. Further monitoring by inclinometers may be required, if recommended by the geotechnical engineer. (MM III.G.2) 56. Prior to occupancy of the facility, the applicant shall repair the existing landslide on south side of site and provide evidence to the satisfaction of the Zoning Administrator. generally, this shall entail the removal of the affected soil and the rebuilding of the slope. Precise methods for rebuilding the slope shall be developed by a qualified geotechnical engineer and follow the recommendations related to slope stabilization contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2004. In repairing the landslide, the applicant shall work with the County and the Town of Danville in their positions as parties to the Joint_Powers Agreement that managesHap Magee Park. (MM III.G.3) 57. All graded slopes shall be planted with vegetation at least one month before the start of the winter rainy season. Wherever feasible, slopes shall be graded to a 3:1 horizontal to vertical ratio or less. Where slopes would be steeper than 3:1, additional erosion control measures (such as drainage ditches and berms) shall required as determined by the Zoning Administrator. (MM II1.G.4) 58. If the project spans more than one season, interim erosion control measures shall be incorporated into the grading plan subject to the review and approval of the County Building Inspection Department. IS 59. The applicant shall implement all recommendations related to grading, fill, erosion control, and drainage contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000. (MM IILG.5 and MM I1I.G.7) (All Geology) 60. All unengineered fill located within the limits of grading shall be removed, moisture conditioned, and recompacted during mass grading. (MM HI.G.6) 61. At least 30 days prior to obtaining a building permit, the applicant shall submit plans for the review and design approval of the Zoning Administrator and the County Building Inspection Department, documenting that the aimasium is consistent with the report prepared by Engeo Incorporated, dated April 18, 2000. (MM III.G.8) 62. The Applicant shall consult with EBMUD's Water Conservation Department to develop ways to utilize water conservation measures for both internal and external use. This may include use of drought-resistant plants, use of inert materials, minimal use of turf areas, and the use of equipment, devices, and methodology that furthers water conservation and provides for long-term efficient water use. (MM III.II.2) 63. The Debris Recovery Program must be submitted prior to issuance of a building or demolition permit and the Debris Recovery Program shall be submitted prior to issuance of occupancy permits. (MM III.H.3) 64. The Applicant shall develop a program to divert over 50% of the waste generated by the project, during both construction and operation. This program shall be developed in coordination with the Contra Costa County Community Development Department and the Central Contra Costa Solid Waste Authority. (MM III.H.4) 16 65. The Native American Heritage Commission shall be contacted to request information on the project area from their Sacred Lands file. Should the Native American Heritage Commission database search indicate the presence of sacred lands, or traditional or cultural use areas, appropriate consultation shall be undertaken with identified tribal representatives or individuals. (MM III.J.1) 66. Should previously unidentified paleontolocal resources be encountered during construction, work in the immediate area of the find shall stop until such time a qualified archaeologist can evaluate the find and make appropriate recommendations for mitigation, if warranted. If the find is significant, the resource shall be avoided if possible. If not possible, data recovery shall be undertaken as mitigation. Data recovery must be directed by an appropriate Research Design describing the methods to be used during recovery and analysis, research questions to be addressed, and artifact curation requirements. The technical report of findings shall be submitted to the appropriate California Historical Resources Information System Archaeological Information Center. (MM III.12) 67. In the event human remains are discovered, the County Coroner and Native American Heritage Commission shall be contacted within 24 hours of the find, and the steps outlined in CEQA Section 15064.5(e) shall be followed. (MM III.J.3) 68. The applicant shall utilize subdued colors on the western facades of the buildings that match the natural environment of the site. The color shall be reviewed and approved by the Zoning Administrator. (MM III.K.1) 69. The applicant shall submit a lighting plan for all proposed outdoor lighting. The lighting plan shall utilize directional lighting and shall also incorporate shields on 17 all outdoor lighting to prevent glare to surrounding properties. (MM III.K.2) 70. Pursuant to Government Code Section 66474.9, the applicant (or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency and its agents, officers, and employees from any claim, action, or proceeding against the Agency (the County) or its agents officers, or employees to attack, set aside, void or annul, the Agency's approval concerning this Land Use Permit application, which action is brought within the time period provided for in Section 66499.37. The County will promptly notify the applicant of any such claim, action, or proceeding and cooperate fully in the defense. 38 CONDITIONS OF APPROVAL AS ADMINISTRERED BY THE PUBLIC WORKS DEPARTMENT FOR COUNTY FILE #LP992025 Applicant shall comply with the requirements of Title 8, Title 9 and Title 10 of the Ordinance Code. Any exceptionfs) must be stipulated in these Conditions of Approval. Conditions of Approval are based on the revised site plan submitted to the Community Development Department on January 14, 2002. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT AND PRIOR TO INITIATION OF THE USE PROPOSED UNDER. THIS PERMIT. General Requirements: 71. The applicant shall submit improvement plans prepared by a registered civil engineer to Public Works and pay appropriate fees in accordance with County Ordinances and these conditions of approval. The following conditions of approval are subject to the review and approval of Public Works: Roadway Improvements (Frontage/On-Site/Off-Site): 72. The applicant shall construct a street-type connection with 20± foot radii curb returns in lieu of standard driveway depressions at the intersection of Danville Boulevard and the project access road. 73. The applicant shall install the following safety related improvements on Danville Boulevard: A. A 5-foot paved sidewalk/trail connecting the project entrance and Hemme Avenue on the west east side of Danville Boulevard. B. An 8-foot paved sidewalk/bike path from Danville Boulevard to the project entrance. Circulation of bike 19 traffic to bicycle parking shall be incorporated into the site design. Access to Adjoining Property: Proof of Access 74. The applicant shall furnish proof to Public Works of the acquisition of all necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements. Encroachment Permit 75. The applicant shall obtain an encroachment permit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Danville Boulevard. The applicant shall submit a traffic control ppIan for the review and approval of the Public Works Department for any work within the right of way of Danville Boulevard. No lane closures will be allowed during the AM and PM peak hour and during school drgp-off and pick-up times, subject to the review and approval of the Public Works Department. Site Access 76. The applicant shall only be permitted access at the locations shown on the approved site/development plan. Road Alignment/Intersection Design/Sight Distance: 77. The applicant shall construct a two-way left-turn lane on Danville Boulevard between the existing northbound left- turn lane at Hernme Avenue and Woodhaven Court, to be completed prior to the opening of the proposed YMCA. (MM III.B,2) 20 78. The applicant shall post a sign at the project driveway intersection with Danville Boulevard, directing pedestrians to cross Danville .Boulevard at the marked crosswalks located at Hemme Avenue or Camille Avenue. The applicant shall construct a 5-foot at-grade pedestrian path along the east side of Danville Boulevard between. Hemme Avenue and the project driveway. The sign shall be installed prior to occupancy of the YMCA and shall be subject to the review and approval of the Zoning Administrator. (MM III.B.4) 79. After review of the sketch plan for the Lewis Lane/Danville Boulevard intersection, it is determined by the Public Works Department that the gated access to the private court presents a safety concern, the applicant shall modify the gated access subject to the review and approval of the Public Warks Department. This may include removal and replacement of curb returns, pavement, the gate system and any appurtenant structures relevant to the reconfiguration. Any reconfiguration or modification shall be within the limits of the existing YMCA easement area. Sight Distance 80. The applicant shall grade, trim vegetation, widen pavement as necessary and realign the proposed access to provide sight distance at Danville Boulevard for a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. 81. The applicant shall submit a preliminary sketch plan and profile to Public Works for review showing all required improvements to the fronting or off-site County roadway. The sketch plan shall be to scale, show horizontal and vertical alignments, transitions, curb lines, lane striping and cross sections for Danville Boulevard using a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. The plan shall extend 21 a minimum of 150 feet beyond the limits of the proposed work but may be longer in order to adequately show tum lane taper lengths and pavement conforms. The sketch plan shall include the private road intersection and shall show three lanes of traffic: A right turn onto Danville Boulevard, a left turn onto Danville Boulevard and a lane to the YMCA. Lane widths at the intersection shall be 12 feet wide and the left turn lane onto Danville Boulevard from the private road shall be three to five car lengths or up to 125 feet long. The maximum turn lane length shall be provided subject to the review and approval of the Public Works Department. Private Roads: 82. The applicant shall construct a (paved) turnaround at the end of the proposed private road. 83. The applicant shall construct an on-site roadway system to current County private road standards with a minimum traveled width of 20 feet, with concrete curb and gutter on both sides, within a 25-foot access easement. The bridge shall be constructed 28 feet wide with two 10-foot lanes and an 8-foot trailibike path. 84. The applicant shall limit improvements within the private road corridor (Lewis Lane) adjoining assessor's parcel number 197-040-015 to landscaping, a pedestrian and bicycle path, lighting, underground utilities, fence, wall, curb and grading within the northerly 25 feet of the right of way. Street Lights: 85. The property owner shall apply for annexation to County Service Area L-100 Lighting District by submitting: a letter of request; a metes and bounds description; and, pay the current LAPCO fees. Annexation shall occur prior to final inspection of the building permit for the facility. The applicant shall be aware that this annexation 22 process must comply with State Proposition 218 requirements, which state that the property owner must hold a special election to approve the annexation. This process may take approximately 4-6 months to complete. Bicycle - Pedestrian Facilities: Pedestrian Access 86. The applicant shall design all public and private pedestrian facilities in accordance with Title 24 (Handicap Access) and the Americans with Disabilities Act. Parking: 87. "No Parking" signs shall be installed along the access road to the separate parking areas to insure continued through access to and from the site, subject to the review of Public Works and the review and approval of the Zoning Administrator. The permittee shall enforce the no parking restriction at all times. Utilities/Undergrounding: 88. _ The applicant shall underground all new and existing utility distribution facilities. The applicant shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. A licensed civil engineer shall sign the composite drawings and/or utility improvement plans. 89. The improvement and grading plans for the project shall indicate a common trench for utilities underneath the proposed access road. (MM 1II.H.1) 23 Sanitation District: 90. — The applicant will be required to obtain a Sanitation - District permit to discharge sewage into the sewage sys- tem. All sanitary sewer facilities serving the property shall be connected to the District's collection system. Construction: 91. The applicant shall conduct a survey of the pavement condition on Lewis Lane prior to the commencement of any work on site, subject to the review and approval of the Public Works Department. The applicant shall complete any remedial work prior to initiation of use; OR, provide a bonded agreement assuring completion of the remedial work once the project is complete. Drainage Improvements: Collect and Convey 92. The applicant shall collect and convey all stormwater entering and/or originating on this property, without diversion and within an adequate storm drainage system, to an adequate natural watercourse having definable bed and banks, or to an existing adequate public storm drainage system which conveys the storm waters to an adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. 93. The applicant shall design and construct all storm drainage facilities in compliance with the Ordinance Code and Public "Works design standards. Miscellaneous Drainage Requirements.- 94. equirements:94. The applicant shall prevent storm drainage from draining across sidewalk(s) and driveway(s) in a concentrated manner. 24 95. The property owner shall dedicate a public drainage easement over any man-made drainage system, which conveys storm water run-off from public streets. 96. The applicant shall obtain a Flood Control Permit for construction of the storm drain outfall into San Ramon Creek and shall obtain a 1010 permit for construction of two outfalls and a mitigation area in the sub-watershed delineated on the site plan. 97. To reduce the impact of additional storm water run-off from this development on San Ramon Creep, one cubic yard of channel excavation material will be removed from the inadequate portion of San Ramon Creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off--site by the applicant, at his cast. The site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of $0.10 per square Foot of new impervious surface area created by the project. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. (MM III.F.2) Creek Structure Setbacks: 98. The applicant shall relinquish "development rights" over that portion of the site that is within the structure setback area of San Ramon Creek based on the criteria outlined in Chapter 914-14, "Rights of Way and Setbacks," of the Subdivision Ordinance. The structure setback area may be reduced subject to the review of the Public Works 25 Department, Engineering Services Division and the review and approval of the ,honing Administrator, based on a hydrology and hydraulic study and geotechnical analysis of the soil which shows that the creek banks will be stable and non-erosive with the anticipated creek flows. The hydrology and hydraulic study shall be based upon the ultimate development of the watershed. (MM 111.E.5) Those sections of YMCA facilities or private access roads, which fall within the approximate structure setback area of the creek, shall also be subject to the above condition. If sections of the roadway fall within the structure setback area as defined by the Ordinance Code, then the applicant shall submit a soils and geotechnical report verifying the stability of the creek bank in the vicinity of the access road and the report will provide recommendations for the design of bridge foundations and abutments to insure structural integrity of the bridge subject to the review and approval of the Public Works Department. Hold Harmless 99. _ The property owner shall be aware that the creek banks on the site are potentially unstable. The property owner shall execute a recordable agreement with the County which states that the applicant and the property owner and the future property owner(s) will hold harmless Contra Costa County and the Contra Costa County Flood Control and Water Conservation :District in the event of damage to the on-site and off-site improvements as a result of creek-bank failure or erosion. National Pollutant Discharge Elimination System (NPDES): 100. 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 as promulgated by 26 the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay - Region II, or Central Valley - Region 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 Minimize the amount of directly connected impervious surface area. - Stenciling all storm drain inlets "No Dumping, Drains to Bay" using thermoplastic tape. Incorporate shallow ponds that collect sediment and other particulates, but are designed to either dry out by mosquito breeding season or are designed using methods to insure no mosquito growth will occur. Other alternatives comparable to the above as approved by Public Works. Shallow roadside and on-site swales. Distribute public information items regarding the Clean Water Program to members. Filtering Inlets. The applicant shall sweep the paved portion of the site at least once a year between September 1't and October 15'h utilizing a vacuum type sweeper. Verification (invoices, etc.) of the sweeping shall be provided to the County Clean Water Program, Administrative Assistant at 255 Glacier Drive, Martinez CA 94553 (925) 313-2238. - Trash bins shall be sealed to prevent leakage, and shall be located within a covered enclosure. 2'7 Project Mitigation Conformance: lot. — This project shall comply with the mitigation measures set forth in the project environmental impact report. Conformance with the EIR includes the following: 102. Prior t use, issuance of the final building hermit, the applicant shall develop a Traffic Monitoring Program and submit it to the Zoning Administrator for review and approval. The Traffic Monitoring Program shall be a detailed monitoring program, to provide for the monitoring of trips generated at the project driveway. The Traffic Monitoring Program shall outline traffic procedures to be followed, including the proposed days and times of the traffic counts, and the type of equipment and personnel to be used to perform the traffic counts. The Traffic Monitoring Program shall be implemented when the YMCA opens to the public. The applicant shall perform monthly traffic counts, and shall provide a quarterly report to the Public Works Department for review. The report shall include the number of YMCA members, and the peak hour trip generation at the project driveway intersection with. Danville Boulevard. The Traffic _Monitoring Program and subsequent reports shall be performed by a qualified traffic-consulting firm. Scheduled xerograms shall not begin or end during the AM or PM peak hours in the EIR and or within fifteen minutes before or after the pear hours. After the YMCA has been in operation for at bast one year and at the a licant's request, such 12eak hour programming ma be allowedrp ovided the Zoning -Administrator determines that those programs will not cause peak hour thresholds to be exceeded.. If it is determined that the project is generating more than 158 total AM or 155 PM pear hour trips at the 28 project driveway intersection with Danville Boulevard, the mitigation strategies, listed in order of consideration, shall are listed as A through D.-.t Within ten calendar days of exceedence of AM or PM peak hour trips the aDvlicant shall submit the following modifications to the Zoning Administrator. The modifications- that are approved by the Zoning Administrator shall be iWlemented within ten days of the Zoning Administrator's decision. A. Modify YMCA activity schedules to reduce peak hour travel demand. The specifics of the YMCA programming modifications shall be reviewed and approved by the Zoning Administrator. The applicant shall submit bi-weekly reports in accordance with the Traffic Monitoring Program following any programming modifications to reduce peak hour travel demand for the following quarter. If the bi-weekly Traffic Monitoring Program reports indicate that the applicant is generating more than the allowable peak hour trips, the applicant shall further modify the YMCA activity schedules, subject to the review and approval of the Zoning Administrator. Following the second modification and subsequent bi-weekly reports, if the peak hour travel demand is not reduced, the applicant shall: B. Restrict YMCA operating hours, subject to the review and approval of the Zoning Administrator. The applicant shall follow the same process for restricting operating hours as was done for programming modifications in Section A above. C. Reduce the total YMCA membership, subject to the review and approval of the Zoning Administrator. 24 The applicant shall follow the same process for reducing the membership number as was done for programming modifications in Section A above. r-ediie 3.-1 to n less than signif+r a t level b installing "L &,Ax%d F1 effieefien 'f�1S'tl't un i 11r..typ d^su ar- ubje et to the review rl rxrrrrr +xrnl of the Ac"blie V,lork— Tl�r�nsfiw�Yxr.4 u.FF&v r ut vi utv r [z-v7iz-i . E:Modify the project driveway intersection with Danville Boulevard configuration and/or modify the signal timing, subject to the review and approval of the Public Works Department. If, after three (3) years of operation, the quarterly reports indicate that YMCA membership and the peak hour travel demand has not changed significantly, the Traffic Monitoring Program may be reduced to yearly reports, subject to the review and approval of the Zoning Administrator. The County reserves the right to reinstate the requirement for monthly monitoring at any time throughout the life of the project if the County determines that traffic levels warrant additional monitoring. (MIM III.B.1) 103. Prior to issuance of the building or grading permit submit a report on compliance with the conditions of approval for the review and approval of the Zoning Administrator. The report shall list each condition followed by a description of what the applicant has provided as evidence of compliance with that condition. (A copy of the conditions of approval may be available on computer disk; to try to obtain, contact the project planner at 335-1210). Unless otherwise indicated, the applicant will be required to demonstrate compliance with the conditions of this report prior to issuance of construction permits. The Zoning Administrator may 30 reject the report if it is not comprehensive with respect to applicable requirements for the requested ministerial permit. The initial deposit for review of the Compliance Report is $1000. 104. . Prior to issuance of the final building the property owner(s) shall execute a deferred improvement agreement for the following-improvements. A Install a traffic signal at the project driveway intersection with Danville Boulevard, including any modification to the p,roject driveway and/or Danville Boulevard, subject to the review and approval of the Public Works Department. B At the time the deferred improvement agreement is called up, property owner shall submit improvement vlans, prepared by a registered civil engineer, to Public Works and pay Upropriate fees in accordance with County Ordinances and this deferred i provement agreement. 105, The -applicant shall submit an annual compliance report to the Zoning Administrator detailing how the applicant is in com,_pliance with all the Conditions of Approval for this prosect, County file #LP992025. At least 30 days prior to completing one year of occupancy, the first compliance report shall be submitted to the Zoning Administrator for review at_g__public hearing. Annual reviews will be required for the first three years and one review every three years after the first three years. The applicant will be responsible for all costs associated with this review. 106. Violation of the Conditions of A roval for this land use permit is subject to revocation proceedings in accordance with the provisions of Section 26-2.2020 of the County Code. 31 ADVISORY NOTES A. The Conditions of A royal for the proiect cannot be modified unless subject to a public hearing by the Zoning Administrator in accordance with the provisions of Section 26-2.2008 of the County Code. B.A—The applicant shall be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Alamo Traffic Fee, the Tri- Valley Transportation Fee, and the SCC Regional Fee, Area of Benefit. Payment shall be based on the commercial rate based on square footage or the actual peak hour trip generation from the development, substantiated by a traffic report prepared by a registered traffic engineer. The applicant shall be responsible for providing the required information in a timely manner for review and approval by the Public Works Department, Road Engineering Division. C.B-;This project may be subject to the requirements of the Department of Fish and Game. It is the applicant's responsibility to notify the Department of Fish and Game, P.O. Box 47, 'Yountville, California 94599, of any proposed construction within this development that may affect any fish and wildlife resources, per the Fish and Game Code. I .G.This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. E.D: Comply with the requirements of the Contra Costa Central Sanitary District. F.B: Comply with the requirements of the San Ramon Valley Fire Protection District. G.F-. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. H.Gf, This project may be subject to the requirements of the Department of Fish & Game. It is the applicant's responsibility to notify the 32 Department of Fish & Game, P.O. Box 47, Yountville, California 94599, of any proposed construction within the development that may affect and fish and wildlife resources, per the Fish and Game Code. 90f 1. H Patent of Fish & Game Fee - The applicant is required to pay an environmental review fee of $850.00 for the Department of Fish and Game at the end of the appeal period. Failure to do so will result in fines. In addition, the approval is not final or vested until the fee is paid; nor may the County post a Notice of Determination until the fee is paid. A check for this fee shall be submitted to the Community Development Department made out to Contra Costa. County for submittal with the final environmental documents. U Comply with Floodplain Management Ordinance - The project lies within the 100-year flood boundary as designated on the Federal Emergency Agency Flood Rate Maps. The applicant should be aware of the requirements of the Federal Flood Insurance Program and. the County Floodplain Management Ordinance (Chapter No. 82-28 ) as they pertain to future construction of any structures and/or grading on this property. K.P NP.DES Requirements - The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) permit for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board or any of its Regional Water (duality Control Boards (San Francisco Bay-Regional II or Central Valley-Region V). QCurPlan/StaffReports/LP992425 coa as approved by ZA for BOS 10/21/03 ERRATA ERRATA FOR THE DEIR AND FEIR This errata sheet clarifies incorrect or incomplete information included in the DEIR and FEIR relating to comparisons of the estimated square footages of the local YMCA facilities used to predict likely base case and worst case scenarios for the proposed Project. In order to provide for consistent comparisons,both indoor and outdoor use areas are included for each project. This errata sheet also addresses the methodology used in calculating the required parking spaces for the proposed YMCA. The discussion of traffic impacts as presented in the staff report is incorporated herein by reference. As explained more fully below, the revised square footage information and revisions to the number of parking spaces required do not change the conclusions presented in the DEIR or FEIR,nor do they result in new impacts not previously identified, or require the inclusion of any new mitigation measures. 1. Square Footage of Local YMCAs Table TA.1, located in Appendix B of the DEIR and on Page III.5 of the FEIR,presented square footagesfor the local YMCAs that were incorrect. Table 1 below compares the square footages presented in the DEIR and FEIR to the actually gross square footages for indoor/outdoor use areas confirmed in September 2003. The revised square footages obtained through staff contact with the identified YMCA facilities are comparable to the figures obtained earlier by Barbara Clancy, who appealed the Zoning Administrator's approval of the project to the San Ramon Valley Regional Planning Commission. Table 1 also includes the actual trips counts from each facility and the revised trip generation rates based on the revised square footage. Table 1 — Gross Square Footage of YMCA facilities, Actual Trip Counts, and Revised Trip Generation Rates Square Revised Square Peak Revised Footage Footage Confirmed in Hour Trip Facility Presented in 'September 2003 Trips Generation the DEIR and (Indoor/Outdoor Use Counted' Rate' FEIN Areas Palo Alto 51,000 43,838/0 255 5.82 ' San Rafael 49,000 41,295/0 242 5.85 Fairfield/Suisun 1 41,000 36,062/0 96 2.66 Pleasant Ht113 51,000 23,200/27,8004 1.77 3.47 Proposed 40,300 40,300/12,120' N/A N/A Project ' Counts were taken at Palo Alta and San Rafael in February 1999;Fairfield November 1999 and September 2000;and at pleasant Hill in June 2002. 2 Trip generation rate is presented per 1,000 gross square feet of indoor facilities use area. 3 The square footage of the Pleasant Hill facility was only presented in the FEIR. I 4 The outdoor square footage includes a pool and skate park. 3 The outdoor square footage includes a pool and sports court. 2. Traffic Analysis Based on Revised Square Footage Table 2 illustrates the worst case peak hour trip generation for the proposed Project based upon the square footage estimates presented in the DEIR and FEIR, and the revised square footage information obtained in September 2003 as shown in Table 1. Table 2- Comparison of Worst Case Peak-Hour Trip Generation Worst Case Scenario Worst Case Scenario Based on Facilqy_ presented In DEIR and FEIR Sept, 2003 Sguare Footage toposed I!Loject 240 peak hour tris _ 307 peak hour trips During the Planning Commission hearing held on in August 20, 2003, staff presented a worst case scenario in which the project generates up to 300 peak hour trips, to determine whether the level of service at the project driveway would worsen beyond LOS E,the level of service identified in the DEIR and FEIR. Staff also evaluated the other local intersections studied in the DEIR and FEIR,to determine whether any of these intersections would worsen beyond LOS D under this worst case condition. As shown in Table 3,the revised worst case would not cause any change to the impacts identified in the DEIR and FEIR. As presented in the worst case scenario in the DEIR and FEIR, the only potentially significant impact continues to be for motorists exiting Lewis Lane and attempting to turn left(south)on Danville Boulevard. All other intersections would continue to operate at acceptable levels of service. The revised information therefore does not change the conclusions presented in the DEIR or FEIR,nor does it require that any new mitigation measures be included. Table 3 •- Effect of Revised Worst Case Scenario on Area Intersections (No = no significant Impact, Yes = potentially significant impact) Base-Case Worst-Case Worst-Case Based on Presented Presented In Revised Square Footage Study Location in DEIR DEIR and FEIR (i.e., 307 peak hour trips) Stone Vale /I-680 NB No No No Stone Valley/1-680 SB No No No Stone Valley/Danville Blvd No No No La Serena/Danville Blvd No No No Henime/Danville Blvd No No No Lewis Lane/Danville Blvd No YES YES Camille/Danville Blvd No No No Del Arni o/Danville Blvd No No No El Cerro/Danville Blvd No No No El Cerro/La Gonda No No No El Cerro/1-680 SB No No No El Cerro/I--680 NB LNo No No 2 3. Parking Spaces Requirements The County Zoning Code does not specify parking requirements for recreational facilities such as a YMCA. Zoning Code Section 82-16.018 (20) indicates that"For a use not specified in this section,the same number of off-street parking spaces shall be provided as are required for the most similar specified use." Staff suggests that commercial use would be the most similar specified use,which requires one(1)off-street space for every 500 square feet of gross floor area. The YMCA's 40,300 sf would therefore require 81 off-street spaces. Because the Zoning Code does not specify parking requirements for recreational facilities such as a YMCA, staff also calculated the required parking using two additional methods. In both cases, interior gross square footage was used, in accordance with standard County practice for calculating parking requirements. Method 1 - In Method 1,the Palo Alto and San Rafael YMCAs were surveyed to determine an average number of parking spaces per 1,000 square feet. Based on the parking provided at these facilities, staff identified an average of 3.7 spaces per 1,000 square feet of interior use area. Applying this figure to the proposed Alamo YMCA, a total of 148 spaces would be required. As described in the DEIR, a 5 percent buffer above the number spaces to be provided would address potential demand during peak periods,requiring a total of 155 spaces. The applicant proposes 160 spaces. Method 2—In Method 2, Chapter II of the DEIR"Project Description", staff calculated required parking spaces as shown in Table 11.3 of the DEIR, which is reproduced below. In this method, the proposed uses(administrative,multi-purpose, lockers rooms, etc)were analyzed individually to determine required spaces per use area. Table 11.3 includes an incorrect amount of square footage for the indoor pool area. Table II.3 includes a total of 3,375 sf for the indoor pool area, which is the are of the pool itself, while the building that houses the indoor pool and equipment area is 7,940 sf. This additional square footage results in a need for 31 spaces, 17 more than are listed in Table 11.3. The total parking requirement would therefore be 167 spaces,rather than the 150 listed in Table 11.3. Table 11.3 Alamo YMCA Facility, Parking Demand Calculation (revised information is shown in parenthesis) Type of Use Square Footage Parking Space proposed Requirement Aerobics studio 2,250 sf 15 spaces Family fitness 6,325 sf 42 spaces Kids 2,000 sf 13 s aces Lobby, administrative and program 5,720 sf 23 spaces Offices, restrooms2 Multi ur ose rooms 1,275 sf 13 s aces Pool assume 1 per 250 square feet 3,375 sf 7,940 s 14 spaces 31 s aces Basketball courts (assume.5 per court 2 courts 1 10 spaces Locker roams 0 per 200 s uare feet 3,950 sf 20 s aces :7 Total 40,300 150 s P aces 167 s aces '= 1 parking space per 150 sf 2= 1 parking space per 250 sf 3= 1 parking space per 100 sf = 3,375 sf is the size of the pool itself,7,940 sf is the size of the building Conclusion: In averaging the three parking space determinations (81, 155, and 167) a total of 134 spaces would be required. The 160 spaces proposed for the Alamo YMCA therefore appears to be reasonable. 4 APPEAL LETTER LAW OFFICES OF GAGEN,McCOY, McMAI€ ON & ARMSTRONG A PROFESSIONAL CORPORATION WILLIAM E.GACEN,JR. GRECoRY McCoy ,. r t�. E7A2�IVILLE OFFICE L. PATRICK J.MCMA.HON r.,, i i 1 a>; S "� 279 FRONT STREET MARK L.Aa*xsTRONc P.O.Box 218 CHARLEs A.Koss B MICSAEL J.MARKOI7ANVILLE,CALIFORNIA 94526-4218 ... .. RICSARD C.RA S vurrAugust 2 OQ3 TELEPHONE:(925)837-0585 VICTOR Coral > FAX:(925)838-5985 BARBARA DuvAL JEWELL - -- ROBERT M.FANUCCI ALLAN C.MOORE NAPA VALLEY OFFICE STEPREN T.Burm THE OFFICES AT SOUTHBRTDGE AMANDA BEVIN5 1034 MAIN STREET,SurrE 212 MARTIN LYSONS CELIA M.KIM ST.HELENA,CALIFORNIA 94574 JANICE L.FrmtMMONs TELEPHONE:(707)963.0909 PAUL S.GOODMAN FAx:(707)963-5527 TARA B.NELSON KATYMRINE S.ZELAZNY ANA C.MOON Please reply to: ERIC S.QUA"T Danville By hard delivery Centra Costa County Attn: Catherine Kutsuris Deputy Community Development Director Community Development Department 651 Pine Street,North Wing, 2"Floor Martinez, CA 94553 Re: Appeal by the San Raman Valley YMCA and Mt. Diablo Region YMCA to the Board o,f Supervisors County.File #LP992025,Alamo YMCA Project :Dear Catherine: Please consider this letter an appeal to the Board of Supervisors, filed on behalf of the San Ramon Valley YMCA and its parent organization the Mt. Diablo Region YMCA (collectively the"YMCA"),of the decision of the San Ramon Valley Planning Commission ("Commission") to deny the Alamo YMCA project application. In its 4-2 decision, the Commission adopted a motion by Commissioner Gibson granting the appeal by Barbara Clancy of the zoning Administrator's decision to approve the project. Commissioner Gibson's adopted motion was essentially as follows: (1) that the Final Environmental Impact Report for the project prepared by County staff and its consultants is inadequate and thus cannot be certified,(2)that the requested land use permit and related variances for the Alamo YMCA be denied,and.(3)that the required findings for the land use permit could not be made, because (a) the project is a "marginal" lana use based on the daily traffic it generates on Danville Boulevard and (b) the land use permit monitoring required by the traffic impact mitigation measure/condition recommended by County staff and the EIR consultants (Condition 102) would be an enforcement problem within the community. In adopting the motion by Commissioner Gibson, the Commission majority rejected the professional analysis,opinions and recommendations of County staff and its EIR consultants and overturned the decision of Dennis Barry,the Community Development Director acting Catherine K.utsuris August 26, 2003 Page 2 in his capacity as Zoning Administrator, which he made at the conclusion of a long public hearing on the Alamo YMCA project. In his decision,Dennis Barry certified the Final EIR as legally adequate, adapted the mitigation monitoring program for the project, and approved the land use permit and related variances subject to 103 conditions of approval(in response to Commissioners' comments, County staff subsequently recommended changes to a few of these conditions; the YMCA accepted those recommended changes). By this appeal, the YMCA requests the Board of Supervisors to follow the County staff recommendations to the Commission and make a decision on the Alamo YMCA project that essentially upholds the earlier decision of Dennis Barry. Per their comments after the public hearing closed,Commissioners who apposed the project based their decision in part on the lack of a second access through Hap Magee Park to La Gonda Way in Danville. They took that position notwithstanding the professional opinions and analysis of the Senior Transportation Planner for the County and the EIR traffic consultant,Fehr&Peers,that with only the Lewis Lane access at Danville Boulevard there are no traffic impacts from the project as mitigated that would justify requiring a second access. Moreover,those Commissioners ignored the determination ofthe San Ramon Valley Fire Protection District and Public Works Department that an improved secondary emergency access for this project is not necessary. In basing their decision in part on the YMCA not including in its project a second access through Hap Magee Park, the Commission majority was fully aware: (1) that the YMCA did not have a legal right to that access, (2) that the Town of Danville and Contra Costa County must bath agree to grant such access consistent with their Joint Powers Agreement controlling Hap Magee Park, and (3) that the Town of Danville has consistently apposed providing such access to the YMCA property. The Commission majority ignored the fact that requiring the YMCA to secure a secondary access through Hap Magee Park to La Gonda Way is a condition that is infeasible, as well as unnecessary since there is no significant traffic impact on Danville Boulevard from the Alamo YMCA project as mitigated by Condition 102. The traffic analysis in the Draft BIR was updated in response to continents by the Town of Danville and others (the Town has not questioned the adequacy of the Final EIR). In addition,updated traffic and other environmental and planning analysis was provided to the Commission at its last meeting per the request of Commissioner Gibson at the conclusion of the first meeting. As you know,County staff who attended the two Commission meetings on the project included Heather .Ballenger (Assistant Public Works Director), John Cunningham (Senior Transportation Planner), Aruna Bhat (Senior Planner), Jerry Fahy (Associate Civil Engineer) and you. County consultants who attended were Mary Bean, with Public Affairs Management,the lead consultant on the EIR, and Julie Morgan at Fehr & Peers, Transportation Consultants. The decision by the Commission majority is inconsistent with the professional analysis of the Alamo YMCA project undertaken by County staff and its EIR consultants,including Fehr&Peers,a well-regarded transportation consulting firm. Catherine Kutsuris August 26, 2003 Page 3 Based on their professional and objective analysis, County staff and its EIR consultants concluded, among other determinations: (1) that the project as mitigated would have no significant traffic or other impacts, (2) that the project is consistent with the General Plan, and (3)that all required findings for the land use permit and related variances can be made and are supported by substantive evidence. The Commission majority dismissed as inadequate and flawed the analysis and conclusions in the Final EIR and staff reports, including the updated analysis provided at the last hearing. Instead, those Commissioners based their decision on anecdotal observations and personal opinions. For example, the Commission majority rejected the extensive oral testimony at the last Commission hearing from County staff and its consultants,wherein they explained why the operational traffic mitigation measure in Condition 102 is not an enforcement problem and why the project will not have a significant traffic impact. County staff and the EIR consultants explained to the Commission that actual AM and PM peak hour trip generation from a particular proposed YMCA facility is somewhat difficult to project, because such community facilities have a broad range of traffic generation depending on the particular circumstances of use in a given facility. For example, the range of actual peak hour trip generation from four other YMCA facilities (and the ITE projected generation rate) was from less than 100 trips to over 300 trips. The only time that traffic is an issue on Danville Boulevard is during the AM and PM hours. Therefore, County staff and the EIR consultants recommended as a mitigation measure Condition 142 which: (1) establishes AM and PM traffic peak hour trip generation thresholds for the Alamo YMCA(158 AM and 155 PM peak hour trips,which are less than the number of trips that could create a significant traffic impact from the project at any intersection on Danville Boulevard), (2) requires ongoing monitoring of traffic generated by the Alamo YMCA (trip counts at the access bridge) and, (3) if a peak hour threshold is exceeded, requires the YMCA to reduce trip generation during that time through changes in operation(e.g.,program time changes). The YMCA supports this operational mitigation measure, because trip generation anticipated by the YMCA for its Alamo facility is well below the thresholds that would result in a significant traffic impact on Danville Boulevard at the project intersection on Lewis Lane and changes in operation during the peak hours are easy for the YMCA to accomplish. Even if the Alamo YMCA generates the same amount of peak hour traffic as the Pleasant Hill YMCA, trip generation would stay below the established thresholds. The YMCA is confident it will stay within the peak hour thresholds without being ordered by the County to do so. The YMCA acknowledges that under Condition 102,the County has the authority to compel the program changes or membership limitations necessary to stay within those thresholds. Thus, Condition 102 is not an enforcement problem as claimed by the Commission majority. Moreover, Condition 102 gives the County the authority to require the YMCA to pay for a traffic signal at the project's Danville Boulevard intersection if a peak hour threshold is exceeded and operational changes ordered by the County at the Alamo YMCA are unsuccessful in reducing trip generation below the threshold (a very Catherine Kutsuris August 26, 2003 Page 4 unlikely event). County staff and Fehr& Peers determined such a signal is feasible at that location. Commissioner Gibson's finding, endorsed by three other Commissioners, that the Alamo YMCA would constitute"marginal"development that would degrade the neighborhood and promote other commercial uses in the area is without any evidentiary support. He believes that daily traffic generated by the Alamo YMCA during its hours of operation would be so noticeable on Danville Boulevard that it would encourage other nonresidential uses in the area(he estimates 2,500 project trips per day although assuming traffic stays below the peak hour thresholds it will likely be less). He offered no substantial evidence to support his finding. The Alamo YMCA is a quasi-community use,not unlike schools,parks,churches and daycare facilities that are in neighborhoods throughout Alamo,the San Ramon Valley, Contra Costa County and elsewhere. They are not "marginal" land uses. The existing quasi-community- facilities along Danville Boulevard continue to generate substantial traffic and have not "marginalized" the area. The additional traffic from the Alamo YMCA on Danville Boulevard,a Route of Regional Significance,will not"marginalize"the area in any way. The extensive environmental review and planning analysis undertaken by County staff and its consultants has been thorough and responsive to comments from project opponents and interested parties as the planning process has moved forward. Commissioners who voted to deny the project say they support the YMCA and acknowledge its benefits for the community,but that on planning/environmental impact grounds the Alamo YMCA project must be rejected. They say "good planning" requires the County to deny the YMCA the opportunity to construct one of its facilities on its property for the benefit of the local community, with access using its Lewis Lane easement. The problem with the Commission majority's position is that there is no planning or environmental reason that would justify denying this project of such obvious community benefit. The determinations and findings in Resolution No. 13-2003 adopted by Dennis Barry as Zoning Administrator in approving the Alamo YMCA, which are supported by substantial evidence in the record, confirm that the position taken by the Commission majority that the Alamo YMCA project constitutes "bad planning"is without merit. A copy of Resolution No. 13-2003 is attached and incorporated by reference in this appeal. County staff recommended that the Final FIR be certified and the YMCA land use permit and related variances be approved,because: (1)the project has been recognized by virtually all concerned as a positive quasi-public use,and(2)as mitigated and conditioned it will have no significant environmental impacts and there are no land use planning reasons to deny it. Contrary to the suggestions by some Commissioners and several project opponents,County staff did not overlook alleged project shortcomings, undertake inadequate environmental review or otherwise give special treatment to this application because the applicant is the YMCA and the proposed project is one of their community facilities. In fact, the environmental review and planning process has been long and thorough. County staff and Catherine Kutsuris August 26, 2003 Page 5 its consultants never cut comers in their review of the project and the YMCA never objected to the scope of that review and its significant costs, all paid for by the applicant. In summary,the Mt.Diablo Region YMCA and the San Ramon Valley YMCA respectfully request the Board of Supervisors to grant this appeal, follow the County staff recommendation to the Commission and essentially uphold the decision of Dennis Barry to approve the Alamo YMCA project(with the few changes to his conditions of approval as recommended by County staff). While the Alamo YMCA will serve only the local community, whether or not it is constructed has regional implications. The Mt. Diablo Region YMCA's corporate plan to serve all parts of Contra Costa County with existing and new facilities is dependent on the construction and operation of the Alamo YMCA. In that regard, approval of the Alamo YMCA by the Board of Supervisors will benefit both local residents and the rest of Contra Costa County. Enclosed is a check for the $125 appeal fee. Please arrange with the Clerk of the Board of Supervisors to schedule the appeal hearing at the earliest reasonable opportunity. Please let me know ifyou need any additional information from the YMCA and/or its consultants prior to the Board hearing on the appeal. If you have any questions,please give me a call. ry trul yo rs, Mark L. Armstrong MLA/sd1 Encls. cc with encl.: Contra Costa County Board of Supervisors Attn: Mark DeSaulnier, Chair Millie Greenberg John M. Gioia Gayle B. Uilkema Federal Glover Clerk of the Board of Supervisors Dennis Barry, Community Development Director Heather Ballenger,Assistant Public Works Director San Ramon Valley YMCA Attn: Matt Holloway Mt. Diablo Region YMCA Attn: Mike Erwin FACINLAW72 I\KutsurisLtr-082603.wpd i 3 RESOLUTION LUTION 1 l O. 13_20.03 RESOLUTION OF THE COUNTY ZONING ADMINISTRATOR OF THE COUNTY OF CONTRA COSTA, STATE, OF CALIFORNIA, INCORPORATING FINDINGS FOR THE CERTIFICATION OF FIR.AND ON THE REQUESTED LAND USE PERMIT BY SAN RAMON VALLEY YMCA(APPLICANT & OWNER) (COUNTY FILE #LP992025) 1N THE ALAMO AREA.OF SAID COUNTY. WHEREAS, a request by San Ramon Valley YMCA (Applicant and Owner) for a Land Use Permit for a 40,300 square foot YMCA facility with related uses was received by the Community Development Department on April 14, 1999; and WHEREAS, a Notice of Preparation of an Environmental Impact Report was sent on 14ovember 9, 1999 by the Community Development Department; and WHEREAS, on.November 20, 1999 the County held a scoping session on the project in Alamo; and WHEREAS, for purposes ,of 'compliance with the provisions of the California Environmental Quality Act and. the State and County CEQA Guidelines; a Draft EIR. was prepared and circulated for review and comments between March 5, 2002 and April 22, 2002 and the Zoning Administrator held a public hearing in the community on April 15, 2002 to provide further opportunity for public comments on the DEM, and , WHEREAS, following the close of comment period on the Draft EI.R, the County prepared written responses to the comments received. On April 11, 2003, the County published the Response to Comments Document which pro-,ides a reasoned response to all comments received during the comment period that raised significant environmental issues. WHEREAS, the Response to Comments Document was distributed as required by the California Environmental Quality Act and the State and County CEQA Guidelines; WHEREAS, after notice having been lawfully given a public hearing was scheduled before the County Zoning Administrator on Wednesday, April 30, 2003 whereat all persons interested therein might appear and be heard; and WHEREAS, on Wednesday April 30, 2003 the County Zoning Administrator conducted a public hearing on the Land Use Permit; the applicant, San Ramon Valley YMCA, all persons who appeared were given the opportunity to testify; and WHEREAS, after accepting testimony, the County Zoning Administrator closed the public hearing; and 1 i Page 2 WHEREAS, on Wednesday, April 30, 2443, the County Zoning Administrator having filly reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW, THEREFORE, BE IT RESOLVED,that the County Zoning Administrator makes the following CEQ,A Findings on the proposed Alamo YMCA project based on substantial evidence in the EIR. and on the administrative record as a whole. These CEQA findings are consistent with the analysis in the EM,which is incorporated by this reference: Land Use The potential impacts of this project to land use are less than significant, under the significance criteria set forth in the drab EIR at pages IILA.5-9. The impacts of the project as a non- residential use are less than significant based on the following among other reasons: (i) the project is located more than 800 feet east of Danville Boulevard, (ii) its traffic impacts on Danville Boulevard have been mitigated through design of the Lewis Lane intersection and minor safety improvements on Danville Boulevard, and (iii) the project, the bridge and Lewis Lane have been designed to be compatible with residences across San Ramon Creek and next to Lewis Larne. The project is consistent with applicable General.Plan policies relating to land use, based,nn the analysis of such policies in the final EIR, at Master Response 9, pages 111.17-19 and the discussion in the draft EIR referenced above. Tran ortation/Circulation The traffic analysis in the draft EIR and the final EIR confirms that projected vehicle trip generation of the YMCA Alamo project has been reasonably determined based on an evaluation of other YMCA facilities and comparing them to this proposed facility. The traffic analysis also confirms that with the proposed Lewis Lade access improvements•and Danville Boulevard minor improvements, the transportation/cireulation impacts of that trip generation will be less than .significant along Danville Boulevard and elsewhere in the general vicinity in Alamo and Danville. If the trip generation from the project is greater than projected by the YMCA, it will be mitigated as necessary by the required Traffic Monitoring Program in Mitigation Measure M.B.I. The project as mitigated will not cause an exceedence, or contribute to a pre-existing exceedence, of the applicable local LOS Standards in the 2000 Update to the Countywide Comprehensive Transportation Plan. The project will not substantially increase traffic hazards due to a design feature or incompatible wises, The project will not lead to an expansion. of Danville Boulevard to more than two lanes, instead only minor improvements for safety and/or capacity improvements on Danville Boulevard near Lewis Lane are required. The two-way left turn lane on Danville Boulevard required by Mitigation.Measure ELB.2 will be sufficient to mitigate traffic impacts on Danville Boulevard at that intersection. The traffic generationprojected for the proposed Alamo YMCA will not cause the need for a new signal at Lewis Lane or elsewhere on Danville Boulevard. If the Alamo YMCA trip generation is greater Page 3 than projected then, as required in Mitigation Measure 11LB.I, modifications to the YMCA, activity schedules, operating hours and/or total membership will be required by the County as may be necessary to.avoid significant traffic impacts at the Lewis Lane intersection that could otherwise require a traffic signal there. Cumulative transportation impacts based on year 2010 projections are less than significant based on the traffic analysis in the EIR. Any impacts of the project on transit are less than significant because the bus stop is located approximately 370 feet from the project driveway. The Iron Horse "Trail and bicycle lanes provide good bicycle access to the project area. Mitigation Measure IIl.B.3 requires the project sponsor to provide adequate bicycle parking,facilities on site. The signage and pedestriau path required by Mitigation Measure M.B.4 will reduce any pedestrian impacts to less than significant. Project parking demand is conservatively estimated at 150 spaces. The project includes 160 parking spaces so no significant parking impact is identified. Air Quality Based on the significance criteria in the EIR, air quality impacts of the project are less than significant and require no mitigation in light of the relatively small size of the project, the proposed project uses and the project location. Noise The requirement in Mitigation Measure 1ILD.1 for the provision of a berm or construction of a noise barrier to break the line of sight between the access read and parking lot on the east side of San.Raton Creek to residences located in Zone A on the other side of San Raton Creek south of the proposed access road will reduce the potential noise impact for those residences to less #boli significant- The requirement in Mitigation Measure BLD.2 for the design of the airnasium and basketball courts to include acoustical shielding; will reduce potential noise impact to less than significant for residences in Zone B,north of the proposed access road to the south end of the proposed indoor swimming pool, Residences in Zone C across from the airnasium and outdoor sports court at the north end of the site will also be protected by this mitigation measure. Given that the proposed YMCA buildings are located across San Ramon Creek:, activities there will result in a less than significant noise impact for residences. The noise impact for adjoining residences from vehicles and pedestrians on the bridge and on Lewis Lane as designed is less than significant. Biolo. g cal Resources Impacts on biological resources will be reduced to less than significant . through the implementation of Mitigation Measures BLE-1-5. The project has been redesigned to set back further from:San.Ramon Creek, as a result of a site visit with the Department of Fish and Game. As a further result of that site visit and subsequent project redesign, impacts to the small wetlands on tate property are also less than significant. Page 4 I-I)ddrolo d Water�ty These impacts vFIll be mitigated to less than:significant through the implementation of Mitigation Measures III.F.1-3. In particular, the requirement for RWQCI3 approval of a Storm Mater Pollution Management Program (SWPPP) for the project, incorporating best management practices that uti.Iize an "infiltration approach" to storm water management, will mitigate construction and past construction water quality impacts in San Ramon Creek to less than significant. Soils and Geolo v These impacts will be mitigated through the implementation of Mitigation Measures MG.1-10. As required by Mitigation Measure IILG.3, the.YMCA.will repair the existing landslide located on the south side of its property in a manner consistent with the shape stabilization recommendations contained in the geotechnical report prepared by ENGEO and referenced in the HIR. It is anticipated that this remedial work will be completed in participation with the County and/or the Town of Danville, because the slide is also located on the Hap Magee Ranch Park property. Project improvements other than the bridge and portions of the access road are set back sufficiently from.the San Ramon Creek bank to be protected from physical changes at the bank. The bridge must be constructed utilizing foundation designed to the criteria, contained in the :ENGEO report referenced in the ETR. Utilities and Service Svstems Implementation of Mitigation Measures TII. 1-4 will reduce any project impacts on utilities and service systems to less than. significant. Utilities wilt be carried across the bridge within the bridge framework,per Mitigation Measure.ILLIL 1. Public Services ]compacts on public services are less than significant given the uses proposed in the project and the relatively small size of the project at this location: Cultural Resources A survey of the project area did not identify any indicators of historic or prehistoric sites. Mitigation Measures lILJ.I-3 provide standard criteria to reduce the impacts of an unanticipated discovery of any unidentified paleontological resources to less than.significant. Aesthetics Implementation of Mitigation Measures M.K1-2 will mitigate any aesthetic impacts .from the project as designed. The existing landscaping that will be retained, the new landscaping to be added,the creek setback, the requirement to use subdued calors that match the natural Page 5 environment of the site and the requirement for a directional lighting plan to prevent glare toward surrounding properties among other project design features, will reduce aesthetic impacts of the project in its location on the east side of San Ramon Creek to less than significant. Alternatives to the Alamo YMCA Project A reasonable range of alternative projects was analyzed in the EIIL The project as proposed will not result in any significant environmental impacts. Therefore, selection of a feasible alternative to the proposed project is not necessary under CEQA. The no project alternative is single-family residential development of the site, which also requires access across San Ramon Creek via the existing easement, grading,soil stabilization and likely some tree removal. A residential alternative would generate roughly ten percent of the peak hour trips from the proposed project. It also would not result in any significant unavoidable environmental impacts. However, it would not meet the applicant's objectives "to provide facilities and programs that would build strong kids, strong families, and strong communities" through anew YMCA project in Alamo. The.reduced development alternative and the recreation only alternatives meet some, of the project objectives and somewhat reduce the project impacts with respect to traffic. Since the projectas proposed and mitigated has no significant traffic or other environmental impacts, it is not necessary to select either of these two alternatives or a phased approach to developing the entire.project,which the applicant has stated will not fully meet its project objectives. Projects with alternative access through Hap Magee Ranch Park, either exclusively or in combination with access from Danville Boulevard, were evaluated. Since access on Danville Boulevard through the YMCA's recorded easement results in traffic impacts that are less than significant, the selection of either access alternative is not necessary. Implementation of'these access alternatives is complicated by the fact that the YMCA does not currently have the legal right to go through Hap Magee Ranch Park. Such access will require the approval of the Board of Supervisors and the Town of Danville under the current joint powers operating agreement for the Park. Town officials have stated in writing that the Town is unwilling to grant such access. Since traffic impacts from the project as proposed are less than significant,it is not necessary to require the YMCA to secure access through Hap Magee Ranch Park. However, the applicant has stated it willing to consider such additional project access if, at a future time after the project is constructed and in operation, the public agencies in control of Hap Magee Ranch Park desire to provide that additional access. Alternative sites for the project were evaluated in the EIR. Since the project as proposed and mitigated has no siguf cant environmental impacts, it is not necessary to consider these alternative sites. Selection of these alternative sites is complicated by the fact that YMCA does not control them. These alternative sites do not meet one of the YMCA's objectives,providing a facility that will most directly serve the Alamo community. Page 6 Cumulative and Growth-Inducing Tnmacts The cumulative impacts and any growth-inducing impacts of this project are less than significant based on the analysis of these impacts in the EIR., Statement of Overriding Consideration. There are no significant unavoidable adverse impacts. Since there are no project impacts that are unavoidable, a statement of overriding considerations is not required to approve the proposed Alamo YMCA,project. The community benefits of a YMCA in Alamo could be considered a sufficient overriding consideration to approve the project even if it resulted in one or more sig iflcant,unavoidable environmental impacts. BE IT FURTHER. RESOLVED, that the County Zoning Administrator makes the following additional Findings for the certification of the Final EIR: I, The Environmental Tinpact Report has been completed in compliance with CEQA, and with the State and County CEQA Guidelines; 2. The Final. EIR was presented to the Zoning Administrator, and the Zoning Administrator reviewed and considered the information contained in the Environmental Impact Report prior to making a decision on the project, 3. The Final EIR.reflects the.County's,independent judgment and analysis. BE IT FURTHER RESOLVED that 'the County Zoning Administrator makes the following findings with regard to land use permit: There is substantial evidence in the Eavironmental Impact Report and the entire administrative record as a whole to make the following findings required under Contra Costa County Code Section 26-2.2008(I)-(7) to approve a conditional land use permit for the proposed Alamo YMCA project I, The proposed conditional land use is not detrimental to the health, safety and general welfare of the county. The EIIZ. confirms that the project as mitigated will have no detrimental effects on the health, safety or general welfare of the county. Any health and safety impacts are less than significant; A YMCA project that offers youth and recreational services for the community is not detrimental to the general welfare of the county. 2. ,The proposed conditional land use will not adversely affect the orderly development of property within the county. The proposed use at this location does not adversely affect orderly development,because the project has no significant environmental impacts and it Page 7 is consistent with the General Plan, as described in the E1R. and in these findings. The location of access to this property has already been identified and partly developed as part of the .five-lot subdivision of the Lewis property by Emerald Homes. This quasi-public use is separated. by San Ramon Creek from nearby single-family residential uses. With convenient project access from Danville Boulevard, the proximity to Hap Magee Ranch Road and the physical separation of the proposed.YMCA buildings and pax.kitig from the nearest residences by San Ramon Creek, use of this property for a community facility like the YMCA represents orderly and logical development of property within the county. 3. the proposed conditional use dries not adversely affect the preservation of property values and the protection of the tax base within the county. Generally, community uses like churches, schools and recreational,facilities that are well designed and situated do not adversely affect the values of adjoining properties. There is no substantial evidence to suggest that the proposed Alamo YMCA on this property will adversely affect the value of this property or other property values in the area. Access to the proposed YMCA is adequately separated and buffered from the new residences in the five-lot subdivision off Levis Lane as well as the existing residences to the north. 4. .-Tae proposed conditional land use will not adversely affect the policies and goals set by 4he general plan. The proposed Alamo YMCA project is in substantial compliance with the Contra. Costa County General flan;, including its Growth Management Element. Quasi-public uses like this one are consistent with the single-family residential, very low- density land use desi Page 8 Implementation of mitigation measures and land use permit conditions does not present an enforcement problem. 6. the proposed conditional land use will not encourage marginal development within the neighborhood. The proposed Alamo YMCA project on this site, located on the east side of Saga Ramon Creek, will not encourage marginal development in the neighborhoods on the west side of the creek along Danville Boulevard. With the exception of this property, the'surrounding neighborhoods are largely built out. Consistent with recent single-family subdivisions on the east side of Danville Boulevard, any remaining, smaller parcels along Danville Boulevard willl likely be considered for subdivision into half-acre residential lots. ,Hap Magee Ranch Park as it may be expanded is not marginal development. 7. Special conditions or unique characteristics of the subject property and its location or surroundings are established. The location of this property across San Ramon. Creek, backing up to the freeway and next to Hap Magee Ranch Park, in combination with its direct and convenient access to Danville Boulevard, are special conditions and unique characteristics for establishing a.community use here with minimal impacts to nearby residences. Landscaping, fencing and/or sound attenuation walls will separate the Lewis Zane access from existing residences that back up to or have side yards that are next to the access easement The unique'location and special design of the proposed Alamo YMCA and its proposed access, even compared.,to other community and public facilities in the area, afford a high degree of physical separation from and protection for surrounding residences. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the following Growth Management Findings; 1. Trak: The project as proposed mitigates traffic impacts as illustrated m the Environmental Impact Report„ 2. Eater: The water supply is from East Bay Municipal Utility District. The District has not indicated any problems in serving the proposed project. 3. Sardtary Sewer. The applicant will be required to comply with the sewage disposal requirements of the Central Contra.Costa Sanitary District. 4. Fire Protection: The applicant will be required to comply with the San Ramon Valley Fire Pre tection,District requirements. 5. Public Protection: The Contin Costa County Sheriffs Department provides police protection services for the area. The closest station is the Valley Station in the Alamo Plaza area with a 22 person.staff. The average response time is 3 --5 minutes. Page 9 6. parks and Recreation: The project will provide recreational amenities to its members and hence will not increase the demand for park and recreation facilities in the area. 7. Flood Control and Drainage: The project will be required to comply with the County Flood Control District requirements. BE IT FURTHER RESOLVED that the County Zoning Administrator makes the following variance findings: The proposed Alamo YMCA project as designed includes three variances. The conditions to grant those variances, set forth in Centra Costa County Code Section 26-2.2006(1)-(3),exist for this project. The access bridge across San Ramon Greek requires a variance because it is higher than three feet and is being built within the front setback established by the zoning district for the property. Approving this variance does not constitute the granting of a special privilege inconsistent with limitations on other properties in the vicinity and the residential land use district in which the subjectproperty is located. The bridge is necessary to afford access for the property to Danville Boulevard consistent with its recorded easement. The strict application of Us setback standard to the bridge deprives this subject property of rights,enjoyed by other properties in the vicinity, because of the special circumstance of crossing San Ramon Creek in order to provide access to the property from.. Danville Boulevard through the YMCA's recorded easement. The variance substantially meets.the intended purpose of the residential zoning district in which the subject property is located, because it is only being approved in order to provide bridge access to the property; all other structures are located outside the required front setback. A variance to the side yard setback in the residential zoning district for the subject property is also necessary because retaining walls at the northeast and east end of the property are higher than three. feet,. A height variance for the 12'. 6". wall within the side yard setback does not -constitute a grant of special privilege, because the wall is part of the parking lot design intended to provide necessary parking for the proposed use. The need to create sufficient parking,and still keep improvements a sufficient distance from the San Ramon Creek bank are special circumstances applicable to the subject property that will cause a strict application of this setback standard to deprive the property of rights enjoyed by other properties in the vicinity and within the identical land use district. The variance substantially meets the intended purpose of the land use district, in that the retaining wall is not visible from the adjoining Hap Magee Ranch Park and will not adversely affect its use. The parking lot for the project includes a parking aisle width that does not meet the code standard. An adjustment to parking standard for aisle width as proposed is not a grant of special privilege. The grade differential on the subject property and the interest in keeping the parking area as far from San Ramon. Creek as feasible and the desire to preserve the trees on the property justify a variation from the width standard for parking lot aisles. The variance authorized substantially meets the intended purpose of this land use district,because the aisle width is Page 10 adequate to provide for public and emergency circulation. As determined in staff report, there are sufficient parking spaces to meet the parking needs of the project. BE IT FURTBER RESOLVED,that the County Zoning Administrator. 1. APPROVES the Land Use permit Application with variances, subject to the conditions as recommended by staff in the staff report dated April 30, 2003 with modifications to certain conditions; 2. ADOPTS the Mitigation Monitoring Program as identified in Appendix A of the Final. EIR; 3. DIRECTS the Community Development Department to file a Notice of Determination with the County Clerk; WHEREAS, the instructions by the County Zoning Administrator to prepare this resolution were given on Wednesday,April 30,2003. ATTEST: Dennis M.Bary,AICP Zoning Administrator County of Contra Costa State of Cali.f'ornia DRAWINGS } 3 '} } # f 2 _ L {{ i 3 �S Y f X k J 3 S x } f fit; 4 "f .. �L t e ;w ut Aw ." 4 r t o f f b£; aye wt,- at s ' w JF w < ,o fl z 2 9 �{ d i 9 3' n .l u�^ STONE VALLdY ROAD Yr;ALIVU CAFAYET7E'CREEK O ;DAN fi BC� 7TCt AL A NI L3 1V111E . SAN \ALX Al :San ? 'RAMON t• G � bUEt1! Alamo RPdgye r{ m ! PROPOSEiy ALAMOY�1CA� 3 HAP v ANVE FUTURE RAN,6H. ROADWAY L.............—, wAy O e,OVL YARD ono �� C si DIABLO R^AD ; L FEE, Project Location 1.0110mv nnaa�rtva ur xoa a say a rio5 Deva a Y«, x�n s s M M w� swak;I NYid 93fE11Y11;Y i Yb ro3 vc 4." 3i��r. k .. u '+r�mnrw wtz K[I stt a'°t 119 Yi7 LTi 1 a a.•,, w .. 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LL v Q uj v z 0 CL w 0 , Ul_ QUO ' 40- 00- , a a ' 'Cl ? � ' 14 ui fN CN chi � � �' � `� � � � � � i �• � o Z LU � ¢ t3 � U � o � Q a to o ..yr ytl v o Hwy U 0 #] W tJ J i3 CD Z � z 0 � 0Cjt H y � 0 vaA CL U. 0 CL w � c o o a Id U U d � w 0 � "s � v �. w � ra d � w " 4U.' mW � � .cn 06.,ED z . L� >. ° � OWz o oo uCL a � � m z 0 � w w w0 0. (i. w ' Q � w � ; til "n o tz 41 1-4 0 - � n , O CJ} � C7 O Tom.. 6✓' d Ol ti tUl. 0 U. Ul U.1 y Liam " rs 0 b(. .r • dh drI I ! � � i r Agenda Item# Community Development Contra Costa County SAN RAMON VALLEY REGIONAL PLANNING COMMISSION BOARD OF APPEALS WEDNESDAY AUGUST 20 2003 I. INTRODUCTION SAKI RAIVIC}N VALLEY YMCA A licant and Owner BARBARA CLANCY (APPELLANT) County File #LP992025: This is an appeal of the Zoning Administrator's decision to approve a land use permit to construct a 40,300 square foot Y16A facility which includes an indoor and outdoor pool, airn.asuim and outdoor sports court. The applicant is also requesting a variance for the construction of retaining walls along the northeast and east property line ranging in height from 6' 6" to 12'6" (where a maximum of 3' is,permitted.) and a variance for the construction of a bridge with a 0' setback (where 25' is required). Variances are requested for parking aisle width of 26' where 28' is required. The subject property is approximately 12.4 acres in size and is located to the east of Danville Boulevard and is accessed through a private access easement (197-0160-029 and 197-060 033) on Lewis Lane in the Alamo area. (R.-20) (ZA: R-15) (CT; 3452.01) (Parcel #197-050- 025 and 197-050-026). 11. RECOMMENDATION Staff recommends that the San Ramon Valley Regional Planning Commission adopt a resolution and; A. Find that the Environmental Impact Report has been completed in Compliance with CEQA, and with the State and County CEQA Guidelines; S-2 B. Find that the Final EIR. was presented to the San Ramon Valley Regional Planning Commission, and the San Ramon Valley Regional Planning Commission reviewed and considered the information. contained in the Environmental Impact Report prior to making a decision on the project; C. Find that the Final EIR reflects the County's independent judgment and analysis. D. Uphold the Zoning Administrator's approval of the Land Use Permit Application with variances, subject to the conditions of approval in the staff report, which includes a modification to condition of approval #102. E. Deny the appeal of Mrs. Barbara Clancy. F. Adopt the Mitigation Monitoring Program as identified in Appendix. A of the Final EIR. G. Adopt the findings as contained in the Zoning Administrator's Resolution (#13-2003) as the basis of the Commission's decision. 111. BACKGROUND The Commission held a public hearing for this application on July 16, 2003, and continued the matter to the August 20, 2003 meeting. At the conclusion of the public testimony, Commission members raised several questions. This report is intended to provide a brief response to the questions raised. A detailed presentation is planned for the August 20`x' public hearing. A. Town of Danville Response To Access Through Hap Magee Park: The Commission asked whether access through .map Magee Park was a "closed" issue from the perspective of the Town of Danville. This is an issue that has been raised throughout the process. The Town of Danville has consistently indicated to the County that they appose vehicular access through .Hap Magee Ranch Park. Five years ago, the Danville Town S-3 Manager responded to an inquiry on this issue. In a July 9, 1998 letter, Mr. Calabrigo explained that the Town does not support access for the YMCA site through Hap Magee Park. The EIR includes another letter from Mr. Calabrigo dated October 11, 2002 which includes the same position. A third letter dated April 30, 2003 from the Town of Danville (attached to this report) re-iterates the concerns expressed in previous correspondence. Following the Commission's hearing, the Town staff was recontacted In this conversation, Mr. Rob Ewing explained that it is the position of the Danville Town Council to oppose vehicular access to the YMCA property through Hap Magee Park. He stated that the position of the Town has not changed He reiterated that the basis of the Town's objection is that the access would increase traffic on La Gonda Way and would alter the existing character of the park. It is expected that the Town Manager will provide additional correspondence on this issue prior to the Commission hearing. That correspondence was not available as of the issuance of this report. B. Night Time Security: The Commission asked for any plans related to nighttime security. The project includes nighttime lighting to ensure the project is illuminated outside the hours of operation. There are no proposed conditions that require additional security. The applicant does not propose to have any security personnel present on the site after hours. C. Accuracy of using the Fairfield facilityas the base for analysis: Trip generation is a key component of any traffic study. The ITE Trip Generation Manual is the industry standard reference document. The County investigated many sources of trip generation data, including surveys at several local YMCA facilities (Fairfield, Pleasant Hill, Palo Alto and San Rafael). The traffic surveys indicated that Palo Alto and San Rafael would be the worst-case scenario. S-4 The analysis was based on assuming usage comparable to the Palo Alto and the San Rafael facilities. If the proposed YMCA generates the same traffic levels as the Palo Alto or San Rafaelfacility, then there would be only one additional impact. The new impact would occur for traffic at the project driveway, exiting from Lewis Lane and making a left turn. The traffic at this location would operate at an unacceptable Level of Service during the afternoon peak. Hence in the EIR it is identified as a significant impact. The County also conducted an analysis to determine how much traffic the proposed facility could generate and still have all intersections in the area operate at LOS D or better. This was determined to be 158 total AM peak hour trips or 155 total PM peak hour trips. Mitigation Measure III.B.] evolved to acknowledge the uncertainty in projecting traffic generation and to ensure ongoing monitoring of the traffic from the proposedfacility. There will be additional discussion of this issue at the upcoming public hearing. The applicant also provided their perspective on the issue. Their July 31, 2003 correspondence is attached to this report. D. Utilization.ofphy al mitigation: ysical rather than pperation ga on: The Commission asked for suggestions as to alterations or reductions in the project that would assure that there would be no traffic impact assuming the worse case traffic analysis. It is recognized that the Draft and Final EIR includes a worse case analysis of the traffic impacts. This analysis results in one traffic impact which would affect those exiting Lewis Lane and turning left during the PM Peak period. The Final EIR identifies this potential, and includes mitigation that fully addresses impact. Since the project is composed of many components, one might assume that you could simply eliminate certain parts, and that there would be a defined reduction in traffic numbers. That isn't true with afacility like the Y-AlICA for a number of reasons including the impact of operational issues, and the fact that the facility includes significant outdoor space for S-5 which capacity cannot clearly be defined. Attempts to reduce components of the project and equate this reduction to a reduction in trajfic would be speculative. If the Commission determines that the physical facilities of the project should be reduced, staff believes that the mitigation measures that address operations must remain. The Commission should note that the applicant's correspondence of July 31, 2003 which is included in this packet also discusses their view of reducing the project and its affect on the viability of the proposal E. Traffic Simal: The Commission asked whether the traffic signal would be effective in reducing any impact. Further analysis has been completed which clearly demonstrates that a signal would be effective as mitigation. The syncro analysis will be part of the staff presentation at the August 20, 2003 hearing. It should be noted that the installation of the signal is not necessary to ensure that the project use will stay below traffic impact levels. F. Traffic -Mitigation Measure (Condition#102): The Commission requested that staff review Condition #102 and identify suggestions for strengthening the requirements. This has been completed, and the revised proposal for Condition #102 is included in the attached conditions. Staff will discuss the changes further at the August 20, 2003 hearing. The Commission could also consider requiring public hearings for the purpose of determining the project's compliance with permit conditions. The County has, in several cases, added the requirement for a public hearing before the Zoning Administrator to either assess compliance with all permit conditions or with a selected few. The Commission could require a public hearing each year for the first three years, and then every three years thereafter. The condition should specify that this would be a noticed public hearing. S-6 G. Alamo improv Association comment letter in the FI IR. The Commission asked for additional response to certain cornments contained in the letter from Alamo Improvement Association. Additional information is provided below. However, the central theme of the questions is "compatibility." This issue will be part of the staff presentation at the August 20, 2003 hearing. 1. AIA comment—Neighborhood Compatibility: As discussed in Chapter 111A of the DER, Land Use and Planning, Significance Criteria No. 2 asks if the project would conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental impact. General Plan Policy 3-27 states that existing residential neighborhoods shall be protected from incompatible land uses and traffic levels exceeding adopted service standards. As discussed in Chapter 111B of the DER, the project would not result in traffic levels that would exceed adopted service standards. The project, under worst-case conditions, would cause two intersections (the project driveway and the La SerenalDanville Blvd. intersection) to operate at unacceptable levels. Mitigation included in the DEIR requires the applicant to maintain traffic service levels below this worst case to ensure that adopted service standards are not exceeded. Mitigation Measure III B.I lists the steps that can be taken to avoid peak hour trips. Staff agrees with the Commissioner comment that compatibility is not simply whether a project will overwhelm infrastructure. The EIR found, even under a worse case scenario, only one potential significant impact. The issue of compatibility may be considered in various ways. The project is a quasi public use that is allowed under the site's existing zoning and general plan land use designation. In addition to quasi public uses, the R-20 zoning district also permits the establishment of such "commercial activities" as medical' and dental offices and commercial nurseries upon obtaining a land use permit. S-7 The project site is bordered by I-680 to the east, and by .Hap Magee ''ark to the south. Hap Magee Ranch Park provides outdoor areas for passive recreation. The primary issue of concern for the park is noise, since passive recreation users of the park are most sensitive to sound disturbances. The project does not generate a significant increase in noise which would interfere with the park property. .The site is bordered to the west by San .Damon Creek and residential uses. San .Ramon Creek consists of a deeply incised channel and riparian zone. Adjacent property lines run to the centerline of the creek, and the residential development is setback accordingly. The Creek and riparian zone provide a good separation and visual buffer between the adjacent properties. The greater distance between the proposed YMCA and the adjacent properties allow the potential noise impacts from the project to be mitigated to a less-than- significant level. The proposed recreational use of the site, with conditions of approval limiting the number of outdoor events and the hours at which such events can occur, also serve to reduce the potential for conflict between these uses. The DEIR did not identify any significant unavoidable environmental impacts, including traffic, noise, biology, geology, aesthetics, air quality, cultural resources, hydrology,public services, and utilities. .The issue of compatibility will be further discussed in the staff presentation at the August 20, 2003 hearing, 2. AIA comment - membership: This question is related to the issue of compatibility which will be further discussed at the August 20, 2003 hearing. 3. AIA comment 5.a.iii -- Low-intensity recreational use does not establish high-intensity recreational use: It is true that a low-intensity recreational use does not establish a high-intensity recreational use. The DEIR intended to suggest .that the proposed YMCA would be compatible with Flap .Magee Ranch S-8 Park by providing an additional and complementary recreational facility for those people seeping a more active recreational outlet. As stated in the DEIR, the project would not result in any significant unavoidable environmental impacts. All potential impacts can be mitigated to a less-than-significant level. 4. AIA conanent 5.a.iv— Traffic Service Standards would be exceeded: This comment suggests that because the project without mitigation would exceed traffic service standards, that it would be in conflict with .Policy 3-27. The DER evaluates a worst-case scenario, which demonstrates that under worst-case conditions, the project would cause two intersections (the project driveway and the La SerenalDanville Blvd. intersection) to operate at unacceptable levels. .Mitigation included in the DEIR requires the applicant to maintain traffic service levels well below this worst-case scenario to ensure that adopted service standards are not exceeded. The mitigation requires a number of measures to be implemented if traffic levels consistently exceed the standard, including modifying class schedules and hours o�f`operation, and reducing total membership. 5. AIA comment 5.a.v -- Qgmp_atibility based on number of trips and hours of operation: The project generates more traffic than a residential use of the site. However, the project traffic does not generate a significant increase in noise on adjacent properties as a result of project traffic, nor do the traffic levels cause local intersections to operate at an unacceptable level. Conditions of approval limit the number and duration of outdoor events that have the greatest potential for noise impacts on adjacent properties, especially during evening hours. Operation of the facility during the proposed business hours would not result in any significant adverse impacts upon adjacent properties. Further discussion of the issue of compatibility will be provided at the August 20, 2003 bearing. S-9 VT. CONCLUSION Staff recommends that the San Ramon Valley Regional Planning Commission uphold the Zoning Administrator's decision to approve the proposed YMCA facility with the attached Conditions of approval and deny the appeal. G:StsffR.eportsf1p992025.sr Appeal SRVRPC 8-20-03 RESOLUTION NO. 13-2003 RESOLUTION OF THE COUNTY ZONING ADMINISTRATOR OF THE COUNTY OF CONTRA COSTA., STATE OF CALIFORNIA, INCORPORATING FINDINGS FOR THE CERTIFICATION OF EIR AND ON THE REQUESTED LAND USE PERMIT BY SAN RAMON VALLEY YMCA (APPLICANT & OWNER) (COUNTY FILE #LP992025) IN THE ALAMO AREA OF SAID COUNTY. WHEREAS, a request by San Ramon Valley YMCA (Applicant and Owner) for a Land Use Permit for a 40,300 square foot YMCA facility with related uses was received by the Community Development Department on April 14, 1999; and WHEREAS, a Notice of Preparation of an Environmental hnpact Report was sent on November 9, 1999 by the Community Development Department;and WHEREAS, on November 24, 1999 the County held a scoping session on the project in Alamo; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Draft EIR was prepared and circulated for review and comments between March 5, 2002 and April 22, 2042 and the Zoning Administrator held a public hearing in the community on April 15, 2002 to provide.farther opportunity for public comments on the DEIR; and WHEREAS, following the close of comment period on the Draft EIR., the County prepared written responses to the comments received. Can April 11, 2003, the County published the Response to Comments Document which provides a reasoned response to all comments received during the comment period that raised significant environmental issues. WHEREAS, the Response to Comments Document was distributed as required by the California Environmental Quality Act and the State and County CEQA Guidelines; WHEREAS, after notice having been lawfully given a public hearing was scheduled before the County Zoning Administrator on Wednesday, April 30, 2403 whereat all persons interested therein might appear and be hoard; and WHEREAS, on Wednesday April 30, 2003 the County Zoning Administrator conducted a public hearing on the Land Use Permit; the applicant, San Ramon Valley YMCA, all persons who appeared were given the opportunity to testify;and WHEREAS, after accepting testimony, the County Zoning Administrator closed the public hearing; and Page 2 )WHEREAS, on Wednesday, April 30, 2003, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW, TBEREFORE, BE IT RESOLVED,that the County Zoning Administrator makes the following CEQA Findings on the proposed Alamo YMCA project based on substantial evidence in the EIR and on the administrative record as a whole. These CEQA findings are consistent with the analysis in the EIR,which is incorporated by this reference: Land Use The potential impacts of this project to land use are less than significant, under the significance criteria set forth in the draft EIR at pages III.A.5-9. The impacts of the project as a non- residential use are less than significant based on the following among other reasons: (i) the project is located more than 800 feet east of Danville Boulevard, (ii) its traffic impacts on Danville Boulevard have been mitigated through design of the Lewis Lane intersection and minor safety improvements on Danville Boulevard, and (iii) the project, the bridge and Lewis Lane have been designed to be compatible with residences across San Ramon Creek and next to Lewis,Lane. The project is consistent with applicable General Plan policies relating to land use, based on the analysis of such policies in the final EIR at Master Response 9, pages 111.17-19 and the discussion in the draft EIR referenced above. Transportation/Circulation The traffic analysis in the draft EIR and the final EIR confirms that projected vehicle trip generation of the YMCA Alamo project has been reasonably determined based on an evaluation of other YMCA facilities and comparing them to this proposed facility. The traffic analysis also confirms that with the proposed Lewis Lane access improvements and Danville Boulevard minor improvements, the transportation/circulation impacts of that trip generation will be less than significant along Danville Boulevard and elsewhere in the general vicinity in Alamo and Danville. If the trip generation from the project is greater than projected by the YMCA, it will be mitigated as necessary by the required Traffic Monitoring Program in Mitigation Measure III.B.l. The project as mitigated will not cause an exceedence, or contribute to a pre-existing exceedence, of the applicable local LOS Standards in the 2000 Update to the Countywide Comprehensive Transportation Plan. The project will not substantially increase traffic hazards due to a design feature or incompatible uses. The project will not lead to an expansion of Danville Boulevard to more than two lanes; instead only minor improvements for safety and/or capacity improvements on Danville Boulevard near Lewis Lane are required. The two-way left turn lane on Danville Boulevard required by Mitigation Measure III.B.2 will be sufficient to mitigate traffic impacts on Danville Boulevard at that intersection. The traffic generation projected for the proposed Alamo YMCA will not cause the need for a new signal at Lewis Lane or elsewhere on Danville Boulevard. If the Alamo YMCA trip generation is greater Wage 3 than projected then, as required in Mitigation Measure III.B.1, modifications to the YMCA activity schedules, operating hours and/or total membership will be required by the County as may be necessary to avoid significant traffic impacts at the Lewis Lane intersection that could otherwise require a traffic signal there. Cumulative transportation impacts based on year 2010 projections are less than significant based on the traffic analysis in the EIR. Any impacts of the project on transit are less than significant because the bus stop is located approximately 370 feet from the project driveway. The Iron Morse Trail and bicycle lanes provide good bicycle access to the project area. Mitigation Measure III.B.3 requires the project sponsor to provide adequate bicycle parking facilities on site. The signage and pedestrian path required by Mitigation Measure IIl.B.4 will reduce any pedestrian impacts to less than significant. Project parking demand is conservatively estimated at 150 spaces. The project includes 160 parking spaces so no significant parking impact is identified. Air Quality Based on the significance criteria in the BIR, air quality impacts of the project are less than significant and require no mitigation in light of the relatively small size of the project, the proposed project uses and the project location. Noise The requirement in Mitigation Measure M.D.1 for the provision of a berm or construction of a noise barrier to break the line of sight between the access road and parking lot on the east side of San Ramon Creek to residences located in Zone.A on the other side of San Ramon Creep south of the proposed access road will reduce the potential noise impact for those residences to less than significant. The requirement in /Mitigation Measure IH.D.2 for the design of the aimasitun and basketball courts to include acoustical shielding will reduce potential noise impact to less than significant for residences in Zone B, north of the proposed access road to the south end of the proposed indoor swimming pool. Residences in Zone C across from the airnasium and outdoor sports court at the north end of the site will also be protected by this mitigation measure. Given that the proposed YMCA buildings are located across San Ramon Creek, activities there will result in a less than significant noise impact for residences. The noise impact for adjoining residences from vehicles and pedestrians on the bridge and on Lewis Lane as designed is less than significant. Biological Resources Impacts on biological resources will be reduced to less than significant through the implementation of Mitigation Measures III.E-1-5. The project has been redesigned to set back further from San Ramon Creek, as a result of a site visit with the Department of Fish and Game. As a further result of that site visit and subsequent project redesign, impacts to the small wetlands on the property are also less than significant. Page 4 Hydrology and Water_Quality These impacts will be mitigated to less than significant through the implementation of Mitigation Measures III.F.1-3. In particular, the requirement for RWQCB approval of a Storm Water Pollution Management Program (SWPPP) for the project, incorporating best management practices that utilize an "infiltration approach" to storm water management, will mitigate construction and post construction water quality impacts in San Ramon Creek to less than significant. Soils and:Geol These impacts will be mitigated through the implementation of Mitigation Measures III.G.1-10. As required by Mitigation Measure III.G.3, the YMCA will repair the existing landslide located on the south side of its property in a manner consistent with the slope stabilization recommendations contained in the geotechnical report prepared by ENGEO and referenced in the EIR. It is anticipated that this remedial work will be completed in participation with the County and/or the Town. of Danville, because the slide is also located on the Hap Magee Ranch Park property: Project improvements rather than the bridge and portions of the access road are set back sufficiently from the Saar. Ramon Creek bank to be protected from physical changes at the bank. The bridge must be constructed utilizing foundation designed to the criteria contained in the ENGEO report referenced in the EIR. Utilities acid Service Systems Implementation of Mitigation Measures III.H.1-4 will reduce any project impacts on utilities and service systems to less than significant. Utilities will be carried across the bridge within the bridge framework, per Mitigation Measure III.H.1. Public Services Impacts on public services are less than significant given the uses proposed in the project and the relatively small size of the project at this location. Cultural Resources A survey of the project area did not identify any indicators of historic or prehistoric sites. Mitigation.Measures IlI.3.1-3 provide standard criteria to reduce the impacts of an unanticipated discovery of any unidentified paleontological resources to less than significant. Aesthetics Implementation, of Mitigation Measures M.K.1-2 will mitigate any aesthetic impacts from the project as designed. The existing landscaping that will be retained, the new landscaping to be added,the creek setback, the requirement to use subdued colors that match the natural Wage S environment of the site and the requirement for a directional lighting plan to prevent glare toward surrounding properties among other project design features, will reduce aesthetic impacts of the project in its location on the east side of San Ramon Creek to less than significant. Alternatives to the Alamo YMCA Project A reasonable range of alternative projects was analyzed in the EIR.. The project as proposed will not result in any significant environmental impacts. Therefore, selection of a feasible alternative to the proposed project is not necessary under CEQA. The no project alternative is single-family residential development of the site, which also requires access across San Ramon Creek via the existing easement, grading, soil stabilization and likely some tree removal. A residential alternative would generate roughly ten percent of the peak hour trips from the proposed project. It also would not result in any significant unavoidable environmental impacts. However, it would not meat the applicant's objectives "to provide facilities and programs that would build strong kids, strong families, and strong communities", through a new YMCA project in Alamo. The reduced development alternative and the recreation only alternatives meet some of the project objectives and somewhat reduce the project impacts with respect to traffic. Since the project as proposed and mitigated has no significant traffic or other environmental impacts, it is not necessary to select either of these two alternatives or a phased approach to developing the entire project,which the applicant has stated will not fully meet its project objectives. Projects with alternative access through Hap. Magee Ranch Park, either exclusively or in combination with access from Danville Boulevard, were evaluated. Since access on Danville Boulevard through the YMCA's recorded easement results in traffic impacts that are less than significant, the selection of either access alternative is not necessary. Implementation of these access alternatives is complicated by the fact that the YMCA does not currently have the legal right to go through Hap Magee Ranch Park. Such access will require the approval of the Board of Supervisors and the Town of Danville under the current joint powers operating agreement for the Park. Town officials have stated in writing that the Town is unwilling to grant such access. Since traffic impacts from the project as proposed are less than significant, it is not necessary to require the YMCA to secure access through Hap Magee Ranch Park. However, the applicant has stated it is willing to consider such additional project access if, at a future time after the project is constructed and in operation, the public agencies in control of Hap Magee Ranch Park desire to provide that additional access. Alternative sites for the project were evaluated in the EIR. Since the project as proposed and mitigated has no significant environmental impacts, it is not necessary to consider these alternative sites. Selection of these alternative sites is complicated by the fact that YMCA does not control them. These alternative sites do not meet one of the YMCA's objectives, providing a facility that will most directly serve the Alamo community. Page 6 Cumulative and Imgacts The cumulative impacts and any growth-inducing impacts of this project are less than significant based on the analysis of these impacts in the EIR. Statement of Overriding.Consideration There are no significant unavoidable adverse impacts. Since there are no project impacts that are unavoidable, a statement of overriding considerations is not required to approve the proposed Alamo YMCA project. The community benefits of a YMCA in Alamo could be considered a sufficient overriding consideration to approve the project even if it resulted in one or more significant.,unavoidable environmental impacts. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the following additional Findings for the certification of the Final EIR: 1. The Environmental Impact Report has been completed in compliance with CEQA, and with the State and County CEQA Guidelines; 2. The Final EIR was presented to the Zoning Administrator, and the Zoning Administrator reviewed and considered the information contained in the Environmental Impact Report prior to making a decision on the project; 3. The Final EIR reflects the County's independent judgment and analysis. BE IT FURTHER RESOLVED that the County Zoning Administrator makes the following findings with regard to land use permit: There is substantial evidence in the Environmental Impact Report and the entire administrative record as a whole to make the following findings required under Contra Costa County Code Section 26-2.2008(1)-(7) to 0 approve a conditional land use permit for the proposed Alamo YMCA project. 1. The proposed conditional land use is not detrimental to the health, safety and general we fare of the county. The EIR confirms that the project as mitigated will have no detrimental effects on the health, safety or general welfare of the county. Any health and safety impacts are less than significant. A YMCA project that offers youth and recreational services for the community is not detrimental to the general welfare of the county. 2. The proposed conditional land use will not adversely affect the orderly development of property within the county. The proposed use at this location does not adversely affect orderly development,because the project has no significant environmental impacts and it Page 7 is consistent with the General Plan, as described in the EIR and in these findings. The location of access to this property has already been identified and partly developed as part of the five-lot subdivision of the Lewis property by Emerald Homes. This quasi-public use is separated by San Ramon Creek from nearby single-family residential uses. With convenient project access from. Danville Boulevard, the proximity to Hap Magee Ranch Road and the physical separation of the proposed YMCA buildings and parking from the nearest residences by San Ramon Creek, use of this property for a community facility like the"YMCA represents orderly and logical development of property within the county. 3. The proposed conditional use does not adversely affect the preservation of property values and the protection of the tax base within the county. Generally, community uses like churches, schools and recreational facilities that are well designed and situated do not adversely affect the values of adjoining properties. There is no substantial evidence to suggest that the proposed Alamo YMCA on this property will adversely affect the value of this property or other property values in the area. Access to the proposed YMCA is adequately separated and buffered from the new residences in the five-lot subdivision off Lewis Lane as well as the existing residences to the north. 4. Flee proposed conditional land use will not adversely affect the policies and goals set by the general plan. The proposed Alamo YMCA project is insubstantial compliance with the Contra Costa County General Plan, including its Growth Management Element. Quasi public uses life this one are consistent with the single-family residential, very low- density land use designation of the property. This non-residential use is not located directly on Danville Boulevard. The proposed Alamo YMCA is not considered a nonresidential use on :Danville Boulevard, because only,the access easement to the project is located on Danville Boulevard. The Alamo YMCA as designed and located is compatible with the existing residential neighborhood. The use is compatible with the Hap Magee Ranch Park recreational use to the south. The project does not exceed service standards established by the Growth Management Element. In its location and given its access as designed, it does not physically divide an established community or neighborhood. The project as designed and set back from San Ramon Creek is consistent with General Plan creek protection policies. As discussed more felly above under land use impacts, the project is consistent with.General Plan land use and growth management policies, including policies relating to neighborhood compatibility and will not adversely affect the policies and goals sat by the General Plan. 5. The proposed conditional land use will not create a nuisance or enforcement problem within the neighborhood or community. A quasi-public project available for community use, life the proposed Alamo YMCA., is generally not a nuisance. The project does not create an enforcement problem given its location across San Ramon Creek and its intended use. Enforcement of traffic standards consistent with the Traffic Monitoring Program is a reasonable land use requirement and County enforcement practice. Page 8 Implementation of mitigation measures and land use permit conditions does not present an enforcement problem. 6. .The proposed conditional land use will not encourage marginal development within the neighborhood. The proposed Alamo YMCA project on this site, located on the east side of San Ramon Creek, will not encourage marginal development in the neighborhoods on the west side of the creek along Danville Boulevard. With the exception of this property, the surrounding neighborhoods are largely built out. Consistent with recent single-family subdivisions on the east side of Danville Boulevard, any remaining, smaller parcels along Danville Boulevard will likely be considered for subdivision into half-acre residential lots. Hap Magee Ranch Park as it may be expanded is not marginal development. 7. Special conditions or unique characteristics of the subject property and its location or surroundings are established. The location of this property across San Ramon Creek, backing up to the freeway and next to .Hap Magee Ranch Park, in combination with its direct and convenient access to Danville Boulevard, are special conditions and unique characteristics for establishing a community use here with minimal impacts to nearby residences. Landscaping, fencing and/or sound attenuation walls will separate the Lewis Lane access from existing residences that back up to or have side yards that are next to the access easement. The unique location and special design of the proposed Alamo YMCA and its proposed access, even compared to other community and public facilities in the area., afford a high degree of physical separation from and protection for surrounding residences. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the following Growth Management Findings; 1. Traffic: The project as proposed mitigates traffic impacts as illustrated in the Environmental Impact Report. 2. Water: The water supply is from East Bay Municipal Utility District. The District has not indicated any problems in serving the proposed project. 3. Sanitary Sewer: The applicant will be required to comply with the sewage disposal requirements of the Central Contra Costa Sanitary District. 4. Fire Protection: The applicant will be required to comply with the San Ramon Valley Fire Protection District requirements. 5. Public Protection: The Contra Costa County Sheriffs Department provides police protection services for the area. The closest station is the Valley Station in the Alamo Plaza area with a 22 person staff. The average response time is 3 —5 minutes. Page 9 6. Parks and Recreation: The project will provide recreational amenities to its members and hence will not increase the demand for park and recreation facilities in the area. 7. Flood Control and Drainage: The project will be required to comply with the County Flood Control District requirements. BE IT FURTHER RESOLVED that the County Zoning Administrator makes the following variance findings: The proposed Alamo YMCA project as designed includes three variances. The conditions to grant those variances, set forth in Contra Costa County Code Section 26-2.2006(l)-(3), exist for this project. The access bridge across San Ramon Creek requires a variance because it is higher than three feet and is being built within the front setback established by the zoning district for the property. Approving this variance does not constitute the granting of a special privilege inconsistent with limitations on other properties in the vicinity and the residential land use district in which the subject property is located. The bridge is necessary to afford access for the property to Danville Boulevard consistent with its recorded easement. The strict application of this setback standard to the bridge deprives this subject property of rights enjoyed by other properties in the vicinity, because of the special circumstance of crossing San Ramon Creek in order to provide access to the property from Danville Boulevard through the YMCA's recorded easement. The variance substantially meets the intended purpose of the residential zoning district in which the subject property is located, because it is only being approved in order to provide bridge access to the property; all other structures are located outside the required front setback. A variance to the side yard setback in the residential zoning district for the subject property is also necessary because retaining walls at the northeast and east end of the property are higher than three feet. A height variance for the 12' 6" wall within the side yard setback does not constitute a grant of special privilege, because the wall is part of the parking.lot design intended to provide necessary parking for the proposed use. The need to create sufficient parking and still keep improvements a sufficient distance from the San Ramon Creek bank are special circumstances applicable to the subject property that will cause a strict application of this setback standard to deprive the property of rights enjoyed by other properties in the vicinity and within the identical land use district. The variance substantially meets the intended purpose of the land use district, in that the retaining wall is not visible from the adjoining Hap Magee Ranch Park and will not adversely affect its use. The parking lot for the project includes a parking aisle width that does not meet the code standard. An adjustment to parking standard for aisle width as proposed is not a grant of special privilege. The grade differential on the subject property and the interest in keeping the parking area as far from San Ramon Creek as feasible and the desire to preserve the trees on the property justify a variation from the width standard for parking lot aisles. The variance authorized substantially meets the intended purpose of this land use district,because the aisle width is Page 10 adequate to provide for public and emergency circulation. As determined in staff report, there are sufficient parking spaces to meet the parking needs of the project. BE IT FLT rHER RESOLVED, that the County Zoning Administrator: 1. APPROVES the Land Use Permit Application with variances, subject to the conditions as recommended by staff in the staff report dated April 30, 2003 with modifications to certain conditions; 2. ADOPTS the Mitigation Monitoring Program as identified in Appendix A of the Final EIR; 3. DIRECTS the Community Development Department to file a Notice of Determination with the County Clerk; WHEREAS, the instructions by the County Zoning Administrator to prepare this resolution were given on Wednesday,April 30,2€103. ATTEST: Dennis M. Barry, AICP Zoning Achninistrator County of Contra Costa State of California Jul .11 U.3 U4-. ;d-IPt3Mli t`I [Ct:tJ7 Et ! r• s-tustyt_ kr__vy i/Ytc Eb2bJ U38-b885 P. 9.2003 2 MPM )MMMMT t' DEYELOPND4T too.9?e P.2 A 1.30,2003 A=na na,Kwt,Prir-Idpal M1 k Contra Cnaft co" Community Developmend Departrnent 6R Pine Stri tet,N.WIng—4AL Floor Myler,CA 94553 IM Alamo"YMCA(LP99202)-Find Eriviromner Ir�amort . Dear M*.13ht: The Town'd Da v e world Its to re item com=u-nts an4 c€:gcems regarding the proposed YMCA project in Alamo: Axoesa vif a Hap Magee RAnch Park The Hap Magee RWwh Park site was JoIrOiy purd-osed by the Town and the County in 1981, ate, w4s dasigna€3 as a passive use pa4t with amities that were caxef XI plarmed to Waintkin ft sense of tamnqunity. The due of amwo through the park to serve an a aeertt prop" arae in 1988 when Patti Parks NLCiaIn Med sn application to allow for the construatork and open aton of a Vir ge FaAAM Museum on the property 3jow cordroUed by the Ste. Rv== VaRey `LMCA— The Town.Ct7WWa, TOW-,A Parks&lure Services Comtnissione Kap 14gee Isms JPCr, and X74 an reviewed tha development request =4 opposed it, The derda was baled ply on the 4ntidpaied impala caused by proposed acmes dough the pi=l:. WIule the MaC3ain,proposal is no long before us,it serves "i mminder of the two nWn re4som why vehicular Suess through the park is infeasible: 1. It would damage cc destroy tie tlwacEer of the passive use park;and 0 It WCWd gmemte sz, giant trate impacts Ort La 0=4a Way (whxh were not analyzed by the Fes), which is wady currently constrai d. due to its cox�figusation, _ sio 2,A GONDA WLY, DANVILLE, {CALISORNIA 94$36 klub& '3xttorn 2dtia 1'sda sact moa { i7a+ asza �s� t � t Jul 31 03 02-. 37p GHGEN MCCOY et al 18251 838-5585 P. ;I Recaived att 3•06PM-51-9/203 MAY. 9.20 i3 210oPM )M"ITY DEVELOPMENT NO.878 P.3 a A.p&30,2= Page 2 specificaIlp on the later paha, the lafiaigeted Negative Nola ratim prepared by the Town fcr Pba-me I of the park development indudeA speeisl. Bzdinp whit limited traffic to 25 vehides dura the peak hour. Furl, the ca=yirg capacity of the M Portal/IA Gonda Way intersection is limited given its=rrem geomezics and cannot be improved without condemning a portion of the a dan cemetery,an action which the Town hu no ink of doixng. The joint Powers Apeew=t (TPA)bets the Country and the.Town stipulates that bow parties to the agree=dt(County,and Town)regulate development enrol use of the site and the par? . Therefore,vehicular access(whether it be puhlac access or urgency mess) ca mot be constructed wiftut the concurrence of both. the Town arkd. the County. As sad-i, we would like to re-iterate that the"Town of Danville opposes the construction of any type of vehicular mess t1ro gh Hap Magee Ranch Pak. Consequently, the FEM ReVorwex to WaIMm Cramanents, page M,21, Section 31, is inconect in ata that "(qn adation,, an opening may be provided for emezgency access, if required." This statement tnpl .gut ;J1 UJ U?-: *tp UHGEN McCOY et al 1925) 838-5985 cr' P- 4 9. 2*01PM d'ft'ItJh I Y DEMD OpmEN 1 _ t its.878 .4 - AP&30,M Page 3 Ermtwnmental Re'i iaW In ol=lir dated AP61'18,2OD2 in respwm to the Draft Rnvbm=an 1 Impact Rept (DFM), we requested the the projwt kolmll bo . a landscape mer for visual ==i4& d a ph psi,cal ba:mSer be provided between the propowd YMCA parking lot and Hap Tylape Raru2h Park to visually indicate the lack ofv um4u meas to the park. 71w FW notes tbfLt Nfi#gation Meese M .2,has been changed to rhe the imtallat on, of vegetative screening between the YMCA parldng lot and Hap Magee Ra=h Park would sezve both, as visual see .g and a phy9ml'pazrLe.r. The Tm�u- respectftay zequestp Madi&ati=of*is=t1gatim=wzs=e to req=e the installation of a physical bamer other thy.a vegetative banier,such as a fa=e err a retair&Iff wan, which,serves to indicate a sftim cd pex=ance mid to physically limit=-aufho=z4d vahk.-lar acem f om the parking lot and the puic. F Please do not twitate to eoaftd me at (925) 314,3313, or}favid Cr=pton at (925)314- 3M 14- 3 #if you ohoidd have any questions. Sincerely, TOWN OP DANVMLE 7v nsporta#c Services Nla=gar David.T.Campton Memo to: Contra Costa County Community Development Department Date: July 31, 2003 Re: YMCA Comparisons By: Matt Holloway, Executive Director Mt. Diablo Region YMCA San Ramon Valley Branch In undertaking an analysis comparing the proposed Alamo YMCA. facility to numerous YMCAs in and around the Bay Arca, it is important to understand that comparing facilities on programming andlor square footage is not very effective. A local YMCA typically does its programs and provides for membership based on the needs of the local community, not on what other YMCAs are programming or the square footages of those facilities. Therefore, to do a comparison one must also look at the population of the community where the particular YMCA is located. In that regard, the closest comparison to the Alamo YMCA is the Northbay YMCA in Fairfield/Suisun City. The reason is that the size of the populations and the types of communities where the Northbay YMCA is located and where the Alamo YMCA will be located are very similar (not including economic demographics). The next closest is the Pleasant Hill YMCA. Palo.Alto or San Rafael/Marin are similar in size, but they do not closely compare to the proposed Alamo YMCA for the reasons discussed below. I am personally familiar with these last two facilities. I worked at Palo Alto before coming to the San Ramon Valley. I am familiar with San Rafael/Marin because I worked in the San Francisco YMCA association and have done numerous staff trainings and workshops at the Marin YMCA. and being in the same association have worked on projects together as branches usually do. Comparison to Palo Alto Family 'YMCA Population base is more dense than. Alamo/Danville population which in turn leads to more members. Palo Alto uses this one facility for almost all of its programming, including Youth Spurts and Youth & Government. Alamo YMCA will still run these and other programs off site. Palo Alto is one of the only facilities in the area.. There are numerous other health chi fitness clubs in the San Ramon Valley. Comparison to Marin YMCA-San Rafael This is a commuter YMCA that draws from numerous communities in and around ?Marin County. Alamo YMCA will serve only local residents. Marin is the only YMCA on that side of the bay. No programming is provided elsewhere by the YMCA in Marin County, unlike Contra Costa County where l there are other YMCAs already in operation, (e.g., Pleasant Hill) and others planned for the future. Marin is located in a business parr., not a residential area. Like Palo Alto, Marin YMCA also runs the majority of its programming at the Marin YMCA-San Rafael facility, generating a large amount of traffic and parking demand at that location. As new business comes to the area, traffic to the "commuters' Marin YMCA has increased. Comparison to Pleasant Hill YMCA If use of the Alamo YMCA is more than we anticipate, we would more closely compare to the Pleasant Hill YMCA. The reasoning for this comparison is that the programming of the two facilities will be very similar. Pleasant Hill operates several large programs off-site,just as the Alamo YMCA plans to do. The Pleasant Hill facility has a peak time of 10-12, due to the fact that they have a large population of stay at home parents and senior papulation. This is very similar to the population that the Alamo YMCA will be serving. The Pleasant Hill facility does have a high traffic impact between 7:30-5:30 am and between 2:30-3:30 pm. This is due to the fact that the YMCA and Community Center parking lots are used for pick up/drop off of middle school students. The Alamo YMCA is not located near enough to a school that this would be convenient for students or parents. Therefore, such additional school time traffic that occurs at the Pleasant Hill facility would not likely occur at the Alamo facility during these times. The Pleasant Hill YMCA also has a skatepark that the Alamo YMCA has eliminated from its plan. The Alamo YMCA plans on continuing to run Youth & Government, Summer Day Camp, and the majority of Youth sports off-site just as we currently do. These are also the only programs that would have bus traffic consistently associated with them. Our bus use will be very infrequent at the .Alamo YMCA. I worked at the Palo Alto Family YMCA for five plus years. I was part of a staff team that worked very closely with the community on scheduling around school hours and during peak traffic hours. We also implemented incentive-based programs for members who used alternative transportation to get to and from. the YMCA, i.e., they did not utilize a car or motorcycle. This program was very successful and other YMCAs throughout the nation took our model and used it to address their particular needs. The most important point to keep in mind is that the Alamo YMCA will be a truly local YMCA. In order to be successful YMCA in Alamo, we do not need or want members who commute from outside the local community. Moreover, we will be able to control 2 membership and use through programming. We will have the ability to control a.m. and p. .peak hour traffic to our facility by controlling the time of our programs. The Final ETR concludes that even if our traffic is SO% more than the Fairfield/Suisun Valley YMCA (which would then make the Alamo YMCA traffic be more like the Pleasant Tull. YMCA traffic),the Alamo YMCA would still not create a significant traffic impact. With that cushion, I am absolutely confident that a.m. and p.m. peak hour traffic from the Alamo YMCA will not exceed the significant impact thresholds. Through County-approved monitoring of future Alamo YMCA traffic at our entrance, if it is determined that peak traffic generated by the Alamo YMCA is approaching a significance threshold in the a.m. or p.m. periods, then it will be an easy matter to mare adjustments in programming and use during those peak hour times. In the event there is an increase in YMCA traffic during the a.m. and/or p.m. peak periods beyond the established significance threshold, I can envision no circumstance in which the YMCA would be unable to reduce trip generation below that threshold, through programming and use changes at the YMCA in a relatively short period of time. The AIA and Commissioner Gibson have suggested a "compromise" whereby only half the Alamo YMCA is built until it can be shown that building the other half will not cause a significant traffic impact. Reducing the square footage of the Alamo YMCA will not likely change its a.m. or p.m. traffic generation. It just means that the facilities will be more crowded. In any event, it is not feasible to cut buildings, pools or a gym in half or eliminate some facilities altogether and still run a fiscally sound YMCA in Alamo. If the Planning Commission imposed such a condition and it was upheld on appeal to the Board of Supervisors, the Mt. Diablo Region.YMCA would not build the Alamo YMCA. If you have any questions or require further information, then please let Mike Erwin or me know. Matt Holloway, Executive Director San Ramon Valley YMCA cc: Mike Erwin Mark Armstrong` 3 SMIT'ITY L. SC EDT 2394 Ironwood Place Alamo,CA 94507 925-831-0666 August 1, 2003 Karen McPherson, President San Ramon Valley Regional.Planning Commission 541 Pine Street, a floor, North Wing Martinez., CA 94553 Rc: rl.ppeal of YMCA land use permit Dear Ms. McPherson.and Commission Members: This iq to respectfully ask the San Ramon Valley Regional Planning Comn-d&sion to deny the appeal of the YMCA land use permit only on the condition that a second access is provided to the facility at Hap Magee Park in the Town of Danville. Below are my reasons for the request. C��I��pgti�n The project site is zoned It-20*. Most: of the YMCAs in the region arc not zoned Residential. The San Rafael YMCA is zoned Planned, Development, the Pleasant Hill. YMCA is zoned Professional and .Administrative, and the YMCA on Page Mill Road in. Palo Alto is zoned Planned Community, although it is not described in the FRIP, The Palo Alto .Family YMCA on Ross Road, which is described in the FEIR (although:trot by its official "family" name), is zoned, Vit.-650. It provides two access points to accommodate neighborhood traffic needs, and its two swimming pools are enclosed to 1knit ambient noise. The YMCA in Suisun City, also serving Fairfield, is zoned R-S. It is part of a civic-oriented site, with the fire department on one side of the facility and a school across the street. *The FEIR -says .rexonang to a higher minimum lot size is required by the General Plan, which takes precedence over the Zoning Ordinance. The County Project Manager says the FEIR makes a mistake and rezoning is not required.. 1 'Use of Suisun CityfFairiield Y C�1 Model for Traffic l?�ojectior�. Tlie Coutxty bases its traffic projections on trips generated by the Suisun YMCA, because the"`youth recreation arca' of Suisun, at 3500 square feet, or 9% of total, comes closer to matching that of Alamo at 4200 square feet, or 11.°,/sr of total, than the youth recreation area of other YMCAs. Unfortunately, square footage and percentages of YMCA youth recreation areas, in Table 'rA.1 of the FEIR, are inaccurate and misleading. The Palo Alto Famity YMCA, with "youth recreation area" comprised of(l.) a child +watch area that includes an indoor and outdoor playground, (2) a "kids zone" room, (3) a kids pmol, (4) a :full-size gym with dedicated times for use by families, (4) a room with exercise equipment for use by kids age eleven and older, and (5) a 25-yard lap pool for family use, has a great dealmore space devoted to youth recreation than the reported 1100 square .feet, or 2% of total. Similarly, the YMCA in San Rafael is described in the FEIR as having 500 square feet of youth:recreation area, or I% of totaL Unreported in the FEIR is the fact that most of the facility space, except for the child watch area, is multipurpose, designated for use by bath Children. and. adults. This multipurpose space includes the gym as well as the youth and teen center, where seniors occasionally play bridge. Clearly, the Palo Alto and San Rafael facilities bath provide a, mLx of adult and child services, and they qualify at least as well as the Suisun facility as a model for traffic p%jection. Moreover, there are some elements of the Alamo YMCA, proposal that paint to less use by children and more use by adults: • Childcare, provided on site at the Suisun YMCA, is disallowed at the Alamo site (for other than program participants). • Hours of operation are early morning through the evening. Programs before and after business hours will certainly serve working adults, and programs during business hours will not serve children who arc in school. • Of 127 parking spaces fbr program participants, 13 are identified specifically for children's program and all,others for adults or families. So, why is the basis for traffic projection important"? because when pmjcctions based an traffic generated by the San. Rafael. and Talcs Alto YMCAs are used, service levels at the Danville Boulevard intersections at Lewis Lane and La. Serena Avenue are shown to be unacceptable. The Contra Costa Transportation Agency (CCTA), which coordinates transportation planning and allocates funds for road improvements within the County, does not permit development that creates unacceptable levels of service on roads in its jurisdiction. Mitigations in the form of adjustments to YMCA program are not feasible and cannot be enforced. It is far more likely that mitigation to Danville Boulevard will be required,ultimately leading to proposals to widen the road. 2 Need for second access There haws not been leadership by decision-makers at any level of government to support a second YMCA.. access, which; is needed to avoid the unhappy results of unacceptable levels of scrvice or),Danville Boulevard. • The Flap Magee Park Joint Powers Authority, representing Contra Costa County and the City of Danville, accepted without negotiation the City's assertion that access is not possible through I?sp Magee lark. Centra Costa County made the grant of an easement to the YMCA a condition of the;Lewis Lane Emerald Development off Danville Boulevard. * County star'say they did not make shared access a condition of the YMCA. use. permit because they thought the YMCA could not make Danville comply with the condition. • To date the County has accepted without negotiation the City's refusal to share in access to the YMCA.. The County plant even calls for participants in Y programs now at Hap Magee Park to access these same programs at the new facility solely via Danville Boulevard. # The County Toning Administrator has approved a variance to build a 12-foot retaining wall that will permanently wall off access to the YMCA from Hap Magee;Park. I strongly urge you to address the common sense need for a second access to the YMCA site. I hope there is a majority of Commissioners willing, to step tip to the challenge, to empower County staff`to use their professional expertise to identify issues and pursue answers to reach a iimetiooal gyral, and to promote and encourage the public inter- jurisdictional cooperation that is the hallmark of healthy community life. Sincerely, ' Smitty L. Schmidt CC: Contra.Costa.County Supervisor Millie Greenberg 3 1 � 1 AM 1 1 , ♦ � a Ak 6 23. Contractor and/or developer shall comply with the following construction, noise, dust and litter control requirements: A. All construction activities shall be limited to the hours of 7:34 A.M. to 5:30 P.M., Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. At least one week prior to commencement of grading, the applicant shall post the site and mail to the owners of property within 304 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in, their area of responsibility. The names of individuals responsible for noise and litter control, tree protec- tion, construction traffic and vehicles, erosion con- trol, 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 the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a 7 list of the names and addresses of the property owners noticed, and a map identifying the area noticed. D. A dust and litter control programm shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. E. The applicant shall mare a good-faith effort to avoid interference with existing neighborhood traffic flows. This shall include provision for an on-site area in which to park earth moving equipment. F. Transporting of heavy equipment and trucks shall be limited to weekdays between the hours of 9:00 AM and 4:00 PM and prohibited on Federal and State holidays. G. The site shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. 24. No loudspeakers or amplified music shall be permitted outside the enclosed building. Mitigation Measures 25. At least 30 days prior to the issuance of the building permit, the applicant shall submit a plan showing the bicycle parking facilities, for the review and approval of the Zoning Administrator. (MM III.B.3) 26. Applicant shall comply with the following construction dust control measures: X Water all active construction areas at least twice daily. X Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind. X Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. X Pave, apply water three times daily, or apply non- toxic soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. X Sweep daily preferably with water sweepers all paved access road, parking areas and staging areas at construction sites. X Sweep streets daily preferably with water sweepers if visible soil material is carried onto adjacent public streets. X Hydroseed or apply non-toxic soil stabilizers to inactive construction areas previously graded areas inactive for ten days or more. X Enclose, cover, water twice daily or apply non- toxic soil binders to exposed stockpiles dirt, sand, etc. X Limit traffic speeds on unpaved roads 15 mph, X Install sandbags or other erosion control measures to prevent silt runoff to public roadways. X Replant vegetation in disturbed areas as quickly as possible. (MM III.C.I) 27. Noise from the access road and parking lot shall be reduced through either site grading (berm) and/or construction of a noise barrier, that would break the line of sight between the YMCA facility and the residences located in Zone A. A 6' sound wall along the access road is required. Calculations shall be provided by the applicant verifying that the berm, or barrier, will achieve at least a 4 dB reduction in noise for the residences located in Zone A. At least 30 days prior to obtaining a 9 building permit, the applicant shall submit a report prepared by an acoustical engineer for the review and approval of the Zoning Administrator. (MM IH.D.1) 28. — The design of the airnasium, and basketball courts shall include acoustical shielding along the western sides of these facilities between the facilities and the residences in Zone C. This may be accomplished through grading or construction of a noise barrier. At least 30 days prior to obtaining a building permit, the applicant shall submit a report to the Zoning Administrator prepared by an acoustical engineer verifying that site grading for barrier achieves at least a 5 dB reduction in noise for the residences located in Zone C. The barrier shall be constructed prior to occupancy of the facility. (NM III.D.2) 29. — Noisy stationary equipment shall be located away from residential areas. All construction equipment shall be in good working order and mufflers shall be inspected for proper functioning. In addition, the project applicant shall designate a construction noise coordinator. This coordinator shall be available to respond to complaints from neighbors and be responsible for appropriate measures to reduce the offending noise. (MM HI.D.3) 30. — The applicant shall follow all recommendations included in the tree replacement report prepared by HortScience (1999). (MM HI.E.2) Design 31. — Any plan that could affect trees shall be reviewed by the project sponsor's arborist prior to implementation. Examples of plans include, but are not limited to improvement plans, utility and drainage plans, grading plans, landscape and irrigation plans and demolition plans. The arborist shall recommend any necessary measures to minimize or avoid impacts to trees not indicated for removal. 10 32. � The Arborist shall identify a Tree Protection Zone for trees to be preserved in which no soil disturbance is permitted. For design purposes, the Tree Protection Zane shall be defined by the dripline. If grading must encroach within the. dripline, the project sponsor's arborist will determine if a smaller Tree Protection Zone is possible. 33. Site and Grading Plans shall be modified to prevent any intrusion within the Tree Protection Zone of trees to be preserved. 34. Prior to any construction activity including grading, the Consulting Arborist will prepare a Tree Fencing Plan, detailing the location of all protective fencing. 35. No underground services including utilities, sub-drains, water or sewer shall be placed in the Tree Protection Zone. 36. Tree Preservation notes should be included on all plans. 37. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use. 38. Irrigation systems must be designed so that no trenching will occur within the Tree Protection Zone. Pre-construction 39. _ All trees to be retained shall be fenced to completely enclose the Tree Protection Zone prior to clearing, grubbing, or grading. Fences shall be 6-ft. chain link or equivalent as approved by consulting arborist. Fencing shall be placed at the dripline. Fences are to remain until all grading and construction is completed. 44. Trees shall be pruned, based on a certified arborist's recommendation, to remove dead, decadent, or 11 otherwise unhealthy or unsafe limbs. Healthy limbs should not be pruned if they are not deemed unsafe. During Construction 41. No grading, construction, demolition or other work shall occur within the Tree Protection Zone. Any modifications must be approved by the Zoning Administrator and monitored by the Consulting Arborist. 42. Roots greater than two inches in diameter which are encountered during grading or trenching for utilities shall be severed cleanly with a save, rather than torn by grading equipment. 43. No excess soil, chemicals, debris, equipment or other materials shall be dumped or stored within the Tree Protection Zone. 44. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. 45. At least 30 days prior to obtaining a building permit, the applicant shall submit a re-vegetation plan for the review and approval of the Zoning Administrator. 46. At least 30 days prior to any construction activity, the applicant shall submit evidence to the satisfaction of the Zoning Administrator that USFWS requirements regarding the red-legged frogs have been met. (NM 111.E.4a) 47. The applicant shall conduct pre-construction surveys for the western pond turtle within 48 hours of proceeding with any site grubbing, grading, or construction., If western pond turtles are identified during the pre- construction surveys they shall be moved out of the construction zone to suitable habitats along San Ramon Creep. The applicant shall consult with the USFWS and 12 CDFG and provide evidence to the satisfaction of the Zoning Administrator. (MM HLE.4b) 48. If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the Cooper's hawk, sharp-shinned hawk, loggerhead shrike, yellow warbler, and California homed lark between the dates of May 1 to June 1. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the DEIR for this project shall be implemented. (MM M.E.4c) 49. If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the red shouldered hawk, red-tailed hawk., and white-tailed kite between the dates of..April 15 to May 15. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the �jD'y■`TEIR�.[+jfor this project shall be implemented. (MM 50. The landscaping for the project site shall include native plant species, thereby limiting the need for fertilizer, 0MT XII.F.3a) 51. The applicant shall make best efforts to utilize alternative means for pest control, such as Integrated Pest Management (IPM). (MM 1H.F.3b) 52. Chlorine and other chemicals used for pool maintenance shall be stored in a manner so that accidental spills of this material can be contained without running onto permeable areas (e.g. concrete-lined floor storage area). Pool areas shall be surrounded by impervious surfaces such as concrete so as to contain pool water and 13 accidental spills of pool-chemicals from running unto permeable areas. (MM I11.F.3c) 53. To mitigate the shaking effects of an earthquake, all structures should be designed using sound engineering judgment and the latest (1997) Uniform Building Code (UBC)requirements as a:minimum.. (MM III.G.1) 54. Any substantial cutting into slopes on the eastern side of the site shall be adequately retained with a below-grade retaining wall located at the top of the cut, between the parking area curb and I-680. The applicant shall implement recommendations relating to the cut slope retaining wall contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000 to ensure that implementation of the project will improve the stability of this slope 55. The applicant shall install permanent inclinometer stations along this cut slope, in locations to be determined by the County Zoning Administrator upon consultation with the County's geologist, to allow this slope to be monitored for possible movement following implementation of the project. The applicant shall submit a record of inclinometer readings along with . any recommendations from the geotechnical engineer to the County Building Division every six months, for a period of two years. If the geotechnical engineer determines that no movement has occurred, then the inclinometers can be capped and no further monitoring need take place. If the geotechnical engineer determines that sufficient movement has taken place that warrants further corrective or preventative action, the project sponsor shall be responsible for all expenses associated with the costs of implementing any remediation recommended by the geotechnical to ensure that the slope remains stable. Further monitoring by inclinometers may be required, if 14 recommended by the geotechnical engineer. (MM III.G.2) 56. -- Prior to occupancy of the facility, the applicant shall repair the existing landslide on south side of site and provide evidence to the satisfaction of the Zoning Administrator. Generally, this shall entail the removal of the affected soil and the rebuilding of the slope. Precise methods for rebuilding the slope shall be developed by a qualified geotechnical engineer and follow the recommendations related to slope stabilization contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000. (MM 111.G.3) 57. All graded slopes shall be planted with vegetation at least one month before the start of the winter rainy season. Wherever feasible, slopes shall be graded to a 3:1 horizontal to vertical ratio or less. Where slopes would be steeper than 3:1, additional erosion control measures (such as drainage ditches and berms) shall required as determined by the Zoning Administrator. (TMM ALGA) 58. — If the project spans more than one season, interim erosion control measures shall be incorporated into the grading plan subject to the review and approval of the County Building Inspection Department. 59. The applicant shall implement all recon unendations related to grading, fill, erosion control, and drainage contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000. (.N1M 111.G.5 and MM HI.G.7) (All Geology) 60. All unengineered fill located within the limits of grading shall be removed, moisture conditioned, and recompacted during mass grading. (NM HI.G.6) 61. At least 30 days prior to obtaining a building permit, the applicant shall submit plans for the review and design 15 approval of the Zoning Administrator and the County Building Inspection Department, documenting that the airnasium is consistent with the report prepared by Engeo Incorporated, dated April 18, 2000. (MM III.G.8) 62. The Applicant shall consult with EBMLTD's 'tater Conservation Department to develop ways to utilize water conservation measures for bath internal and external use. This may include use of drought-resistant plants, use of inert materials, minimal use of turf areas, and the use of equipment, devices, and methodology that furthers water conservation and provides for long-term efficient water use. (NIM III.H.2) 63. The Debris Recovery program must be submitted prior to issuance of a building or demolition permit and the Debris Recovery program shall be submitted prior to issuance of occupancy permits. (MM HI.H.3) 64. The Applicant shall develop a program to divert over 50% of the waste generated by the project, during both construction and operation. This program shall be developed in coordination with the Contra Costa County Community Development Department and the Central Contra Costa Solid Waste Authority. (MM III.H.4) 65. The Native American Heritage Commission shall be contacted to request information on the project area from their Sacred Lands file. Should. the Dative American Heritage Commission database search indicate the presence of sacred lands, or traditional or cultural use areas, appropriate consultation shall be undertaken with identified tribal representatives or individuals. (MM I1I.J.1) 66. Should previously unidentified paleontolocal resources be encountered during construction, work in the immediate area of the find shall stop until such time a qualified archaeologist can evaluate the -find and make 16 appropriate recommendations for mitigation, if warranted, If the find is significant, the resource shall be avoided if possible. If not possible, data recovery shall be undertaken as mitigation. Data recovery must be directed by an appropriate Research Design describing the methods to be used during recovery and analysis, research questions to be addressed, and artifact curation requirements. The technical report of findings shall be submitted to the appropriate California Historical Resources Information System Archaeological Information Center. (MM HI.J.2) 67. In the event human remains are discovered, the County Coroner and Native American Heritage Commission shall be contacted within 24 hours of the find, and the steps outlined in CEQA Section 15064.5(e) shall be followed. (MM U1.13) 68. The applicant shall utilize subdued colors on the western facades of the buildings that match the natural environment of the site. The color shall be reviewed and approved by the Zoning Administrator. (MM 1H.K.1) 69. The applicant shall submit a lighting plan for all proposed outdoor lighting. The lighting plan shall utilize directional lighting and shall also incorporate shields on all outdoor lighting to prevent glare to surrounding properties. (NIM 1H.K.2) 70. Pursuant to Government Code Section 66474.9, the applicant (or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency and its agents, officers, and employees from any claim, action, or proceeding against the Agency (the County) or its agents officers, or employees to attack, set aside, void or annul, the Agency's approval concerning this Land Use Permit application, which action is brought within the time period provided for in Section 66499.37. The County will promptly notify the applicant of any 17 such claim, action, or proceeding and cooperate fully in the defense. 18 CONDITIONS OF APPROVAL AS ADMINISTRERED BY THE PUBLIC WORDS DEPARTMENT FOR COUNTY FILE ##LP992025 Applicant shall comply with the requirements of Title 8, Title 9 and Title 10 of the Ordinance Code. Any exception(s) must be stipulated in these Conditions of Approval. Conditions of Approval are based on the revised site plan submitted to the Community Development Department on January 14, 2002. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT AND PRIOR. TO INITIATION OF THE USE PROPOSED UNDER THIS PERMIT. General Requirements: 71. The applicant shall submit improvement plans prepared by a registered civil engineer to Public Works and pay appropriate fees in accordance with County Ordinances and these conditions of approval. The following conditions of approval are subject to the review and approval of Public Works: Roadway Improvements (Frontage/On-Site/Off-Site): 72. The applicant shall construct a street-type connection with 20± foot radii curb returns in lieu of standard driveway depressions at the intersection of Danville Boulevard and the project access road. 73. The applicant shall install the following safety related improvements on Danville Boulevard: A. A 5-foot paved sidewalk/trail connecting the project entrance and Hemme Avenue on the west side of Danville Boulevard. B. An 8-foot paved sidewalk/bike path from Danville Boulevard to the project entrance. Circulation of bike 19 traffic to bicycle parking shall be incorporated into the site design. Access to Adjoining Property: Proof of Access 74. __ The applicant shall famish proof to Public Works of the acquisition of all necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements. Encroachment Permit 75._ The applicant shall obtain an encroachment permit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Danville Boulevard. Site Access 76. The applicant shall only be permitted access at the locations shown on the approved site/development plan. Road Alignment/Intersection Design/Sight Distance: 77. The applicant shall construct a two-way left-tam lane on Danville Boulevard between the existing northbound left-turn lane at Hen-une Avenue and Woodhaven Court, to be completed prior to the opening of the proposed YMCA, (MM M.B.2) 78. The applicant shall post a sign at the project driveway intersection with Danville Boulevard, directing pedestrians to cross Danville Boulevard at the marked crosswalks located at Hernme Avenue or Camille Avenue. The applicant shall construct a 5-foot at-grade pedestrian path along the east side of Danville Boulevard between Hernme Avenue and the project driveway. The sign shall be installed prior to occupancy of the 20 YMCA and shall be subject to the review and approval of the Zoning Administrator. (MM III.B.4) 79. After review of the sketch plan for the Lewis Lane/Danville Boulevard intersection, it is determined by the Public Works Department that the gated access to the private court presents a. safety concern; the applicant shall modify the gated access subject to the review and approval of the Public Works Department. This may include removal and replacement of curb returns, pavement, the gate system and any appurtenant structures relevant to the reconfiguration. Sight Distance 80. The applicant shall grade, trim vegetation, widen pavement as necessary and realign the proposed access to provide sight distance at Danville Boulevard for a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. 81. The applicant shall submit a preliminary sketch plan and profile to Public Works for review showing all required improvements to the fronting or off-site County roadway. The sketch plan shall be to scale, show horizontal and vertical alignments, transitions, curb lines, lane striping and cross sections for Danville Boulevard using a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. The plan shall extend a minimum of 150 feet beyond the limits of the proposed work but may be longer in order to adequately show turn lane taper lengths and pavement conforms. The sketch plan shall include the private road intersection and shall show three lanes of traffic: A right turn onto Danville Boulevard, a left turn onto Danville Boulevard and a lane to the YMCA. Lane widths at the intersection shall be 12 feet wide and the left turn lane onto Danville Boulevard from the private road shall be three to five car lengths or up to 125 feet long. The maximum turn lane length shall be provided subject to the review and approval of the Public Works Department. 21 Private Reads: 82. The applicant shall construct a (paved) turnaround at the end of the proposed private read. 83. The applicant shall construct an on-site roadway system to current County private road standards with a minimum traveled width of 20 feet, with concrete curb and gutter on bath sides, within a 25-foot access easement. The bridge shall be constructed 28 feet wide with two 10-foot lanes and an 8-foot trail/bike path. 84. The applicant shall limit improvements within the private road corridor (Lewis Lane) adjoining assessor's parcel number 197- 040-015 to landscaping, a pedestrian and bicycle path, lighting, underground utilities, fence, wall, curb and grading within the northerly 25 feet of the right of way. Street Lights: 85. The property owner shall apply for annexation to County Service .Area L-100 Lighting District by submitting: a letter of request; a metes and bounds description; and, pay the current LAFCO fees. Annexation shall occur prior to final inspection of the building permit for the facility. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements, which state that the property owner must held a special election to approve the annexation. This process may tape approximately 4.6 months to complete. Bicycle - Pedestrian Facilities: Pedestrian Access 86. The applicant shall design all public and private pedestrian facilities in accordance with Title 24 (Handicap Access) and the Americans with Disabilities Act. 22 Parking: 87. "No Parking" signs shall be installed along the access road to the separate parking areas to insure continued through access to and from the site, subject to the review of Public Works and the review and approval of the Zoning Administrator. The permittee shall enforce the no parking restriction at all times. Utflities/Undergrounding: 88. The applicant shall underground all new and existing utility distribution facilities. The applicant shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. A licensed civil engineer shall sign the composite drawings and/or utility improvement plans. 89, The improvement and grading plans for the project shall indicate a common trench for utilities underneath the proposed access road. (MM 111.H.1) Sanitation District: 90. — The applicant will be required to obtain a Sanitation District permit to discharge sewage into the sewage system. All sanitary sewer facilities serving the property shall be connected to the District's collection system. Construction: 91.— The applicant shall conduct a survey of the pavement condition on Lewis Lane prior to the commencement of any work on site, subject to the review and approval of the Public Works Department. The applicant shall complete any remedial work prior to initiation of use; OR, provide a bonded agreement 23 assuring completion of the remedial work once the project is complete. Drainage Improvements: Collect and Convey 92. The applicant shall collect and convey all stonnwater entering and/or originating on this property, without diversion and within an adequate storm drainage system., to an adequate natural watercourse having definable bed and banks, or to an existing adequate public stone drainage system which conveys the storm waters to an adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. 93. -- The applicant shall design and construct all storm drainage facilities in compliance with the Ordinance Code and Public Works design. standards. /Miscellaneous Drainage Requirements: 94. - The applicant shall prevent storm drainage from draining across sidewalk{s} and driveway(s) in a concentrated manner. 95. The property owner shall dedicate a public drainage easement over any man-made drainage system, which conveys storm water run-off from public streets. 96. The applicant shall obtain a Flood Control Permit for construction of the storm drain outfall into San Ramon Creek and shall obtain a 1010 permit for construction of two outfalls and a mitigation area in the sub-watershed delineated on the site plan. 97. To reduce the impact of additional storm water run-off from this development on San Ramon Creek, one cubic yard of channel excavation material will be removed from the inadequate portion of San Ramon Creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the 24 applicant, at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of $0.10 per square foot of new impervious surface area created by the project. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. (MM 111.F.2) Creek Structure Setbacks: 98. The applicant shall relinquish "development rights" over that portion of the site that is within the structure setback area of- San Ramon Creek based on the criteria outlined in Chapter 914-14, "Rights of Way and Setbacks," of the Subdivision Ordinance. The structure setback area may be reduced subject to the review of the Public Works Department, Engineering Services Division and the review and approval of the Zoning Administrator, based on a hydrology and hydraulic study and geotechnical analysis of the soil which shows that the creek banks will be stable and non-erosive with the anticipated creek flows. The hydrology and hydraulic study shall be based upon the ultimate development of the watershed. (MM HLE.5) Those sections of YMCA facilities or private access roads, which fall within the approximate structure setback area of the creek, shall also be subject to the above condition. If sections of the roadway fall within the structure setback area as defined by the Ordinance Code, then the applicant shall submit a soils and geotechnical report verifying the stability of the creek bank in the vicinity of the access road and the report will provide recommendations for the design of bridge foundations and abutments to insure structural integrity of the bridge subject to the review and approval of the Public Works Department. 25 Hold Harmless 99. — The property owner shall be aware that the creek banks on the site are potentially unstable. The property owner shall execute a recordable agreement with the County which states that the applicant and the property owner and the future property owner(s) will hold harmless Contra Costa County and the Contra Costa County Flood Control and Water Conservation District in the event of damage to the on-site and off-site improvements as a result of creek-bank failure or erosion. National Pollutant Discharge Elimination System (NPDES): too. 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 as promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay - Region 11, or 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 - Minimize the amount of directly connected impervious surface area. - Stenciling all storm drain inlets "No Dumping, Drains to Bay" using thermoplastic tape. - Incorporate shallow ponds that collect sediment and other particulates, but are designed to either dry out by mosquito breeding season or are designed using methods to insure no mosquito growth will occur. - Other alternatives comparable to the above as approved by Public Works. 26 Shallow roadside and on-site swales. Distribute public information items regarding the Clean Water Program to members. Filtering Inlets. The applicant shall sweep the paved portion of the site at least once a year between September 1St and October 15th utilizing a vacuum type sweeper. Verification (invoices, etc.) of the sweeping shall be provided to the County Clean Water Program, Administrative Assistant at 255 Glacier Drive, Martinez CA 94553 (925) 313-2238. Trash bins shall be sealed to prevent leakage, and shall be located within a covered enclosure. Project Mitigation Conformance: 101. This project shall comply with the mitigation measures set forth in the project environmental impact report. Conformance with the EIR includes the following: 102. The applicant shall develop a Traffic Monitoring Program and submit it to the County for review and approval. This program shall provide for the monitoring of trips generated at the project driveway on a quarterly basis, and the reporting of those trips to the County. The program shall start when the YMCA reaches a membership level of 900, and shall extend until the County determines that the program should no longer be required. The County reserves the right to reinstate the requirement for quarterly monitoring at any time throughout the life of the project if the County determines that traffic levels warrant continued monitoring. If it is determined that the project is generating more than 158 total AM or 155 PM peak hour trips at the project driveway (at Danville Boulevard), the potential mitigation strategies, listed in order of consideration, would be: © Modify YMCA activity schedules to reduce peak period travel demand, o Restrict YMCA operating hours, or r Reduce the total membership allowed, 27 o Modify the intersection to ensure that the impact is reduced to a less-than-significant level (if an unsignalized intersection, this may involve installation of a traffic signal; if a signalized intersection, this may involve modifying the intersection configuration and signal timing. (M-, M III.B.I) 1.03. Prior to issuance of the building or grading permit submit a report on compliance with the conditions of approval for the review and approval of the Zoning Administrator. The report shall list each condition followed by a description of what the applicant has provided as evidence of compliance with that condition. (A copy of the conditions of approval may be available on computer disk; to try to obtain, contact the project planner at 335-1210). Unless otherwise indicated, the applicant will be required to demonstrate compliance with the conditions of this report prior to issuance of construction permits. The Zoning Administrator may reject the report if it is not comprehensive with respect to applicable requirements for the requested ministerial permit. The initial deposit for review of the Compliance Report is $1000. 28 ADVISORY NOTES A. The applicant shall be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Alamo Traffic Fee, the Tri- Valley Transportation Fee, and the SCC Regional Fee, Area of Benefit. Payment shall be based on the commercial rate based on square footage or the actual peak hour trip generation from the development, substantiated by a traffic report prepared by a registered traffic engineer. The applicant shall be responsible for providing the required information in a timely manner for review and approval by the Public Works Department, Road Engineering Division. B. This project may be subject to the requirements of the Department of Fish and Came. 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. C. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. D. Comply with the requirements of the Contra Costa Central Sanitary District. E. Comply with the requirements of the San Ramon Valley Fire Protection District. F. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. G. This project may be subject to the requirements of the Department of Fish & Game. It is the applicant's responsibility to notify the Department of Fish & Game, P.O. Box 47, Yountville, California 94599, of any proposed construction within the development that may affect and fish and wildlife resources,per the Fish and Game Code. 94f 29 H. Payment of Fish & Game Fee - The applicant is required to pay an environmental review fee of$850.00 for the Department of Fish and Game at the end of the appeal period. Failure to do so will result in fines. 1n addition, the approval is not final or vested until the fee is paid; nor may the County post a Notice of Determination until the fee is paid. A check for this fee shall be submitted to the Community Development Department made out to Contra Costa County for submittal with the final environmental documents. 1. C=ly with Floodplain Management Ordinance - The project lies within the 100-year flood boundary as designated on the Federal Emergency Agency Flood.Rate Maps. The applicant should be aware of the requirements of the Federal Flood Insurance Program and the County Floodplain Management Ordinance (Chapter No. 82-28 ) as they pertain to future construction of any structures and/or grading on this property. J. NPDES Requirements - The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) permit for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board or any of its Regional Water Quality Control Boards (San Francisco Bay-Regional 11 or Central Valley-Region V). G.CurPlan/StaffReports/LP992025 coa as approved by ZA BARBARA a. CLANCY ?�t . BOX 947 a� ALAMO„ CA 94507 c , LP. May 8, 204 CONTRA. COSTA. COUNTY Community Development Department Attn: Aruna . Bhat, Zoning Administration 551 Pine Street, 4th Floor, North wing Martinez, CA, 94553-0095 - RE: YMCA Project, Alamo Appeal of Zoning Administrator's Decision to Approve Lana ,Use Permit County-`File: #LP 99-2025 Dear Ms. . Bhat Please accept thio letter as Notice of Appeal from the Zoning Administrator' decision approving the use permit application for the construction, of a YMCA facility in Alamo, CA (#LP 99-2025) . This appeal is based on all administrative and statutory grounds including, without limitation, the. failure to consider and properly plan for the impact of traffic, noise and light created by the YMCA project and its impact .on the surrounding community, the failure to impose 'conditions of approval that adequately mitigate the impact of this project on the surrounding community, and the failure to enforce , compliance with applicable zoning restrictions. Yours_ truly, V /Barbara J. Clancy �� Rod CW t'l ve r0cl NAMES ASID ADDRESSES OF PERSON � SUPPORTING APPEAL OF LAND USE PE MIT � ; APPLICATION #LP 99-2025 Cod"'ll� 4# � _� ��✓ (30 PatgeS) TO APPEAL THE COUNTY'S DECISION ON THE Y PA FACILITY ANIS TO RECEIVE WRITTEN NOTIFICA OF THE-SAN RAMON VALLEY REGIONAL PLANNITI r COMMISSION MEETING SCHEDULE IN REVIEW Krya ?4 T (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) 7, rAddi6s, Signature On&mg= AIM gAi.994 ��njvv4000 P/.l y- i +�.YLfuC. "G r R✓G+'`lr�s J j f rL 'e8-r - JZ' i IV ov J FFkk ' V% S t kc.. 1 ' , ; • �, _ - 3 TO APPEAL THE COUNTY'S DECISION ON THE c AND TO RECEIVE WRITTEN NOTIFICATION GP 1-41 N � .I Del VALLEY REGIONAL PLANNING COMMISSION ME - , (COMPLETE AND RETURN BY MONDAY, MAS ,2003) 10 67 vy Cy` » Name(Pie-ase Print) address ».{ � � ,� �.� ,fit � !°,� ,'�,.► �itT�:.�'`, �� , +� !•�'�..ii�� I MR ILL .._.1( _:,- 1� 11 r►_s' .r s a�� . Ar, wl/! .w_. ,gra vralS"�� M�`,f�"'_$.I��.+^��..''...,F� +::._•!" � ��aR".. fwGf��'�Ar .�1�. {�/' .f 4,:.`s.•(:�� ':` ...�wr r� ..�.. 4 TO APPEAL THE COUNTY'S DECISION ON THE YM"R-A COSTA CoUnp FACILITY ANIS TO .RECEIVE WRITTEN I' OTIFICA'� � -8 AM 11; OF THE SAN RAMOt4z VALLEY REGIONAL PLANN35 - COxV MISSION MEETING SCHEDULE IN REVIEWCO (COMPLETE AND .RETURN BY MONTAY, MAY 5, 2003) Gurnat Lace, 1 i ; i TO APPEAL THE COUNTY'S DECISION ON THE YMCAC.NTra nth � XYFACILITY AND TO RECEIVE WRITTEN NOTIFICATION OF THE SAN RAMON VALLEY REGIONAL PLANNING 03 MAY "8 AN11434 COMMISSION MEETING SCHEDULE IN REVIEW OF ItMIRMITY DEVELOPMENT 99RI, (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) f I , f TO APPEAL THE COUNTY'S DECISION FACILITY AND TO RECEIVE WRITTENP00 OF THE SAN&A ON VALLEY REIO AB ' . NI�''� r COMMISSION MEETING SCHEDULE IN Ml �F � �• a (CO-M-PLETE AND RETURN BY MONDAY, MAY 5.120 lE' -Mvlrj-- pfol�fti/v�- 34 C'41 . 1 TO APPEAL THE COUNTY'S DECISION ON THE YMCA RO AND TO RECEIVE WRITTEN NOTIFICATION OF THE S QN VALLEY REGIONAL PLANKING COMMISSION MEETINGS (COMPLETE AND RETURN BY MONDAY, MAY 5,2 bRTY ��` �� " Nalue(Please,Print) 'Address si"pature-- 2 i wh 1'�efQ 1 I 4 . t t TO APPEAL THE COUNTY'S DECISION ON THE Y K'PAC AND TO RECEIVE WRITTEN NOTIFICATION OF Tff � Td VALLEY REGIONAL PLANNING COMMISSION MMEETIlVT � � ` td (COMPLETE AND RETURN BY MONDAY, AY( �m� i TO APPEAL THE COUNTY'S DECISION ON THt A FA AND TO RECEIVE WRITTEN NOTIFICATION OF - "A* O . VALLEY REGIONAL PLANNING COMMISSION ET �� (COMPLETE AND RETURN-BY MONDAY, ?A,ov. I € 1 TO APPEAL THE COUNTY'S DECISION ON THE Y : RA COSS TA NURTY FACILITY AND TO RECEIVE WRITTEN NOTIFICAT REGIONAL PLANNI MAY -8 OF THE SAN RAMO1�j VALLEY REQ AM 11. 4 COMMISSION MEETING SCHEDULE IN REVIEW +pff-1Y DEVELOMOINT mw, (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) Name (ple.1se Print) Address -signaturle � 2,5 6v tr tf ys c r o 357 'd,GC DrGce P I'll o 1 `Y 010 Sale vile a .v)cl 8 TQ APPEAL THE COUNTY'S DECISION ON THE YMCA FA AND TO RECEIVE "WRITTEN NOTIFICATION OF T:l 0*RA r 34 VALLEY REGIONAL PLANNING COMMISSION (COMPLETE ANT) RETURN BY MONDAY,1% t9 Name(Picase Print) Address signature . rr v TO APPEAL THE COUNTY"S DECISION ON THE YMCA � FACILITY AND TO RECEIVE WRITTEN NOTIFICATION � � � '� y OF THE SAN RAMON VALLEY REGIONAL PLANNING 0 Y -6 COMMISSION MEETING SCHEDULE IN REVIEW OF IT � tftTYo rL jpjj (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) fflleas�Pri10 Address Signature loe f TO APPEAL THE COUNTY'S DECISION ON THE YMCA 4- TA CAMS' FACILITY ANIS TO RECEIVE WRITTEN NOTIFICATION OF THE SAN RAMON VALLEY REGIONAL PLANNING 0 MAY -8 AM11: 34 COMMISSION MEETING SCHEDULE IN REVIEW OF MOWNITY MVLOPMM W.T, {COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) f i i ( t 3 {t C TCO APPEAL THE COUNTY'S DECISION ON THE KtO TflNITY FACILITY AND TO RECEIVE WRITTEN NOTIFIiN OF THE SAN RAMON VALLEY REGIONAL PLA AM 11: 84 COMMISSION MEETING SCHEDULE IN REVIE :tel 'VEL0PlBHT T, (COMPLETE ANBD RETURN BY MONDAY, MAY 5, 2003) Name_ Pie.-Iseprint)- Address signatill-e / r { i { III ` TO APPEAL THE COUNTY'S DECISION ON THE YURM COSTA Cel Wy FACILITY AND TO RECEIVE WRITTEN NOTIFIC 7 OF THE SAN RANI ??� VALLEY REGIONAL PIA�,7N 11a34 COMMISSION MEETING SCHEDULE IN REVIEW . CYcaoppMT � (COMPLETE AND RETURN BY MONDAY, MAY 5= 2003) m 47 o t, oL lfowz� TO APPEAL THE COUNTY'S DECISION ON THE YMCA ;; Ic"OT UTA' FACILITY AND TO RECEIVE WRITTEN NOTIFICATION OF THE SAN RAMON ALLEY REGIONAL PLANNING MAY -8 AM 11: 33 COMMISSION MEETING SCHEDULE IN REVIEW OF XF-AUfAiTY DEVELomT DST. (COMPLETE AND RETURN BY MONDAY, MAY 5, 2403) Name (Please Print) Address S �-+lV Fkl S-5 L\v ov-"c-. 11,A7-0 r. C Ar vA S 16 3 Z.r t/0i4.1.1,4 ,rip -- -b . � 1 AI ti i `ell C) rd 2, Le 56Ar` S16!869 /,47 01 f ►.� .- A)c--vq L. Lock- oop 173 VIA r, L� 9'Olt TRA GGSTA 6f Y TO APPEAL THE COUNTY'S DECISION ON THECA FAC ITY AND TO RECEIVE WRITTEN NOTIFICATION OP` S N �€ VALLEY REGIONAL PLANNING COMMISSIO T � � (COMPLETE AND RETURN BY MONDAY,MAY S,2 U Name(Please Print) Address signat"t-e bra liar ."z e .3 Zo ct F i TO APPEAL THE COUNTY'S DECISION ON THE YM(4 F ' AND TO RECEIVE WRITTEN NOTIFICATION OF THEN VALLEY REGIONAL PLANNING COMMISSION MEETINGS �� {COMPLETE AND RETURN BY MONDAY,MAY 5,2003) ti � Name(Please Print) Address Signature cRl—sat� tau 4� f f i 1 t E t, TO APPEAL THE COUNT'Y'S DECISION ON T .0 �' 1�,` ANIS TO T FCEI►�E WRITTEN 1 C}TI ICATIC}N A�� N. VALLEY REGIONAL PLANNING COMMISSION MEE�� (COMPLETE kNl D RETURN BY MONDAY, MAY 5,2003) (PleaseName Address t 1 °, �e2 CL f VSA s 407 r, TO APPEAL.THE COUNTY'S DECISION ON THE YMC&, Y AND TO RECEIVE WRITTEN NOTIFICATION Off` THE SA� 'VI VALLEY REGIONAL PLANNING COMMISSION MEETINGS o/ (COMPLETE AND RETURN BY .MONDAY, MAY 5,2003) / , Address t DA 4D „( 6 a f m o c+ ✓ s i i j 0 E , . TO APPEAL THE TY'S THE YMCA FACIL AND TO RECEIVE �TTEiV NC)IIICA�TICI� A THE SAN R VALLEY REGIONAL PLANNING COMMISSION MEETPiGS (COMPLETE AND RETURN BY MONDAY,MAY 5,2003) Naine(I'lleas-c-print) Address Signature nolo V%/ A44sop j c i E t i TO APPEAL, THE COI,TNTY'S DECISION ON THE YMC FACILITY AND TO RECEIVE WRITTEN 1` OTIFICATTI 0`� OF THE SAN RAMON VALLEY REGIONAL PLANNIN .,. COMMISSION MEETING SCHEDULE IN REVIEW OF IT ID.� (COMPLETE AND RETURN BY MONDAY, MAY 59 2003) Maine Print) Address _(Incase Signa-tpure r AMA 0 Ct i i i e i i TO APPEAL THE COUNTY'S DECISION ON THE YMCA FACILITY, AND TO RECEIVE WRITTEN NOTIFICATION OF THE SALT'RAMt�I' �% VALLEY REGIONAL PLANNING COMMISSION MEETINGS (COMPLETE AND RETURN BY MONDAY,MAY 5,2003) Name(Please Print) Address c� 5 3/ . 2 f . 7,,fR-A Z&mj� L` ev o i G i 4 } L F E 1 r • _Lw7 MAW • i . • " 1 ' • : � i 11° Name(Please Print) -Address Signature ► ` r WE Ira PIP y � __ a•- a I� � TO APPEAL THE COUNTY'S DECISION ON THE YMCA AND TO RECEIVE WRITTEN NOTIFICATION GP TER (��Wy VALLEY REGIONAL PLANNING COMMISSION GS (COMPLETE AND RETURN BY MONDAY,, 4Y t7. ' • , Name(Please�Print) Address Signatare Fc—kWIT, S USA a x: Blvd. f � S a , + r +4 c t 1 li tf � ! • i t ■ � f �. Name(Please Print) Address Signature r! Arlt _J ± ��! 5 1!iL0�k J[ ''±'.+ 511 .t d�.w`''_Afs'��A�t'r Tri+: `� -,�,IR� !� '�_ ` '/ ��.�L��oiLd w' l -.. �■ { IF Odra .IIS-'�,�'•.�ae�,,�+ ,� �►+ _ ;�".. .:_u �'��/�T,��:'i��'h./� :�sr ii ►1.'� : �. EVER_t!t",�rr Name( 'lease Print) address Signature 21 RA mill E� spy_ -T � ►du.Rlsr�'�� rimam '' Cr TO APPEAL TITS COUNTY'S DECISION ON THE YM � � T'A' FACILITY AND TO RECEIVE WRITTEN NOTIFICA Y OF THE SAN RAMON VALLEY REGIONAL PLANK Try E,,°,t� �� COMMISSION MEETING SCHEDULE IN REVIEW OF IT g (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) .-7/ 77 5 pn-- 691 (1 Jo mc 2��d rr j� 4N&�D A Yov mul'�57/�J . r - rhrngHl (atoib �J TO APPEAL THE COUNTY S DECISION ON THE YMCA FACILITY AND TO RECEIVE WRITTEN NOTIFICATION , 0 3 4 y`"'8 A 11:32 OF THE SAN RAMON VALLEY REGIONAL PLANNING � COMMISSION MEETING SCHEDULE IN REVIEW OF IT (COMPLETE AND RETURN BY MONDAY, MAY 5, 2003) yy,qeA 4d ea,OF v t c J . V4 �v 7 cv � ` V , ALOI�e �-45f�� NMST 9ffy � TO APPEAL THE COUNTY'S DECISION ON E YMCA FA AND TO RECEIVE WRITTEN NOTIFIC RTIC} HSkN PAYON VALLEY REGIONAL PLANNING CO1YIMI {CC} PLET. TE AND RETURN BY 1VIC)NI)AY, �� t i 1 3 � RESOLUTION NO. 13-2003 RESOLUTION OF THE COUNTY ZONING ADMINISTRATOR OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS FOR THE CERTIFICATION OF EIR AND ON THE REQUESTED LAND USE PERMIT BY SAN RASION VALLEY YMCA (APPLICANT & OWNER) (COUNTY FILE #LP'992025) IN THE ALAMO AREA OF SAID COUNTY. WHEREAS, a request by San Ranson Valley YMCA (Applicant and Owner) for a Land Use Permit for a 40,300 square foot YMCA facility with related uses was received by the Community Development Department on April 14, 1999; and WHEREAS, a Notice of Preparation of an Environmental Impact Report was sent on November 9, 1999 by the Community Development Department; and WHEREAS, on November 20, 1999 the County held a scoping session on the project in Alamo; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Draft EIR was prepared and circulated for review and comments between March 5, 2002 and April 22, 2002 and the Zoning Administrator held a public hearing in the community on April 15, 2002 to provide finther opportunity for public comments on the DEIR; and WHEREAS, following the close of comment period on the Draft EIR, the County prepared written responses to the comments received. On April 11, 2003, the County published the Response to Comments Document which provides a reasoned response to all comments received during the comment period that raised significant environmental issues. WHEREAS, the Response to Comments Document was distributed as required by the California Environmental Quality Act and the State and County CEQA.Guidelines; WHEREAS, after notice having been lawfully given a public hearing was scheduled before the County Zoning Administrator on Wednesday, April 30, 2003 whereat all persons interested therein might appear and be heard; and WHEREAS, on Wednesday April 30, 2003 the County Zoning Administrator conducted a public hearing on the Land Use Kermit; the applicant, San Ramon Valley YMCA, all persons who appeared were given the opportunity to testify; and WHEREAS, after accepting testimony, the County Zoning Administrator closed the public hearing; and Page 2 WHEREAS, on Wednesday, April 30, 2003, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and NOW, THEREFORE, BE IT RESOLVED, that the County Zoning Administrator makes the following CEQA Findings on the proposed Alamo YMCA project based on substantial evidence in the EIR. and on the administrative record as a whole. These CEQA findings are consistent with the analysis in the EIR., which is incorporated by this reference; Land Use The potential impacts of this project to land use are less than significant, under the significance criteria set forth in the draft EIR at pages III.A.5-9. The impacts of the project as a non- residential use are less than significant based on the following among other reasons: (i) the project is located more than 800 feet east of Danville Boulevard, (ii) its traffic impacts on Danville Boulevard have been mitigated through design of the Lewis Lane intersection and minor safety improvements on Danville Boulevard, and (iii) the project, the bridge and Lewis Lane have been designed to be compatible with residences across San Ramon Creek and next to Lewis Lane. The project is consistent with applicable General Plan policies relating to land use, based,on the analysis of such policies in the final EIR at Master Response 9, pages 111.17-19 and the discussion in the draft EIR referenced above. Transp ortation/Circulation The traffic analysis in the draft EIR and the final EIR confirms that projected vehicle trip generation of the YMCA Alamo project has been reasonably determined based on an evaluation of other YMCA facilities and comparing them to this proposed facility. The traffic analysis also confirms that with the proposed Lewis Lane access improvements and Danville Boulevard minor improvements, the transportation/circulation impacts of that trip generation will be less than significant along Danville Boulevard and elsewhere in the general vicinity in Alamo and Danville. If the trip generation from the project is greater than projected by the YMCA, it will be mitigated as necessary by the required Traffic Monitoring Program in Mitigation Measure III.B.1. The project as mitigated will not cause an exceedence, or contribute to a pre-existing exceedence, of the applicable local LOS Standards in the 2000 Update to the Countywide Comprehensive Transportation Plan. The project will not substantially increase traffic hazards due to a design feature or incompatible uses. The project will not lead to an expansion of Danville Boulevard to more than two lanes; instead only minor improvements for safety and/or capacity improvements on Danville Boulevard near Lewis Lane are required. The two-way left turn lane on Danville Boulevard required by Mitigation Measure M.B.2 will be sufficient to mitigate traffic impacts on Danville Boulevard at that intersection. The traffic generation projected for the proposed Alamo YMCA will not cause the need for a new signal at Lewis Lane or elsewhere on Danville Boulevard. If the Alamo YMCA trip generation is greater Page 3 than projected then, as required in Mitigation Measure III.B.1, modifications to the YMCA activity schedules, operating hours and/or total membership will be required by the County as may be necessary to avoid significant traffic impacts at the Lewis Lane intersection that could otherwise require a traffic signal there. Cumulative transportation impacts based on year 2010 projections are less than significant based on the traffic analysis in the ETR. Any impacts of the project on transit are less than significant because the bus stop is located approximately 370 feet from the project driveway. The Iron Horse Trail and bicycle lanes provide good bicycle access to the project area. Mitigation Measure M.B.3 requires the project sponsor to provide adequate bicycle parking facilities on site. The signage and pedestrian path required by Mitigation Measure M.B.4 will reduce any pedestrian impacts to less than significant. Project parking demand is conservatively estimated at 150 spaces. The project includes 160 parking spaces so no significant parking impact is identified. Air 011ality Based on the significance criteria in the EIR, air quality impacts of the project are less than significant and require no mitigation in light of the relatively small size of the project, the proposed project uses and the project location. Noise The requirement in Mitigation Measure M.D.1 for the provision of a berm or construction of a noise barrier to break the line of sight between the access road and parking lot on the east side of San Ramon Creep to residences located in Zone A on the other side of San Ramon Creek south of the proposed access road will reduce the potential noise impact for those residences to less than significant. The requirement in Mitigation Measure III.D.2 for the design of the aimasium and basketball courts to include acoustical shielding will reduce potential noise impact to less than significant for residences in Zone B, north of the proposed access road to the south end of the proposed indoor swimming pool. Residences in Zone C across from the airnasium and outdoor sports court at the north end of the site will also be protected by this mitigation measure. Given that the proposed YMCA buildings are located across San Ramon Creek, activities there will result in a less than significant noise impact for residences. The noise impact for adjoining residences from vehicles and pedestrians on the bridge and on Lewis Lane as designed is less than significant. Biolop-ical Resources hnpacts on biological resources will be reduced to less than significant through the implementation of Mitigation Measures M.E-1-5. The project has been redesigned to set back further from San Ramon Creek, as a result of a site visit with the Department of Fish and Game. As a further result of that site visit and subsequent project redesign, impacts to the small wetlands on the property are also less than significant. Page 4 Hydrology and Water Quality These impacts will be mitigated to less than significant through the implementation of Mitigation Measures M.P.1-3. In particular, the requirement for RWQCB approval of a Storm. Water Pollution Management Program (SWPPP) for the project, incorporating best management practices that utilize an "infiltration approach" to storm water management, will mitigate construction and post construction water quality impacts in San Ramon Creep to less than significant. Soils and Geology These impacts will be mitigated through the implementation of Mitigation Measures IR.G.1-10. As required by Mitigation Measure lI7.G.3, the YMCA will repair the existing landslide located on the south side of its property in a manner consistent with the slope stabilization recommendations contained in the geotechnical report prepared by ENGEO and referenced in the EIR. It is anticipated that this remedial work will be completed in participation with the County and/or the Town of Danville, because the slide is also located on the Hap Magee Ranch Park property. Project improvements other than the bridge and portions of the access road are set back sufficiently from the San Ramon Creek bank to be protected from physical changes at the bank. The bridge must be constructed utilizing foundation designed to the criteria contained in the ENTGEO report referenced in the EIR. Utilities and Service Systems Implementation of Mitigation Measures III.H.1-4 will reduce any project impacts on utilities and service systems to less than significant. Utilities will be carried across the bridge within the bridge framework,per Mitigation Measure III.H.1. Public Services Impacts on public services are less than significant given the uses proposed in the project and the relatively small size of the project at this location. Cultural Resources A survey of the project area did not identify any indicators of historic or prehistoric sites. Mitigation Measures III.J.1-3 provide standard criteria to reduce the impacts of an unanticipated discovery of any unidentified paleontological resources to less than significant. Aesthetics Implementation of Mitigation Measures RI.K.1-2 will mitigate any aesthetic impacts from the project as designed. The existing landscaping that will be retained, the new landscaping to be added, the creek setback, the requirement to use subdued colors that match the natural Page 5 environment of the site and the requirement for a directional lighting plan to prevent glare toward surrounding properties among other project design features, will reduce aesthetic impacts of the project in its location on the east side of San Ramon Creek to less than significant. Alternatives to the Alamo YMCA Project A reasonable range of alternative projects was analyzed in the EIR. The project as proposed will not result in any significant environmental impacts. Therefore, selection of a feasible alternative to the proposed project is not necessary under CEQA. The no project alternative is single-family residential development of the site, which also requires access across San Ramon Creek via the existing easement, grading,soil stabilization and likely some tree removal. A residential alternative would generate roughly ten percent of the peak hour trips from the proposed project. It also would not result in any significant unavoidable environmental impacts. However, it would not meet the applicant's objectives "to provide facilities and programs that would build strong kids, strong families, and strong communities" through a new YMCA project in Alamo. The reduced development alternative and the recreation only alternatives meet some of the project objectives and somewhat reduce the project impacts with respect to traffic. Since the project as proposed and mitigated has no significant traffic or other environmental impacts, it is not necessary to select either of these two alternatives or a phased approach to developing the entire project,which the applicant has stated will not fully meet its project objectives. Projects with alternative access through Hap Magee Ranch Park, either exclusively or in combination with access from Danville Boulevard, were evaluated. Since access on Danville Boulevard through the YMCA's recorded easement results in traffic impacts that are less than significant, the selection of either access alternative is not necessary. Implementation of these access alternatives is complicated by the fact that the YMCA does not currently have the legal right to go through Hap Magee Ranch Park. Such access will require the approval of the Board of Supervisors and the Town of Danville under the current joint powers operating agreement for the Park. Town officials have stated in writing that the Town is unwilling to grant such access. Since traffic impacts from the project as proposed are less than significant, it is not necessary to require the YMCA to secure access through Hap Magee Ranch Park. However, the applicant has stated it is willing to consider such additional project access if, at a future time after the project is constructed and in operation, the public agencies in control of Hap Magee Ranch Park desire to provide that additional access. Alternative sites for the project were evaluated in the EIR. Since the project as proposed and mitigated has no significant environmental impacts, it is not necessary to consider these alternative sites. Selection of these alternative sites is complicated by the fact that YMCA does not control them. These alternative sites do not meet one of the YMCA's objectives, providing a facility that will most directly serve the Alamo community. Page 6 Cumulative and Growth-Inducing Impacts The cumulative impacts and any growth-inducing impacts of this project are less than significant based on the analysis of these impacts in the EIR. Statement of Overriding Consideration There are no significant unavoidable adverse impacts. Since there are no project impacts that are unavoidable, a statement of overriding considerations is not required to approve the proposed Alamo YMCA project. The community benefits of a YMCA in Alamo could be considered a sufficient overriding consideration to approve the project even if it resulted in one or more significant,unavoidable environmental impacts. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the following additional Findings for the certification of the Final EIR: 1. The Environmental Impact Report has been completed in compliance with CEQA, and with the State and County CEQA Guidelines; 2. The Final EIR was presented to the Zoning Administrator, and the Zoning Administrator reviewed and considered the information contained in the Environmental Impact Report prior to making a decision on the project; 3. The Final EIR reflects the County's independent judgment and analysis. BE IT FURTHER. RESOLVED that the County Zoning Administrator makes the following findings with regard to land use permit: There is substantial evidence in the Environmental Impact Report and the entire administrative record as a whole to make the following findings required under Contra Costa County Code Section 26-2.2408(1)-(7) to approve a conditional land use permit for the proposed Alamo YMCA project. 1. The proposed conditional land use is not detrimental to the health, safety and general welfare of the county. The EIR confirms that the project as mitigated will have no detrimental effects on the health, safety or general welfare of the county. Any health and safety impacts are less than significant. A YMCA project that offers youth and recreational services for the community is not detrimental to the general welfare of the county. 2. The proposed conditional land use will not adversely affect the orderly development of property within the county. The proposed use at this location does not adversely affect orderly development, because the project has no significant environmental impacts and it Page 7 is consistent with the General Plan, as described in the EIR and in these findings. The location of access to this property has already been identified and partly developed as part of the five-lot subdivision of the Lewis property by Emerald .Homes. This quasi-public use is separated by San Ramon Creek from nearby single-family residential uses. With convenient project access Brom Danville Boulevard, the proximity to Hap Magee Ranch Road and the physical separation of the proposed YMCA buildings and parking from the nearest residences by San Ramon Creek, use of this property for a community facility like the YMCA represents orderly and logical development of property within the county. 3. The proposed conditional use does not adversely affect the preservation of property values and the protection of the tax base within the county. Generally, community uses like churches, schools and recreational facilities that are well designed and situated do not adversely affect the values of adjoining properties. There is no substantial evidence to suggest that the proposed Alamo YMCA on this property will adversely affect the value of this property or other property values in the area. Access to the proposed YMCA is adequately separated and buffered from the new residences in the five-lot subdivision off Lewis Lane as well as the existing residences to the north. 4. The proposed conditional land use will not adversely affect the policies and goals set by the general plan. The proposed Alamo YMCA project is in substantial compliance with the Contra Costa County General Plan, including its Growth Management Element. Quasi-public uses life this one are consistent with the single-family residential, very low- density land use designation of the property. This non-residential use is not located directly on Danville Boulevard. The proposed Alamo YMCA. is not considered a nonresidential use on Danville Boulevard, because only the access easement to the project is located on Danville Boulevard. The Alamo YMCA as designed and located is compatible with the existing residential neighborhood. The use is compatible with the Hap Magee Ranch Park recreational use to the south. The project does not exceed service standards established by the Growth Management Element. In its location and given its access as designed, it does not physically divide an established community or neighborhood. The project as designed and set back from San Ramon.Creek is consistent with General Plan creek protection policies. As discussed more fully above under land use impacts, the project is consistent with General Plan land use and growth management policies, including policies relating to neighborhood compatibility and will not adversely affect the policies and goals set by the General Plan. 5. The proposed conditional land use will not create a nuisance or enforcement problem within the neighborhood or community. A quasi-public project available for community use, like the proposed Alamo YMCA, is generally not a nuisance. The project does not create an enforcement problem given its location across San Ramon Creek and its intended use. Enforcement of traffic standards consistent with the Traffic Monitoring Program is a reasonable land use requirement and County enforcement practice. Page 8 Implementation of mitigation measures and land use permit conditions does not present an enforcement problem. 6. The proposed conditional land use will not encourage marginal development within the neighborhood. The proposed Alamo YMCA project on this site, located on the east side of San Ramon Creek, will not encourage marginal development in the neighborhoods on the west side of the creek along Danville Boulevard. With the exception of this property, the surrounding neighborhoods are largely built out. Consistent with recent single-family subdivisions on the east side of Danville Boulevard, any remaining, smaller parcels along Danville Boulevard will likely be considered for subdivision into half-acre residential lots. Hap Magee Ranch Park as it may be expanded is not marginal development. 7. Special conditions or unique characteristics of the subject,property and its location or surroundings are established. The location of this property across San Ramon Creek, backing up to the freeway and next to Hap Magee Ranch Parr, in combination with its direct and convenient access to Danville Boulevard, are special conditions and unique characteristics for establishing a community use here with minimal impacts to nearby residences. Landscaping, fencing and/or sound attenuation walls will separate the Lewis Lane access from existing residences that back up to or have side yards that are next to the access easement. The unique location and special design of the proposed Alamo YMCA and its proposed access, even compared to other community and public facilities in the area, afford a high degree of physical separation from and protection for surrounding residences. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the following Growth Management Findings, 1. Traffic: The project as proposed mitigates traffic impacts as illustrated in the Environmental Impact Report. 2. Nater: The water supply is from Fast Bay Municipal Utility District. The District has not indicated any problems in serving the proposed project. 3. Sanitary Sewer: The applicant will be required to comply with the sewage disposal requirements of the Central Contra Costa Sanitary District. 4. Fire Protection: The applicant will be required to comply with the San Ramon Valley Fire Protection District requirements. 5. Public Protection: The Contra Costa County Sheriff's Department provides police protection services for the area. The closest station is the Valley Station in the Alamo Plaza area with a 22 person staff. The average response time is 3---5 minutes. Page 9 6. Parks and Recreation: The project will provide recreational amenities to its members and hence will not increase the demand for park and recreation facilities in the area. 7. Flood Control and : The project will be required to comply with the County Flood Control District requirements. BE IT FURTHER RESOLVED that the County Zoning Administrator makes the following variance findings: The proposed Alamo YMCA project as designed includes three variances. The conditions to grant those variances, set forth in Contra Costa County Code Section 26-2.2006(1)-(3), exist for this project. The access bridge across San Ramon Creek requires a variance because it is higher than three feet and is being built within the front setback established by the zoning district for the property. Approving this variance does not constitute the granting of a special privilege inconsistent with limitations on other properties in the vicinity and the residential land use district in which the subject property is located. The bridge is necessary to afford access for the property to Danville Boulevard consistent with its recorded easement. The strict application of this setback standard to the bridge deprives this subject property of rights enjoyed by other properties in the vicinity, because of the special circumstance of crossing San Ramon Creek in order to provide access to the property from Danville Boulevard through the YMCA's recorded easement. The variance substantially meets the intended purpose of the residential zoning district in which the subject property is located, because it is only being approved in order to provide bridge access to the property; all other structures are located outside the required front setback. A variance to the side yard setback in the residential zoning district for the subject property is also necessary because retaining walls at the northeast and east end of the property are higher than three feet. A height variance for the 12' 6" wall within the side yard setback does not constitute a grant of special privilege, because the wall is part of the parking lot design intended to provide necessary parking for the proposed use. The need to create sufficient parking and still keep improvements a sufficient distance from the San Ramon Creek bank are special circumstances applicable to the subject property that will cause a strict application of this setback standard to deprive the property of rights enjoyed by other properties in the vicinity and within the identical land use district. The variance substantially meets the intended purpose of the land use district, in that the retaining wall is not visible from the adjoining Hap Magee Ranch Park and will not adversely affect its use. The parking lot for the project includes a parking aisle width that does not meet the code standard. An adjustment to parking standard for aisle width as proposed is not a grant of special privilege. The grade differential on the subject property and the interest in keeping the parking area as far from San Ramon Creek as feasible and the desire to preserve the trees on the property justify a variation from the width standard for parking lot aisles. The variance authorized substantially meets the intended purpose of this land use district,because the aisle width is Page 10 adequate to provide for public and emergency circulation. As determined in staff report, there are sufficient parking spaces to meet the panting needs of the project. BE IT FURTHER RESOLVED,that the County Zoning Administrator: 1. APPROVES the Land Use Permit Application with variances, subject to the conditions as recommended by staff in the staff report dated April 30, 2003 with modifications to certain conditions; 2. -�Ar+'jI' OPTS the Mitigation Monitoring Program as identified in Appendix A of the Final EIR, 3. DIRECTS the Community Development Department to file a Notice of Determination with the County Clerk; WHEREAS, the instructions by the County Zoning Administrator to prepare this resolution were given on Wednesday,April 30, 2003. ATTEST: �( Dennis M. Barry, AICP Zoning Administrator County of Contra Costa State of California A arno Parks and Recreation Commift& County Service Area R-7c4. Past Office Box 811 Alamo, California 94507-4811 (925) 887-1040 June 20,2003 Ms.Aruna Bhat, Senior Planner Contra Costa County Community Development Administration Building,North Wing 651 Pine Street,2'd Floor Martinez,California 94553 Dear Aruna: Re:San Ramon Valley YMCA On behalf ofthe Committee,we would like to inform each individual member of the San Ramon Valley Planning Commission of Alamo Parks &Recreation's(R-7A)full endorsement of the proposed/approved YMCA facility in Alamo. The Committee believes the recreational services the YMCA provides are a much needed amenity and that the community will benefit from its programming for youth and adults. For many years R-7A has worked alongside the YMCA staff in various joint projects and has developed an outstanding rapport. We are certain that the Committee will be available and able to represent our community with valuable input regarding local concerns. We can also act as a liaison between the Y and Alamo by having an open invitation for R-7A citizens to attend our monthly meetings to express their thoughts. Again, we wish to expressly advise the SRV Planning Commission of R-7A's full support of the YMCA project. Sincerely, ALAMO PARKS&RECREATION Claudia Waldron, Co-Chair Y le�e� NancyA=pCo-Chair C W/N"d CC:CSA R-7A Committee David Edmonds, Special Districts Planter, CCC Public Warks Sarah Hawkins,Community Liaison,District TIT Supervisor's Office 11......................................................I.......... --.---.---...,.----------.. ..........................I'll.......I'll'''',...................''I'',...... -----------,...................I........1.11,11,11,.......................................................................................''I'll''..... 1.11,11,''I'll'' IIII.-''I'l''''I'll'.1111.1'll''''I'll''''I'll'',I''I'll I I'll,11 11 I 11 1.11 , ---,..........''I'll''................................. .......11.111, .-..----.....''II.I.''..'','''',.,..,.'''''',..'','''',''..'',''I...............11............................................................................ -.-.....I'll-......I...111.11.11,...---..''.,...--..---,.-.,..-.................................................................................................1111.11---IIIIIIIII...1.11''..-----------,....---.--- - -,''''I'll'',................................................................................... .......''..'',''..''.'''',.''.'',.,,.,.1.1.11,11.1...---,...--..'',.....I'll........................................................................................... 11.11............. 11....................................... ............................................................. ..........1.11,....I--...I'll,...1''..,...I......I....I-,...111.1...1.11-1...............�.................................................................................. .111,...I....11 1.11,11,111,11'..''..''.,.''''''.'',..,.'I. .......I'll...I--...........I...11.....1.1.1.11,11.11.111.1...I...........................................................................................''I'll'I.I..'',,.''''.,.,'''',.,.111.1l.l.l..''.''..'',.'''ll'.11.1.11111.1.11'll''''I'llI I I............. .......................................... .............................................................. .........111.1...I..,....11......1.1111.11,...I.,..,..,.....11.111-IIII-I.I..,................................................................................................... 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I'll............11.................... ................-................................ , '' I' ll .. ............... - 1.111111111111-11.1................................................................................................................................................. - --,------.I..,................I.......11.........I..,...-111.111.11.......I...I..,................ ...........................................................................................-.'''',' ' I........I.......11.111, ''I'll'' ''I'll., ................................1.11.111111111.1.111.11....I...................................1.11................................................ Agenda Item # Community .Development Contra Costa County COUNTY ZONING ADMINISTRATOR WEDNESDAY, APRIL 305 2003 I. INTRODUCTION SAKI RAMON VALLEY YMCA (Applicant and Owner), County File #LP992025: The applicant requests a land use permit to construct a 40,300 square foot YMCA facility which includes an indoor and outdoor pool, airnasuim and outdoor sports court. The applicant is also requesting a variance request for the construction of retaining walls along the northeast and east property line ranging in height from 6' 6" to 12'6" (where a maximum of 3' is permitted) and a variance for the construction of a bridge with a 0' setback (where 25' is required). Variances are requested for parking aisle width of 26' where 28' is required. The subject property is approximately 12.4 acres in size and is located to the east of Danville Boulevard and is accessed through a private access easement (1.97-060-029 and 197-060 033) on Lewis Lane in the Alamo area. (R-20) (ZA R-15) (CT: 3452.01) (Parcel #197-050-025 and 197-050-026). 11. RECOMMENDATION Staff recommends that the County Zoning Administrator adopt the attached resolution and; A. Find that the Environmental Impact Report has been completed in Compliance with CEQA, and with the State and County CEQA Guidelines; B. Find that the Final. EIR was presented to the Zoning Administrator, and the Zoning Administrator reviewed and considered the information contained in the Environmental Impact Report prior to making a decision on the project; S-2 C. Find that the Final EIR reflects the County's independent judgment and analysis. D. Approves the Land Use Permit Application with variances, subject to the conditions as recommended by staff and as contained in the staff report prepared for the April 30, 2003 public hearing; E. Adopts the Mitigation Monitoring Program as identified in Appendix A of the Final EIR. III. GENERAL INFORMATION A. General Plan: The property is designated Single Family Residential — very low density. B. Zoning: The subject parcel is zoned R-20 (Single-Family Residential) C. CSA Status: The Notice of Preparation was sent on November 9, 1999. A scoping session on the project was held on November 20, 1999. The Notice of Completion and Availability of Draft Environmental Impact Report (DEIR) was sent on March 5, 2002. The 45-day review ended on April 22, 2002. The Zoning Administrator held a public hearing on April 15, 2002 to provide further opportunity for public comment on the DEIR. The response to comments have been made available to the public. Certification of EIR.: Prior to a decision to approve the proposed Alamo YMCA project, the Zoning Administrator must review and certify as adequate the environmental impact report for the project. The final EIR. was released to the public earlier this month. The Zoning Administrator must conclude that the EIR has been completed in compliance with CEQA, that the Zoning Administrator has reviewed and considered the information within the EIR prior to approving the project and that the EIR reflects the lead agency's independent judgment and analysis. Thereafter, if the Zoning Administrator decides to approve the Alamo YMCA project as recommended by staff that decision must be based on findings required under CEQA and the Contra Costa County Code. S-3 CEQAA Findings: Based on substantial evidence in the EIR and the administrative record as a whole staff recommends that the ening Administrator make the following findings on the proposed Alamo YMCA project. These CEQA findings are consistent with the analysis in the EIR., which is incorporated by this reference. 1. Land Use: The potential impacts of this project to land use are less than significant, under the significance criteria set forth in the Draft EIR. (DEIR.) on pages III.A.5-9. The impacts of the project as a nonresidential use are less than significant based on the following among ether reasons: a, the project is located more than 800 feet east of Danville Boulevard, b. its traffic impacts on Danville Boulevard have been mitigated through design of the Lewis Lane intersection and minor safety improvements on Danville Boulevard, and c. the project, the bridge and Lewis Lane have been designed to be compatible with residential use. The project is consistent with applicable General plan policies relating to land use, based on the analysis of such policies in the final EIR in Master Response 9, pages 111.17-19 and the discussion in the DEIR referenced above. 2, Transportation/Circulation: The traffic analysis in the DEIR and the final EIR confirms that projected vehicle trip generation of the YMCA Alamo project has been reasonably determined based on an evaluation of other YMCA facilities and comparing them to this proposed facility. The traffic analysis also confirms that with the proposed Lewis Lane access improvements and Danville Boulevard minor improvements, the transportation/circulation impacts of that trip generation will be less than significant along Danville Boulevard and elsewhere in the general vicinity in Alamo and Danville. If the trip generation from the project is greater than projected by the YMCA, it will be mitigated as necessary by the required Traffic Monitoring program in Mitigation Measure III.B.1. The project as mitigated will not cause an exceedence, or contribute to a pre- existing exceedence, of the applicable local LOS Standards in SC_4 the 2000 Update to the Countywide Comprehensive Transportation Plan. The project will not substantially increase traffic hazards due to a design feature or incompatible uses. The project will not lead to an expansion of Danville Boulevard to more than tutu lanes; instead only minor improvements for safety and/or capacity improvements on Danville Boulevard near Lewis Lane are required. The two-way left turn lane on Danville Boulevard required by Mitigation Measure III.B.2 will be sufficient to mitigate traffic impacts on Danville Boulevard at that intersection. The traffic generation projected for the proposed Alamo YMCA will not cause the need for a new signal at Lewis Lane or elsewhere on Danville Boulevard. If the Alai-no YMCA trip generation is greater than projected then, as required in Mitigation Measure III.B.1, modifications to the YMCA activity schedules, operating hours and/or total membership will be required by the County as may be necessary to avoid significant traffic impacts at the Lewis Lane intersection that could otherwise require a traffic signal there. Cumulative transportation impacts based on year 2010 projections are less than significant based on the traffic analysis in the EIR. Any impacts of the project on transit are less than significant because the bus stop is located approximately 370 feet from the project driveway. The Iron Horse Trail and bicycle lanes provide good bicycle access to the project area. Mitigation Measure III.B.3 requires the project sponsor to provide adequate bicycle parking facilities on site. The signage and pedestrian path required by Mitigation Measure III.BA will reduce any pedestrian impacts to less than significant. Project parking demand is conservatively estimated at 150 spaces. The project includes 160 parking spaces so no significant parking impact is identified. 3. Air Quality: Based on the significance criteria in the EIR, air quality impacts of the project are less than significant and require no mitigation in light of the relatively small size of the project, the proposed project uses and the project location. S-5 4. Noise: The requirement in Mitigation Measure III.D.I for the provision of a berm or construction of a noise barrier to break the line of sight between the access road and parking lot on the east side of San Ramon Creek to residences located in Zone A on the other side of San Ramon Creep south of the proposed access road will reduce the potential noise impact for those residences to less than significant. The requirement in Mitigation Measure III.D.2 for the design of the airnasium and basketball courts to include acoustical shielding will reduce potential noise impact to less than significant for residences in Zone B, north of the proposed access road to the south end of the proposed indoor swimming pool. Residences in Zone C across from the airnasium and outdoor sports court at the north end of the site will also be protected by this mitigation measure. Given that the proposed YMCA buildings are located across San Ramon Creek, activities there will result in a less than significant noise impact for residences. The noise impact for adjoining residences from vehicles and pedestrians on the bridge and on.Lewis Lane as designed is less than significant. 5. Biological Resources: Impacts on biological resources will be reduced to less than significant through the implementation of Mitigation Measures III.E-5. The project has been redesigned to set back further from San Ramon Creek, as a result of a site visit with the Department of Fish and Game. As a further result of that site visit and subsequent project redesign, impacts to the small wetlands on the property are also less than significant. 6. Hydrology and `mater Quality: These impacts will be mitigated to less than significant through the implementation of Mitigation Measures III.F.I-3. In particular, the requirement for RWQCB approval of a Storm Water Pollution Management Program (SWPPP) for the project, incorporating best management practices that utilize an "infiltration approach" to stone water management, will mitigate const-action and post construction water quality impacts in San Ramon Creek to less than significant. S-6 7. Soils and Geology: These impacts will be mitigated through the implementation of Mitigation Measures III.C.I-10. As required by Mitigation Measure III.G.3, the `'MCA will repair the existing landslide located on the south side of its property in a manner consistent with the slope stabilization recommendations contained in the geotechnical report prepared by ENGE4 and referenced in the EIR. It is anticipated that this remedial work will be completed in participation with the County and/or the Town of Danville, because the slide is also located on the Hap Magee Ranch Park property. Project improvements other than the bridge and portions of the access road are set back sufficiently from the San Ramon Creek bank to be protected from physical changes at the bank.. The bridge must be constructed utilizing foundation designed to the criteria contained in the ENGEO report referenced in the EIR.. 8. Utilities and Service Systems: Implementation of Mitigation Measures III.H.1-4 will reduce any project impacts on utilities and service systems to less than significant. Utilities will be carried across the bridge within the bridge framework, per Mitigation Measure III.H.1. 9. Public Services: Impacts on public services are less than significant given the uses proposed in the project and the relatively small size of the project at this location. 10. Cultural Resources: A survey of the project area did not identify any indicators of historic or prehistoric sites. Mitigation Measures III.J.1-3 provide standard criteria to reduce the impacts of an unanticipated discovery of any unidentified paleontological resources to less than significant. 11. Aesthetics: Implementation of Mitigation Measures III.K.1-2 will mitigate any aesthetic impacts from the project as designed. The existing landscaping that will be retained, the new landscaping to be added, the creek setback, the requirement to use subdued colors that match the natural environment of the site and the requirement for a directional lighting plan to prevent glare toward surrounding properties among other project design > r S"! features, will reduce aesthetic impacts of the project in its location on the east side of San Ramon Creek to less than significant. 12. Alternatives to the Alamo YMCA Project: A reasonable range of alternative projects were analyzed in the EIR. The project as proposed will not result in any significant environmental impacts. Therefore, selection of a feasible alternative to the proposed project is not necessary under CEQA. The no project alternative is single-family residential development of the site, which also requires access across San Ramon Creep via the existing easement, grading, soil stabilization and likely some tree removal. A residential alternative would generate roughly ten percent of the peak hour trips from the proposed project. It also would not result in any significant unavoidable environmental impacts. However, it would not meet the applicant's objectives "to provide facilities and programs that would build strong kids, strong families, and strong communities" through a new YMCA project in Alamo. The reduced development alternative and the recreation only alternatives meet some of the project objectives, and somewhat reduce the project impacts with respect to traffic. Since the project as proposed and mitigated has no significant traffic or other environmental impacts, it is not necessary to select either of these two alternatives or a phased approach to developing the entire project, which the applicant has stated will not fully meet its project objectives. Projects with alternative access through Hap Magee Ranch Park, either exclusively or in combination with access from Danville Boulevard, were evaluated. Since access on Danville Boulevard through the YMCA's recorded easement results in traffic impacts that are less than significant, the selection of either access alternative is not necessary. Implementation of these access alternatives is complicated by the fact that the YMCA does not currently have the legal right to go through Hap Magee Ranch Park. Such access will require the approval of the Board s-s of Supervisors and the Town of:Danville under the current joint powers operating agreement for the Park. Town officials have stated in writing that the Town is unwilling to grant such access. Since traffic impacts from the project as proposed are less than significant, it is not necessary to require the YMCA to secure access through Hap Magee Ranch Park. However, the YMCA has stated it is willing to consider such additional project access if, at a .future time after the project is constructed and in operation, the public agencies in control of Hap Magee Ranch Park desire to provide that additional access. Alternative sites for the project were evaluated in the EIR. Since the project as proposed and mitigated has no significant environmental impacts, it is not necessary to consider these alternative sites. Selection of these alternative sites is complicated by the fact that YMCA does not control them.. These alternative sites do not meet one of the YMCA's objectives, providing a facility that will most directly serve the Alamo community. 13. Cumulative and Growth-inducing Impacts. The cumulative impacts wad any growth-inducing impacts of this project are less than significant based on the analysis of these impacts in the EIR. 14. Statement of Overriding_Consideration. There are no significant unavoidable adverse impacts. Since there are no project impacts that are unavoidable, a statement of overriding considerations is not required to approve the proposed Alamo YMCA project. The community benefits of a YMCA in Alamo could be considered a sufficient overriding consideration to approve the project even if it resulted in one or more significant unavoidable environmental impacts. D. Reulatory Programs: 1. Active Fault .Zone: Subject site is not within the Alquist-Priolo fault zone area. S-9 2. Flood Lazard Area: The property is in Flood Zone C except for a very small portion in Flood Zone A. 3. Redevelopment Area: The site is not within a redevelopment area. 4. Hazardous Waste: The site is not within 2,000 feet of a known hazardous waste site. 5. 60 dBA Noise Contour: The site is located within the 60 dBA noise contour. E. Prior Applications: County File #LP902023 and County File #892008: This was a use permit application for the construction of a historic museum and private park. The application was withdrawn. IV. SITE DESCRIPTION The project site is located along the West Side of Interstate 680, approximately 3/ of a mile south of Stone Valley Road in the unincorporated community of Alamo. The site is irregularly shaped and encompasses 12.4 acres of undeveloped land. The site is bound on the south by Hap Magee Manch Park, on the north by undeveloped land, on the west by San Ramon Creek and single-family residences. San Ramon Creek is a year-round creek with steep banks. There are currently 87 trees on the site. V. PROJECT DESCRIPTION The applicant is proposing an approximately 40,300 sq. ft. YMCA facility. The site is proposed to be accessed via a 56-foot wide private access easement through the properties located on Lewis Lane. This private easement was obtained concurrent with the Emerald Homes subdivision. The applicant proposes a 20-foot wide bridge with 8-foot pedestrian sidewalk and bike path across San Ramon creek onto the YMCA property. The proposed facility would encompass 7.5% of the site. The single largest component of the project would be a 10,800 square foot airnasium. This S-10 building is a gymnasium without sidewalls. There are two courts proposed for basketball and other games. An indoor swiinining pool is also proposed to be constructed (7,300 square feet). The proposed six lane 75 foot by 45 foot pool will accommodate the lap swimming, recreational swimming, lessons, aqua aerobics and arthritis aquatics. The square footage of the various components of the project are shown in Table 1 below. Table 1 Pro osed Uses and S uare Footage Use/Activity Square Percentage Coverage of the footage Site Administrative offices 1,700 0.3 Aerobic Room 25290 0.4 Airnasium 10,800 2.0 ° Family Fitness 6,325 1.2 Indoorpool and equipment 7,940 1.5 Kid's gym and children space 2,000 0.4 Locker Rooms 3,950 0.7 Lounge 2,510 0.5 Meeting/Board Room 400 0.1 Multi_ u ose rooms 1,275 0.2 Restrooms, maintenance and 1,110 0.2 storage TOTAL j 40,300 7.5 The family fitness area will house the equipment for weights and strength training, cardiovascular efficiency and basic fitness. Those rooms will be approximately 6,325 square feet. An area of this building is designed to provide space for childcare while parents are engaged in their physical workout. This is not a daycare facility, rather it is for the use of those using the YMCA who have young children. The size of the room, 2,000 square feet will also permit some organized activities. S-11 The 1,275 square feet of multiple purpose rooms are for the many parent- child programs such as Y-guides and Princesses. The YMCA provides CPR and first aid training and other class activities that will utilize this muting place. The project includes the construction of a number of outdoor facilities including a swimming pool, sports court, climbing tower and campfire/picnic areas. Other proposed uses on the site include paved entrance and parking areas (160 spaces), a meadow and landscape/open space. A skateboard facility, which was proposed initially,has been eliminated from this project. The YMCA anticipates masking 1,900 -- 2,300 membership units available to the public. During peak usage times, the YMCA would have approximately 25 employees on duty. The YMCA is proposed to be open from. 5:30 AM — 10:00 PM, Monday through Friday and 7:00 AM - 5:00 PM on weekends. The YMCA is also proposing extended hours and/or special events five or six times a year. Special events would typically occur during the facility's regular hours, mostly on Saturdays in the spring and summer. Construction of the proposed Alamo YMCA is expected to last approximately 10 to 14 months and would include grading of the site, the delivery and use of materials and services, the employment of a construction labor force, the removal of some trees and vegetation on the site, and the construction of a bridge crossing across San Ramon Creek. It is anticipated that no import or export of soil would be needed to construct the project. Tree Removal There are currently 87 trees on the site, representing seven species. The condition rating of these trees shows that 36 trees (41%) are in good condition, 41 trees (47%) are in moderate condition, and 10 trees (12%) are in poor condition. Sixteen of these trees would be removed during construction. Of these, 10 are in poor health or have significant defects. Two of the trees to be removed are oak trees that are in good condition. The other trees are in moderate condition or are other non-native species. Conditions of Approval require mitigation planting for the loss of the trees. A Tree Preservation Report prepared by Hortsciences Inc was submitted by S-12 the applicant. It evaluates the health of the trees, impacts of proposed development and recommends tree preservation guidelines. Parking,Analysis: Table 11.3 Alamo YMCA Facility Parking Demand Calculation i Type of Use Square Footage Parking Space Proposed Requirement Aerobics studio' 2,290 square feet 15 spaces_ Family fitness' 5,325 s uare feet 42 spaces__ Kids gyrn 2,000 s ware feet 13 spaces Lobby, Administrative 5,720 square feet 23 spaces and Program Offices, restroom' Multi u ose rooms' 1,275 square feet 13 spaces Pool (assume"1 per 3,375 square feet 14 spaces 250 square feet) , Basketball courts 2 Courts 10 Spaces (assume.5 per court) i Locker rooms (1 per 3,950 square feet 20 Spaces :200 square feet) TOTAL 150 Spaces 1 parking space per 150 square feet ' = 1 parking space per 250 square feet 3 = 1 parking space per 100 square feet To provide a comparison, the parking demand at two very active YMCA's were surveyed. The peak number of cars parked at the Palo Alto YMCA in the PM peak was 162 and in Ml a.rin, it was 141. When combined, these numbers yield spaces per thousand square feet of building ratio of 3.7 spaces per thousand square feet. Accordingly, the estimated number of spaces needed for the San Ramon Valley YMCA would be approximately 149. Staff has concluded that the proposal to provide 150 spaces meets the parking demands of the facility. S-13 V. AGENCY COMMENTS A. Building Inspection Department: Indicated no comments on the application. B. Health Services De artment -- Environmental Health Division: Indicated no comments. C. San Damon Valley Fire Protection District: See attached memo indicating requirements. The District staff has indicated that no Emergency Vehicle Access is required for the project. D. California Historical Resources Information System: In a memo dated April 27, 1999 California Historical Resources Information Systems indicated that a study be conducted prier to commencement of project activities. This was done and is included in the environmental document for the project. E. Town of Danville: Letter dated April 30, 1999 (attached) indicates that the Town will not allow any connection through Hap Magee Ranch Park, landscape buffering be provided, a low split rail wood fence be constructed along the south property line and the Town review the traffic study. F. Alamo Improvement Association: In a letter dated April 23, 1999 the Alamo Improvement Association indicated they would discuss the project at their May 12, 1999 meeting and forward their recommendations. In a letter dated May 17, 1999, the Alamo Improvement Association indicated that since major information such as traffic study and other information was missing, comments will be forwarded. later. The Alamo Improvement Association had a meeting on April 21, 2003 to discuss this project. The Alamo Improvement Association submitted comments to the County on Tuesday, April 22, 2003. Staff has included the letter in this report. However, staff has not had adequate time to respond to the letter. Alamo Improvement Association also submitted a letter expressing their conte-rents/concerns on the Draft Environmental Impact Review, S-14 Response to the comments are addressed in the Final Environmental Impact Review. G, San Ramon Valley Unified School District: In a memo dated March 16, 1999, the District indicated that the project would be subject to school facilities fee of$0.31/square foot. K East .Bay Municipal Utility District: In a letter dated May 3, 1999 the District indicated that main extensions will be required to serve the proposed developments. VI. PUBLIC COMMENTS Several letters have been received on this project from area residents. All the concerns relate to the environment and hence have been addressed in the DEIR and Responses to Comments. Staff has provided further discussions regarding the following reoccurring issues: A. Traffic/traffic monitoring program. B. Non-residential uses inconsistent with General Plan policies. C. Noise and the use of amplified sound. Traffic/Traffic Monitoring Progain: Most of the concerns expressed by the residents relate to traffic impacts. A number of commentators on the DEIR had suggested that new traffic counts be taken. In response to these suggestions, County directed the EIR traffic consultants to take new traffic counts at six local intersections in May 2002. The new data confirmed that local intersections are currently operating at an acceptable level of service. The proposal is expected to generate up to 96 peak hour trips in the AM and up to 94 peak hour trips in the PM. As illustrated in the DEIR and Response to Comments, YMCA's vary greatly with the type of service they provide and their trip generation. The proposed YMCA's adult fitness areas, meeting rooms and youth recreation areas correlate to the Fairfield/Suisun YMCA. The proposed mix S-15 of services at the proposed Alamo YMCA differentiates it from the higher trip generating Palo Alto and San Rafael YMCA's. A sensitivity analysis using the higher trip generation from Palo Alto and San Rafael was done to present a worst-case situation. The results of this sensitivity analysis indicated that with the higher trip generation rates, the proposed facility would require mitigation on Danville Blvd. since the project access at Danville Blvd. would operate at LCIS E during the PM peak hours. This intersection could reach 158 trips in the AM peak hours or 155 trips in the PM peak hour without triggering any mitigation measures. Mitigation treasures and Condition of Approvals for the project require the applicant to submit a quarterly traffic monitoring report. Staff does not expect the trips to exceed 158 trips in the AM peak hours or 155 trips in the PM peak hours. However, if at anytime during the life of the project, the trips exceed this level, then mitigation strategies including modifying activities, restricting hours of operation, reducing membership, or modifying the intersection may be required. A pedestrian path will be required as a Condition of Approval for the project along the East Side of Danville Blvd., between Hemmme Avenue and the project access road. Non-residential use inconsistent with General Plan: The proposed YMCA facility is a quasi-public use. A number of non- residential uses such as religious institutions, large daycare facilities, telecommunication facilities, and schools are permitted in residential areas upon obtaining a land use permit. The Zoning Administrator is required to make findings prior to approving any Land Use Permit. Staff has prepared the findings for the Zoning Administrator to consider prior to approving this prof ect. Noise: The site is subject to higher noise level due to its proximity to 1-680. A noise level between 65 and 70 dB is on the borderline of acceptability for playgrounds and parks. Due to the proposed active use of the project site, it is an acceptable noise exposure level for the project. S-16 The proposed YMCA facility has the capacity for three full court games to be played at one time. Outdoor activities like basketball and swimming pool usage will likely increase the noise in the vicinity and hence several mitigation measures proposed are incorporated as Conditions of Approval for this project, Special events are proposed five to six times a year. In addition, staff is adding a Condition. of Approval that prohibits using loudspeakers and amplified music outside of an enclosed building. Staff also recommends that at least 10 days prior to hosting a special event, the applicant send of courtesy notice to residents within 300' radius from the subject property. Staff also recommends that all special events be limited to daylight hours and not to extend into the night. VI. STAFF ANALYSIS A. A - poropyiateness of Use/General Plan & Zoning: Evaluation of General Plan Policies for the Alamo Area: 1. Policy 3-27 Existing residential neighborhoods shall be protected from incompatible land uses and traffic levels exceeding adopted set-vice standards. Evaluation: The land use designation of the project site is single-family residential, very low density. Quasi-public uses, such as the proposed YMCA project are allowed on single-family residential properties subject to a land use permit. A detailed traffic study done for the project is included in the EIR for the project has concluded that the project will not exceed the adopted service standards for area roadways. 2. Project 3-135 Pr otnote the individuality and unique character of each C0777771.U71ity based on existing conimunity itnages, S-17 Evaluation,- The proposed project is designed with an architectural theme that is consistent with the character of the surrounding community. The project site is located across the San Ramon Creek and will be sufficiently screened from adjacent residences through existing and proposed landscaping. Staff has determined that the architecture of the facility is consistent with the existing community image in Alamo. 3. Policy.3-137 Commercial development specifically directed to the needs of the neighborhood and community shall be encouraged. Large- scale commercial uses which rely on drawing business from outside the community are inconsistent with the plan. Evaluation: The proposed Y-,N,4CA facility is a quasi-public facility. This is not a commercial development and hence staff has determined that this policy is not applicable to the subject proposal. Even if this policy were applicable, staff would like to add that research based on YMCA's nationwide demonstrates that in a typical community, 60 percent of YMCA members and users live within three miles of the facility, and 80 percent live within five miles (i.e., the local area). This nationwide data is generally consistent with YMCA projections for membership and use at the proposed Alamo YMCA facility. Market research by the YMCA locally shows that the project local area is under served with regard to the types of recreational facilities proposed by the YMCA and that more local residents would be likely to utilize the Alamo YMCA than would be expected in a typical community. The proposed facility is therefore directed to serve the local community and would not rely on membership from outside the local area. S-18 4. Policy 3-140 The portion of Danville Boulevard north of Del Amigo Road should remain a two-lane road, however, minor improvements to provide additional safety and increased capacity are acceptable. Evaluation: Danville Boulevard would continue to have only two through lanes, one in each direction. A center turn lane (mitigation measure) will provide access to the proposed YMCA entrance and sufficient capacity for left turning cars to pull out of the main flow of traffic on Danville Boulevard. Considering the nature of Danville Blvd. as a Route of Regional significance and its function in the regional transportation system, this modification is considered a minor safety and capacity enhancement. Hence, staff has determined that the improvements recommended on Danville Blvd. for the proposed facility are consistent with policy 3-140. 5. Policy 3-141 The lands shown as residential on the Land Use Map adjacent to the portion of.Danville Boulevard, between Del Arnigo Road and Rudgear Road shall be restricted to residential uses. Non- residential uses under land use permits are inconsistent with this plan and shall be avoided. Evaluation: The term "adjacent" in a land use context is taken to mean having a common endpoint or border, as in adjacent lots. The policy is intended to ensure that the properties fronting Danville Boulevard remain residential. The project site is not located adjacent to Danville Boulevard; it is located more than 400 feet to the east, across San Ramon Creek and would not adversely affect the residential character of the Boulevard. The property S-19 has no frontage on Danville Boulevard and is accessed through an easement obtained fi om the residential developer along Danville Boulevard. The project as proposed would not be inconsistent with Policy 3-141. 6. Polio?3-144 Developivent shall be reviewed to ensure the continued rural character of the area. Evaluation: The project is consistent with the requirements of the General Plan and zoning for such character-related issues as land use, building intensity and height. The architectural theme proposed for the facility enhances the rural character of the area. B. Hours of{operation: The applicant is proposing that the facility be open from 5:30 AM— 10 PM Monday through Friday and 7 AM -- S PM on weekends. The facility is located in close proximity to residential uses. The facility includes a number of outdoor facilities like swimming pools, airnasium, climbing tower and campfire/picnic areas. Due to the proximity of residences to the proposed facility staff recommends that the use of outdoor activities be limited to 9 PM. The indoor activities may extend up to 10 PM. C. Site Plan Analysis: The site development plan submitted by the applicant indicates a vehicular/pedestrian bridge across San Ramon Creek providing access to the property. The majority of the parking is proposed on the northeast side of the properly adjacent to the sound wall along 1-680 and on the southeast side, next to the Hap Magee Park. No pedestrian or vehicular access is proposed to or through Hap Magee Park.. The Town of Danville has expressed their opposition for any access through the park. A retaining wall ranging in height from. 6'6" to 12' 6" is proposed along the Hap Magee Ranch property line. S-20 The proposal consists of three main buildings. The family fitness, multi-purpose area is an L shaped building. The indoor swimming pool and aerobics building is proposed to be located in the center of the property and the airnasium and outdoor sports court is proposed on the north westerly side of the property. The sport court is located at the north end of the site. Lighting is proposed for this area. Staff recommends that the applicant submit a lighting plan for the review and approval of the Zoning Administrator. All lighting is required to be directed downwards and away from adj acent properties. The site development plan indicates pedestrian paths from the parking areas to the various buildings. Meandering pedestrian paths are also provided to access the different facilities within the project. The exterior materials proposed are wood siding and composition roof consistent with the surrounding area. Staff recommends that the final design be subject to the review and approval of the Zoning Administrator. The access road along the Creek was originally proposed to be located within the creek structural setback line. However, the applicant has since submitted revised drawings and the road has been relocated outside the creek structure setback line. A 60' tall climbing tower is proposed to the south of the outdoor pool area. The proposed tower is not a building per Sec. 82-4.210 of the County Zoning Ordinance and hence is not subject to height limitations. Due to the location of the tower in close proximity to residences across from San Ramon Creek, staff recommends that the tower be used only during daylight hours and in no case exceed 9 PM. The Town of Danville has requested that landscape buffering be provided between the proposed YMCA project and Hap Magee Park. However, there is an elevation difference between the two properties that does provide a form of a physical barrier. Staff recommends that landscaping be provided between the parking spaces and the Hap S-21 Magee property. Staff recommends that a pedestrian connection (by means of stairs) be provided from the YMCA property to the park property. A number of residents that live on La Gonda and surrounding area could utilize the pedestrian access to the site. The pedestrian access may impact a couple of the parking stalls. However, staff has determined that by reconfiguring the parking layout a pedestrian connection could easily be accomplished. The applicant is proposing a pedestrian path along the northwestern side of Lewis Lane to provide access to the site from Danville Boulevard. Staff recommends that the YMCA provide information on carpooling in the YMCA newsletter sent to all members. The newsletter should stress the importance of carpooling and should explain that if the number of vehicles coming to the YMCA facility during peak hour's increase, then various mitigation measures have to be implemented. Fliers encouraging the formation of carpools should be posted in the facility. Staff recommends that the applicant designate a minimum of five stalls in the parking lot next to Hap Magee Park and the swimming pool area for carpools only during AM and PM peak hours between 7 — 9 AM and 4 - 6 PM. VII. PUBLIC WORKS CONSIDERATIONS The community has voiced many concerns about how this project will affect traffic on Danville Boulevard. Their concerns include what effect the increased volumes will have on the existing corridor and intersections. Community members are also concerned that increased traffic will necessitate another traffic signal and center left turn lane in an area that the community wishes to stay rural in nature. In addition, the community has voiced concerns that the YMCA will become a destination for members of adjacent communities and will create new traffic impacts for existing community members. In an effort to address the community's concerns, staff has worked with the environmental consultants to insure that recent traffic counts and worst case scenarios were considered in the traffic analysis for the project. There are tables provided throughout the EIR and in the Response to Comments S-22 contained in the Final EIR that clarify the current traffic volumes, the volumes expected due to development in the area and the volumes expected as part of the project. In addition, we have worked to clearly address all of the concerns voiced either in person at the public hearing or in writing to the County. The applicants are required to provide a center left turn lane into the project driveway (Lewis Lane.) The EIR examined both back-to-back left turn lanes at Hemme Avenue and the project driveway and a two-way center left-turn lane between the same terminuses. It was determined that while the back-to- back left-turn lanes could be accommodated, there are residential driveways and lanes on both sides of Danville Boulevard between Hemme Avenue and the project driveway that would often encounter congested conditions on Danville Boulevard. Back-to-back left-turn lanes would raise potential safety concerns for those residents who need to make left turns into or out of their residential streets/driveways. Therefore, the two-way center left-turn lane is the preferred alternative. The project driveway intersection shall be configured to include left and right turn lanes onto Danville Boulevard and a lane into the site from Danville Boulevard. The applicant is also required to develop a Traffic Monitoring Program. If it is determined that the project is generating more than 158 total AM or 155 PM peak hour trips at the project driveway intersection with Danville Boulevard, the potential mitigation strategies, listed in order of consideration are: o Modify YMCA activity schedules to reduce peak period travel demand, o Reduce the total membership allowed, a Restrict YMCA operating hours, or o Modify the intersection to ensure that the impact is reduced to a less- than-significant level (if an unsignalized intersection, this may involve installation of a traffic signal; if a signalized intersection, this may involve modifying the intersection configuration and signal timing. The applicant shall also be required to minimize potential impacts to San Ramon Creek and shall only be allowed one outfall for project drainage into the creek. In addition, the applicant is required to comply with clean water requirements (NPDES) and has incorporated three settling ponds into the S-23 design of the site to reduce or eliminate the discharge of pollutants into San Ramon Creek. The applicant shall also be required to reduce impacts to San Ramon Creek by either excavating one cubic yard of material from San Ran-ion Creek for every 50 square feet of new impervious surface area created by the project or contribute $0.10 per square foot of new impervious surface area in lieu of actual excavation. VIII. LAND USE PERMIT FINDINGS There is substantial evidence in the EIR and the entire administrative record as a whole to make the following findings required under Contra Costa County Code Section 26-2.2008(1)-{7} to approve a conditional land use permit for the Alamo YMCA project. A. The proposed conditional land use is not detrimental to the health, safeo� and general welfare of the county. The EIR confirms that the project as mitigated will have no detrimental effects on the health, safety or general welfare of the county. Any health and safety impacts are less than. significant. A YMCA project that offers youth and recreational services for the community is not detrimental to the general welfare of the county. B. The proposed conditional land use will not adversely affect the orderly developinent of property within the county. The proposed use at this location does not adversely affect orderly development, because the project has no significant environmental impacts and it is consistent with the General Plan, as described in the EIR and in these findings. The location of access to this property was identified and partly developed as part of the five-lot subdivision of the Lewis property by Emerald Homes. This quasi-public use is separated by San Ramon Creek from nearby single-family residential uses. With convenient project access from. Danville Boulevard, the proximity to Hap Magee Ranch Road and the physical separation of the YMCA buildings and parking from the nearest residences by San Ramon Creek, use of this property for a community facility like the YMCA represents orderly and logical development of property within the county. C. The proposed conditional use does not adversely affect the preservation of property values and the protection of the tax base S-24 within the county. Generally, community uses like churches, schools and recreational facilities that are well designed and situated do not adversely affect the values of adjoining properties. There is no substantial evidence to suggest that the proposed Alamo YMCA on this property will adversely affect the value of this property or other property values in the area. Access to the YMCA is adequately separated and buffered from the new residences in the five-lot subdivision off Lewis Lane as well as the existing residences to the north. D. The proposed conditional land use will not adversely affect the policies and goals set by the general plan. The proposed Alaino YMCA project is in substantial compliance with the Contra Costa County General Plan, including its Growth Management Element. Quasi-public uses like this one are consistent with the single-family residential, very low-density land use designation of the property. This nonresidential use is not located directly on Danville Boulevard. The proposed Alamo YMCA is not a nonresidential use on Danville Boulevard, because only the access easement to the project is located on Danville Boulevard. The proposed Alamo YMCA as designed and located is compatible with the existing residential neighborhood. The use is compatible with the Hap Magee Ranch Park recreational use to the south. The project does not exceed service standards established by the Growth Management Element. In its location and given its access as designed, it does not physically divide an established community or neighborhood. The project as designed and set back from San Ramon Creek is consistent with General Plan creek protection policies. As discussed more fully above under land use impacts, the project is consistent with General Plan land use and growth management policies, including policies relating to neighborhood. compatibility and the project will not adversely affect the policies and goals set by the General Plan. E, The proposed conditional land use will not create a nuisance or enforcement problem within the neighborhood or community. A quasi-public project available for community use, like the Alamo YMCA, is generally not a nuisance. The project does not create an enforcement problem given its location across San Ramon Creek and its intended use. Enforcement of traffic standards consistent with the S-2S Traffic Monitoring Program is a reasonable land use requirement and County enforcement practice. Implementation of mitigation measures and land use permit conditions does not present an enforcement problem. F. The proposed conditional land use will not encourage marginal development within the neighborhood. The proposed Alamo YMCA project on this site, located on the east side of San Ramon Creek, will not encourage marginal development in the neighborhoods on the west side of the creek along Danville Boulevard. With the exception of this property, the surrounding neighborhoods are largely built out. Consistent with recent single-family subdivisions on the East Side of Danville Boulevard, any remaining, smaller parcels along Danville Boulevard will likely be considered for subdivision into half-acre residential lots. Hap Magee Ranch Park as it may be expanded is not marginal development. G. special conditions or unique characteristics of the subject property) and its location or surroundings are established. The location of this property across San Ramon Creek, backing up to the freeway and next to Hap Magee Ranch Park, in combination with its direct and convenient access to Danville Boulevard, are special conditions and unique characteristics for establishing a community use here with minimal impacts to nearby residences. No single-family residences front the Lewis Lane access for the Alamo YMCA project. Landscaping, fencing and/or sound attenuation walls will separate the Lewis Lane access-from existing residences that back up to or have side yards that are next to the access easement. The unique location and special design of the proposed Alamo YMCA and its proposed access, compared to other community and public facilities in the area, afford a high degree of physical separation from and protection for surrounding residences. IX. VARIANCES The proposed Alamo YMCA project as designed includes three variances. The conditions to grant those variances, set forth in" Contra Costa County Code Section 26-2.2006(l)-(3), exist for this project. The access bridge across San Ramon Creek requires a variance because it is higher than three S-26 feet and is being built within the front setback established by the zoning district for the property. Approving this variance does not constitute the granting of a special privilege inconsistent with limitations on other properties in the vicinity and the residential land use district in which the subject property is located. The bridge is necessary to afford access for the property to Danville Boulevard consistent with its recorded easement. The strict application of this setback standard to the bridge deprives this subject property of rights enjoyed by other properties in the vicinity, because of the special circumstance of crossing San Ramon geek in order to provide access to the property from Danville boulevard through the Y'MCA's recorded easement. The variance substantially meets the intended purpose of the residential zoning district in which the subject property is located, because it is only being approved in order to provide bridge access to the property; all other structures are located outside the required front setback. A variance to the side yard setback in the residential zoning district for the subject property is also necessary because retaining walls at the northeast and east end of the property are higher than three feet. A height variance for the 12' C" wall within the side yard setback does not constitute a grant of special privilege, because the wall is part of the parking lot design intended to provide necessary parking for the proposed use. The need to create sufficient parking and still keep improvements a sufficient distance from the San Ramon Creek bank are special circumstances applicable to the subject property that will cause a strict application of this setback standard to deprive the property of rights enjoyed by other properties in the vicinity and within the identical land use district. The variance substantially meets the intended purpose of the land use district, in that the retaining wall is not visible from the adjoining Hap Magee Ranch Park and will not adversely affect its use. The parking lot for the project includes a parking aisle width that does not meet the code standard. An adjustment to parking standard for aisle width as proposed is required due to the topography of the site and the desire to preserve the maximum number of trees on the property. The grade differential on the subject property and the interest in keeping the parking area as far from San Ramon Creek as feasible and the desire to preserve trees on the property justify a variation from the width standard for parking lot aisles. The variance authorized substantially meets the intended purpose of this land use district, because the aisle width is adequate to provide for public S_27 and emergency circulation. As determined in this staff report there are sufficient parking spaces to meet the parking needs of the project. X. CONCLUSION Staff recommends that the Zoning Administrator approve the proposed YMCA facility with the attached Conditions of Approval. G:Staf Reports/1p99202S.srt-bdm 04/21/03 RESOLUTION NO. 13-2003 RESOLUTION OF THE COUNTY ZONING ADMINISTRATOR OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS FOR. THE CERTIFICATION OF EIR AND ON `I'H.E REQUESTED LAND USE PERMIT BY SAN RAMON VALLEY YMCA(APPLICANT& OWNER) (COUNTY FILE ;#LP992025) IN THE ALAMO.AREA OF SAID COUNTY. WHEREAS, a request by San Raman Valley YMCA (Applicant and Owner) for a Land Use Permit for a 40,300 square foot YMCA facility with related uses was received by the Community Development Department on April 14, 1999; and vN'HEREAS, a Notice of Preparation of an Environmental Impact Report was sent on November 9, 1999 by the Community Development Department; and WHEREAS, on November 20, 1999 the County held a scoping session on the project in Alamo; and WHEREAS,, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA guidelines, a Draft EIR was prepared and circulated for review and comments between March 5, 2002 and April 22, 2002 and the Zoning Administrator held a public hearing in the community on April 15, 2002 to provide further opportunity for public comments on the DEIR; and WHEREAS, following the close of comment period on the Draft EIR, the County prepared written responses to the comments received.. On April 11, 2003, the County published the Response to Comments Document which provides a reasoned response to all comments received during the comment period that raised significant environmental issues. WHEREAS, the Response to Comments Document was distributed as required by the California Environmental Quality Act and the State and County CEQA guidelines; WHEREAS, after notice having been lawfully given a public hearing was scheduled before the County Zoning Administrator on Wednesday, April 30, 2003 whereat all persons interested therein might appear and be heard; and WHEREAS, on Wednesday April 30, 2003 the County Zoning Administrator conducted a public hearing on the Land Use.Permit; the applicant, San Ramon Valley YMCA, all persons who appeared were given the opportunity to testify; and WHEREAS, after accepting testimony, the County Zoning Administrator closed the public hearing; and Page 2 WHEREAS, on Wednesday, .April 30, 2003, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this.matter; and NOW, TBEPEFORB, BE IT RESOLVED, that the County Zoning Administrator makes the following CEQA Findings on the proposed Alamo YMCA project based on substantial evidence in the EIR and on the administrative record as a whole. These CEQA findings are consistent with the analysis in the EIR,which is incorporated by this reference: Laud Use The potential impacts of this project to land use are less than significant, under the significance criteria set forth in the draft Ea at pages III.A.5-9. The impacts of the project as a non- residential use are less than significant based on the following among other reasons; (i) the project is located more than. 800 feet east of Danville Boulevard, (ii) its traffic impacts on Danville Boulevardhave been mitigated through design of the Levis Lane intersection and minor safety improvements on Danville Boulevard, and (iii) the project, the bridge and Lewis Lane have been designed to be compatible with residences across San Ramon Creek and next to Lewis Lane. The project is consistent with applicable General Plan policies relating to land use, based on the analysis of such policies in the final EIR at Master Response 9, pages 111.17-19 and the discussion in the draft EIR referenced above. Transportation/Circulation The traffic analysis in the draft EIR. and the final EIR confirms that projected vehicle trip generation of the YMCA Alamo project has been reasonably determined based on an evaluation of other YMCA. facilities and comparing them to this proposed facility. The traffic analysis also confirms that with the proposed Lewis Lane access improvements and Danville Boulevard minor improvements, the transportation/circulation impacts of that trip generation will be less than significant along Danville Boulevard and elsewhere in the general vicinity in Alamo and Danville. If the trip generation from the project is greater than projected by the YMCA, it will be mitigated as necessary by the required Traffic Monitoring Program in Mitigation Measure III.B.1. The project as mitigated will not cause an exceedence, or contribute to a pre-existing exceedence, of the applicable local LOS Standards in the 2000 Update to the Countywide Comprehensive Transportation Plan.. The project will not substantially increase traffic hazards due to a design feature or incompatible uses. The project will not lead to an expansion of Danville Boulevard to more than two lanes; instead only minor improvements for safety and/or capacity improvements on Danville Boulevard near Lewis Lane are required. The two-way left turn lane on Danville Boulevard required by Mitigation Measure I I.:B.2 will be sufficient to mitigate traffic impacts on Danville Boulevard at.that intersection. The traffic generation projected for the proposed Alamo YMCA will not cause the need for a new signal at Lewis Lane or elsewhere on Danville Boulevard. If the Alamo YMCA trip generation is greater Page 3 than projected then, as required in Mitigation Measure I.L[.B.1, modifications to the YMCA activity schedules, operating hours and/or total membership will be required by the County as may be necessary to avoid significant traffic impacts at the Lewis Lane intersection that could otherwise require a traffic signal there. Cumulative transportation impacts based on year 2010 projections are less than significant based on the traffic analysis in the EIR. Any impacts of the project on transit are less than significant because the bus stop is located approximately 370 feet from the project driveway. The Iron Morse Trail and bicycle lanes provide good bicycle access to the project area. Litigation Measure III.B.3 requires the project sponsor to provide adequate bicycle parking facilities on site. The signage and pedestrian path required by Mitigation Measure M.B.4 will reduce any pedestrian impacts to less than significant. Project parking demand is conservatively estimated at 150 spaces. The project includes 160 parking spaces so no significant parking impact is identified. Air Quality Based on the significance criteria in the EIR, air quality impacts of the project are less than significant and require no mitigation in light of the relatively small size of the project, the proposed project uses and the project location. Noise 'The requirement in Litigation Measure ILI.D.1 for the provision of a berm or construction of a noise barrier to break the line of sight between the access road and parking lot on the east side of San Ramon Creek to residences located in Zone A on the other side of San Ramon Creek south of the proposed access road will reduce the potential noise impact for those residences to less than significant. The requirement in Mitigation Measure IH.D.2 for the design of the airnasium and basketball courts to include acoustical shielding will reduce potential noise impact to less than significant for residences in Zone B, north of the proposed access road to the south end of the proposed indoor swimming pool. Residences in Zone C across from the airnasium and outdoor sports court at the north end of the site will also be protected by this mitigation measure. Given that the proposed YLCA buildings are located across San Ramon Creek, activities there will result in a less than significant noise impact for residences. The noise impact for adjoining residences from vehicles and pedestrians on the bridge and on Lewis Lane as designed is less than significant. Biolo cal Resources Impacts on biological resources will be reduced to less than significant through the implementation of Mitigation Measures lll.E-1-5. The project has been redesigned to set back further from San Ramon Creek, as a result of a site visit with the Department of Fish and Game. As a further result of that site visit and subsequent project redesign, impacts to the small wetlands on the property are also less than significant. Page 4 Hydrology and Water Quality These impacts will be mitigated to less than significant through the implementation of Mitigation Measures III.F.1-3. In particular, the requirement for RWQCB approval of a Storm eater Pollution Management Program (SWPPP) for the project, incorporating best management practices that utilize an "infiltration approach" to storm water management, will mitigate construction and post construction water duality impacts in San Ramon Creek to less than significant. Soils and Geology These impacts will be mitigated through the implementation of Mitigation Measures M.G.1-10. As required by Mitigation.Measure M.G.3, the YMCA will repair the existing landslide located on the south side of its property in a manner consistent with the slope stabilization recommendations contained in the geotechnical report prepared by ENGEQ and referenced in the EIR. It is anticipated that this remedial work will be completed in participation with the County and/or the Town of Danville, because the slide is also located on the Hap Magee Ranch Park property. Project improvements other than the bridge and portions of the access road are set back sufficiently from the San Ramon Creek bank to be protected from physical changes at the bank. The bridge must be constructed utilizing .foundation designed to the criteria contained in the ENGEM report referenced in the E1R. Utilities and Service Systems Implementation of Mitigation Measures M.H.1-4 will reduce any project irnpacts on utilities and service systems to less than significant. Utilities will be carried across the bridge within the bridge framework,per Mitigation Measure M.H.1. Public Services Impacts on public services are less than significant given the uses proposed in the project and the relatively small size of the project at this location.. Cultural Resources A survey of the project area did not identify any indicators of historic or prehistoric sites. Mitigation.Measures III.J'.1-3 provide standard criteria to reduce the impacts of an unanticipated discovery of any unidentified paleontological resources to less than significant. Aesthetics Implementation of Mitigation. Measures III.K..1-2 will mitigate any aesthetic impacts from the project as designed. The existing landscaping that will be retained, the neva landscaping to be added,the creek setback, the requirement to use subdued colors that match the natural Page 5 environment of the site and the requirement for a directional lighting plan to prevent glare toward surrounding properties among other project design features, will reduce aesthetic impacts of the project in its location on the east side of San Ramon Creek to less than significant. Alternatives to the Alamo YMCA Project A reasonable range of alternative projects were analyzed in the EIR. The project as proposed %rill not result in any significant environmental impacts. Therefore, selection of a feasible alternative to the proposed project is not necessary under CEQA. The no project alternative is single-family residential development of the site, which also requires access across San Ramon Creek via the existing easement, grading, soil stabilization and likely some tree removal. A residential alternative would generate roughly ten percent of the peak hour trips from the proposed project. It also would not result in any significant unavoidable environmental impacts. However, .it would not meet the applicant's objectives "to provide facilities and programs that would build strong kids, strong families, and strong communities" through a new YMCA project in Alamo. The reduced development alternative and the recreation only alternatives meet some of the project objectives and somewhat reduce the project impacts with respect to traffic. Since the project as proposed and mitigated has no significant traffic or other environmental impacts, it is not necessary to select either of these two alternatives or a phased approach to developing the entire project,which the applicant has stated will not fully meet its project objectives. Projects with alternative access through Hap Magee Ranch Park, either exclusively or in combination with access from Danville Boulevard, were evaluated. Since access on Danville .Boulevard through the YMCA!s recorded easement results in traffic impacts that are less than significant, the selection of either access alternative is not necessary. Implementation of these access alternatives is complicated by the fact that the YMCA does not currently have the legal right to go through Hap Magee Ranch Park. Such access will require the approval of the Board of Supervisors and the Town of Danville under the current joint powers operating agreement for the Park. Town officials have stated in writing that the Town is unwilling to grant such access. Since traffic impacts from the project as proposed are less than significant,it is not necessary to require the YMCA to secure access through Hap Magee Ranch Park. However, the applicant has stated it is willing to consider such additional project access if, at a future time after the project is constructed and in operation, the public agencies in control of Hap Magee Ranch Park desire to provide that additional access. Alternative sites for the project were evaluated in the EIR. Since the project as proposed and mitigated has no significant environmental impacts, it is not necessary to consider these alternative sites. Selection of these alternative sites is complicated by the fact that YMCA does not control them. These alternative sites do not meet one of the YMCA's objectives,providing a facility that will most directly serve the Alamo community. Page 6 Cumulative and Growth-Inducing 1MRacts The cumulative impacts and any growth-inducing impacts of this project are less than significant based on the analysis of these impacts in the EIR. Statement of OverridingL Consideration There are no significant unavoidable adverse impacts. Since there are no project impacts that are unavoidable, a statement of overriding considerations is not required to approve the proposed Alamo YMCA project. The community benefits of a YMCA in Alamo could be considered a sufficient overriding consideration to approve the project even if it resulted in one or more significant,unavoidable environmental impacts. BE IT FURTHER RESOLVED, that the County Zoning Administrator makes the fallowing additional Findings for the certification of the Final EIR: 1. The Environmental Impact Report has been completed in compliance with CEQA, and with the State and County CEQA Guidelines, 2. The Final EIR was presented to the Zoning Administrator, and the Zoning Administrator reviewed and considered the information contained in the Environmental Impact Report prior to making a decision on the project; 1 The Final 'IR reflects the County's independent judgment and analysis. BE IT FURTHER :RESOLVED that the County Zoning Administrator makes the following findings with regard to land use permit; There is substantial evidence in the Environmental Impact Report and the entire administrative record as a whole to make the fallowing findings required under Contra Costa County Code Section 26-2.2048(l)-(7) to approve a conditional land use permit for the proposed Alamo YMCA.project. 1. .The proposed conditional land use is not detrimental to the health, safety and general welfare of the county. The EIR confirms that the project as mitigated will have no detrimental effects on the health, safety or general welfare of the county. Any health and safety impacts are less than significant. A YIMCA project that offers youth and recreational services for the community is not detrimental to the general welfare of the county. 2. .The proposed conditional land use will not adversely affect the orderly development of property within the county. The proposed use at this location does not adversely affect orderly development,because the project has no significant environmental impacts and it Page 7 is consistent with the General Plan, as described in the EIR and in these findings. The location of access to this property has already been identified and partly developed as part of the five-lot subdivision of the Lewis property by Emerald Homes. This quasi-public use is separated by San Ramon Creek from nearby single-family residential uses. With convenient project access from Danville Boulevard, the proximity to Hap Magee Rauch Road and the physical separation of the proposed YMCA buildings and parking from the nearest residences by San Ramon Creek, use of this property for a community facility life the YMCA represents orderly and logical development of property within the county. 3. Ae proposed conditional use does not adversely affect the preservation of property values and the protection of the tax base within the county. Generally, community uses like churches,schools and recreational facilities that are well designed and situated do not adversely affect the values of adjoining properties. There is no substantial evidence to suggest that the proposed Alamo YMCA on this property will adversely affect the value of this property or other property values in the area. Access to the proposed YMCA is adequately separated and buffered .from the new residences in the five-lot subdivision off Lewis Lane as well as the existing residences to the north. 4. The.proposed conditional land use will not adversely affect the policies and goals set by the general plan. The proposed Alamo YMCA.project is insubstantial compliance with the Contra Costa, County General Plan, including its Growth Management Element. Quasi-public uses like this one are consistent with the single-family residential,very low- density land use designation of the property. This non-residential use is not located directly on Danville Boulevard. The proposed Alamo YMCA is not considered a nonresidential use on Danville Boulevard, because only the access easement to the project is located on Danville Boulevard. The Alamo YMCA as designed and located is compatible with the existing residential neighborhood. The use is compatible with the Hap Magee Ranch Park recreational use to the south. The project does not exceed service standards established by the growth Management Element. In its location and given its access as designed, it does not physically divide an established community or neighborhood. The project as designed and set back from San Ramon Creek is consistent with General Plan creek protection policies. As discussed more fully above under land use impacts, the project is consistent with General Plan land use and growth management policies, including policies relating to neighborhood compatibility and will not adversely affect the policies and goals set by the General Plan. 5. The proposed conditional lana use will not create a nuisance or enforcement problem within the neighborhood or community. A quasi-public project available for community use, like the proposed Alamo YMCA, is generally not a nuisance. The project does not create an enforcement problem given its location across San. Ramon Creek and its intended use. Enforcement of traffic standards consistent with the Traffic Monitoring Program is a reasonable land use requirement and County enforcement practice. Page 8 Implementation of mitigation measures and land use permit conditions does not present an enforcement problem. 6. The proposed conditional land use will not encourage marginal development within the neighborhood. The proposed Alamo YMCA project on this site, located on the east side of San Ramon Creek, will not encourage marginal development in the neighborhoods on the west side of the.creek along Danville Boulevard. With the exception of this property, the surrounding neighborhoods are largely built out. Consistent with recent single-family subdivisions on the east side of Danville Boulevard, any remaining, smaller parcels along Danville Boulevard will likely be considered for subdivision into half-acre residential dots. Hap Magee Ranch Park as it may be expanded is not marginal development. 7. Special conditions or unique characteristics of'the subject property and its location or surroundings are established. The location of this property across San Ramon Creek, backing up to the freeway and next to Hap Magee Ranch Park, in combination. with its direct and convenient access to Danville Boulevard, are special conditions and unique characteristics for establishing a community use here with minimal impacts to nearby residences. Landscaping, fencing and/or sound attenuation walls will separate the Lewis Lane access from existing residences that back up to or have side yards that are next to the access easement. The unique location and special design of the proposed Alamo YMCA and its proposed access, even compared to other community and public facilities in the area, afford a high degree of physical separation from and protection for surrounding residences. BE IT FURTHER. RESOLVED, that the County Zoning Administrator makes the following Growth Management Findings; 1. Traffic: The project as proposed mitigates traffic impacts as illustrated in the Environmental Impact Report. 2. Water: The water supply is from East Bay Municipal Utility District. The District has not indicated any problems in serving the proposed project. 3. Sanitary Sewer: The applicant will be required to comply with the sewage disposal requirements of the Central Contra Costa Sanitary District. 4. Fire Protection: The applicant will be required to comply with the San Ramon Valley Fire Protection District requirements. 5. Public Protection: The Contra Costa County Sheriff's Department provides police protection services for the area. The closest station is the Valley Station in the Alamo Plaza area with a 22 person staff. The average response time is 3 —5 minutes. Page 9 6. Parks and Recreation: The project will provide recreational amenities to its members and hence will not increase the demand for park and recreation facilities in the area. 7. Flood Control and Drainage: The project will be required to comply with the County Flood Control District requirements. BE IT FURTHER RESOLVED that the County Zoning Administrator makes the following variance findings: The proposed Alamo YMCA project as designed includes three variances. The conditions to grant those variances, set forth in Contra Costa County Code Section 26-2.2006(l)-(3), exist for this project. The access bridge across San Damon Creek requires a variance because it is higher than three feet and is being built within the front setback established by the zoning district for the property. Approving this variance does not constitute the granting of a special privilege inconsistent with limitations on other properties in the vicinity and the residential land use district in which the subject property is located. The bridge is necessary to afford access for the property to Danville Boulevard consistent with its recorded. easement. The strict application of this setback standard to the bridge deprives this subject property of rights enjoyed by other properties in the vicinity, because of the special circumstance of crossing San Ramon Creek in order to provide access to the property from Danville Boulevard through the YMCA's recorded easement. The variance substantially meets the intended purpose of the residential zoning district in which the subject property is located, because it is only being approved in order to provide bridge access to the property; all other structures are located outside the required front setback. A. variance to the side yard setback in the residential zoning district for the subject property is also necessary because retaining walls at the northeast and east end of the property are higher than three feet. A height variance for the 12' 6" wall within the side yard setback does not constitute a grant of special privilege, because the wall is part of the parking lot design intended to provide necessary parking for the proposed use. The need to create sufficient parking and still keep improvements a sufficient distance from the San Ramon Creek bank are special circumstances applicable to the subject property that will cause a strict application of this setback standard to deprive the property of rights enjoyed by other properties in the vicinity and within the identical land use district. The variance substantially meets the intended purpose of the land use district, in that the retaining wall is not visible from the adjoining Hap Magee Ranch Park and will not adversely affect its use. The parking lot for the project includes a parking aisle width that does not meet the code standard. An adjustment to parking standard for aisle width as proposed is not a grant of special privilege. The grade differential on the subject property and the interest in keeping the parking area as far from San Ramon Creek as feasible and the desire to preserve the trees on the property justify a. variation from the width standard for parking lot aisles. The variance authorized substantially meets the intended purpose of this land use district, because the aisle width is CONDITIONS OF APPROVAL FOR COUNTY FILE #LP992025 1. Development is approved as shown on revised plans dated January 14, 2042, subject to final review and approval by the County Zoning Administrator prior to the issuance of a building permit and subject to the conditions listed below. 2. Prior to the issuance of a building permit, elevations and architectural design of the building and the proposed climbing tower shall be subject to the final review and approval by the County Zoning Administrator. The roofs and exterior walls of the buildings shall be free of such objects as air conditioning or utility equipment, television aerials, etc., or screened from.view. 3. -- This approval is based upon the exhibits received by the Community Development Department listed as follows: A. Exhibit A - Revised Site Development Plan dated January 14, 2002 prepared by Alquoit on file with the Community Development Department. The approval is also based upon the following reports; B. Preliminary geotechnical exploration dated March 16, 1999 prepared by ENGEO Incorporated and Geotechnical Exploration dated April 18, 2002 on file with the Community Development Department. C. Tree Preservation Report prepared by IJortScience, Inc. and dated received April 14, 1999 by the Community Development Department. D. Preliminary Wetland Delineation report dated May 14, 1999 prepared by Sycamore Associates LLC 2 and on file with the Community Development Department. 4. Approval is granted to allow for variances to setbacks/parking standards that meet the requirements of Section 26-2.2006 of the County Ordinance Code as follows: 25' front setback required by zoning ordinance. 0' front setback approved for the bridge Maximum 3' retaining walls permitted zoning ordinance in side and rear setback. Maximum 12'6" retaining walls approved. 28' parking aisle required by zoning ordinance. 26' parking aisle approved.. 5. At least 10 days prior to hosting a special event the applicant shall send a courtesy notice to residents within 300' radius fi-om the subject property, to the Alamo Improvement Association, County R-7A and to the Contra Costa County Community Development Department. 6. Special events shall be limited to a maximum of five per year, shall not exceed two consecutive days and shall be limited to daylight hours. 7. The applicant shall ensure that during special events adequate private shuttles be made available to patrons from carpool areas on Rudgear Road or Sycamore Valley Road. 8. �® Traffic safety officers are required to be on the YMCA facility to enforce parking requirements and traffic safety during special events. 3 9. The applicant shall provide an 8' paved path on the north side of Lewis Lane subject to the review and approval of the Zoning Administrator. A landscape plan for this area shall also be submitted for the review and approval of the ,Zoning Administrator. The landscaping shall consist of a variety of 15-gallon trees and 5-gallon shrubs with groundcover. The applicant is responsible to maintain the landscape, consistent with the recorded Grant of Easement and Agreement to Improve, Maintain and Repair the northerly easement area. 10. The applicant shall install a 6' decorative wall along the north property line up to the creek area. The design and location of the wall shall be subject to review and approval of the Zoning Administrator. 11. No childcare programs are permitted to be operated at the facility except on-site care for children when members use the facility. 12. _ All outdoor activities of the facility shall end at 9 PM. The facility may be open until 10 PM for other indoor activities. Weekend activities shall be limited to 7 AM — 5 PM. 13. This application is subject to an initial application fee of $ 10,000 which was paid with the applicationsubmittal, plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. 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. 14. A parking plan shall be submitted for review and approval by the Zoning Administrator prior to issuance 4 of building permits. The plan shall include the following requirements. The parking plan received on April 14, 1999 is approved subject to the following requirements; A. A minimum of 150 parking spaces shall be provided. B. Perimeter parking spaces may utilize an overhang into landscape areas (1'6" maximum). C. All parking spaces shall be double striped. D. Parking and driveway areas shall be paved so as to prevent dust and ponding of water. E. Handicapped spaces and compact car stalls shall be appropriately identified. The applicant shall provide information on carpooling in a newsletter or other appropriate mamier to all members stressing the importance of carpooling and explaining that if the'number of vehicles coming to the YMCA facility during peak hours increased, then various mitigation measures have to be implemented. A minimum of five parking spaces shall be available for carpools during the hours of 7 — 9 AM and 4 — 6 PM. 16. To assure protection and/or reasonable replacement of existing trees to be preserved which are in proximity to project improvements, the applicant shall post a bond (or cash deposit or other surety) for the required work with the Community Development Department. The term of the bond shall extend at least 24 months beyond the completion of construction. Prior to posting the bond or deposit, a licensed arborist shall assess the value of the trees and reasonable compensatory terms in the event that a tree to be preserved is destroyed or otherwise damaged by construction-related activity. The tree-bonding z i program shall be subject to the review and approval of the Zoning Administrator. 17. A final landscaping and irrigation plan for all areas shown on the plan. shall be submitted for review and approval of the Zoning Administrator at least 30 days prior to issuance of building permits. A cost estimate shall be submitted with the landscaping program. plan. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26 and shall be installed prior to approval of final building permit. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. 18. California native drought tolerant plant or tree shall be - used as much as possible. All trees shall be a minimum 15-gallon size, all shrubs shall be a minimum 15-gallon size, except as otherwise noted. 19. Provide additional landscape planting, berming, masonry walls or heavy wood fence or a combination of both to obscure the view of parking from the adjacent properties at the property lines. Heavy landscape planting shall be installed to screen parking areas from view from.. Hap McGee Park on the south side of the project site. Prior to the issuance of a building permit, revised plans showing landscaped parking areas shall be submitted for review and approval by the Zoning Administrator. 20. The design, color and location of any project sign at the entrance to the property shall be reviewed and approved by the Zoning Administrator. 21. A sample section and color of the proposed retaining walls shall be submitted. Retaining walls colors shall be a muted earth-tone color. 22. - Exterior lights shall be deflected so that lights shine onto applicant's property and not toward adjacent properties. 23. Contractor and/or developer shall comply with the following construction, noise, dust and litter control requirements: A. All construction activities shall be limited to the hours of 7:30 A.M. to 5.30 P.M., Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible. C. At least one week prior to commencement of grading, the applicant shall past the site and mail to the owners of property within 300 feet of the exterior boundary of the project site notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area, of responsibility. The names of individuals responsible for noise and litter control, tree protec- tion, construction traffic and vehicles, erosion con- trol, 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 the notice shall be concurrently transmitted to the Community Development Department. The notice shall be accompanied by a 7 list of the names and addresses of the property owners noticed, and a map identifying the area noticed. D. A dust and litter control program shall be submitted for the review and approval of the Zoning Administrator. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. Construction work shall not be allowed to resume until, if necessary, an appropriate construction bond has been posted. E. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. This shall include provision for an on-site area in which to park earth moving equipment. F. Transporting of heavy equipment and trucks shall be limited to weekdays between the hours of 9:00 AM and 4:00 PM and prohibited on Federal and State holidays. G. The site shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. 24. �_ No loudspeakers or amplified music shall be permitted outside the enclosed building. Mitigation Measures 25. At least 30 days prior to the issuance of the building permit, the applicant shall submit a plan showing the bicycle parking facilities, for the review and approval of the Zoning Administrator. (MM III.B.3) 26. Applicant shall comply with the following construction dust control measures: 8 X Water all active construction areas at least twice daily. X Watering or covering of stockpiles of debris, soil, sand or other materials that can be blown by the wind. X Cover all trucks hauling soil, sand, and other loose materials or require all trucks to maintain at least two feet of freeboard. • Pave, apply water three times daily, or apply non- toxic soil stabilizers on all unpaved access roads, parking areas and staging areas at construction sites. • Sweep daily preferably with water sweepers all paved access road, parking areas and staging areas at construction sites. X Sweep streets daily preferably with water sweepers if visible soil material is carried onto adjacent public streets. X Hydroseed or apply non-toxic soil stabilizers to inactive construction areas previously graded areas inactive for ten days or more. X Enclose, cover, water twice daily or apply non- toxic soil binders to exposed stockpiles dirt, sand, etc. X Limit traffic speeds on unpaved roads 15 mph. X Install sandbags or other erosion control measures to prevent silt runoff to public roadways. X Replant vegetation in disturbed areas as quickly as possible. (MM iII.C.I) 27. poise from the access road and parking lot shall be reduced through either site grading (bean) and/or construction of a noise barrier, that would break the line of sight between the YMCA facility and the residences located in Zone A. A 6' sound wall along the access road is required. Calculations shall be provided by the applicant verifying that the berm, or barrier, will achieve at least a 4 dB reduction in noise for the residences located in Zone A. At least 30 days prior to obtaining a 9 building permit, the applicant shall submit a report prepared by an acoustical engineer for the review and approval of the Zoning Administrator. (MM III.D.1) 28. _ The design of the aimasium, and basketball courts shall include acoustical shielding along the western sides of these facilities between the facilities and the residences in Zone C. This may be accomplished through grading or construction of a noise barrier. At least 30 days prior to obtaining a building permit, the applicant shall submit a report to the Zoning Administrator prepared by an acoustical engineer verifying that site grading for barrier achieves at least a 5 dB reduction in noise for the residences located in Zone C. The barrier shall be constructed prior to occupancy of the facility. (NIM III.D.2) 29. --- Noisy stationary equipment shall be located away from residential areas. All construction equipment shall be in good working order and snufflers shall be inspected for proper functioning. In addition, the project applicant shall designate a construction noise coordinator. This coordinator shall be available to respond to complaints from neighbors and be responsible for appropriate measures to reduce the offending noise. (NM III.D.3) 30. The applicant shall follow all recommendations included in the tree replacement report prepared by HortScience (1999). (-VIM III.E.2) Design 31. Any plan that will affect trees shall be reviewed by the project sponsor's arborist prior to implementation. Examples of plans include, but are not limited to improvement plans, utility and drainage plans, grading plans, landscape and irrigation plans and demolition plans. 10 32. - The Arborist shall identify a Tree Protection Zone for trees to be preserved in which no soil disturbance is permitted. For design purposes, the Tree Protection Zone shall be defined by the dripline. If grading must encroach within the dripline, the project sponsor's arborist will determine if a smaller Tree Protection Zone is possible. 33. Site and Grading .Plans shall be modified to prevent any intrusion within the Tree Protection Zone of trees to be preserved. 34. Prior to demolition, the Consulting Arborist will prepare a Tree Fencing Plan, detailing the location of all protective fencing. 35. leo underground services including utilities, sub-drains, water or sewer shall be placed in the Tree Protection Zone. 36. Tree Preservation notes should be included on all plans. 37. Any herbicides placed under paving materials must be safe for use around trees and labeled for that use. 38. Irrigation systems must be designed so that no trenching will occur within the Tree Protection Zone. Pre-construction 39. All trees to be retained shall be fenced to completely enclose the Free Protection Zone prior to demolition, grubbing, or grading. Fences shall be b-ft, chain link or equivalent as approved by consulting arborist. Fencing shall be placed at the dripline. Fences are to remain until all grading and construction is completed. 40. Trees shall be pruned, based on a certified arborist's recommendation, to remove dead, decadent, or 1.1 otherwise unhealthy or unsafe limbs. Healthy limbs should not be pruned if they are not deemed unsafe. During Construction 4L ___ No grading, construction, demolition or other work shall occur within the Tree Protection'Zone. Any modifications must be approved by the Zoning Administrator and monitored by the Consulting Arborist. 4?. - Roots greater than two inches in diameter which are encountered during grading or trenching for utilities should be severed cleanly with a saw, rather than torn by grading equipment. 43. -- No excess sail, chemicals, debris, equipment or other - materials shall be dumped or stored within the Tree Protection Zone. 44. Any additional tree pruning needed for clearance during construction must be performed by a Certified Arborist and not by construction personnel. 45. — At least 30 days prior to obtaining a building permit, the applicant shall submit a re-vegetation plan for the review and approval of the Zoning Administrator. 46. — At least 30 days prior to any construction activity, the applicant shall submit evidence to the satisfaction of the Zoning Administrator that U SFWS requirements regarding the red-legged frogs have been met. (114M HLE.4a) 47. - --- The applicant shall conduct pre-construction surveys for the western pond turtle within 48 hours of proceeding with any site grubbing, grading, or construction. If western pond turtles are identified during the pre- construction surveys they shall be moved out of the construction zone to suitable habitats along San Ramon Creek. The applicant shall consult with the USFWS and 12 CDFG and provide evidence to the satisfaction of the Zoning Administrator. (MM III.E.4b) 48. If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the Cooper's hawk, sharp-shinned hawk, loggerhead shrike, yellow warbler, and California horned lark between the dates of May 1 to June 1. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the DEIR for this project. (� III.E.4c) 49. If the applicant proposes to undertake construction between February 15 and August 31 (the nesting period for the species mentioned below), the applicant shall conduct pre-construction nesting surveys for the red shouldered hawk, red-tailed hawk, and white-tailed bite between the dates of April 15 to May 15. If any of these birds are identified nesting on the project site, the mitigation measures identified in Appendix G of the DEIR for this project. (NIM III.E.4d) 50. _ _ The landscaping, for the project site shall include native plant species, thereby limiting the need for fertilizer. (ALM III.F.3a.) 51. The applicant shall mare best efforts to utilize alternative means for past control, such as Integrated Fest Management (IPM). (NIM III.F.3b) 52. Chlorine and other chemicals used for pool maintenance shall be stored in a manner so that accidental spills of this material can be contained without running onto permeable areas (e.g. concrete-lined floor storage area). Pool areas shall be surrounded by impervious surfaces such as concrete so as to contain. pool water and accidental spills of pool-chemicals from running onto permeable areas. (NCM 111.F.3c) 13 53. _ _ To mitigate the shaking effects of an earthquake, all structures should be designed using sound engineering judgment and the latest (1997) Uniform wilding Code (UBC) requirements as a minimum. (NM III.G.1) 54. _ Any substantial cutting into slopes on the eastern side of the site shall be adequately retained with a below-grade retaining wall located at the top of the cut, between the parking area curb and 1-68O. The applicant shall implement recommendations relating to the cut slope retaining wall contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000 to ensure that implementation of the project will improve the stability of this slope 55, The applicant shall install permanent inclinometer stations along this cut slope, in locations to be determined by the County Zoning Administrator upon consultation with the County's geologist, to allow this slope to be monitored for possible movement following implementation of the project. (i'VLM HI.+G.2) 56, _ Prior to occupancy of the facility, the applicant shall repair the existing landslide on south side of site and provide evidence to the satisfaction of the Zoning Administrator. Generally, this shall entail the removal of the affected soil and the rebuilding of the slope. Precise methods for rebuilding the slope should be developed by a qualified geotechnical engineer and follow the recommendations related to slope stabilization contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000. (l4'.aVI III.G.3) 57. All graded slopes shall be planted with vegetation at least one month before the start of the winter rainy season. Wherever feasible, slopes shall be graded to a 3.1 horizontal to vertical ratio or less. Where slopes would be steeper than 3:1, additional erosion control measures 14 (such as drainage ditches and berms) shall required as determined by the Zoning Administrator. (NM HI-G.4) 58. _ If the project spans more than. one season, interim erosion control measures shall be incorporated into the grading plan subject to the review and approval of the County Building Inspection Department. 59. The applicant shall implement all reconunendations related to grading, fill, erosion control, and drainage contained in the geotechnical investigation report prepared by Engeo Incorporated, dated April 18, 2000. (MM IH.G.S and NM 1H.+G.7) (All Geology) 60. All unengineered fill located within the limits of grading shall be removed, moisture conditioned, and recompacted during mass grading. (NZM M.G.6) 61. At least 30 days prior to obtaining a building permit, the applicant shall submit plans for the review and design approval of the Zoning Administrator and the County Building Inspection Department, documenting that the airnasium is consistent with the report prepared by Engeo Incorporated, dated April 18, 2000. (MM III.G.8) 62. -__ _ The Applicant shall consult with EBMUD's Water Conservation Department to develop ways to utilize water conservation measures for both internal and external use. This may include use of drought-resistant plants, use of inert materials, minimal use of turf areas, and the use of equipment, devices, and methodology that furthers water conservation and provides for long-term efficient water use. (NM III.H.2) 63. —- - The Debris Recovery Program must be submitted prior to issuance of a building or demolition permit and the Debris Recovery Program shall be submitted prior to issuance of occupancy permits. (NM III.H.3) 15 64. The Applicant shall develop a program to divert over 54% of the waste generated by the project, during both construction and operation. This program shall be developed in coordination with the Contra Costa County Community Development Department and the Central Contra Costa Solid Waste Authority. (NM I1I.H.4) 65. __ _ The Native American Heritage Commission shall be contacted to request information on the project area from. their Sacred Lands file. Should the Native American Heritage Commission database search indicate the presence of sacred lands, or traditional or cultural use areas, appropriate consultation shall be undertaken with identified tribal representatives or individuals. (NM M.J.I) 66. Should previously unidentified paleontolocal resources be encountered during construction, work in the immediate area of the find shall stop until such time a qualified archaeologist can evaluate the find and make appropriate recommendations for mitigation, if warranted. If the find is significant, the resource shall be avoided if possible. If not possible, data recovery shall be undertaken as mitigation. Data recovery must be directed by an appropriate Research Design describing the methods to be used during recovery and analysis, research questions to be addressed, and artifact curation requirements. The technical report of findings shall be submitted to the appropriate California Historical Resources Information System Archaeological Information Center. (MM 111.12) 67. In the event human remains are discovered, the County Coroner and Native American Heritage Commission shall be contacted within 24 hours of the find, and the steps outlined in CEQA Section 15064.5(e) shall be followed. (NLM 111.J.3) 68. -- The applicant shall utilize subdued colors on the western facades of the buildings that match the natural 16 environment of the site, The color shall be reviewed and approved by the Zoning Administrator. {NM 69. The applicant shall submit a lighting plann for all proposed outdoor lighting. The lighting plan shall utilize directional lighting and shall also incorporate shields on all outdoor lighting to prevent glare to surrounding properties, (TNLM III.K.2) 17 CONDITIONS OF APPROVAL AS AD-MINISTRERED BY THE PUBLIC WORDS DEPARTMENT FOR COUNTY FILE #LP992025 Applicant shall comply with the requirements of Title 8, Title 9 and Title 10 of the Ordinance Code. Any exception(s) must be stipulated in these Conditions of Approval. Conditions of Approval are based on the revised site plan submitted to the Community Development Department on January 14, 2002. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO ISSUANCE OF A BUILDING PERMIT AND PRIOR TO INITIATION OF THE USE PROPOSED UNDER THIS PERMIT. General Requirements: 70. The applicant shall submit improvement plans prepared by a registered civil engineer to Public Works and pay appropriate fees in accordance with County Ordinances and these conditions of approval. The following conditions of approval are subject to the review and approval of Public Works: Roadway Improvements (Frontage/On-Site/Off-Site): 71. The applicant shall construct a street-type connection with 20± foot radii curb returns in lieu of standard driveway depressions at the intersection of Danville Boulevard and the project access road. 72. The applicant shall install the following safety related improvements on Danville Boulevard: A. A 5-foot paved sidewalk/trail connecting the project entrance and Helnme .Avenue on the west side of Danville Boulevard. B. An 8-foot paved sidewalk/bike path from. Danville Boulevard to the project entrance. Circulation of bike 18 traffic to bicycle parking shall be incorporated into the site design. Access to Adjoining Property: Proof of Access 73. The applicant shall furnish proof to Public Works of the acquisition of all necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements. 74. The applicant shall furnish proof to Public Works that legal access to the property is available from Hap McGee Ranch Park for emergency vehicle access only. Encroachment Permit 75. The applicant shall obtain an encroachment pen-nit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Danville Boulevard. Site Access 76. __The The applicant shall only be, permitted access at the locations shown on the approved site/development plan. Road Alignment/Intersection Design/Sight Distance: 77, The applicant shall construct a two-way left-turn lane on Danville Boulevard between the existing northbound left-turn lane at Hemme Avenue and Woodhaven Court, to be completed prior to the opening of the proposed Y-T\4CA.. (NM, 111.13.2) 78. _ _ _ The applicant shall post a sign at the project driveway intersection with Danville Boulevard, directing pedestrians to cross Danville Boulevard at the marked crosswalks located at 19 Hernme Avenue or Camille Avenue. The applicant shall construct a 5-foot at-grade pedestrian path along the east side of Danville Boulevard between Hemme Avenue and the project driveway. The sign shall be installed prior to occupancy of the YMCA and shall be subject to the review and approval of the Zoning Administrator. (NM III.B.4) 79. After review of the sketch plan for the Lewis Lane/Danville Boulevard intersection, it is determined by the Public Works Department that the gated access to the private court presents a safety concern, the 'applicant shall modify the gated access subject to the review and approval of the Public Works Department. This may include removal and replacement of curb returns, pavement, the gate system and any appurtenant structures relevant to the reconfiguration. Sight Distance go. The applicant shall grade, trim vegetation, widen pavement as necessary and realign the proposed access to provide sight distance at Danville Boulevard for a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. 81. The applicant shall submit a preliminary sketch plan and profile to Public Works for review showing all required improvements to the fronting or off-site County roadway. The sketch plan shall be to scale, show horizontal and vertical alignments, transitions, curb lines, lane striping and cross sections for Danville Boulevard using a design speed of 45 miles per hour in accordance with the Caltrans Highway Design Manual. The plan shall extend a minimum of 150 feet beyond the limits of the proposed work but may be longer in order to adequately show turn lane taper lengths and pavement conforms. The sketch plan shall include the private road intersection and shall show three lanes of traffic. A right turn. onto Danville Boulevard, a left turn onto Danville :Boulevard and a lane to the YMCA. Lane widths at the intersection. shall be 12 feet wide and the left turn lane onto Danville Boulevard from the private road shall be three to five car lengths or up to 20 125 feet long. The maximum turn lane length shall be provided subject to the review and approval of the Public 'harks Department. Private Roads: 82. ___ The applicant shall construct a (paved) turnaround at the end of the proposed private road. 83. The applicant shall construct an on-site roadway system to current County private road standards with a minimum traveled width of 20 feet, with concrete curb and gutter on both sides, within a 25-foot access easement. The bridge shall be constructed 28 feet wide with two 10-foot lanes and an 8-foot trail/bike path. 84. The applicant shall limit improvements within the private road corridor (Lewis Lane) adjoining assessor's parcel number 197- 040-015 to landscaping, a pedestrian and bicycle path, lighting, underground utilities, fence, wall, curb and grading within the northerly 25 feet of the right of way. Street Lights: 85. The property owner shall apply for annexation to County Service Area L-100 Lighting District by submitting: a letter of request; a metes and bounds description; and, pay the current LAFCQ fees. Annexation shall occur prior to final inspection of the building permit for the facility. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements, which state that the property owner must hold a special election to approve the annexation. This process may take approximately 4-6 months to complete. 21 Bicycle - Pedestrian Facilities: Pedestrian Access 86. The applicant shall design all public and private pedestrian facilities in accordance with Title 24 (Handicap Access) and the Americans with Disabilities Act. Parking: 87. 'No Parking" signs shall be installed along the access road to the separate parking areas to insure continued through access to and from the site, subject to the review of Public Works and the review and approval of the Zoning Administrator. Utilities/Undergrounding: 88. The applicant shall underground all new and existing utility distribution facilities. The applicant shall provide joint trench composite plans for the underground electrical, gas, telephone, cable television and communication conduits and cables including the size, location and details of all trenches, locations of building utility service stubs and meters and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. A licensed civil engineer shall sign the composite drawings and/or utility improvement plans. 89. _ The improvement and grading plans for the project shall indicate a common trench for utilities underneath the proposed access road. (MM III.H.1) Sanitation District: 90. The applicant will be required to obtain a Sanitation District permit to discharge sewage into the sewage system. All sanitary sewer facilities serving the property shall be connected to the District's collection system. 22 Construction: 91. __The applicant shall conduct a survey of the pavement condition on Lewis Lane prior to the commencement of any work on site, subject to the review and approval of the Public Works Department. The applicant shall complete any remedial work prior to initiation of use; OR, provide a bonded agreement assuring completion of the remedial work once the project is complete. Drainage Improvements: Collect and Convey 92. The applicant shall collect and convey all stormwater entering and/or originating on this property, without diversion and within an adequate storm drainage system, to an adequate natural watercourse having definable bed and banks, or to an existing adequate public stonm drainage system which conveys the storm waters to an adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. 93. The applicant shall design and construct all storm drainage facilities in compliance with the Ordinance Code and Public Works design standards. .Miscellaneous .Drainage Requirements: 94. The applicant shall prevent storm drainage from draining across sidewalk(s) and driveway(s) in a concentrated manner. 95. ___The property owner shall dedicate a public drainage easement over any man-made drainage system, which conveys stonli water run-off from public streets. 96. The applicant shall obtain a Flood Control Pen-nit for construction of the storm drain outfall into San Ramon Creek and shall obtain a 1010 permit for construction of two outfalls and a mitigation area in the sub-watershed delineated on the site plan. 23 97. To reduce the impact of additional storm water run-off from. this - development on San Ramon Creek., one cubic yard of channel excavation material will be removed from the inadequate portion of San Ramon Creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the applicant, at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of $0.10 per square foot of new impervious surface area created by the project. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these fiuids to work on the creek annually. (MM III.F.2) Creek Structure Setbacks. 98. The applicant shall relinquish "development rights" over that portion of the site that is within the structure setback area of- San Ramon Creek based on the criteria outlined in Chapter 914-14, "Rights of Way and Setbacks," of the Subdivision Ordinance. The structure setback area may be reduced subject to the review of the Public Works Department, Engineering Services Division and the review and approval of the Zoning Administrator, based on a hydrology and hydraulic study and geotechnical analysis of the soil which shows that the creek banks will be stable and non-erosive with the anticipated creek flows. The hydrology and hydraulic study shall be based upon the ultimate development of the watershed. (MM 111.E.5) Those sections of YMCA facilities or private access roads, YN,hich fall within the approximate structure setback area of the creek., shall also be subject to the above condition. If sections of the roadway fall within the structure setback area r 24 as defined by the Ordinance Code, then the applicant shall submit a soils and geotechnical report verifying the stability of the creek bank in the vicinity of the access road and the report will provide recommendations for the design of bridge foundations and abutments to insure structural integrity of the bridge subject to the review and approval of the Public Works Department. Hold Harmless 99. The property owner shall be aware that the creek banks on the site are potentially unstable. The property owner shall execute a recordable agreement with the County which states that the applicant and the property owner and the future property owner(s) will hold harmless Contra Costa County and the Contra Costa County Flood Control and Water Conservation District in the event of damage to the on-site and off-site improvements as a result of creep.-bank failure or erosion. National Pollutant Discharge Elimination. System (NPDES): 1.00. 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 as promulgated by the California State Nater Resources Control Board, or any of its Regional Nater Quality Control Boards (San Francisco Bay - Region II, or 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 - Minimize the amount of directly connected impervious surface area. 25 Stenciling all storm drain inlets "No dumping, Drains to Bay" using thermoplastic tape. Incorporate shallow ponds that collect sediment and other particulates, but are designed to either dry out by mosquito breeding season or are designed using methods to insure no mosquito growth will occur. Other alternatives comparable to the above as approved by Public Works. - Shallow roadside and onsite swales. Distribute public information items regarding the Clean Water Program to members. Filtering Inlets. The applicant shall sweep the paved portion of the site at least once a year between September 1" and October 15`h utilizing a vacuum type sweeper. Verification (invoices, etc.) of the sweeping shall be provided to the County Clean Water Program, Administrative Assistant at 255 Glacier Drive, Martinez CA 94553 (925) 313-2238. - Trash bins shall be sealed to prevent leakage, and shall be located within a covered enclosure. Project Mitigation Conformance: 141. This project shall comply with the mitigation measures set forth in the project environmental impact report. Conformance with the EIR includes the following: 102.a The applicant shall develop a Traffic Monitoring Program and submit it to the County for review and approval. This program shall provide for the monitoring of trips generated at the project driveway on a quarterly basis, and the reporting of those trips to the County. The program shall start when the YMCA.reaches a membership level of 900, and shall extend until the County determines that the program should no longer be required. The County reserves the right to reinstate the requirement for quarterly monitoring at any time throughout the life of the project if the County determines that traffic levels warrant continued monitoring. 26 If it is determined that the prof ect is generating more than 15 8 total AM or 155 PM peak hour trips at the project driveway (at Danville Boulevard), the potential mitigation strategies, listed in order of consideration, would be: o Modify YMCA activity schedules to reduce peak period travel demand, o Reduce the total membership allowed, o Restrict YMCA operating hours, or o Modify the intersection to ensure that the impact is reduced to a less-than-significant level (if an unsignalized intersection, this may involve installation of a traffic signal} if a signalized intersection, this may involve modifying the intersection configuration and signal tinging, (MNI III.B.1) P ry G7 ADVISORY ISOR NOTES A. The applicant shall be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Alamo Traffic Fee, the Tri- Valley Transportation Fee, and the SCC .Regional Fee, Area of Benefit. Payment shall be based on the commercial rate based on square footage or the actual peak hour trip generation from the development, substantiated by a traffic report prepared by a registered traffic engineer. The applicant shall be responsible for providing the required information in a timely manner for review and approval by the Public Works Department, Road Engineering Division. B. This project may be subject to the requirements of the Department of Fish and Game. It is the applicant's responsibility to notify the Department of Fish and Game, P.O. Box. 47, Yountville, California 94599, of any proposed construction within this development that may affect any fish and wildlife resources, per the Fish and Game Code. C. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. D. Comply with the requirements of the Contra Costa Central Sanitary District. E. .. Comply with the requirements of the San Ramon Valley Fire Protection District. F. Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures. G. This project may be subject to the requirements of the Department of Fish & Game. It is the applicant's responsibility to notify the Department of Fish & Game, P.O. Box 47, Y'ountville, California 94599, of any proposed construction within the development that may affect and fish and wildlife resources, per the Fish and Game Code. 90f 28 H. Payment of Fish & Game Fee - The applicant is required to pay an environmental review fee of $850.00 for the Department of Fish and Game at the end of the appeal period. Failure to do so will result in fines. In addition, the approval is not final or vested until the fee is paid; nor may the County post a Notice of Deten-nination until the fee is paid. A check for this fee shall be submitted to the Community Development Department made out to Contra Costa County for submittal with the final environmental documents. I. Cly with Floodplain Management Ordinance - The project lies within the 100-year flood boundary as designated on the Federal Emergency Agency Flood Rate Maps. The applicant should be aware of the requirements of the Federal Flood Insurance Program and the County Floodplain Management Ordinance (Chapter No. 82-28 ) as they pertain to future construction of any structures and/or grading on this property. J. NTDES Requirements - The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) permit for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board or any of its Regional Water Quality Control Boards (San Francisco Bay-Regional II or Central Valley-Region V). &CurPlan/StaffReports/LP992025 coa4/21/03 without 1 - 11 STOKE VALLEY ROAD WALNL�, LAEAYETTE I;TEEX ``n „ aKJat#d ALR 9l C3 �onrrvrcie SAN CS Sem ?AMOK DUSLA A L AAf 0 4 k ✓.N �•,• .Alamo R?dp, , r w m' , PROPOSER ! ............ ... 4LttMO YMCA Ff,4�' ..''� P��•Y L �. 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(.�.io�(.-,tikl�'�I?� G��7 6f (at=e) k4c 9i_1', April 22, 2003 BY FAX TO 335-1222 Community Development Dept. 651 Pine St., 4th Floor, N. Wing Martinez, CA 94533-0095 Attn: Aruna Bhat Re: LP 99-2025 Dear Aruna-- Subject runa:Subject application was reviewed by the Alamo Improvement Association's Planning Committee on April 21, 2003 and by our Board laterthe same evening in a special joint meeting to provide response to this important application within the very short time frame available for review of the FEIR. The application was presented by several representatives of the Tutt. Diablo Region YMCA including Mike Irwin, Executive Officer. In review of the various aspects of this:application, i am providing the fallowing summary. This multi-use facility has many features. The YMCA is well known for its contributions to cornmunities throughout our nation. 'There are many advantages and benefits for all age groups in having a community based YMCA facility. There are many community residents in support of having, a "YMCA facility. There are also concerns, especially on the part of the immediate neighbors to this project, about the single access point located in the middle of a block on Alamo's traffic intensive Danville Blvd, There are also concerns about the level of'mpact from traffic, noise,light generated by the project and the safety of both residents and YMCA members visiting the facility. The Draft.EIR and the Final EIR have provided opportunities for the applicant to provide the professional reports, studies, surveys and other information about the application. Starting in June, 1999, the series of public meetings held by the Alamo Improvement Association have provided Alamo residents and other interested parties(including a number of Danville residents) the opportunity to express their views, interests, concerns, questions and comments about the project. The process now needs to move forward. After significant study by the AIA Planning Committee in review of all of the information, analysis and reflection on this project, the following motion was made and passed unanimously. z P.0, t'>{tX rZ71 a 41.r.`1O, ', ".ia�'b)F�h'lA 9601' o P:5) 85534__05 Page 2, LP 99-2025 (Updated April 23, 2043) Application is recommended for approval with the following conditions to mitigate impact from the project-, 1)Project is to be "phased in":with a minimum of two stages. 1st stage of up to 50°,x'0;of the proposed sq. footage(with a maximum of 20,000 sq,ft.) During this stage, membership to be limited to 750 full day memberships and all offsite improvements(traffic and roadway developments)need to be made. Prior to approval of second stage, there needs to be a review through the public meeting process with the requirements that the applicant needs to provide new traffic surveys for the same intersections shown in the DEIR.and FEIR and additional studies to assess trip generation with an additional review of noise and lighting impacts. An on-going long-term traffic-monitoring program is to be established when membership reaches 500 members with a minimurn of one year of data available prior to the review and consideration of the second stage. 2) Applicant needs to secure second access to site from a point outside of Alamo. This will have to be done prior to consideration and review of the second stage, 3) Full day memberships for completed facility limited to 1500 (per DEIR projections) 4) fart day memberships only:thereafter with time limits of 5:30AM-2:OOPM. NOTE: In the FEIR, after-the=fact mitigation measures are stated, have been enacted at other locations and provide questionable results, As an example,these after-the-fact mitigation measures and questionable results created a requirement of significant Traffic Mitigation Fees of$385, 435 for the San Rafael facility for which the YMCA was unable to pay. The following items 5,6,7818 are conditions recommended as Project Operational Requirements and arise from information contained within the FOR analysis of various representative sites (including the San Rafael site with their trip generation problems). These ideas arise from both the attempts (shown within the FEIR)to provide after-the-fact mitigation for unanticipated trip generation and from the lack of definitive information within the DETR and FIER on the number and-zip code location of current YMCA members within the San.Ramon Valley area. 5) Out-of-Local Area (non-Alamo) Traffic Mitigation Fees (Note: This Out-of-Local ,Area Traffic Mitigation Fee is to be removed at such time as a second access point outside of Alamo is secured and developed for the project) $25/month minimum fee for each membership that does not have an Alamo street address P.O.Box addresses are not acceptable as proof of Alamo residency. Minimum fee subject to annual review at ATA.meeting with community input. AIAM0 IMPQ NTAMOCIATION Page 3, LP 99-2025 (Updated April 23, 2003) Audit of membership roster to be made quarterly by independent professional, Fees to be held in trust either by County directly or County park and Recreation Dept. Expenses to be eligible for payment from the trust include auditing, ti-affic safety officer(s), traffic improvements not noted within the DEIR or FEIR. 6) Aute decal system for verification of Full day/Part day status required use. $25 Traffic Mitigation Fee for each violation. 7)Parking spaces/area to be clearly marked for local facility YMCA members(90% of area) and visitors(members of other YMCA facilities-10% of area). $25 Traffic mitigation fee for each violation(excessive number of visitors parking in local facility members parking spaces). 8) YMCA required to Hire Trak Safety Officer to enforce parking requirements and traffic safety with niiniimurn shift of 2;00PM-6:OOPM(M-F), adequate number of safety officers for special events, week-ends and weekdays. 9)Parking area design needs to include provision for establishing a separate parking area to serve a future second access point. 10) Airnasium needs further study and mitigation for noise and light impacts with the likely solution to enclose the area. 1 I)Decorative heavy weight concrete or masonry wall is to be built along north property line from Danville Blvd to creek area for sight, light and sound mitigation for neighbors, County allows height of 6 fl:. A higher limit can be considered by variance permit application and community input at public meeting. 12)No special "infrequent" major events or swim/water polo/pool major events to be allowed under this permit, 13)No childcare programs(with parents absent from property) are to be allowed under this permit. 14)Levis Lane is to be posted "No Buses" 15)Traffic Nfitigation on Danville Blvd. is to be matte within the existing right-of-way without acquisition of additional right-of-way and without removal of any vegetation(as shown within the EIR). Sc ely, ; g Chairman, AIA cc; Mt. Diablo YMCA ALAMO Q VE A(MOCI TION ,.for rw F.0.507t 271 • ALKkO,CdL FODNIA 94 eptembe)rM-,31%9 , I 9 �SEP l 4 P/1 By FAX to 335-1222 Community Development Department , 651 Pine St. 4th Floor,North Wing Martinez, CA 94553-0095 Attn:Aruna Bhat Subject: File LP 99.2026. YMCA application for a Land Use Permit Dear Ms. Bhat: The Planning Committee and the Board of Directors of the Alamo Improvement Association have held several open meetings on this application. Based upon these.meetings and upon information provided thus fax by the YMCA(thee applicant and owner of the property), the AIA recommends PREPARATION OF AN ENVIRONMENTAL INVACT REPORT for this application. This ETR should be combined with an EIR for the adjacent Emerald Homes subdivision application(File SD 98-8163) into a single document. This is critical because many of the most significant impacts of the YMCA application stem from the magnitude and the location of the project's traffic impacts on Danville Boulevard. The magnitude of these impacts are a function of this application, while the ability to adjust the location of the impact is constrained by the Emerald Homes application. The EIR, as it relates to this property should include a clear and detailed description of the physical impj cbvements as well as the types of activities (including times of day and maximum numbers of users/participants) to be permitted under the requested land use permit. The project impacts assessed by the ETR should include: conformity to existing land use policies, potential land use impacts, traffic, creekibiotic issues, geotechnical, safety, acoustic and visual (including lighting). Because of the unique traffic characteristics of the proposed use, the ETR should devote significant effort to acquiring empirical trip generation data from several other similar facilities and carefully extrapolating this data according to the specific mix of component uses in this project (including outdoor uses), The alternatives analysis should compare the project's impacts to the obligatory "No Project" and "Alternative Site" alternatives, an alternative in which the property is developed in accordance with its "Single Family.—Very Low Density" General Plan designation, an alternative in which the site is developed with a significantly smaller YMCA facility and an alternative in which the site is developed with both single family residential development and a smaller YMCA facility. As a result of the applicant's presentations thus far, it is clear that the proposed YMCA facility would provide an array of benefits to its members, many of whom would be Alamo residents. It is also evident,however, that the project will place a heavy burden on surrounding properties, in the form of traffic, noise, decreased property values, etc. The project may also necessitate undesirable alteration of the configuration and character of Danville Boulevard and unduly harm the long term stability of the neighborhoods of the Danville Boulevard corridor in this area of Alamo. Traffic and use information provided by the applicant thus far strongly { suggests this. The Danville Boulevard corridor is a unique and defining characteristic of Alamo and its preservation is of paramount importance to the community. The AIA has previously requested information from the applicant to enable us to more conclusively assess the potential benefits and detriments to the community of developing the project at this location. The applicant has responded to these requests and information on project benefits is relatively complete. However, information on the project's impacts, especially its traffic characteristics, has been conflicting and less than credible. For instance, the latest traffic study provided by the applicant was made when school was not in session and analyzed only one other YMCA facility. It took no account of outdoor uses or any differences between the makeup of the project and the other YMCA facility when projecting the project's traffic generation. Traffic projections made initially for the applicant by TJK:M Associates are almost 140% higher than those later provided by Abrams& Associates. County Planning advises that the project application, which includes the detailed description of the project itself, is as yet incomplete. There is little or no information at all regarding the site's obvious geotechnical issues and the geotechnical repairs or creek "improvements" that may be necessary to accommodate the project. Impacts from use of this property in connection with the adjacent Hap Magee Ranch Park, or vice versa, and the safety issues of a single access to such a large facility have been acknowledged, but have received no apparent assessment. The stakes are high in this decision and it is critical to have adequate and credible information upon which to base it. We recommend that a combined Environmental Impact Report be prepared for both this land use permit application and the application for Subdivision SD 98-8163 on the adjacent property. In addition, the AIA strongly requests that a meeting between the County's selected EIR preparation contractor and the AIA Planning Committee be held to review the EIR scope, before the contractor commences detailed work. Sincerely, ��`E�H�enderso Chairman Planning Committee cc: Donna Gerber Ass'n. for Preservation of Danville Blvd. YMCA(Thom Martin) SRV Times(Andrew Gordon) Tri-Valley Herald(J. Baldwin) AIA Secretary r ALAMC IM OVEMENTeM_✓ IAUON yor pcaxtryW% ID.0,bOX 271 . ALAM7,CALI!'t ONIA 945{7 . (51(J)865 3606 l 14 P It September 10, 1999 By FAX to 646-4098 Board of Supervisors Contra Costa County 6.51 Pine St., Room 146 Martinez, CA Subject. File SD 98-8163. Proposed Emerald subdivision, 1106 Danville Blvd., Alamo Dear Supervisors The Board of Alamo Improvement Association reviewed subject application at our monthly open Board Meeting on September 9, 1999. Application LP 99-2025 for the requested land use permit for the adjacent YMCA property was also reviewed at this meeting. Our Board approved the requested action covered in this letter. In view of the scheduled hearing by the Board of Supervisors on SD 98-8163 on September 14, it is necessary that his letter be faxed. It is requested that copies be given to each supervisor in advance of the hearing, and that it be presented publicly at the beginning of the hearing. AIA. recommends that the Board of Supervisors DENS' Emerald Homes' appeal of the decision of the San Ramon Valley Regional Planning Commission to disapprove both Emerald's proposed subdivision and the proposed CEQA h?egative Declaration supporting the application. The AIA further recommends that a combined Environmental Impact Report be prepared for 'oath this subdivision application and the land use permit application for the adjacent property, across San Ramon Creek to the east and owned by the YMCA. This property provides, and fixes the location of, the access to the adjacent YMCA property. The EM, as it relates to this property, should include analysis of traffic, land use, creek/biotic, geotechnical and aesthetic impacts. We agree with the SR.VRPC's reasons for disapproval of this application, as presently configured. The layout of the plan is driven by the fact that access to the adjacent property will occur across this property. But for this access, the proposed layout would certainly be different, as evidenced by the different and more acceptable layout that originally accompanied the de-veloper's application. Except for accommodation of this access, the presently proposed layout is atypical and illogical. It is unnecessarily intrusive to existing properties, more costly to the developer because of unnecessary street length, has more lots directly abutting Danville Boulevard and contains a lot ( the most northwesterly lot) with streets on three of its four frontages. The northwesterly lot is also far below 20,000 s.f of real lot area because of the unusually large percentage of the`plot" that is within the private streets. Approval of this subdivision would fix the location along Danville Boulevard of the access to the adjacent property. While relocation of this access would, of course, require the csgreernent of the owners of both this property and the adjacent property, approval of this subdivision would make such a relocation absolutely impossible. This is a critical impact of the application. The location of this access, especially in relation to Hemme Avenue, will be critical to the function of Danville Boulevard, the need for or type of alterations to Danville Boulevard and the impact of activity upon other nearby properties. We are told by the applicant that the presence and likely impacts of the access to the adjacent property cannot be considered in the review of this application. However, we are also told that we should accept the proposed lot layout because of the presence and likely impacts of the access to the adjacent property and, in particular, the use of the adjacent property for a YMCA facility. It cannot be both ways. The presence of the adjacent YMCA project is not "speculative". There is a land use permit for this project presently pending with the County. The easement agreement giving access to the adjacent property was created by this developer and the YMCA. In summary, the layout of this subdivision is inappropriate in several ways and should be rejected. Most importantly, the environmental impacts of the project, especially its fixing of the access to the adjacent property, have not been properly determined and a combined Environmental Impact Report for bath this subdivision application and the application for the land use permit for the adjacent property should be prepared. Further, the chosen EIR preparation contractor should meet with the AIA Planning Cormnittee before work is commenced,to be assuredd that all AIA concerns are addressed in the EIR. Sincerely, Henderson, Chairman Pranning Committee cc: Supervisor Donna Gerber County Planning (Aruna$hat) Ass'n for Preservation of Danville Blvd. Emerald Hones (Jeff Robinson) SRV Times (Andrew Gordon) AIA Secretary SAN RAMON �'. .SIRE PROTECTIONDISTRICT PROJECT NAME YMCA FP# 99084 ADDRESS DANVILLE BLVD., ALAMO XREF# CONTACT: CONTRA COSTA COUNTY PLANTN7NG PHONE: 335-1210 OCCUPANCY CLASS A/E/B DESCRIPTION ASSEMBLY/CHILD CARE/OFFICES CONSTRUCTION TYPE VN/AFES DESCRIPTION WOOD FRAIy'N�E/SP12LNKLE D CHECK ONE: NEW CONST 7 TENANT LMP PLANNING APPLICATIONS [� ADDN C❑ AFES El DIRE ALARM IUP OTHER BLDG/PLAN AGENCY CONTRA COSTA COUNTY APN# 197-050-025,026 AGENCY# LU'P 992025 APPLICABLE CODES/ORDINANCES 1994 UFC, SR.VFPD ORD. 915 ADD'L INFO: BLDG AREA 40000 SF FLR AREA #dFLR.S SPECIAL FEES WATER.ACCESS EBIy UD ACCESS GATES LOCK BOX {ETHER REV]E'%TD BY: MICHAEL 1ENvTTIN . DATE MAY 6, 1999 FIRE DISTRICT COMMENTS: Aruna Bhat Community Development Dept, Centra Costa County 1. Fire hydrant(s) are required. All hydrants shall be EBM[JD standard steamer type (1-4 1/2" (114.3 mm) and. 1-21/2"(63.5 mm)Nutlet). (UFC, 1994, Sec. 903, S.R..V.P.P.D. Ord. 415)(s-1) 2. NOTE ON FIELD PLA_ Identify the fire hydrant locations by installing reflective "blue dot" markers adjacent to the hydrant 6" (152.4 mm) off center from the middle of the street. (LTC, 1994, Sec. 901.4.3)(s. 2) 3, Fire apparatus roadways shall extend to within 150 ft. (45.72 m) of any portion of an exterior wall of the first story of any building. (UFC, 1994, Sec. 902.2.l(s.¢) 4. Fire apparatus roadways shall have a minimum unobstructed width of 20 feet (6 m) and an unobstructed vertical clearance of not less than 13 feet 6 inches (4 m). Streets under 36 feet (11 m) shall be posted with signs and red curbs painted with labels on one side and under 28 feet (8.5 m) on both sides of the street as fellows: "NCS STOPPING FIRE LANE-CVC 22500.1". (U-FC, 1994, Sec. 902.2.2.1)(s.5) 5. Fire apparatus roadways shall be capable of supporting the imposed weight of fire apparatus and shall be provided with an all weather driving surface. Only,paved surfaces are considered to be all weather driving surfaces. (UFC, 1994, Sec, 902.2.2.2)(s_6) £�. NOTE ON'FIELD PLANT: Fire apparatus roadways shall be installed and fire hydrants in service prior to commencement of framing: PRIOR TO C01vLNIENCEMENT OF FRAMING, CONTACT THE SANT RAlv1ON VALLEY FIRE PROTECTION DISTRICT TO SCHEDULE AN INSPECTION OF ROADWAYS AND FIRE HYDRANTS. (UFC, 1994, Sec. 8704)(s.1o) 7. Prior to the issuance of a Building Permit, submit a full set of building plans to the San Ramon Valley Fire Protection District for review and approval. (UBC/CBC 1994, Sec. 103.3.2.5)(T.13) 8. Private bridge serving the project shall have a minimum 80,000 lb. live load standard design and shall provide a minimum of 2b feet of clear vehicle access width. 9. Adjacent to fire hydrants, access roadways shall be a minimum of 28 feet in width for at least 20 feet (6 meters)in both directions from fire hydrant. (UFC 1994, Sec. 902.2.2.1)(P-32) 10. An approved automatic fire sprinkler system shall be installed throughout. (STLVT.P.D. Ord. #15)(s.34) 11. Plans, specifications, equipment lists and calculations for the required sprinkler system shall be submitted to the San Ramon Valley Fire Protection District for review and approval prior to installation. A separate plan review fee will be collected upon review of these plans. (UFC, 1994. Sec. 103.3.2.5, S.R.V.F.P.D. Ord. #15, Sec. 103.3.2.6(p.3s) 12. Prior to installation, plans and specifications for the underground fire service system shall be submitted to the San Ramon Valley Fire Protection District for review and approval. (UFC, 1994, Sec. 103.3.2.5, S.R.V.F.P.D. Ord.915)(P-36) 1.3, Plans are acceptable contingent upon compliance with the above-listed comments.(c-92) 14. Only one set of plans were received and will be retained at this office for reference. Applicant will only receive this comment sheet.ps,3) 15. Nothing in this review is intended to authorize or approve of any aspects of the design or installation which do not strictly comply with all applicable codes and standards. San Ramon Valley Fire Protection District is not responsible for inadvertent errors or omissions pertaining to this review and/or subsequent field inspection(s)i.e., additional comments may be added during subsequent drawing review or field inspection. Please call if there are any questions.(c.98) N ichael Mentink,Fire inspector San Ramon Valley Fire Protection District 838-6585 Plan Review Fee: $60.00 - waived PH 7 1 t T April 30, 1999 Aruna Bhat Contra Costa County Community Development Department County Administrative Building 651 Pine Street e Floor,North Wing Martinez, CA 94553-0095 Subject: LP992025 -- YMCA Dear Ms. Bhat: Thank you for providing the Town with the opportunity to review and comment on the above referenced development application. Our comments are as follows: 1. The plans do not appear to include an emergency vehicle access (EVA)through the Town's Hap Magee Ranch Park to the south. We would like to reiterate that the Town will not allow any connection, including an EVA, through Hap Magee Ranch Park. 2. Lansdcape buffering should be provided between the parking lot on the south property line and the Town's park. We would recommend both medium height shrubs and evergreen trees be planted along this property line. .3. We request a low split rail wood fence be constructed along the south property line to prevent vehicular access to the south. 4, The Town would like to review the traffic study prepared for the project. Please forward a copy to the Town at your convenience. Thanks again for your consideration in this matter. If you have any questions, please contact me at 314-3349. Sincerely,IaTcs-- David T. Crompton, A1CP Senior Planner C: Mike Mentink, SRVFPD CALIFORNIA `dek a,+is ti ALAMEDA MARIN SAN MATEO northwest information Center ii!�=cite>, HISTORICAL CONTRA MENDOCINO SANTA CLARA Sonoma State University CONTRA COSTA MONTEREY SANTA CRUZ 1303 Maurice Avenue RESOURCES LAKE NAPA SOLANO }x 40 'kgst SAN BENITO SONOMA Rohnert Park,California 94928-3609 INFORMATION "s , � SAN FRANCISCO YOLO 'Cel:707.664.0880+Fax:707.864.0890 E-mail:nwicasonorna.edu SYSTEMy 27 March 2002 File#01-CC-132E . Ms. Aruna Bhat Contra Costa County Community Development Department 651 Pine Street Fourth Floor,North Wing Martinez, Ca. 94553-0095 re: Proposed Alamo YMCA Draft Environmental Impact Report Dear lids. Bhat: Thant,you for including the Northwest Information Center in the environmental review process for the proposed Alamo YMCA This office concurs with the recommendations given by William Self Associates, dated February 9,1999 and January 12, 2000 (S-21680 . S-22575). We appreciate our continued concern for protecting our historical heritage. horrre, for Leight Jordan, M.A. 'Coordinator ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................... ......................................................................... ....................... ..............1..................................................11.. 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Ms. Lyn Rein Tiernan Mr. Art Keogh Mr. Billy Wee 901 Danville Blvd 252 Belaire Ct. 3008 Oakraider Drive Alamo CA 94547 Danville CA 94526 Alamo CA 94507 Ms. Candy Bernstein Ms. Cher Eng Ms. Beatrice C. Newell 934 Escondido Ct. 2468 Alamo Glen.Dr 3306 Ptarmigan Drive, Apt. 4B. Alamo CA 94507 Alamo CA 94507 Walnut Creek, CA 94595-3153 Mr. Jack Campbell Mr. Kevin Cury Ms. Anne Blake 136 Gaywood Rd. 157 La Sonoma Way 881 Danville Blvd. Alamo CA 94547 Alamo CA 94507 Danville CA 94526 Lemoyne Bartling 50 Sandra Ct. Mr. Larry Kaye Ms. Dana Fitzsimmons 94507 283 Livonia Hts. 1562 Alamo Way Alamo Sandra ** 300 C 94t** Alamo CA 94507 Alamo CA 94507 Ms. Amy Hubbard Mr. Eric Ardell Mr. Jim Schreitmueller 1501 Litina Dr. 209 Stanbridge Ct. 151 Daniel Tar. Alamo CA 94507 Danville CA 94526 Alamo CA 94507 Lori and John Henderson Mr. Roland Aichele Ms. Elizabeth Basker 2445 Southview Dr. 1330 'B" Creekside Dr. 1461 Dewing Lane Alamo CA 94507 Walnut Creek CA 94596 Walnut Creek CA 94595 Mr. Georges Haddad Mr. Bob Eckel Mr. Andy Lawrentz 8025 Beverly Dr. #303 2465 Lunada Ln. 23 Johnston Lane Rohnert Park CA 94928 Alamo CA 94507 Alamo CA 94507 Mr. Karl Danielson Mr. Jon Kopp Ms. Sarah Stevenson 15 Devonshire Ct. 1200 Danville Blvd. 2723 Falcon View Ct. Danville CA 94506 Alamo CA 94507 Alamo CA 94507 ** 300 Ft List** Mr. Barry Tyler Jan Nahas Ms. Lindsey Sugiyama 127 Verde Mesa Dr. 1111 Stone Valley Road 1218 Dutch Mill Dr. Danville CA 94507 Alamo CA 94507 Danville CA 94526 Mr. Fred Stickney Mr. Jimmy Goga T.T. Thorne 831 Diablo Road 9005 Alcosta Blvd. #223 710 Thornhill Danville CA 94526 San Ramon CA 94583 Danville CA 94526 Mr. Andrew Gordon Ms. Gayle Christensen Mr. John Ring San Ramon Valley Times 90 Gran Via San Francisco Chronicle PO Box 68 625 Court St., Rm 411 Danville CA 94526 Alamo CA 94507 Martinez CA 94553 Steven Gest Mr. Larry Heaten Arthur&Diane Whittemoore 140 Daniel Drive 80 Danbury Ct. 111 Golden Ridge Rd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Suzanne Fortner Mr. David P. Greiner Bob &Caudia Waldron 509 Buttonwood Dr. PO Box 921 241 Las Quebradas Danville CA 94506 Diablo CA 94528 Alamo CA 94507 Mr. Joe Ronchetto Ms. Nan Ronchetto Mr. Dick Crowle 123 Wayne Ave 123 Wayne Ave 50 Gran Via Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Joan Lynch John and Gloria Campbell Ms. Nancy Mulvihill 1620 Cervato Circle 35 Los Alamos Ct. 4490 Fleetwood Rd. Alamo CA 94507 Alamo CA 94507 Danville CA 94506 Ms. Barbara VanDyne Ms. Lynn Kopp Ms. Lauren Kopp 238 Camille Ave. 1200 Danville Blvd. 1200 Danville Blvd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Karen Fazio A.W. Wheeler Casey and Anika Taylor 62 Sandra Ct. 401 Bolla Rd. 305 Richard Ct. Alamo CA 94507 Alamo CA 94507 Alamo CA 94526 ** 300 Ft List** **300 Ft List ** Ellen and Dave Andrews Ms. Jeanne Tate Mr. Chris Kenbir 916 Kirkcrest Road 2394 Royal Oaks Drive 15 Ashford Ct Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Stephen Larmore Ms. Barbara VanFossen Roger&Dianne Ehlers 102 Austin Lane 90 Sara Lane 9 Gary Way Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Randy Nahas Ms. Emily Rainero Mr. Richard E. Smith 1111 Stone Valley Road 14 Blemer Ct. 32 Sandra Ct. Alamo CA 94507 Danville CA 94526 Alamo CA 94507 ** 300 Ft List** Kaye Jeri Kaye Ms. Ann Ka Ms. Paula Chapman y 4646 229`x' Place SE 217 Via Bonita 283 Livorna Hts. Sa mamish, WA 98475-7203 Alamo CA 94507 Alamo CA 94507 Ms. Cindy Eliabu Ms. June Smith Ms. Sheri Landgraf 145 Wilson Rd. 1530 Ramona Way 173 La Sonoma Way Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Glen Gierke Mr. Karl Snover Ms. Carol Galvin 260 South Ave. 2673 Velvet Way 1481 Arbor Lane Alamo CA 94507 Walnut Creek CA 94596 Alamo CA 94507 Mr. David Trotter Sheila and Larry Fleming Ms. Barbara Johnson 2121 N. California Blvd. 185 Camille Ct. 2304 Roundhill Drive Walnut Creek CA 94596 Alamo CA 94507 Alamo CA 94547 Lise Danner Ms. Megan Snorer Erica Mishinaka 215 Via Bonita 2673 Velvet Way 1541 No. Broadway, Suite 360 Alamo CA 94507 Walnut Creek CA 94596 Walnut Creek, CA 94596 Kay Naumann Mr. John Osher Gary and Leslie Vilhaurer 5870 Stoneridge Mall Rd., Suite 207 148 Via Bonita 550 Contada Pleasanton CA 94588 Alamo CA 94507 Danville CA 94526 Ms. Hilda Phebus Ms. Kathy Johnson Richard and Heather Berstein 34 Barbee Lane 326 Canterbury Ct. 934 Escondida Ct. Alamo CA 94507 Alamo CA 94547 Alamo CA 94507 Mr. Glen Zangatos Ms. Doris B. Smiut Ms. Meghan Kain 340 David Dr. 32 Sandra Ct. 3154 Miranda Avenue Alamo CA 94507 Alamo CA 94507 Alamo CA 94547 Ms. Jean Gardner Ms. Trudy Bass Ms. Susan Foster 1625 Ramona Way 1580 Ridgewood 138 Megan Ct. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Susan Morge Ms. Barbara Clancy Ms. Alicia Yandell 223 Arthur Ct. 1148 Danville Blvd. 1 Wing Set Place Danville CA 94526 Alamo CA 94507 Alamo CA 94507 Ms. Tiffany Ardell Barbara&Kenneth Reynolds Ms. Lindi Bose 209 Stanbridge Ct. 1196 Danville Blvd. 146 Via Copla Danville CA 94526 Alamo CA 94507 Alamo CA 94507 ** 300 Ft List** Mr. Tim Saunders Tom&Marilynn Grimm Ms. Jennifer Blaise 42 S. Via Lucia 40 Kendall Lane 175 Golden Ridge Rd. Alamo CA 94507 Danville CA 94507 Alamo CA 94507 Ms. Melissa Williams Mr. Craig Powell Harald, Cann&Marilyn Bailey 752 12"' Street#A 1160 Lincoln Ave. #105 1700 Cervato Circle Manhatten Beach, CA 90266-4830 Walnut Creek CA 94596 Alamo CA 94507 Dale Price Bradley&Elaine Paulsey oni 4261 Goldenoak 21 Gurney Lane David Set Place la Danville CA 94506 Alamo CA 94507 5 Wing Set P ** 300 Ft List** Alamo, CA 94507-0936 Karen Lawrentz Irmy Borquardt Mr. Hunter Moble 23 Johnston Ln. 150 Emerald Drive 1557 Las Trampas Rd. Alamo CA 94507 Danville CA 94526 Alamo CA 94507 Ms, Phyllis Rossi Ms.Nancy Mors 12 La Sonoma Ct. 228 Via Bonita Karl Danielson Alamo CA 94507 Alamo CA 94507 2671 Crow Canyon Road San Ramon, CA 94583 Mr. Dennis Musante Glen and Margaret Gierke Ms. Karen McCormack 335 David Drive 260 South Ave. 1560 Litina Drive Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Jeff Clark Mr. Sam Tullis Barbara&James Matheney 1206 Danville Blvd. 10 Kemp Ct. 135 Gaywood Ct. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 *' 300 Ft List** Mr. Manny Martinez 5 La Gonda Ct. Ms. Kris Martinez Uri Martinez Danville CA 94526 5 La Gonda Ct. 5 aGonda Dan Danville CA 94526 Danville CA 94526 9 Mr.&Mrs. Ackerman Mr. Jim Etherington Carol &James Dowling 162 Via Copla 1861 Taft St. 149 Via Copla Alamo CA 94507 Concord CA 94521 Alamo CA 94507 Ms. Barber Jan and Richard Benjamin 181 La Sonoma Way 180 La Sonoma Way Carly& t� Alamo CA 94507 Alamo CA 94507 Al South Avenue vOwens Alamo CA 94507 Ms. Sue Elvidge Stewart and Sally Bloom Mark Rhoda 141 Via Serena Avi Saleadvavia 34 Francesca Way Alamo CA 94507 600 Appaloosa Drive Alamo CA 94507 Walnut Creek CA 94596 Ms. Catherine Reichhoid Mr. Phil Stall Ms. Catarine Kidd 171 Daniel Dr. 211 Wood Valley 1445 Danville Blvd.,#6 Alamo CA 94507 Danville CA 94506 Alamo CA 94507 Ms. Emily Vincent Mr. John Jeha Ms. Vivica Taylor 3358 Ensenada Dr. 864 Miranda Creek Ct. 114 Muir Lane San Ramon CA 94583 Alamo CA 94507 Alamo CA 94507 Diane &Tim Tinnes Ms. Lisa Lee Lori & Steve Dallons 200 Wayne Ave 109 Via Copla 23 La Sonoma Drive Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Sheila Erdos Ms. Allison McClung Mr. Greg Bonn 280 South Ave. 480 Livorna Road 1263 Crimson Ct. Alamo CA 94507 Alamo CA 94507 Walnut Creek CA 94596 Mr. David Backes Ms. Sandra Koamer Ms. Kelley Gates 141 La Serena Ave. 646 Dunhill Dr. 2052 Diablo Rd. Alamo CA 94507 Danville CA 94506 Danville CA 94506 Mr. John Thomann Mr. John Carpenter Ms. Valerie Sings 124 Linhares Lane 121 Daniel Dr. 200 Dove Creek Lane Alamo CA 94507 Alamo CA 94507 Danville CA 94506 Mr. Steve Gin Ms. Margaret Cavalli Resident 2831 Morgan Dr. 827 Ackerman Dr. 21 Gary Way San Ramon CA 94583 Danville CA 94526 Alamo CA 94507 Mr. Ray Schwartz Resident Mr. Bill Fortner 72 Edgegate Ct. 1491 Laurenita Way 509 Buttonwood Dr. Danville CA 94506 Alamo CA 94507 Danville CA 94506 Bill and Aileen Souveroff Mr. John Mullen Ms. Jane Foreman 75 Golden Meadow Ln. 1040 Adrienne Drive 21 St. Andrews Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Forwarding address EXPIRED ** 300 Ft List** No New Address Resident David& Susan Bieber Mr. Doug RomoserMs. Sue Romoser 2638 Baldwin Ln. 25 Kendall Lane 340 S. Eagle Nest Dr. Walnut Creek CA 94596 Danville CA 94526 Danville CA 94506 est Ms. Alicia Watson Nanda Cerrato Mr. David L. Davis 6 La Sonoma Drive 9 Tanglewood Lane 1181 Danville Blvd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Randall and Margery Ammon Charles and Jean Goetz Steve and.Cynthia Ratto 560 Herne Ave. 1154 Danville Blvd 130 Daniel Dr. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Dona and Bill Teuches Ms. Molly Wheeler Mr. Douglas Rowring 161 Hernme 401 Bolla Place 940 Kirkcrest Rd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Bob Green Marcelle &Joe Roise Ms. Jayne Mullen 30 Los Alamos Ct. 70 Corwin Dr. 1040 Adrienne Drive Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Tina Kauffman Mr. John Montgomery Ms. Judy Halk 1644 Las Trampas Rd. 121 South Ave. 46 Castille Ct. Alamo CA 94507 Alamo CA 94507 Danville CA 94526 Ms. Diana Guy Mr. Frank Cerrato Ms. Dorothy Brose 46 Castille Ct. 9 Tanglewood Lane 180 La Serena Ave. Danville CA 94526 Alamo CA 94507 Alamo CA 94507 Mr. Bradley Paulsey Mr. Ken Lewis Ms. Nancy Quintel 21 Gurney Lane 120 Daniel Dr. Mr. Bill Quintel Alamo CA 94507 Alamo CA 94507 1531 St. Alphonsus Dr. Alamo CA 94507 Dyan Fitzsimmons Mr. Joe Clancy Mary Clancy 241 Montair Drive 241 Montair Drive PO Box 501 Danville CA 94526 Danville CA 94526 Alamo, CA 94507 Jodi O"Leary Ms. Barbara Musante Mr. Bill Clarkson 2770 Reyes Lane 335 David Drive 2966 Ascot Tracy CA 95376 Alamo CA 94507 San Ramon CA 94583 Rich&Cindy O'Hare Rob and Marina Guerin Milev and Mejan Marcy 55 Kendall Lane 18 Gary Way 101 St. Beatrice Ct. Danville CA 94526 Alamo CA 94507 Danville CA 94526 Ms. Connie Adelson Ms. Linda Tullis Mr. Steve Hause 50 Los Alamos Ct. 1206 Danville Blvd. 159 Patricia Lane Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Erwin Durrer Mr. Joey Luego Mr. Jeremi M. Richards 109 Canyon Vista Place Mr. Nick Luego 608 Las Barrancas Alamo CA 94507 319 South Avenue Danville CA 94526 Alamo CA 94507 Pat Willy Marston&Anne Leigh Eileen and Jeff Lewis 900 Ina Drive 244 Wayne Ave. 374 Everett Place Alamo CA 94507 Alamo CA 94507 Danville CA 94526 Garett Nahas John and Rita Slover Mr. Mike Voss 1111 Stone Valley Road 908 La Gonda Way 135 Wilson Road Alamo CA 94507 Danville CA 94526 Alamo CA 94507 Mr. Bill Roper Mr. Jim Cambieu Ms. Rachelle Amy 939 Forest Lane 907 Matadera Way 157 La Sonoma Alamo CA 94507 Danville CA 94526 Alamo CA 94507 Mr. Don Bruggers Ms. Jeannie Jeha Donna&Gerard Clancy 114 Zephyr Place 261 Valle Vista 26 La Gonda Court Danville CA 94526 Danville CA 94526 Danville CA 94526 Dr. Maryam Maghsoodnia Diane Barley Colby Nahas Mr. Morrey Mirzazadeh 1985 Las Trampas Road 1111 Stone Valley Road 28 La Sonoma Ct. Alamo, CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Thomas J. Ortzow Ramiro A. Arosemena Ms. Denise M. Podovani 1285 Danville Blvd. 220 Cross Rd. Alamo CA 94507 Foreman, County Grand Jury Alamo CA 94507 Resident Ruth.Feldman Mr. Greg Janes 190 Camille Ct 22 Gary Way 292 Smith Rd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Ms. Faye Denaghn Ms. Julia Dryer Ms. Janis Dewar Dale Dryer Mr. 2 Carrick Ct. 193 Hemme Ave. Pleasant Hill CA 94523 2349 Roundhill Drive Alamo CA 94507 Alamo CA 94507 Mr. Mike McCormack Jessie and Michael Foley Helen&George Momaney 1560 Litina Drive 25 Francesca Way 1516 St. Alphonsus Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Bob Fletcher Mr. Roger Smith Ms. Tammy Rathjens 64 Larkstone Ct. 85 High Eagle 118 Ahern Danville CA 94526 Alamo CA 94507 Alamo CA 94507 Mr. Robert Read Mr. Max Banihashemi Jan McAdoo 55 Las Quebradas 569 El Capitan Dr. 200 Valley Maks Drive Alamo CA 94507 Danville CA 94526 Alamo CA 94507 Mr. James L. King Mr. Diane&John Perduk Primio Fucchini 2 Lyman Lane 160 Daniel Drive 123 South Ave. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Mr. Stefan Mirasole Ms. Rebecca Stahl Ms. Arlene Carpenter 177 He me Ave. 211 Woodvalley Place 121 Daniel Drive Alamo C.A.94507 Danville CA 94506 Alamo CA 94507 Ms. Courtney Brambir Mr. Tony Keslinke Mr. Scott Graff 22 Haskins Ranch Circle 951 La Gonda Way 2318 Royal Oaks Drive Danville CA 94506 Danville CA 94526 Alamo CA 94507 Mr. Zack Morehouse Ms. Sally McDaniel Ms. Mary Clancy Perata 1131 Douglas Court 144 Irongate 1148 Danville Blvd. Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Penny and Greg Pickett Ms. Sylvia Benzler Ms. Carol Iantuano 111 Irongate 100 La Serena 2357 Hagen Oaks Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Paul and Helen Jerrett Joe and Judy Karg Carolyn John Fraser 3154 Via Larga 2 Sandra Court 112 lrongate Court Alamo CA 94507 Alamo CA 94507Alamo CA 94507 ** 300 FI List** Mr. Dennis Pickering Mr. Mr. Bob Randolph 104 lrongate Court 111 Trent e Vallahasey 3134 Oakwood Lane Alamo CA 94507 1111 Stone Valley Road Alamo CA 94507 Forwarding address EXPIRED Alamo CA 94507 Forwarding address EXPIRED No New Address No New Address Ms. Jane Fonties Ms. Sylvia Monteverde Mr. Justin Tamblyn 15 Gary Way 111 Daniel Dr. 1150 Ballena Blvd., #88 Alamo CA 94507 Alamo CA 94507 Alameda CA 94501 Ms. MariAnn Seggart Ms. Syvia Samrick Ms. Susan Harris 223 Portola Dr. Mr. Marc Samrick 141 Tracy Lane Danville CA 94526 45 Kendall Lane Alamo CA 94507 Danville CA 94526 Mr. Jim Price Ms. Jenny Martelyi Mr. and Mrs. Gary Radder 1529 St. Alphonsus 603 Appaloosa 54 Tate O Shanter Alamo CA 94507 Walnut Creek CA 94596 Alamo CA 94507 Mr. Mark Edelsten Mr. Scott Folcarelli Ms. Vicki Koc 1939 Everidge 141 La Sonoma Way 391 James Bowce Ct. Walnut Creek CA 94596 Alamo CA 94507 Alamo CA 94507 Mr.Doug Bauer Mr. Stanley Murenka Mr. Bryce Nahas 108 Regent Place 4 Navajo Court 1111 Stone Valley Road Alamo CA 945037 Alamo CA 94507 Alamo CA 94507 Mr. John Slover Mr. Stephen Heafey Pat Miller 908 La Gonda Way 220 Cross Rd. 251 Marks Rd. Danville CA 94526 Alamo CA 94507 Alamo CA 94507 Brian and Carolyn Thiessen Mr. Rich Bottarini Ms. Deborah Graffais 100 Los Balcones 18 Ambleside Court 65 Via Robles Alamo CA 945037 Danville CA 94526 Alamo CA 94507 Mr. John Leonard Dept. of Fish and Game-Region 3 113 Garydale Ct. PO Box 47 Alamo CA 94507 Yountville CA 94599 U.S. Fish and Wildlife Army Corps of Engineers David Crompton Sacramento Field Office San Francisco Bay District Town of Danville Division of Ecological Services 333 Market Street, 8th Floor 520 La Gonda Way 2800 Cottage Wat#e2605 San Francisco CA 94105-2197 Danville CA 94526 Sacramento,CA 95825-1888 SWAT Contra Costa Transportation Town of Moraga Authority Historical Resources Info System PO Box 188 3478 Buskirk Avenue, Suite 100 1303 Maurice Avenue. Moraga CA 94556 Pleasant Hill, CA 94523 Rohnert Park CA 94928-3608 EBNnM Central Sanitary Mike Mentink PO Box 24055, Mail Slot#701 5019 Imhoff Place San Ramon Valley Fire Oakland CA 94623 Martinez CA 94553 1500 Bollinger Canyon Road San Ramon CA 94583 Heather Ballenger Health Services Public Works Public Works -Flood Control Engineering Services Staff Report Steve Goetz Pat Roche Building Inspection Department Community Development Dpt, Community Development Dpt, Transportation Adv. Planning Ms. Melanie Kabel Mr. Jeff Sugiyarna District 111 2744 Lariat Lane 1218 Dutch Mill INTEROFFICE Walnut Creek CA 94596 Danville CA 94506 Ms. Maureen Yandell Mr. Daren Lawrentz Ms, Lisa Lee 1 Wing Set Place 23 Johnston Lane 109 Via Copla Alamo CA 94507 Alamo CA 94507 Alamo CA 94507 Melissa Evans San Ramon Valley Herald Ms. Patti McClain Mr. Charles Wilcox 4770 Willow Rd. 708 Yerington Court Union Bank of CA Pleasanton CA 94588 Lincoln Hills, CA 95648 350 California Street, W Floor San Francisco CA 94104 Ms. Julie Starkey Mr. Michael F. Erwin Jim Kennedy Vice President of Operations President/CEO Deputy Director Mt. Diablo Region YMCA Mt.Diablo Region YMCA Corporate Office Redevelopment Agency 395 Civic Drive, Suite G 395 Civic Drive, Suite G INTEROFFICE Pleasant Hill, CA 94523 Pleasant Hill, CA 94523 Dwight King-Leatham. Mr. Steve Mick San Ramon Valley Herald 6 La Sonoma Drive Jean Gretz 625 Court St., Room B-10 Alamo, CA 94507 1154 GurneLane Martinez CA 94553 y Alamo, CA 94507 Cindy Zamora Joe Combs Linda&Mike Van Fossen 900 Roanoke Drive#113 PO Box 298 171 La Serena Ave, Martinez, CA 94553 Alamo, CA 94507 Alamo, CA 94507 Donna Hodgson Tom Loukos Andrew Sinclair 15 Lewis Lane 14 Sandra Ct. Box 2162 Alamo, CA 94507 Alamo, CA 94507 Danville, CA 94526 ** 300 Ft List" ** 300 Ft List" David Lloyd Davis Michael Gibson Alice& Larry Schultz 209 Siskiyou Court 70 Sara Lane PO Box 273 Walnut Creek, CA 94598 Alamo, CA 94507 Alamo, CA 94507 Mark&Jean Holmstedt Mark L. Armstrong 154 Via Copla Don Copland Gagen,McCoy,McMahon&Armstrong Alamo, CA 94507 2350 Heritage Oaks Drive 279 Front Street Alamo, CA 94507 PO Box 218 Danville, CA 94526 Jamie &Jerry Ebersole 38 Sandra Court Catherine Dimino Lizabeth Whitney Alamo, CA 94507 134 Chanticleer Lane 1111 Danville Blvd ** 300 Ft List" Alamo, CA 94507 Alamo, CA 94507 Sherri &Brad Mcinroy Jean Struble Kevin Turner 161 La Serena Ave. 2 Deodar Lane 102 Volz Court Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Leah & Robert Weinger Hencier Leah Weinger Hencier 25 Lewis Place Sherry Neely 3496 Springhill Court Lafayette, CA 94549 20 Flagstone Court Lafayette, CA 94549 ** 300 Ft List** Alamo, CA 94507 James&Kathleen. Strinz Jo Ann Servs Virgie V. Jones 80 Corwin Drive 1554 Litina Dr. 10 Gary Way Alamo, CA 94507 Alamo, Ca. 94507-1013 Alamo,CA 94507-2430 Ms. Patti Parks McClain Nazanin Shakerin Mare A. Valmores Museum of Vintage Fashion Town of Danville Senior Civil Engineer 171.2 Chapparal Lane 510 La Gonda Way EBMUD Lafayette, CA 94549 Danville CA 94526 375 Eleventh Street Oakland, CA 94607-4240 Ms. Barbara J. Clancy Jean C.R. Finney District Branch Jean& Charles Gretz PO Box 947 1 1154 Danville Blvd, Alamo, CA 94507 Chief Department of Transportation Alamo, CA 94507 300 Ft List" PO Box 23660 Oakland, CA 94623-0660 Terry Roberts,Director Kathy&Mike Re Alamo Improvement Association State Clearinghouse 204 South Avenue PO Box 271 1400 Tenth Street Alamo, CA 94507 Alamo, CA 94507 PO Box 3044 Sacramento, CA 95812-3018 Frank Lockwood,President Candy Berstein Ms. Beatrice C. Newell Association for the Preservation of 220 Pebble Court Danville Boulevard 934 Esc Alamo, CA 94507 PO Box 333 Alamo CAA 9 94450077 Forwarding address EXPIRED Alamo, CA 94507 No New Address Bill McCann Bob Hodgson Dianne Mayer 15 Lewis Lane 622 Glen Road Alamo, CA 94507 Danville, CA 94526 Jennifer Cohen Preston Taylor John Henderson 345 Canterbury Court 315 Alamo Square 1723 Comstock Drive Alamo, CA 9450 Alamo, CA 94507 Walnut Creek, CA 94595 Andrew Sinclair Kyle Smith Greg R.atto 30 Lewis Lane 50 Leeds Court East 10 Lewis Lane Alamo, CA 94507 Danville, CA 94526 Alamo, CA 94507 Nancy Karplan Barbara Melton 241 Las Quebradas Lane 100 Mandalay Avenue LABELS FROM BARBARA Alamo, CA Hercules, CA 94547 CLANY S APPEAL Michael &Colleen Cameron Robert&Pamela Dominici Mark&Nancy Vanderhaeghen 2356 Ironwood Place 2382 Ironwood Place 2375 Ironwood Place Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Grace& Smitty Schmidt Ellen &Bruce Miller John&Melissa Lynch 2394 Ironwood Place 2398 Ironwood Place 22.5 Hemme Avenue Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Rod & Zenny Miller Karen &Michael Rojansky Jeff& Libby Gingrich 2395 Ironwood Place 109 La Sonoma Way 45 Los Alamos Court Alamo,CA 94507 Alamo, CA 94507 Alamo, CA 94507 Patrick Clancy Lawrence Brooks Pamela Duvall 2231 Overlook Drive 817 La Gonda Way 863 La Gonda Way Walnut Creek,CA Danville, CA Danville, CA 94507 Diane Davis Georgia&Bill Swan Keith Coleman 875 La Gonda Way 1040 La Gonda Way 960 La.Gonda Way Danville, CA 94507 Danville, CA 94507 Danville,CA 94507 Tony Keslinke Brian Perrin Razvi Asad Brandy Bingham 1610 Litina Lane 824 La Gonda Way 951 La Gonda Way Alamo,CA Danville, CA Danville, CA 94507 The Scherers Caron&David Ziegler David Pickering 42 La Gonda Way 325 Hartford Road Kathleen Huls Danville, CA 94507 Danville, CA 94507 349 Hartford Road Danville, CA 94507 Marla Nakaso Jeremy Erickson Gregg&Carol Skuce 2512 Kilpatrick Court 340 Bridgeside Circle 20 Kendall Lane San Ramon, CA 94583 Danville, CA 94506 Danville, CA Cathy&Jeremy Erickson Bruce &Dawna Erickson Cindy&Alan Salo 35 Kendall Lane Kambria&Marisa Erickson 65 Kendall Lane Danville, CA 35 Kendall Lane Danville, CA 94526 Danville, CA 94526 Maty Jo &Richard Gelhaus Susan & Willard Freeman Virginia&Terry Carnine 60 Kendall Lane 30 Kendall Lane 1574 Alamo Way Danville, CA 94.526 Danville, CA 94526 Alamo,CA Gerry Greenlaw Robert &Joan Bayston Jennifer& Scott Brister 1594 Alamo Way 1595 Alamo Way 2388 Danville BlvdAlamo, CA Alamo, CA Alamo, CA Heliman Huseby Margaret C. May Elaine Ridener 15 Saint Andrews Place 30 Fairmayden Lande 149 Wayne Avenue Alamo, CA Danville, CA Alamo,CA 94507 Sharon,Ashleigh&Daniel Cobb Patricia&Plata Grivas Barbara&Phillip Jenkins 187 Wayne Avenue 1553 Livorm Road West 154 South Via Lucia Alamo,CA Alamo,CA 94507 Alamo, CA 94507 Jim Kobayashi Joan&John Signer Howard Brush 155 Via Serena 149 Via.Serena 140 Via Serena Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Frank &Neva Lockwood Aaron Lacy Lisa&Kevin Merrick Jr. 173 Via Serena 15 Woodhaven Court 168 La Sonoma Way Alamo,CA 94507 Alamo, CA Alamo, CA 94507 Thomas&Aida Moririssey Rich&Dana Marlow Dyan Fitzsimmons Clancy 131 Daniel Drive 111 Daniel Drive 241 Montair Drive Alamo, CA 94507 Alamo, CA 94507 Danville, CA Joan Hedges Madeline &Edward Hewitson Jane&Paul Beretz 50 Sara Lane 31 Sara Lane 21 Sara Lane Alamo, CA Alamo, CA Alamo,CA Pain Peugh William& Sally Hoskins Frank,James&Linda Marasco 21 La Sonoma Drive 201 Hemme Avenue 15 Los Alamos Court Alamo, CA Alamo, CA Alamo, CA Marby&Chuck Bennett Marga Pryde Janet Poulson 25 Los Alamos Court 5 Los Alamos Court 200 Hee Avenue Alamo, CA Alamo,CA Alamo, CA Sherry Horn John&Lisa Callagy Sherry Stephens 248 Hemme Avenue 117 Via Copla 120 Via Copla Alamo,CA Alamo, CA Alamo, CA Susan Bennett Meghan McClellan Monica Henley 3004 Danville Blvd. 84 Las Quebradas Lane 1475 Vine Lane Alamo, CA Alamo, CA Alamo, CA Gale Schleimer Beverly&Larry Hendrix Roberta&Edwin James 133 Via Copla 141 Via Copla 45 Corwin Drive Alamo, CA Alamo, CA Alamo, CA Gerald Cunningham Tracy Griggs Timothy& Teresa Leach 24 Corwin Drive 50 Corwin Drive 65 Corwin Drive Alamo, CA Alamo, CA Alamo, CA Peter Stauffer Betsy Miner David Speck 44 Corwin Drive 11 Corwin Drive 12 Corwin Drive Alamo, CA Alamo, CA Alamo, CA John T. Scatterday Jeannette Rivero Jane Prucha 9 Corwin Drive 8 Corwin Drive 6 Corwin Drive Alamo, CA Alamo,CA Alamo, CA Clark Gant Lawrence Jewik Tracy Croll 4 Corwin Drive 2 Corwin Drive 1 Corwin Drive Alamo, CA Alamo, CA Alamo, CA Aya&Jiro Rodama Bethany Coutches James &Melinda Strout 3 Corwin Drive 5 Corwin Drive 85 Corwin Drive Alamo, CA Alamo, Ca Alamo, CA Wilma Joiner Mr. John Barry Diana Revetria 132 Valle Verde Court 1048 Adrienne Drive 134 Alamo Square Drive#50 Danville, CA 94526 Alamo, CA Alamo, CA Elizabeth Silva Melba&Frank Bolla Audrey&Robert Child 284 Bolla Avenue 334 Lakeview Place 124 Via Serena Alamo, CA Alamo, CA 94507 Alamo, CA Catherine Santich Tammy Freeman Darlene Cerletti 103 Alvern Court 706 Centada Circle 103 Golden Ridge Road Alamo, Ca Danville, CA Alamo, CA Mary DeGarzia Kevin Youngblood Kevin Bauer 2000 Blue Oak Court 1534 Las Trampas Road 1527 Las Trampas Road Danville, CA Alamo, CA Alamo,CA Mary Nelson Frances Mitchell Vahe Kouyoumdjian 1691 Cervato Circle 1694 Cervato Circle 1683 Cervato Circle Alamo, CA Alamo, CA Alamo, CA Mary Jane Urban Pierre Begin Chris Pulver 2615 Lunada Lane 2645 Lunada Lane 2634 Lunada Lane Alamo, CA 94507 Alamo, CA 94507 Alamo,CA 94507 Lillian Wilcox Joan Huber Robert Beyer 2554 Lunada Lane 2550 Lunada Lane 1576 Cervato Circle Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Janette Drew James &Russell Routh Helen Schwarcz 1605 Cervato Circle 1612 Cervato Circle 1664 Cervato Circle Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Kathryn Ramies Christa Schenk Annette Knapp 1670 Cervato Circle 951 Forest Lane 231 La Serana Avenue Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 Alamo Parks&Recreation Committee Vince D'Alo PO Box 811 Aliquoit Associates Carol Porter Alamo, CA 94507-0811 1330 S.Main Street, Suite 310 No address on Speaker card Walnut Creep, CA 94596 Tennis Barry Catherine Kutsuris )irector Deputy Director staff Report "Staff Report ,abets for 7116/03 7/1612003 Speakers added Jen &Pam K.appelhof ;RVRPC Appeal NOT 86 Hillmont Place already on mailing list Danville, Ca 94526 Ms. Michelle Lacy Mr. Strinz Mr. Michael Wilkuhn 510 La Gonda Way 80 Corwin Dr 1541 Las Trampas Danville,Ca 94526 Alamo, Ca 94507 Alamo, ca 94507 Ms. Peggy Green Mr. Mark.Graham Bill Souveroff 18 Rio Del Ct 5 (echo Ros Place 920 Matthew Ct Danville,Ca 94526 Danville, Ca 94526 Walnut Creek, Ca 94507 Pat Gulliford Ms. Debbie Carmel Mr. Devin Donovan 135 Austin Lane 2620 Lunada Lane 52 San Gregorio Ct Alamo, Ca 94507 Alamo, Ca 94507 Danville, Ca 94526 Ms. Sandra Myers Ms. Margy Lyman Ms. Marjorie Albert 20 Smokewood Ct 124 Lark Ct 317 Hartford Rd Danville, Ca 94526 Alamo, Ca 94507 Danville, Ca 94526 Mr. Bob Hencier Mr. Michael Marcy Ms. Cynthia Weiss 25 Lewis Court 101 Saint Beatrice Court 613 Rock Island Circle Alamo,Ca 94507 Danville, Ca 94526 Danville, Ca 94526 John D. Whetten Ms. Cindy Grosso Mr. Matt Holloway 2383 Ironwood Place 537 Justin Morgan Drive 1331 Delacy Ave Alamo, Ca 94507 Alamo, Ca 94507 Martinez, Ca 94553 Mr. Charlie Abrams Mr. Stephen V. Buschmeyer 3053 Caf6 to Drive 133 Gaywood Road Walnut Creek, Ca 94598 Alamo, Ca 94507 Speakers at SRVR-PC Lee McGill Stella Cade 324 Alamo Square Dr 750 Mandarin Lane 8/20/2003 Alamo, Ca 94507 Walnut Creek, Ca 94598 Judith Wisecarver Terry Kuehne Marianne Gagen 40 Anderson Circle 409 Fernando Ct 22 Toyon Terrace Walnut Creek, Ca 94595 San Ramon, Ca 94583 Danville, Ca 94526 Brad Waite Kevin Sanchik Ken Walters 1661 Las Trampas 00 Shantilly Ct 1975 Morello Ave Alamo, Ca 94507 Alamo, Ca 94507 Pleasant Hill, Ca 94523 Tom Blake Cathy Colman 881 Danville Blvd 1000 Starview Drive Danville,Ca 94526 Danville, CA 94526-3257 197 030 024 197 030 025 197 050 029 Creekside Community Church Richard Tre Gertz Jr. Jeffrey&Pamela Winaker 1350 Danville Blvd. Clifford Tre Gertz Alamo Springs Dr. Alamo, CA 94507 1300 Danville Blvd. Alamo, CA Alamo, CA 94507 197 040 004 197 040 007 197 040 010 Harding William T. & William&Ma H Sanford &Linda Tullis Quail Partners Llc PO Box 435 1206 Danville Blvd. 12885 Alcosta Blvd#A Alamo, CA 94507 Alamo, CA 94507 San Ramon, CA 94583 197 040 012 197 040 015 197 040 017 Zhang Dongxiao Barbara Tre Clancy Faster J&C 467 Fernwood Drive PO Box 947 1140 Danville Blvd Moraga, CA 94556 Alamo, CA 94507 Alamo, CA 94507 197 040 018 197 040 020 197 040 021 Nader Soltan KasheFi David &.Devon Jere Jonathan&Gloria Kopp 150 Alamo Plz#A 1186 Danville Blvd. 1200 Danville Blvd. Alamo, CA 94507 Alarm, CA 94507 Alamo, CA 94507 197 040 022 197 040 025 197 040 026 Kenneth&Barbara Reynolds 1 Joseph&Julianne Tre Bronner James Bufton&J Tre Mary 1196 Danville Blvd. 36 Kemline Ct 261 Santa Fe Dr Alamo, CA 94507 Alamo, CA 94507 Walnut Creek, CA 94598 197 040 027 197 040 029 197 040 030 William &Janie Mohr Roland&Jenny Tre Wong Patricia Noel 52 Kemline Ct Bradford Tre Wong 55 Kemline Ct Alamo, CA 94507 35 Kemline Ct Alamo, CA 94507 Alamo, CA 94507 197 040 031 197 040 032 197 050 004 Lynn Jansen Bradley&Elaine Paulsey CCC Public Facilities Corp. PO Box 417 21 Guerney Lane 255 Glacier Drive Diablo, CA 94528 Alamo, CA 94507 Martinez, CA 94553 197 050 007 197 050 021 197 060 004 Herbert&Lillian Ong Herbert& Lillian Ong Eve Tre Thomas PO Box 1122 PO Box 1122 1041 Adrienne Drive Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 197 060 005 197 060 006 197 060 007 Scott Deke Tre Ballard Karen Ann Fazio John &Vivian Stein 381 Hartz Ave.##D 62 Sandra Ct 56 Sandra Ct Danville, CA 94526 Alamo, CA 94507 Alamo, CA 94507 197 060 008 197 050 009 197 060 010 Le Moyne Bartling Thomas &Joyce Lynch Jr. Jamie&Jerry Ebersole 50 Sandra Ct 44 Sandra Ct 38 Sandra Ct. Alamo,CA 94507 Alamo, CA 94507 Alamo, CA 94507 197 060 011 197 060 012 197 060 013 Dana Tre Smith Casey& Anika Taylor Franklin&Katherine Tre Lett 32 Sandra Ct. 305 Richard Ct. 20 Sandra Ct. Alamo, CA 94507 Danville, CA 94526 Alamo,CA 94507 197 060 014 197 060 015 197 060 016 Tom &Angela Loukos Albert S K&Helen Wong Joseph Karg &A Tre Judith 14 Sandra Ct 8 Sandra Ct 2 Sandra Ct Alamo, CA 94507 Alamo,CA 94507 Alamo, CA 94507 197 050 017 197 060 018 197 060 029 Wilfredo Calderon John & Jayne Mullen 11 Robert&Donna Hodgson 1048 Adrienne Dr 1040 Adrienne Dr. 15 Lewis Lane Alamo, CA 94507 Alamo, CA 94507 Alamo, CA 94507 197 050 030 197 060 031 197 050 032 James Robert &Leah Hencier Andrew& Julie Sinclair Vincent&Caroline Rover 25 Lewis Lane 30 Lewis Lane 4493 Wildberry Ct Alamo, CA 94507 Alamo, CA 94507 Concord, CA 94521 197 060 033 Gregory Anthony Ratti (� � labels 25 Rodeo Avenue #4 V Sausalito, CA 94965 REQUEST To SPEAK FORK (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum More addressing, the Board. Name: 00 G� Phone: t A.d3ress tome- cit : _ ' '-- ----- I am speaking for myself r or organization: (now of orpanixation) CHECK ONE: I wish to speak on Agenda Item $�,x f . My comments will be: general. for `' against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: f J REQUEST TO SPEAR FORM (THREE (13) MINUTE LIMIT) Complete this farm and place it in the box near . the speakers' rostrum before addressing the Hoard. Name: Phone - �, - -- . Address: w City: - I am speaking for myself or organization: (now of orgsnivitfcn) CHECK ONE: I wash to speak on agenda Item # Date 101)- My comments will be. general for against I wish to ,speak on the subject of I do not wish to speak but leave these comments for the Board to consider: REQUEST TO SPEAK FORM (THREE (3) 'MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum-before addressing the Board. Name: N.. Phone a 9 Address: City: I am speaking for myself or organization: (name of orgsnizW on) CHECK O I wish to speak on Agenda Item Date;. My dents will be: general for against I wish to speak on the subject o I do not wish to speak but leave these comments for the Beard to consider. �I � fie. 't County Board of Supervisors OCT 2 12003 s Contra Costa County ^ 651 Pine Street CLERK-BOARD F,F3v^ s_0R S1 Martinez, CAN'T'Ra_JC"" "'y'",0•..�� Phyllis C. Cassel 621 Wellsbury Way Palo Alto, CA 94306 October 20,2003 RE: Almo YMCA Project. Dear County Supervisors, I am writing to you about the Palo Alto Family YMCA on Ross RD here in Palo Alto. This "Y" is located in middle of an R1 District with single family homes abutting the property on the north and west. On the south a small cement creek divides the property from single family homes, and on the east single family homes are across the street. The street is a two lane residential road with occasional stop signs. The YMCA was expanded with an amended conditional use permit in the early 1990's. The neighbors were concerned about traffic, over flow parking onto neighborhood streets, noise, lights from car movement in the evening and visual screening for the immediate neighbors. The"Y„ responded with a comprehensive traffic management program. They insist that their members and guests do not park on the street. They have arranged their schedule so that classes do not start or end at the same time as neighboring schools. They have strict policies concerning closing hours. A complaint log is maintained and is available for public review as well as city review. As one of the conditions the Planning Commission reviewed the project with a full public hearing for the first few years. Minor changes were made to the conditions and at Commission recommendation all future reviews are to be done by planning staff per the usual conditional use permit process. I participated in the initial Planning Commission hearings. To my knowledge the neighbor hood is happy with the "Y"and it has been a good neighbor. There has been no need to return to the Commission to resolve problems. The Palo Alto Family YMCA contributes much to our community and is an outstanding example of how a nonprofit organization can meet community needs in a neighborly way. Sincerely, Phyllis C. Cassel Vice-chairperson Palo Alto Planning and Transportation Commission RECEIVED E OCT 2 1 2033 Dear County Supervisor. I am writing to you in connection with the proposed YMCA in Alamo. I understand some individuals have provided you with information about the Palo Alto Family YMCA. I understand that these individuals have been stating that the Palo Alto Family YMCA is creating problems for Palo Alto and is not well received in our community. Nothing can be further from the truth. I have lived around the corner from the Palo Alto Family YMCA for 18 years. This facility was built in 1957 at the same time our neighborhood was developed. In 1991, the YMCA wanted to add an indoor pool and an exercise facility. At that time, some of my neighbors objected, complaining that the Y was noisy and not a good neighbor. While there were some noise problems during the 1980's related to a non-Y senior dance activity that occasionally took place at the facility, these no longer occur. The Palo Alto Family YMCA operates in our residential neighborhood under a conditional use permit. When the remodel and expansion was proposed, the conditional use permit needed to be revised to accommodate the new facility. After much deliberation with the neighbors and City staff, a very reasonable conditional use permit was drafted and approved by our City Council. One of the requirements included an annual review by the Planning Commission. After about 4 or 5 of these reviews, it was determined that because of the exemplary behavior of the Palo Alto Family YMCA in the remodeled facility under the new conditional use permit, that annual reviews would no longer be required. The Planning Commissioners were impressed with an informal survey done in my neighborhood where most responded that the Y presented no problem and many said it was a great asset in our community. It is a beautiful facility that our City is proud of. As to the impact on the neighborhood, I can only say it has been very positive. Almost all my neighbors and friends use the Y. We walk and bike there because the Y provides incentives for using alternative transportation. While the Y did generate a certain amount of increased traffic, this traffic has never exceeded the threshold that is considered appropriate for the local street on which it is located, Ross Road. In fact, when neighbors decided to investigate the possibility of a traffic calming project under a program sponsored by the City, it was decided that the traffic on Ross Road warranted only very minimal measures—no speed bumps or tables. These neighbors decided to adopt a Pace Car program and some additional signage—this is actually a few blocks north of the Y. There does not seem to be any concern about traffic in the vicinity of the Y. As responsible decision makers, I am sure you will evaluate this project on its own merits and not be influenced by distorted and untrue impressions of another YMCA in another city. I know that the Palo Alto Family YMCA works well in our residential neighborhood. I would expect a YMCA would also add value to the citizens of Alamo. Sincerely, Bonnie Packer 768 Stone Lane Palo Alto, CA 94303 RECE1 ry' i John F. Madden j 2003 3413 Ross Road Palo Alto, CA 94303 ^irU,sa� October 20, 2003 "`�� Us' Bear Commissioner, I am writing to share my experience as a neighbor of the Palo Alto YMCA. I came to the neighborhood in 1954 when this neighborhood was farmland, only 2 or 3 houses,plenty of wildlife. I was in my twenties,married with one young child. My property is no more than fifty feet from the YMCA property. The YMCA was first constructed in 1957; over the years my children participated in YMCA programs such as the camps; I did some volunteer work for the Y as a photographer. There were times during the years when there were problems. Teenagers made noise late in the evenings, trash was allowed to accumulate. I would complain but things continued to be unsatisfactory. So when the YMCA in the late eighties proposed to expand and more than double its size, I was concerned that the noise and traffic would become unmanageable; I worried what this would do to the value of my property. So, along with other neighbors, I testified against the expansion to the Planning Commission and the City Council. The City approved the expansion with a number of conditions and the new building opened in 1995. Fortunately things didn't turn out as I'd feared.Now that I'm retired, I have more time for exercise and I come over to the Y 5 or 6 times a week. I find nearly every YMCA employee to be friendly and helpful. There has been some increase in the traffic volume on Ross Road, especially in early mornings and late afternoons but this hasn't bothered.us. The Y is well maintained, inside and out; property values in this neighborhood have skyrocketed,just as they have all over town. About the only times I hear any noise in from the outdoor play area or when children are here with the parents getting loaded up to go away to camp—the kids are excited and the noise is to be expected; the staff run a tight ship. The Use Permit requires the Y to shut down at 10 pm and people leave as they're supposed.to. Most people park their cars in the YMCA lot so on-street parking is not a problem. I'm pleased to have the YMCA as a neighbor. Sincerely, John F. Madden REQUEST TO SPEAK FORM a (THREE (3) MINUTE LIMIT) V Complete this fora and place it in the box near the speakers"- rostrum peakers'rosstrum before addressing: they Board. Name: Phone.* Address : City: I an speaking for myself or organization (nww of organization) CHICK ONE I wish to speak on Agenda Item # bA ez; My comments will be. general for against I wish to speak on the subject of __ . I do not wish to speak but leave these comments for the Board to consider: •d --7:.'�j''`.'' ...- �Y}'.,� x fi r2 �4�..3.�� J dv'2fe�..if ��F 4r. F`...rf.,r.,re';%�;;✓-�`'--`� j/J^`�°""'+ '�`"'"�''✓r'.�''4,-'<� .. REQUEST TO SPEAK FORM (THREE ('3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' ! rostrum before addressing the Board. Name: :�, lshe* Phone: 1 r. Address: City: " ' L1 I am speaking for myself or organization: 1 1 (now of oroanizWon) 3 r CHECK axs sG"� I wish to speak on Agenda Item # Dater My comments will be: general for against I wish to speak on the subject of I do not wish to spe k but leave these comments for the Board to consider: 1 �AiG.Lt'r" Y �✓ yrs ,!Q'''G, j„ fs�� ✓ £'%.'C..-' '.'S <-fa� G `.L�A F'�. � :".��,;//,(.til,".....�,.n d$'�'Cr' t y y .. .. ............ REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and , P place it in the box near the speakers rostrum before addressing the, Beard. Name: y Phone: 7317�L I� Address: ,its: � 3 .. I am speaking for myself or organization: e Om w of orsenization) g� E CHECK ONES I wish to speak on Agenda Item # Date:. M comments will be: My general for � against I wish to speak on the subject of " I do not wish to s b lea a thespmeWnk fothe Beard to cons der: 40 REQUEST TO SPEAK FORM (THREE ('3) MINUTE LIMIT) Complete this form and , x P place it in the box near the speakers rostrum before. addressing the Board. Name: Phone: tr � tz� f Address ax 7 = " 'r 5 �� city: '<° LL I am speaking for myself 't or organization: (rmw of orounfration) CHECK ONE: I wish to speak on Agenda Item p g # Date. My comments will be: general for against I wish to speak on the subject of " I do not wish to speak but leave these coants fo,r, the Board to consider: ISr . i � f?�/ :f��s;�, y,��b✓�J �'�ri �...�i G U of ��q�� hv�fiu-e, �f3 4.�1'y"�asS� �za-�,Y�irrp'�J� �{'3 P �'��,�{% �Ye�7�'�' '�':�"i i,>`.,: tfy;:ts ,r,�.:,/9 F`i a"� � `7• �'E,%� REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this farm and place it in the box near the speakers' rostrum before addressing the Board. Name: `` ` j ' `> :' ol Lt. " Phone: Address: : City I an speaking for myself �-�` or organization. Cr of or4u►ization) CHECK ONE: I wish to speak on Ageinda Itemez My comments will be. general. for ___ _ against I wish to speak on the subject o I do not wish to spea,X but leave these ommn ff r ;-the • Board to consider: r' ` m `1 � �` /.% d a ,✓j '•YGr •'�`.� '`�� „i�.#'''f /~ .'' �`r l'ji�". `:-.f ,•�/. 8r �i'rt +L ,/" .ry .� .. (,.,,Z / f l REQUEST TO SPEAK FORM (THREE ( ) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addreAsing the Board. Name- "� . r r r t C -. Phone: cf _ C it P g / y� p djf tj frr t Address • 1 I am speaking for myself ' or organization (ram of orimizstion) CHECK ONE: 1 I wish to speak on Agenda Item # `ifs: My comments will be: general for against I wish to speak on the subject of - I do not wish to speak, but leave these comments for the Board to consider: � � �r.rrk �.�;� ��, ,>' +y�° 422A /�/J J i ' .... _ .�. x _.. . .. a REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) k Complete this form and p place it in the box near the speakers' rostrum before addressing the Board. Names Phone: 7 I Address: City. i I am speaking for myself or organization. (nww of orimustion) w CHECX ONE: I wish to speak on Agenda Item , : My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: oo,r e REQUEST TO SPEAK FORM 9 {THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Hoard Name: t Phone Address city: I an speaking for myself or organization,- - ` e (Haste of or4mirstion) 3 CHECK ONE: - I wish to speak on Agenda Item $mos My comments will be: general for against 1 I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: y i REQUEST TO SPEAK FORK .. u (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: U'14"44' -- Phone: Address: City. 21 f I am speaking for myself or organization: {nam of organization) CHECK ONE: Date: : I wish to speak on Agenda Item # My comments will be: general for against I wish to speak on the subject of « I do not wash to speak but leave these comments for the Board to consider: tt REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. 72 Name: Y' i DA Phone: ,�� c1 Address: . -1 § J City: I am speaking for myself or organization: (nest of organization) CHECK ONES I wish to speak on Agenda Item # Date:- My comments will be: general _ for against I wish to speak on the subject of I do not wish to speak but Jeave these comments for the Board to consider: 2 Lpast tYt+ tisR , tt tca e se t) r� box next sc�r�: your ageia 2. da, Will beed tam r tatn. { pl'+ ase spew ito m: a . in dry s Ota��nq y.bu X4,00 and �dda*04 and rwhet�er ark r i .ng ft r yc� x`self c� r+ se it ► ive Of Ah Oto tAti0A; 4,.; dive the Clr . c4pau t su pert da�u ent ti'' �.f air iia P * .,. oir� n t - : ,unit .yb r. pr '� iltc`t `:t� h�' ' '. E' JL a )!tb 'iti�; 1tEe . r� de C�al.r prem era. i A ti .a11 sir - gay' e } . :h ? -; > € REQUEST TO SPEAK FORM -3 (THREE (3) MINUTE LIMIT) Complete this farm and place it in the box near the speakers' rostrum before addressing the Beard. j E Name: � t lids � �� r�� Phone: '��' c z a Address: ' : city: c_ j I am spearing for myself or organization:- Oi4 of organization) CHECK ONE: I wish to speak can Agenda Item # bI e: My comments will be: general for against I wish to speak on the subject of 1 - --` I do not wish to spearc but leave t es comments fo the Beard to consider: e- w NA Z � - Y t ' ..... _ _ REQUEST TO SPEAK FORM bG V (THREE ('3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: ££ Phone: Address: ! i Cityt ' i I I am speaking for myself ` or organization: (ram of orpanizatian) CHECK ONE: I I wish to speak on Agenda Item # Date: My comments will be: general for against ' I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: _ 5r 4 Ltit,AW, /Z0 o 1v q0 a , REQUEST TO SPEAR FORD V (THREE (3) MINUTE LIMIT) 4 1 Complete this form and place it in the box near the speakers' ff . rostrum before addressing the Board. � Name: LPhone Address: h" 11J. "J r "", Cit y 3 I an speaking for myself or organization. 1 (nom of or0mizstion) CHECK ONE: I wish to speak on Agenda Item # b'e: My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: i N-GPr,ti'1+r.. �4t 'T, _.v,.1, _ .&--r - ,ttwon u'ti _ .vt A-Cl- �.nortf a ::....:::....... REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: ,r;� ,. ` � 3 i �'{ Phone Address': +City:_ , . I am speaking for myself or organization: r (nmel of organization) CHECK ONE: I wish to speak on Agenda Item # bIres My comments will be: general for against I wish to speak `on the subject of I do not wish to speak 1�ut X.eave these: co"ents for the Board to consider: v f a 1F Eft 9\! f } s � Jd f " 1 REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) f " Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: ?-- Phone: ! J z f' r Address: C ' Cita: , I am speaking for myself or organization: `' - (name of organization) CHECK ONE: I wish to speak on Agenda Item # Na "e: � - My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: r Allo r REQUEST TO SPEAK FORK u (THREE (3) MINUTE LIMIT} . Complete this form and place it in the box near the speakers' rostrum before addressing. the Board. Name: J Cq ° Phone: e - Adciressz �� . �, � —.. r city: I am speaking for myself or organization: (nmo of or4anization) CHECK ONE** I wish to speak on Agenda Item # 'rims r "� My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these compents. for the Board to consider: T w .a k C i REQUEST TO SPEAK ,FORM I (THREE (3) MINUTE LIMIT) j Complete this fora and place it in the box near the speakers' rostrum before addressing: the Board. Names _1� r_ Phone Address. city:.... I am speaking for myself or organization. • (naw of organization) CHECK ONE: I wish to speak on Agenda Item # _Mea My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these commepts forst Board to considers t _ ��3,{Q REQUEST TO SPEAR FORK (THREE (3) MINUTE LIMIT) 4 Complete this form and place it in the box near the speakers rostrum before addressing the Board. i Name: ` Phone: r' Addres's': o. e, _ city: I am speaking for myself or organization: A (nares of oromfration) CHECK ONE: r , i I wish to speak on Agenda Item # ba e: My comments will be: general for against i I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: REQUEST TO SPEAK FORM s (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: Phone: (9ZS)aD, i Address: City: " k' ✓' - . t i I am speaking for. myself or organization: i (name of or6anitation) CHECK ONE: I wish to speak on Agenda Itemif s: ' '' k My comments will be: general for against I wish to speak on the subject of . I do not wish to speak but.1gave these comments for the Board to consider: Thl iillu, U, -CA �VJ Lih 6� a6n t it-YA- TM fke Q. i t L.1 v"�`"'+.s3i'y:•6" "s 4 $" { ,"IS7 a+4y4a ''- c csit' tTY . �I � 'J� r �y loore a the boxe t , brr3your ' a e t X is Y F,Sy Y, ti. 1y{yq�� .ty4 + tt :t� . r}{ aa y ] MM Y tti thdr Olt M ¢`ki£ R' ;Y Tit �}•� � + "tt 'Yf are:we etpgcrt d+ u �..et�.:n if' avaia�.i�� yrol speakinc�. f, 7 . s aLYzourp e@r� a ioi a 112t� A,Va d re r a rig o mmeztt . %A44, y +r v .> s s Baker . Pe::190ns may be.- h rdy. . 3 REQUEST TO SPEAR FARM (THREE (.3) MINUTE LIMIT) Complete this farm and place it in the box near the speakers' rostrum before addressing; the Board. Name* _ G ?A Phone: _ rte'_c,11 � Address:. " r Citys I am Speaking for myself or organization:, -VLJZA� (nam of or$anization3 CHECK ONE: I wish to speak on Agenda Item Q Va"Te My comments will be: general for L+' against I wish to speak on the subject of I do not wish to speck b leve these c mments fo t e Board to consider: - f f ,�` ,3 . t �y 0tt� c�t� i. Se Y ` �� < mk4 ' it Aw at YN:: 1l�yy6 •M hr ai G� W iiliid o�Vi tr f6 { t)iv 4..theC. lek. oop * On. O , '�� atih i '_a�ralaid . sakinr '. 5yar +rhtaf r�r 'tri �ttef hviv oir3 gep at #gig om x� s bode by q- i SO ti rs, w igt2 '. f e ations:i° REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) 31All � Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: — —` -' Ao cp-5��-_j Phone: � ']vs, ST55 Address: City: , ` I am speaking for myself r.._�r._. or organization; mama of prim i zat i on) CHECK ONE: I wish to speak on Agenda Item." ; My comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: To O 10 REQUEST TO SPEAK FORM !' ,. -,- (THREE ('3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' K rostrum before addressing the Board. t Name: + Nth C Firne• 1` , • 4'g� •Address: 1`G� �� - � City• -pa I am speaking for myself or organizations k (nw* of organization) 1 CHECK ONE: i I wish to speak on Agenda Item # Dates My comments will be: general for against I wish to. speak on the subject of _ I do not wish to speak but Leave these comments for the Board to considers (A"' + �� - 1 '^` aL- � � CV,1�nIla, REQUEST To $PEAK FORM A-0 (THREE (3) XINUTE LIMIT) 1 Complete this form and place it in the box near the speakers' rostrum before addressing the, Board. ff , Name: df 1Yt-(t t Phones Address: � 6lC-,spry City: I am speaking for myself or organization: (name of organization) 1 CHECK ONE: I wish to speak on Agenda Item # Date My commentswill be: general _..__._ for against I wish to speak on the subject of I do not wish to speak but ,leave these cowmen s ` a the Board to considers A su ' r - 681t the �'R n. tee'. quest e k o eVerse # e x nexto ieseaer* aeyour age»`e m'.:is tc b o , e�t. 2 . Dduxill be �1 _tbctake t ati�csn. . b s �itnga��tr name;. and- d a rind {whether � '+d l ng �r *c��urself a t A O iiiehtetly of aux n at' ori. P . v+ ::thel+ kap your . eipbt d+ uiante3sn'., fratilEW + Baking. >.< y y, mit.Ing. bt) ` p ' sen : ► tc? the M � ,ivoc � uraent y prewioie ► rs. "h :aha r 19 . th b � k s a 11 �% €k9 '^fit u " f_S Xt`�Nc �` "r s ll ��E t � �? G� L ' #�- ^�`"` "g t�kf S",''y ��i�+'e./ .. --•. y�: 3/ .� Ym%lf t4. z.4 .' .P �.y6. �9ftR.. ¢ REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) � Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Y� { Name: V �1 iF °� 'f • ' � _' €r- �� Phone• i Address: t ;, ► i J r City: �1t✓ �� s i t 1 m i I am speaking for myself '— or organization: (nww of orwfzation) CHECK ONE: I wish to speak on Agenda Item # bate Icy comments will be: general for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: a REQUEST TO SPEAK FORM r (THREE 0) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name• 5 ' ' £�` Phone it Address: ; y ;. / , ;, � y� � { 1rr♦+ rt s E I am speaking for myself or organization: (name of "anitstion) CHECK ONE: 's I wish to speak on Agenda Item # Date: My comments will be: general for against I wish to speak on the subject of I do not wish to speak but llav, those comm nt�s dor the { Board to consider: '. d <z uC ov 4.. 4 .W s p " & ~� d..'-^ l yh- •ti'"K 1f '° SJ'S/i,FC.-'" ?'.&r ;!` ^,f5 1 y - 'l/" ' Y tc... .�y✓�f k:"dr(i b�'�'I "i Sf'�Yi.�t�f4 r_1�.+f REQUEST TO SPEAK FORM � f {THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers/ rostrum# before addressing the' Board. Name: +�/ '✓! f(d �li' r/JSf./�] • f "f\}, m 6d { phone. ; t ." f n Address: 1 � l� ? t1 , t� l�r )av�,City: I am speaking for myself 1� _ or organization: ~ (name of oroanizstion) CHECK ONE. I wish to speak on Agenda Item # Date: My comments will be: general for against I wish to speak on the subject of VI do not wish to speak but leave these comments for the f Board to consider: 4, ?' 04 It'. / 41 Y#M�k f (m ..... - ................_..- � .. . ,::...........:.:::........... :::.....::.:::...... REQUEST TO SPEAK FORM 6 (THREE (3) MINUTE LIMIT) ` Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Phone. 2-6 L�-f� V r �f to Addressi City: I am speaking for myself or organization: (name of organfzstion) j CHECK. ONE: ! I wish to speak on Agenda Item # Va"l"e: 3 , i My comments will be: general for against I wish to speak on the subject of , I do not wish to speak but leave these ommente for the Board to consider: ,cs ,r r; s 0 - batwckk-at3 uwmu E C$s�iYlVY�c}h4 t?t C plLLs t't5 t W �� .{SCA OV'Ci Ps '11�.t � ."t.-tomr�.iv'YttSr�.t REQUEST TO SPEAK FORM f% (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: Phone: _ Address: 1 ( � f`a c City: 1 4 I am speaking for myself or organization: (rmw of organization) CHECK ONE: pp I wish to speak on Agenda Item # Dater My comments will be: general for against I wish to speak on the subject of I do not wish to speak but ave th se oommants 'for the Beard to consider: �� GVY -it 4 C ..-17—M 11 -aTi ti_. a._ _.777 Y_7 _ ..... _.. ..... 1 posit the rrReques to 5pea_C fix ev. r e `lice this box nett trigp ; e *s. cr+� are yourWI ( ea� y( u will by C144 ed qn to make �tu� tats(�n. rae: spa ,,h by ss71 tng your names and adc � id whethsr ark ss afi ng far yourself o6 `irssntiivi; of 4:0or.'ganzatsti, . .thele n oP sofyour Spsrt ds� umntt ©ri if avaia ►: sr►r �g akng.' tthe + s t rAvoic ; e ►ea ng c mmonta daa, .box Prey" Ca yrait 4 , th, ff "t sol '��."C '�4Y 5k'�i: e y.`-?1uw-Eg �,,�1xfiLM.+� V��t�` .t;'�,, s.s:t�v�. :w '��t�- •-�.es '�r�J�\,�" 5'�.'LK.'� y �tk v �'� � t2.re. '�1 , � i fit oi� -A;)�- - i 3 j * + C �, REQUEST To SPEAR FORM (THREE (3) !MINUTE LIMIT) i Complete this form and place it in the box near the speakers* rostrum before addressing the' Board. Name: 6 -G L_ Phone: Address: City: j , I am speaking for myself ---X or organization: w (name of organization) CHECK ONE: - Y wish to speak on Agenda Item # Date: 1' 4 My comments will be: general �.lG for against I wish to speak on the subject of 1 / I do not wish to speak but leave these comments for the Board to consider: REQUEST TO SPEAK FORM h (THREE (3) MINUTE LIMIT) s Complete this form and place it in the boar near the speakers' rostrum before addressing the' Board. Name: Phone: pC Address: r. �;� .•: y` fSi i �';,i ''" $„ a 4ity:_ �. <y. E I an speaking for myself or organization: I (name of organization) CHECK ONE: I wish to speak on Agenda Item # Date: My comments •will be: general for against I wish to :speak on .the subject of I do not wish to speak but leave these commonts ,for the Board to consider: t 5 to g .":. !q <"'>"!f:f't `:5 yc 3.{:..:c;'h,Y c ,�<} � .f,�'t� .,.-/ :.i:': 3 i�-��.�3, ',�� S _. I •'> € '+ REQUEST TO SPEAK FORM fff (THREE (3) MINUTE LIMIT) Complete this farm and place it in the box near the speakers' rostrum before addressing the Board. Name: A-L L 4 & S- Phone: Address: f3 G`i '" city: I am speaking for myself or organization: (name of organization) CHECK ONE: - . I wish to speak on Agenda Item # Date: My comments will be: general for against I wish to speak on the subject of .� I do not wish to speak but •leave these comments for the Board to consider: 67 i py Aq. j f/ . f,yg C-V-1- /V,0 �... ;a A-1"1 1,11/1.t A sVA , pbs theNO .-Ore e�rrse sidedr ox ex...-to tt }�e s m �rsl�h �. c��re your agenda AS 5 ,l Y'@Lt will b+ die tbvak+ 1 .. � + 'Peg" A-6 � bpl t-_ poe�r name And l r s ai d whether, ark i� ai Og, i�tr yc� #rse f its th+s . .6..of 4h0iatiai�� the /y�]may _ /r*=mss ' �..i -� �V Y*y t8 \d.�e�'iP+F ,. p 'Y.V.i Ji k s�Pp tt documentation if aV, Alab +� ► ori spt akingr. . t . t t��r ,, r�esnta :tl� rets« AX ie} eatnc immhs ne€e .by pxevors ;' p+ rs. , y ii e h b '� sins. nay: e y REQUEST To SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing: the Board. ,r., -9;Z -31,3J Qc..J�'rZr�5 bL±' � �sC,Q, v sj v-78 3 w t J kyr Name: Shone:W 6- Address: 5`Addressa ' / L 09 S 7, yYA. G r city s.r? I an speaking for myself or organization:, (naw of orimIzation) CHECK ONE t I wish to speak on Agenda Item # aa e: My comments will be: general for „ against I wish to speak on the subject of r I do not wish to speak but leave these comments for the Board to considers _1�'r1faJO8`6 /AID r �J d nt '"'L'on1 Lir 7/ (tare CD')Ivey, ©Je , P 0UQ " , /WP&Aot45 , �. .... .......... _ REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) ! Complete this form and dace it in the box ,near the speakers' rostrum bfare addressing the Beard. Name: C14 Phone Address: = City: I am speaking for myself or, organization. (now of organization) CHECK ONE: I wish to speak on Agenda Item # Tates My comments will be: general for against I wish to speak on the subject of .- I do not wish to speak but leave these comments for the B0 to considers 1 REQUEST TO SPEAK FORM (THREE ('3) MINUTE LIMIT) lace it in the box near the Complete this form and p speakers' rostrum hefo a adds sing the Board. i Names Phones 1 Address City' 3 I am speaking for myself car organizations j (rwmr of organization) 3, i CHECK ONE: I wish to speak on Agenda Item l Date: My comments 'will be: general _ for against I wish to speak on the subject of _ ✓`+. I do not wish to speak but leave these comments for the Board o consider: 0,t3as � IAe REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) i Complete this form and place it in the box near the speakers' rostrum before addressing the Board.. Name: Hui-rol Phone: Address-- q ' 7 q bro a d moor Dr. city: 'an ,L m. n I am speaking for myself or organizations (Hama of organization) CHECK ONE: I wish to speak on Agenda Item # $lrds JQ-2-1 My comments will be: general. or� against I wish to speak on the subject of S ,V,. V M Cit '-A G1 i; ty. I do not wish to speak but leave these comments for the Board to consider: _ _ �tnK. t- i tPt �skY �hn cat a y pry 05 ed AVL9 C` v muds 4W - 'qt Y'2 o n i� pre) ,e c+ .Ye ' wi 11 be, an asp S-� nod- cc detr i rne'� +v ottr REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the' Board. < s Name: - >� 14 s' Phone: L '•C J 3 Address: City: Al € .> I am speaking for myself or organization: X (name of orilanization) CHECK ONE: I wish to speak on Agenda Item # Date: My comments will be: general for against I wish to speak on the subject of - I do not wish to speak �but, leave }these cq=onts for the Board to consider: ;,�< ; � � ' "' t� S`v 3i L.`• `�S a �/', -Y i �� I"�,.-yy. :�...q ,..,.,. l � P V zt S iAi �,Y ^.ti �g,��'� � ��''�� ...M1�+ ,/ /: �t1 - �'� �qj° s 4 �� t1irrc `' F i pit the �RqutSl t " €, the boat TfeJge Lo tie f'sh� e �: orb , a *91 itTe. Cllr ad t+ m Y Y+ u will be ,fir t mal tt ttibn 'ee` spa it+ , ? Aging � r Dathe andddii end. whether 3 ai»g 6rcuself ark ` ` pr scree i i tri .of +z n hit. t r n,, ve+. theCloit ; t i atip©rt dooumenati+�n i avid " peaking. s lint r +�tiC>, ►F Avoid +jeat n+ ezt ode . Yprevi� eai w .:. sons b �r a REQUEST TO SPEAK FORM 'f i (THREE ('3) MINUTE LIMIT) ' Complete this form and place it in the box near the speakers' rostrum before addressing the' Board. Name: _ ;, !,.<L " _ Phone: t Address: city: - I am speaking for myself or organization: (nWW of organization) CHECK ONE: I wish to speak on Agenda Item # Date. My comments will be. general - far against I wish to speak on the subject of I do not wish to spe k but. :i a e, these comm nts for the Beard to consider: - `{ �f'�yfri, ,` }�3k°'e rl L `#` t. T ?rt�.�F:.r REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) / � Complete this form and place it in the box near the speakers' rostrum before addressing. the Board. 1 Name: , r _ ,. i�� Phone: ' Address: �` 1 'i ' City:2229:&722L��•:. I am speaking for myself or organization:- (name of or4mization) CHECK ONE: � ,�i d.� Z,7� I wish to speak on Agenda Item baafi: Y 0 My comments will be: general for against E I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: i REQUEST TO SPEAK FORK (THREE (3) MINUTE LIMIT) M Complete this form and place it in the box near the speakers' rostrum before addressing. the Board. Name: G' at N -SAA t`wftem` - Phone: (92-5) 4qq t\W4 Address: LoUwovrd GT Cite: Soffit TZWOVI I am speaking for myself ✓ or organization: (now of orimization) CHECK 014E: Gil, , I wish to speak on Agenda Item # `5a5e: x My comments will be: general for against I wish to speak on the subject of . v I do not wish to speak but leave these c mments for the Board to consider: 11 hR5 i�vvved ms iEFc ;`use' As I r 7An1L wA lle td t'�' !meyr yz, jk� //,V-" a 6,4, d 1✓7_ 4ty, f o � nrrnruaiwt� s ,- etc. ✓ '(� cAv �f r *,W y w I'll s sw, ` it'll ►-oaf j �t awl s� f : r, # t i✓iC �5 Lehi, yMYti. 5 a e ? E> our or te <: .;..,. +� *,,.the aftdOdht at + bOtte, skinc . pea fibi12"' pt M"Il r to tt�e� old = +t .h5 *644 �y ptov, t ss s e3cers. (�eh chairy atsricr a31 perspnz may. bt. h"rbkc s f I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. Approval is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley, as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. I have resided in Martinez for 14 years, and my children grew up with the Irvin Deutscher YMCA in Pleasant Hill. My daughter and son have spent many hours in "Y" after school programs. As they grew, they enjoyed working out at the Pleasant Hill facility to improve their sports abilities. I truly believe it gave them the opportunity to feel good about themselves and have a safe and encouraging place to spend their down time. Now that they are young adults f1 and 20 years-old), they still use the facility to play racquetball, swim and stay in shape. It is so important to teach people to feel good about their bodies and in encourage strong family values, as the YMCA does. 1,myself, enjoy going to the"Y" to work out and swim. My favorite is a trip to the sauna where I have met people visiting from as far away as Japan. Some of these people were "Y"members in other countries and visit the YMCAs worldwide. The fact that this organization is respected so highly by people from all over the world makes it an asset to any neighborhood. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire county in providing needed programs for our kids, families and seniors. Your positive vote could improve the quality of life for many, for years to come. Sincerely, Marie Stowers Knutson, County Connection Employee Commligity Relations,,Reprevs.ntative REQUEST TO SPEAK FORM A (THREE (3) MINU'T'E LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Name: � r46,0-n Phone.: Address City I am speaking for myself or organization (now of organization) i CHECK ONE: I wish to speak on Agenda Item15a 's: fes' `.Pa eMy comments will be: general for Lagainst I wish to speak on the subject of jz"'x<:� Y41 ,•`"� I do not wish to speak but leave these comments for the Board to consider: „ f �� + :a.� me . • fes -+ .7 4. .s�c epi r REQUEST TO SPEAK FORM i (THREE (3) MINUTE LIMIT) f 3 Complete this form and place it in the box near the speakers' rostrum before addressing the Board. 1 Name: Phones ` Address: .�lt City: xOr 1 I am speaking for myself or organization: 3 i (mune of organization) j CHECK ONE: I wish to speak on Agenda Item Date: My consents will be: general for . against I wish to. speak on the subject of I do not wish to speak but leave t-hese comments for the Board to consider ,/' ' ' 8w of Su i'fdsors, OCT ER 3 Supervisors, w. Rs - , of .968, <e .£ s'3fted im,�o our hs nie at 120 hwi Gate 4 €3#F of, 1..'a nii.lt- Ave, i,-, ,,.-n . Si��iI#i 1-31v& i�, t.hk ONLY ;valablwro i`v�.to ui _frv-, . this x iS4igi r which eGcoln Sscn.? l Jri n f, sites arx streets, he V-nstwin'g ars have seen a drarnatic increase in the ofi�ai -c on-,Da-nvfl.'-'h,�B1111-vd Whor" s tra:f& slows on the 680 Reeway's..he f3venfl.ovv to Danville 5,i i;r of ,g id-Il ick. "'sE#f:in3 a.-n.! ?3.i'�".3:;'L'�.�,raffle .n th-is area,��i.��tenfiall Creates ;�f: V�5R d ", ..r,��3'4fJfY' S,.ti S k.'�4..'f.~' t{.lff Gtr #{i 4 hat, it f 7; tv L��•.y 4. ��w n��F! S,' vehicles lie oftNs are. , ,� jvssibiiity s.`}?: iw : tragedy must not be overfl 'oked 3S,be zea- i to wild a s3Aht; i. S#Txi'r ,.. :afe and sane l;sS:-wdon.'o;an be Rmmd that T1s n,, s.n'£ usa{,.o ti:fh .s€## • '?;'i <,i.:'the 'urz.ei:o.i>< restrictions crid. 9>"Lq�ifed hen-- Sal�'k'E. : of the users an.,J the+.ww"ri.unity, #. Weve the land use s�.i,?sicy for our areae '3-44 Jk, 'xTief w 3 .zt #-'4 .1?. Esw.y to enter oexit u' 's1 (. si�:Sf' i3 U)ol A igo and ;.'iwtg a`'r R.d.*"- vvas d velolmod -whin this in rain,-L T hore mss.i ,nni 4 rous an-,as i3',this, >a]h`.,Y' trdh4 re This MI A acili�, v1'?uld present absolutely no traffic. of safe-:`,' problenn.s. 'tai,"sy Sincerely yows, 120 .r€ori ate Ct n>:arno,Ca, OCT 2 12000 vy `C.:.?:, 5{u,:r,r?i3..a•a-YC3 ix i .:.��.: To: John Sweeten, Clerk of the Board of Supervisors c PA cv -o. From: Dana Fitzsimmons,resident of Alamo (925) 765-0301 RE: Hearing on the appeal by Mark Armstrong for the San Ramon Valley YMCA I am strongly opposed to a 40,000 square foot public facility placed in the heart of a tiny residential town. The access to this proposed building is within 100 yards of a school, and the only easement is via a narrow 2 lane road. Danville Blvd experiences morning traffic as a result of freeway overflow and children transportation to school. Despite what the traffic report said,there IS significant congestion in the morning 5 days a week. I am on that road 5 days a week taking kids to school. A 40,000 square foot facility will attract thousands of people in and out of the facility through the day. This public facility will be open until after dark, and there is no guarantee how late the facility will agree to stay open. A facility as large as this will be,will only cause more severe traffic congestion and members of the facility will be forced to park on Danville Blvd. The facility will be large enough to handle hundreds more people than they have parking for. They will need to staff the facility, so where will the employees park? Will they be asked to park on the street to leave open the parking spaces for the members? If that is the case, there will be cars parked on Danville Blvd at the height of the traffic hour. As time goes by and the facility experiences it's staffing turnover,their will be changes in the way the YMCA handles the parking and traffic problems. The membership will grow to accommodate the 40,000 facility. 'There are too many accidents as a result of frustrated commuters that involve pedestrians. This facility will attract families and children, that will need to be walking from the Iron Horse and crossing the busy intersection. If this facility is approved to be built, Alamo will experience some big town problems,with out the ability to flex. There is no alternative easement for this proposed location. There is not sufficient parking for the proposed size of the facility. I am concerned about un-supervised children biking,busing&walking to the facility to"hang out"until the facility closes. Alamo has experienced low crime and low vandalism. Will working parents from other neighborhoods be expecting their children to get themselves to the facility via the Iron Horse trail or bus system? There is a proposed basketball and skateboard park. These areas, will for the most part, be un-supervised. Staffing for these supervision positions is difficult to maintain. The YMCA is currently trying to hire for their Alamo facilities and they are having trouble getting qualified people to apply and stay at the wages they offer. As it is, the YMCA has a very high turn over of employees at the Alamo facilities. There are very few that stay more than a year. If employees do not show up, or they can not fill the position,will children be turned away and forced to find their way back home or to the school they came from? If minors are allowed to"hang out"until after dark,there is an opportunity for sexual predators to target the children. There is also the opportunity for bored un-supervised teenagers turning to vandalism on our Iron Horse trail and to the neighbors that live along the YMCA drive way. If the YMCA will have ongoing staffing challenges to supervise the children. If the facility is as big as it is proposed to be, there will be many problems for the residents of Alamo. The biggest I see, is the parking,the congestion it will cause, the inevitable lack of supervision of minors in the out door parks and the after dark hours of the facility. Thank you for considering these issues. My name is Jean Stiuble.I live at 2 Deodar Lane in Alamo.Our property abuts Danville Blvd. south of the proposed YMCA site near the border with the city of Danville. I don't want to use my time to repeat the arguments of the Alamo Improvement Association and the San Ramon Valley Planning Commission both of which,after many hours of careful deliberation,have rejected the YMCA project in its current form.Rather,I would like to speak as resident of Alamo. We purchased our house in 1972. Over the last three decades,the population of the Alamo-Danville area has greatly increased as has the use of Danville Blvd.Even when the 680 freeway is not congested,at certain times of the day turning left onto the Blvd.is a major hassle.I have found that it is sometimes easier to turn right and make a U-turn on a side street in order to head south on the Blvd.If there is major congestion on the freeway,which is often a daily occurrence,the situation becomes impossible.After listening to the discussions before the San Ramon Planning Commission,there appears to be serious uncertainty about the impact of the project on traffic. I am here to assert that ANY marginal increase in traffic from the proposed facility at ANY time of day will have a detrimental effect on the quality of life of residents who live near Danville Blvd. And such an increase would affect all residents of South Alamo at peak hours or when accidents occur on 680. Finally,please note that the City of Danville has rejected a second entrance to the facility that would partially alleviate the traffic problem and substantially improve the safety of the facility. I personally don't believe that any conceivable YMCA facility should be built adjacent to Danville Blvd. in Alamo.But even the Alamo Improvement Association's moderate request for a staged development for the facility in order to understand its impact on our neighborhood and the traffic patterns for all of Alamo has been rejected by the YMCA. if this project is allowed to proceed and the negative impacts,which seem so obvious to many of us,occur there will be no retroactive remedy. Any penalty paid by the YMCA will not help the residents of South Alamo.I therefore urge you to affirm the decision of the San Ramon Valley Planning Commission and reject this project. .......................................................... REQUEST TO SPEAK FORK (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing. the Board. Name: Phone Address: ( , Cit ILL— I am speaking for myself or organizatiom, (nme of organization) CHECK ONE: I wish to speak on Agenda Item # Cr-1- blfe: ' My comments will be: general — for against I wish to speak on the subject of YiA P A b� I do not wish to speak but leave these comments for the Board to consider: 44 4-j REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum 'before addressing the Board. Name: C Phone: Address City: A I am speaking for myself r organization: (name of Organization) CHECK ONE: I wish to speak on Agenda Item # Date:' My comments will be: general _ for against I wish to speak on the subject of I do not wish to speak but leave these comments for the Board to consider: T e lesl To The Contra Costa County Board of Su ervio$s: October 21,2003 The San Ramon Valley Regional Planning Comdenied the application of the YMCA to build their 40,300 sq. ft. facility plus the'-'additional 3020 sq.ft. of outdoor facilities. Most residents of Alamo were very pleased with that outcome and believe that the Contra Costa County Board of Supervisors will also deny the YMCA land use permit. For the last five meetings the area residents who will be impacted the most by the placement of a huge facility in Alamo have been outnumbered by the "Y" staff, "Y" board .members, "Y" lawyers, "Y" engineers and "Yrr volunteers from all over the county. The "Y" does not impact them where they live. None of us moved to this area to be placed in the midst of the REGIONAL YMCA CENTER and that is what is being proposed. This use of the "Y" is not discussed either. In the "Y" letter of October 1, 2003 sent to "Y" members of Contra Costa County, there is a statement indicating that the "Y" in Alamo will implement the "Y" future facility development plans in Concord- Clayton and Oakley and also sustained program activity in the community of Monument Corridor. This seems more than has ever been indicated as the responsibility of one "Y". Members will be drawn from all over the county to travel our two lane Danville Blvd. This "Y" would be the only "Y" to be built in a village with only one through road. The variances they are requesting are ludicrous. They want retaining walls of 6 to 121/2 feet where 3 feet is the maximum and a bridge with 0 feet setback when 25 feet is required. The property is zoned for 9 homes which would generate 90 car trips per day. The "Y" at a public meeting stated they would generate 3000 car trips per day. The 121/2 acre parcel would a fabulous picnic/park.area for Alamo. Our Alamo Recreation Dept. is an active group and would make good use of the area with a very positive impact on the residents of Alamo and Danville. On October 13, 2003 an emergency vehicle was trying to negotiate Hemme just as school let out. It became necessary for parents to direct the grid locked traffic. What would happen if the "Y" were in session too? Also, the dangers of increased foot traffic and bicycle traffic on Hemme and Danville Blvd.because of children attempting to cross the street would be unconscionable. -�-- REQUEST TO SPEAK FORM i ' (THREE (3) MINUTE LIMIT) Complete this form and place it in the box near the speakers' rostrum before addressing the Board, Name: �� ,..� Phone ' - Address: I'5 kaAJL1. City*- } I an speaking for myself or organization: (nava of orpanitation) CHECK ONE: I wish to speak ion Agenda Item # 20 $re. 161.11 6 My comments will be: general for against Z Cart I wish to speak cin the sub j ect of I do not wish to speak but leave these comments for the Board to consider.* ` -- REQUEST TO SPEAK FORM (THREE #.3j MINUTE LIMIT) " Complete this form and place it in the box near the speakers' rostrum before addressing. the Board. Name: Phone. t 25f ' f Address: .� � city. I am speaking for myself or organization:, (now of organization) CHECK ONE: I wish to speak on Agenda Item # -D dire. . My comments will be: general for against --_ I wish to speak can the subject of I do not wish to speak but leave these comments for the Board to consider:p 1 ager it) ib hb_rr-J2 6 Mk 4ar '16 MIA4 AWAk,�Y HH , 4ccc�sarra[ .�c13 t75c Lv�t � d d +cit t � u vtav arcr �la�trgc, ttt� dvr�� csrr►r�au�C .� � � { 4.,. th wo tg {Aw r � tAt e r - . * )? _ Sgk- atria IVI ethdr Or ?' �' rg i, avail �r �p akin ,:: reppasatinc col ttahtt ja'ado., by pk6u aus 'speak.ers. w (the �h i t ty� f t moth S y s at :ona o a�3 4.. } %uu BARBARA J. CLANCY P.O. BOX 947 ALAMO, CA 94507 October 21, 2003 CONTRA COSTA COUNTY BOARD OF SUPERVISOR RE: YMCA Project Alar Appeal of Zoning Administrator' s Decision to Approve Land Use Permit County File: #LP 99-2025 My name is Barbara Clancy. I live at 1148 Danville, Blvd. , Alamo, California, at the east end of Gurney Lane, where I have resided for over 35 years. The proposed YMCA project is located immediately adjacent to my property. I filed the appeal from the Zoning Administrator' s decision to approve the Alamo YMCA Project because that decision was based on assumptions and traffic projections contained in an Environmental Impact Report that were found by the San Ramon Regional .Planning Commission to be inaccurate. Those inaccuracies are now reported in ERRATA presented as part of today' s materials. The YMCA initially argued that the proposed facility and its usage would parallel the Fairfield/Suisun YMCA facility---an argument intended to justify traffic projections that would condone this project. Based on this comparison, the final EIR concluded that the maximum number of peak hour vehicle trips at the project intersection with Danville Blvd. would be 1.55; any more than that would result in LOS F or over--capacity conditions. The ERRATA to the Final EIR, based on corrected square footages of the various YMCA facilities and projected traffic counts, concludes that in a worst case scenario, as many as 307 peak hour trips could occur or twice the maximum referenced in the final EIR. I wish to remind the Board that this property is currently zoned R-29; Single Family Residential----Very Low Density Development and is subject to General Plan Policy 3-141 which mandates that such lands located adjacent to Danville Blvd.. between Del Amiga Road and Rudgear Read shall be restricted to residential uses. Policy 3-141 states that "Non-residential uses under land use permits are inconsistent with this plan and shall be avoided. " Under current zoning and General Plan/ restrictions, this property could only be used for not more than 10 residential units. A use that would generate 8-10 peak hour trips and Less than 100 daily trips. AI So how can this project be justified under current zoning and policy restrictions---Haw can we increase permitted traffic from less than 100 daily trips to as many as 2400 daily trips and what justifies creating traffic gridlock at the project intersection where peak-hour traffic could be over 30 times as much as allowed by current zoning? The answer is in the interpretation of the word "adjacent. " The EIR concludes that this project is not adjacent to Danville Blvd. because the buildings are located some 400 feet to the East and that the project has no frontage on Danville Blvd. because the access is through an easement. This is a strained interpretation of a word that would give a clever developer a means of avoiding a mandatory zoning prohibition by simply acquiring an easement instead of ownership. It is disingenuous to say, on the one hand, that this project is exempt from zoning that would prevent its use because it is not adjacent to Danville Blvd, and on the other hand, to acknowledge that it 's use could result in traffic gridlock at the project intersection with Danville. Blvd. The .fact is that the suitability of this property is based on traffic projections that are conjecture at best. If this massive project, which consists of the largest square footage of any comparable Bay Area YMCA facility, experiences the use that is similar to the Palo Alta facility, it will result in unbearable traffic congestion. Such a result would destroy the Alamo community as we know it today. Today, the YMCA has the option of locating this facility at one of many nearby locations where it will not negatively impact property values or otherwise disrupt a community. I do not have that option. if this project is approved, it will drive the value of my property and that of my neighbors dawn. It will certainly marginalize the area and result in an enforcement problem. I ask you to concur in findings and conclusion of the San Raman Valley Regional Planning Commission and deny this appeal . Thank you. .� Barbara J. Clancy ` � City Council n " "y Ft?x<nded 2 # rpwrstea Y96� r PETER A.LAURENCE,MAYOR W' jULiE K.PlERCL, Itt4"w MAYOR COMMUNITY GRv-,cm,J.MANNING, DEVELOPME\T (925) 673-7340 6000 HFRITAGE TRAIL • CLAYTON, CALIFORNIA 94517-12.54 DAv1n T.SHusv ENGINEnING (925) 672-9700 TELEPHONE (9,25) 673-7300 FAX (925) 672-4917 WILLIAM n.WALCUTT October 14, 2003 The Honorable Board of Supervisors County of Contra Costa Attn: Clerk of the Board 551 Pine Street, Room. 106 Martinez, CA 94553 Re: Alamo YMCA Project Appeal Nearing on October 21, 2403 Dear Chairman DeSaulnier and Supervisors; It is my understanding that on October 21$`, the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families-and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. While not in our jurisdiction, I wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton.. You may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed a joint-use gymnasium at our Diablo View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-skilled. athletic children were left unattended. With the opening of the Clayton Community Gymnasium in September 2003, our partnership with the Mt. Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom dancing and "Family Night" activities. After only 45 days of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience,nor do we expect any. 1 Letter to Board of Supervisors re:Alamo'YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the YMCA in our community, providing healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed with this project. Sincerely, Peter A. Laurence Mayor cc: Clayton City Council Mt.Diablo Region YMCA 2 sow r ALIQU OT October 21,2003 Honorable: ,Icahn hL Giola. Gayle S.Me= Milllie Greenberg Mara DeSaubder Federal Glower District I District lI District M DistrictTV District V Contra Costa county 651 Pine Street Marti=4 CA 94553 Fax. .5335-1913 RE: San Ptamon Vallay YMCA bear County Supervisors, My name is Vince D'Al+o and I am a cities of Contra Costa County.My home is located at.357 Clarkin Ct.in the unincorporated arca of Walnut Creep 3 miles furca this project, Since the inoeption of the project four years ate, my firm,Aliquot Assoc.Inc.,had the privilege of serving as the riiviil engineer for the neve son Rmorn'Valley YMCA,to be constructed in Alamo. I have been involved since then and have experienced, first hand,the amount of effort put forth by the 'YMCA, the,consultants and the community. .The success to the property, which was gifted by the abutting property owner,the effort to nii tree loss,the special species studies,the balancing of earthwork on-site,the construction of sound walls and earth berms,and the lengthy 2 Bared traffic study Mprescnts some of the effort upended in reaching this point, Architectural plans,civil site dans,trio studies,creek hydrology studies,earthwork calculations,arbonst reports, anise.studies, rpcci .slxe: ie$ Studtps, l e,.ag ey p n ztttng and witty plans wed yroyided to the EI eozssult 't for a r�iTts n�,ri c co it`by t i rirriritfity:"1'ber i rrgl fi4at t that� riaf`6 niiti ted,. . - Many of our urn's hours in dosisning the project were donated,including all of nzy persoxvd-h-ours in dw nmy planning meetings,site assessments, and supervision of my stuff in the land planning and design effort to balance the impacts with the use of the prDperty. Considering the physical aspects of the,land and the use of the proposed project, this is an excellent plan for this site,in this community. Respectfully yea Vincent J. U"A.lo President,Aliquot Assoc.hc. CC Aruna Mat,Conv=nity Development PLANNERS w CIM ENGINEERS * SURVEYORS 1390 SM&Main met,"mite 310 ► Walnut Creek,Califonlia 94596 0 (94 476-2300 I P.AX(M)475-2350 A PROFESSIONAL CORPORATION C.DARRELL SOOY (41$)772-9W500 SANSOME STREET � dsooya@tobintaw.coln EIGHTH FLOOR SAN FRANCISCO,CALIFORNIA 94111-3214 TOBIN&TOBw RIC}IARD TOBIN(1852-1887) FACSIMILE(415)433-3883 ROHERT TOH1N(1875-1889) (415)433-1400 CYM R_TOWN(1905.1977) www.ttobffdaw.com October 15,2003 Supervisor Gayle B.Uilkema,Chair Contra Costa County Board of Supervisors District 2 651 Pine Stmt,Room 108A Martinez,California 94553 Re: Mt. Diablo Region YMCA—San Ramon Valley YMCA Project Dear Supervisor Uilkema. I attended your breakfast meeting at the Concord Sheraton on September 25, 2003 at which Guy Houston spoke. Although I practice law in San Francisco, I have lived in Contra Costa County for nearly thirty years. I presently reside in your District at 128 Bria Court, Walnut Creek, California. I am the current Chair of the Mt. Diablo Region YMCA and have served on the Y Association Board for over seven years. At the breakfast meeting, I had the opportunity to speak with your Chief of Staff, Stephen Dexter, about the upcoming October 21, 2003 vote of the Board of Supervisors on the San Ramon Valley YMCA project. Normally, as Board Chair, I would attend the Supervisors meeting in support the Y project, but the 21"is my 3e wedding anniversary and Barbara,my wife,and I will be in New York to celebrate. Consequently I would like to take this opportunity to express my strong support for this project. Although the, San Ramon Valley Y project will not be in your district, the project is a lynch pin to a five year strategic plan of the Mt.Diablo Region YMCA to expand the services and programs it offers throughout its service area which includes all of Contra Costa County except for west county. We currently have a single facility in Pleasant Hill which has served that local community for about 50 years. Our mission is to serve all our service area and through the leadership of Michael Erwin, our CECT,we have plans to open facilities in San Ramon Valley,Oakley,Concord-Clayton, as well as expand programs in such underserved communities such as the Monument Corridor. A large portion of the nearly $30 million in capital costs needed for these projects will need to come from contributions. We anticipate that the ability to give will differ in each community. We are counting on contributions from the Alamo/Danville area to make up a key portion of our fund raising effort. If the San 'Ramon Valley project is not approved, our inability to raise funds from that area will jeopardize the projects in the less affluent areas. ToBjiN & TomN Gayle B.Uilkema October 15,2003 Page 2 of 2 Through my years of participation in YMCA programs and service on the Association Board, I have seen the positive role that the YMCA plays in our community and strongly believe in the mission and values upon which the organization is founded. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids,families and seniors. If you have any questions about the San Ramon Valley project, please call me at the above number or Mike Erwin at(925)887-4617. Very truly yours, T pmt C. Darrell Sooy CDSIchq cc: Michael Erwin,CEO uarnc�va,ereu�a�.,..,.,�♦ananna rvtir John F. Madden 3413 Ross Road Palo Alta, CA 94303 October 20, 2003 Dear Commissioner, I am writing to share my experience as a neighbor of the Palo Alto YMCA. I came to the neighborhood in 1954 when this neighborhood was farmland, only 2 or 3 houses, plenty of wildlife. I was in my twenties, married with one young child. My property is no more than fifty feet from the YMCA property. The YMCA was first constructed in 1957; over the years my children participated in YMCA programs such as the camps; I did some volunteer work for the Y as a photographer. There were times during the years when there were problems. Teenagers made noise late in the evenings, trash was allowed to accumulate. I would complain but things continued to be unsatisfactory. So when the YMCA in the late eighties proposed to expand and more than double its size, I was concerned that the noise and traffic would become unmanageable; I worried what this would do to the value of my property. So, along with other neighbors, I testified against the expansion to the Planning Commission and the City Council. The City approved the expansion with a number of conditions and the new building opened in 1995. Fortunately things didn't turn out as I'd feared.Now that I'm retired, I have more time for exercise and I come over to the Y 5 or 6 times a week. I find nearly every YMCA employee to be friendly and helpful. There has been some increase in the traffic volume on Ross Road, especially in early mornings and late afternoons but this hasn't bothered us. The Y is well maintained, inside and out; property values in this neighborhood have skyrocketed,just as they have all over town. About the only times I hear any noise in from the outdoor play area or when children are here with the parents getting loaded up to go away to camp--the kids are excited and the noise is to be expected; the staff run a tight ship. The Use Permit rewires the Y to shut dawn at 10 pm and people leave as they're supposed to. Most people park their cars in the YMCA lot so on-street parking is not a problem. I'm pleased to have the YMCA as a neighbor. Sincerely, Jahn F. Madden Dear County Supervisor. I am writing to you in connection with the proposed YMCA in Alamo. I understand some individuals have provided you with information about the Palo Alto Family YMCA, I understand that these individuals have been stating that the Palo Alto Family YMCA is creating problems for Palo Alto and is not well received in our community. Nothing can be further from the truth. I have lived around the comer from the Palo Alto Family YMCA for 18 years. This facility was built in 1957 at the same time our neighborhood was developed. In 1991, the YMCA wanted to add an indoor pool and an exercise facility. At that time, some of my neighbors objected, complaining that the Y was noisy and not a good neighbor. While there were some noise problems during the 1980's related to a non-Y senior dance activity that occasionally took place at the facility, these no longer occur, The Palo Alto Family YMCA operates in our residential neighborhood under a conditional use permit. When the remodel and expansion was proposed, the conditional use permit needed to be revised to accommodate the new facility. After much deliberation with the neighbors and City staff, a very reasonable conditional use permit was drafted and approved by our City Council. One of the requirements included an annual review by the Planning Commission. After about 4 or 5 of these reviews, it was determined that because of the exemplary behavior of the Palo Alto Family YMCA in the remodeled facility under the new conditional use permit,that annual reviews would no longer be required. The Planning Commissioners were impressed with an informal survey done in my neighborhood where most responded that the Y presented no problem and many said it was a great asset in our community. It is a beautiful facility that our City is proud of As to the impact on the neighborhood, I can only say it has been very positive. Almost all my neighbors and friends use the Y. We walk and bike there because the Y provides incentives for using alternative transportation. While the Y did generate a certain amount of increased traffic, this traffic has never exceeded the threshold that is considered appropriate for the local street on which it is located, Ross Road. In fact, when neighbors decided to investigate the possibility of a traffic calming project under a program sponsored by the City, it was decided that the traffic on Ross Road warranted only very minimal measures—no speed bumps or tables. These neighbors decided to adopt a Pace Car program and some additional signage—this is actually a few blocks north of the Y. There does not seem to be any concern about traffic in the vicinity of the Y. As responsible decision makers, I am sure you will evaluate this project on its own merits and not be influenced by distorted and untrue impressions of another YMCA in another city. I know that the Palo Alto Family YMCA works well in our residential neighborhood. I would expect a YMCA would also add value to the citizens of Alamo. Sincerely, Bonnie Packer 768 Stone Lane Palo Alto, CA 94343 I would like to express my strong support for the Mt. Diablo Region YMCA's proposal to build a new YMCA health and wellness facility in the Alamo community. I have been a YMCA professional in the Contra Costa community for over 20 years and have witnessed first hand the positive impact YMCA facilities have had on our community. As an example, the Hilltop Family YMCA in Richmond, opened in 1993, filled a large void in the community by providing a central location where children, adults and seniors could come together to develop healthy habits that lead to healthy lifestyles. The proposed facility in Alamo could create the same sense of community health and wellness by being the focal point for youth and family programs in the area. I know, like the Hilltop facility, it will draw the community together and be another great health resource for Contra Costa County. I also know that a lot of time and effort has been devoted to the project to insure that there will be no significant traffic or environmental impacts to the area. Developing healthy lifestyles for the residents of Contra Costa County is a county wide concern. Although the YMCA of the Fast:Bay and the Mt. Diablo Region'YMCA are separate corporate entities, I feel that we are partners-working together to improve the duality of life for the entire County. I know that Mt. Diablo plans on developing other health facilities in central and east county and that we are planning on developing facilities in north west county. I strongly urge you to vete in favor of the Mt. Diablo YMCA's Alamo project. If you have any questions I can be reached at 510-412-5647. Sincerel on L Vice President/Executive Director ea& 370 Civic(give Phone:(925)825-2424 Pleasant Hili,CA 94523 Pax: (925)825-7142 October 15, 200' Supervisor Mark DeSaulnier Contra Costa County Board of Supervisors District 4 2425 Bisso Lane, Suite 110 Concord, CA 94520 Dear Supervisor DeSaulnier: The 'YMCA is a tremendous asset to the community. I have been actively involved with the YMCA in Contra Costa for the past 54 years. It would be a serious mistake not to back the expansion of the Mount Diablo YMCA into the Alamo area. We need your vote. 5incere�, Irvin Deutscher October 16,2003 Supervisor Gayle B.Uilke .a,Chair Contra Costa County Board of Supervisors District 2 651 Pine Street,Room 108A Martinez,CA 94553 Dear Gayle, I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo and to emphasize the County-wide importance this project represents. I have been a resident of the Martinez community for three (3) years. I have also spent the past 12 years of my career working with the YMCA across the West and consider Martinez my home.I have the privilege of seeing everyday results that YMCA staff and programs bring to the communities in which we are located. I strongly believe in the YMCA's importance to my community and strongly believe in the mission and values upon which the organization is founded. I am most proud that the YMCA turns no one away due to inability to pay full fees. We distributed over$300,000 in scholarships last year alone! (I have enclosed information for your review.) Approval of YMCA facihtyxn A,(amo m a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley (East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed. It takes two or three strong membership branches,such as the current Pleasant Hill facility and the proposed Alamo and Oakley locations to produce revenues that will subsidize programs and services in lower income communities that will not be able to sustain themselves.That's the beauty of the YMCA...we sustain ourselves with fiscally sound operational budgets so that 100%of all contributions from our friends and donors may be directed towards scholarships for those in need. I hope that you will lead the Board in the approval of this project.Your positive vote is a vote to allow the YMCA.to improve the quality of life for children,families and seniors throughout Contra Costa 'Vounty for many years to come. rdially, Cindy L. Martinez t d Vice President of Financial Development for the Mt.Diablo Region YMCA October 13, 2003 Dear Supervisor DeSaulnier, I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Contra Costa community for over 7 years. Additionally, I was fortunate to have a YMCA in my community and I learned to swim, enjoyed years of soccer and developed strong relationships with my parents because of the YMCA! Today, I am a proud employee of the our YMCA serving various communities,neighborhoods, towns and people all whom depend upon our programs and services in building their very own spirit,mind and body. I have devoted my career to serving people through quality programs and now more than ever our YMCA needs your support! I am enclosing recent facts about the financial assistance we provide throughout the community. Last year alone we helped kids and families totaling over $325,000 in scholarships for people in OUR COMMUNITY. I am proud to have the opportunity in giving our residents the chance to experience what I had the privilege of growing up with, the YMCA. We have carefully and patiently worked to earn your trust and support as we begin the next challenge of serving more families. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs. The Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator,Dennis Barry on July 16`h, 2003. I have spent countless hours involved in this much needed YMCA., I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I myself have done many community tours and observed the surrounding neighborhood on varying occasions. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children,families and seniors throughout Contra Costa County for many years to come. EVERYONE DESERVES A YMCA—I look forward to your anticipated support!! Sincerely, Julie Stty Concordsident and 7 year veteran of Contra Costa County Vice President of Operations- Mt. Diablo Region YMCA CAD '•'v. V' Cr ♦a� '`f� a i� ydry 32 � Ns b ex + tQ CD Q I; rook a Wr-t, q 4 •�`•`� t/3 00 > 61 to —.2 r,.) N CD `4 M (0 W A C) M a W %...o lir Cn -4 C11 N) 00 -4 6 C `�C Cindy Zamora From: Chuck Fierce[cpcycle@a earthlink.net] Sent: Tuesday, October 14, 2003 1:11 PM To: dist3bcs.co.contra-costa.ca.us Subject: San Ramon Valley YMCA project Supervisor Millie Greenberg 309 Diablo Road Danville,CA 94526 Dear Supervisor Greenberg I am writing to show my strong support for the Mt. Diablo Region YMCAOs proposed new facility in Alamo. I grew up in Alamo and graduated from San Ramon Valley High School.As a child in the tate 19600s we were able to roam the San Ramon Valley with out much concern to our safety. In our world today our children do not have the same outdoor freedoms that I had as child. As the Oakley YMCA advisory board chair I have seen the positive impact the Y has made in our community. I strongly believe in the mission and values upon which the organization is based. The proposed.YMCA facility in Alamo will provide much needed youth and family programs,as well as a facility for community,gatherings that an unincorporated,area such as Alamo,lacks. In speaking with old school friends that reside in the San Ramon Valley they are excited about the prospect of a YMCA corning to their town. In Oakley the Y is partnering with the city to build a community center/YMCA.The approval of the YMCA facility in Alamo is a very important step in the YMCA❑s countywide plan.The Alamo project is just the start of the development plan in Central Contra Costa with a project in Concord/Clayton and our Oakley project.To sustain program activity in communities,such as the Monument Corridor,we are dependent on the Alamo facility being approved and constructed. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16,2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts.Your positive vote is a vote for the YMCA to improve the quality of life for children,families and seniors through out Contra Costa County for many years to come.Thank you for your thoughtful consideration of our project. Sincerely, Charles Fierce Oakley YMCA Advisory Board Chair 1 Cindy Zamora From: Chuck Pierce[cpcycle a@earthlink.net] Sent: Tuesday, October 14, 2003 1:30 PM To: dist4bos.co.contra-costa.ca.us Subject. San Ramon Valley YMCA Project Supervisor Mark DeSaulnier 2425 Bisso Dane,Suite 114 Concord,CA 94520 Dear Supervisor DeSaulnier I am writing to show my strong support for the Mt. Diablo Region YMCAOs proposed new facility in Alamo. I grew up in Alamo and graduated from San Ramon Valley High School.As a child in the late 19600s we were able to roam the San Ramon Valley with out much concern to our safety. In our world today our children do not have the same outdoor freedoms that I had as child. As the Oakley YMCA advisory board chair I have seen the positive impact the Y has made in our community. I strongly believe in the mission and values upon which the organization is based. The proposed YMCA facility in Alamo will provide much needed youth and family programs,as well as a facility for community gatherings that an unincorporated,area such as Alamo,lacks. In speaking with old school friends that reside in the San Ramon Valley they are excited about the prospect of a YMCA coming to their town. In Oakley the Y is partnering with the city to build a community center/YMCA.The approval of the YMCA facility in Alamo is a very important step in the YMCA❑s countywide plan.The Alamo project is just the start of the development plan in Central Contra Costa with a project in Concord/Clayton and our Oakley project.To sustain program activity in communities,such as the Monument Corridor,we are dependent on the Alamo facility being approved and constructed. it is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16, 2045. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts.Your positive vote is a vote for the YMCA to improve the quality of life for children,families and seniors through out Contra Costa County for many years to come.Thank you for your thoughtful consideration of our project. Sincerely, Charles Pierce 411 Clearwood Dr. Oakley Oakley YMCA Advisory Board Chair i Page 1 of I Cindy Zamora From: Chuck Pierce[cpcycle r@izearthlink.net] Sent: Tuesday, October 14, 2003 1.24 PM To: gayle@bos.co.contra-costa.ca.us Subject San Raman Valley YMCA Project Supervisor Gayle B. Uilkema 651 Pine Street,Room 108A Martinez, CA 94553 Dear Supervisor Uilkema I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I grew up in Alamo and graduated from San Ramon Valley High School. As a child in the late 1960's we were able to roam the San Ramon Valley with out much concern to our safety. In our world today our children do not have the same outdoor freedoms that I had as child. As the Oakley YMCA advisory board chair I have,seen the positive impact the Y has made in our community. I strongly believe in the mission and values upon which the organization is based. The proposed YMCA facility in Alamo will provide much needed youth and family programs,as well as a facility for community gatherings that an unincorporated, area such as Alamo, lacks. In speaking with old school friends that reside in the San Ramon Valley they are excited about the prospect of a YMCA coming to their town. In Oakley the Y is partnering with the city to build a community center/YMCA. The approval of the YMCA facility in Alamo is a very important step in the YMCA's countywide plan. The Alamo project is just the start of the development plan in Central Contra Costa with a project in Concord/Clayton and our Oakley project. To sustain program activity in communities, such as the Monument Corridor, we are dependent on the Alamo facility being approved and constructed. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16, 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. Your positive vote is a vote for the YMCA to improve the quality of life for children, families and seniors through out Contra Costa County for many years to come. Thank you for your thoughtful consideration of our project. Sincerely, Charles Pierce 411 Clearwood Dr. Oakley Oakley YMCA Advisory Board Chair 10/16/2003 C1nd Zamora From: Chuck Pierce[cpcycleearthlink.net] Sent: Tuesday, October 14, 2003 1:15 PM To: distl @bos.co.contra-costa.ca.us Subject: San Ramon Vallley'YMCA Project Supervisor John M. Gioia 11780 San Pablo Avenue,Suite D El Cerrito,CA 94530 Dear Supervisor Gioia I am writing to show my strong support for the Mt. Diablo Region YMCAO s proposed new facility in Alamo. I grew up in Alamo and,graduated from San Ramon Valley High School.As a child in the late 19600s we were able to roam the San Ramon Valley with out much concern to our safety. In our world today our children do not have the same outdoor freedoms that I had as child. As the Oakley YMCA advisory board chair I have seen the positive impact the Y has made in our community. I strongly believe in the mission and values upon which the organization is based. The proposed YMCA facility in Alamo will provide much needed youth and family programs,as well as a facility for community gatherings that an unincorporated,area such as Alamo,lacks. In speaking with old school friends that reside in the San Ramon Valley they are excited about the prospect of a YMCA coming to their town. In Oakley the Y is partnering with the city to build a community center/YMCA.The approval of the YMCA facility in Alamo is a very important step in the YMCAOs countywide plan.The Alamo project is just the start of the development plan in Central Contra Costa with a project in Concord/Clayton and our Oakley project. To sustain program activity in communities,such as the Monument Corridor,we are dependent on the Alamo facility being approved and constructed. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16, 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts.Your positive vote is a vote for the YMCA to improve the quality of life for children,families and seniors through out Contra Costa County for many years to come.Thank you for your thoughtful consideration of our project. Sincerely, Charles Pierce Oakley YMCA Advisory Board Chair Customer Loyalty Builders,Inc. keeirvice ,watt The Service Quality Department* p-artme i4 Execu&eOfkes CrMting CustzrmerLOYA&YW 4463 Todos Santos Station Concord,CA 94522-1463 Toil-Free Nationwide 8001432-2456 Facsimile 9251685-4859 www.service-quality.com Chicago,IL USA (312)881-7315 Key West,FL USA October 8,2003 (305)433-8373 Las Vegas,NV USA (702)932-3185 Supervisor Mark DeSaulnier Los Angeles,CA LISA Contra Costa County Board of Supervisors(213)546-2913 District 4 toy New York City,NY USA 2425 Bisso Lane,Suite 110 1646)435-0568 Concord,CA 94320 Dear Supenvi PrDeSaulnier, I am writing to show my strong support for the Mt. Diablo region YMCA's proposed new facility in Alamo. I have been a resident of Concord all of my life. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th,2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned.This project is vitally important to the community and the entire County in providing needed programs for our kids,families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed.Your positive vote is a vote to allow the YMCA to improve the quality of life for children,families and seniors throughout Contra Costa County for many years to come. Sincerely, Aey S.Kasper President&Chief Executive Officer JSK:tag Trainin •Cust+omerSurveys•Strategic Planning•Keynote Speakers-Focus Croup Facilitation•Mystery Shopping Programs The-Service Quality Department is registered with the State of California Bureau for Private Postsecondary&Vocationa ducation The Service Quality Department and Sat4action Certified are registered trade/service marks of Customer Loyalty Builder;,Inc. Customer Loyalty guilders,lnc. The The Service Quality Depaa I rtmnt* service Quah Departme Executive Offices !X 1063 Todos Santos Station Cma*CU07mer LoJ'*- Concord,CA 94522-1063 Toll-Free Nationwide 800/432-2456 Facsimile 9251685-4859 www.!service-quality.com Chicago,IL USA (312)881-7315 Key West,FL USA (305)433-8373 October 8,2003 Las Vegas,NV USA (702)932-3185 Los Angeles,CA USA Supervisor Federal Glover (213)596-2913 Contra Costa County Board of Supervisors New York City,NY USA District 3 (646)435-0568 315 East Leland Road Pittsburg,CA 94565 Dear Supervisor Glover, I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of Concord all of my life. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th,2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned.This project is vitally important to the community and the entire County in providing needed programs for our kids,families and Seniors. Approval of a YMCA facility in Alamo is a county-wide concern.Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed.Your positive vote is a vote to allow the YMCA to improve the quality of life for children,families and seniors throughout Contra Costa County for many years to come. Sincerely, Jeffrey asper President&Chief Executive Officer JSK.tag Traint -Custornersurveys-strategic Planning&Keynote S akers-Focus GfoupFacillitation. steryShop?ngPrograrns in Californiae v Th3ervlce Quality Depanment Is registered with the State of CBureau for Private Postseconclar�Vocatlona Education The service Quailty Department and Satisfaction CertMad are registered Trade/service marks of Customer Loyalty Sudden,Inc- Customer Loyalty Builders,Inc. Service Quality L1+e}sar:rrteztt" �ervlce Quality . C�ep��rtm�rCt Execu2lveof#lces C r 1063 Todos Santos Station �$Csrstnrr4a4y Concord,CA 94522-1063 Toil-Free Nationwide 800/432-2456 Facsimile 9251655-4859 www.servic"uality.com Chkago,IL USA (312)881-7315 Key west,FL USA October 8,2003 (305)433-8373 z Las Vegas,NV USA (702)932-3185 Supervisor Gayle B.Uiikerna,Chair cos Angeles,CA USA Contra Costa County Board of Supervisors f (2 1 3)5%-2913 District 2 New York City,NYUSA 651 Pine Street,Room ZOSA 1548{435.0568 Martinez,CA 94553 Dear Supervisor Uilkema, I am writing to show my strong support for the Mt.Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of Concord all of my life. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th,2003. I a confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned.This project is vitally important to the community and the entire County in providing needed programs for our kids,families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern.Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed.Your positive vote is a vote to allow the YMCA.to improve the duality of life for children,families and seniors throughout Contra Costa County for many years to come. Sincerely, Jeffr S.Kasper President&Chief Executive Officer JSK:tag Training•Customer Sursleys-Strategic Planning*Keynote Speakers•Focus Group Fa cUltation• 1st�ety Shopping Programs The-Service quality Department is registered with the State of California Bureau for Private Postsecondary&Vocationa Education Th*Service Quality Department and Satisfaction Cettlfled are registered trade/svvica marks of customer Loyalty BulideM Inc Customer Loyalty Builders,Inc. The The Service Quality Department' service QualiDei5artmer Executive Offices 1063 Todos Santos Station Cmating Cusmmer Lo),*- Concord,CA 94522-1063 Toll-Free Nationwide 8001432-2456 Facsimile 92516854859 www.service-quality.com Chicago,IL USA {313}8$1-7315 Key west,FL USA October 8,2003 (305)433-8373 Las Vegas,NV USA (702)432-3185 Supervisor john M.Gioia Los Angeles,CA USA Contra Costa County Board of Supervisors (213)596.2913 District 1 r New York City;NY USA 11780 San Pablo Avenue,Suite D (6461435.0568 El Cerrito,CA 94530 Dear Supervisor Gioia, I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of Concord all of my life. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings. It is my ,understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th,2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned.This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed.Your positive vote is a vote to allow the YMCA to improve the quality of life for children,families and seniors throughout Contra Costa County for many years to come. Sincerely, J ffrey S. Kasper President&Chief Executive Officer JSK.tag Training Customer Surveys•Strategic Planning a Keynote Speakers•Focus Group Facilitation•Mystery Shoppiing Programs TheServiceQuality Department is registered with the State of California Bureau for Private Postsecondary&Vocationa�>EEducation The Service Quality Department and Satisfaction Certified are registered trade/service maria of Customer Loyalty Builders,inc. f • Customer Loyalty Builders,Inc. The Service Quality� nment• �t �'�+L �� cz tv � Departmeire Executive Offices - Craviv CustSr�LOY J- 1063 Todos Santos Station Concord,CA 94522-1063 Toll-Free Nationwide 800/432-2456 Facsfmlle 925!585.4859 www.servfce-quality.com Chicago.IL USA (312)881-n15 Key West,FL USA October 8,2003 (305)433-8373 Las Vegas,NV USA (702)932.3135 Supervisor Millie Greenberg Los Angees,CAUSA Contra Costa County Board of Supervisors (213)595.2913 District 3 New York City,NY CSA 309 Diablo Road (646)435-0s68 Danville,GA 94326 Dear Supervisor Greenberg, I am writing to show my strong support for the Mt. Diablo Region Yivf.CA's proposed new facility in Alamo. I have been a resident of Concord all of my life. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA.facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings.It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th,2003.I a confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned.This project is vitally important to the community and the entire County in providing needed programs for our kids,families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern.Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County),as well as sustained program activity in such communities as the Monument Corridor,are dependent on the Alamo facility being approved and constructed.Your positive vote is a vote to allow the YMCA to improve the quality of life for children,families and seniors throughout Contra Costa County for many years to come. Sincerely, Je 's.Kasper �} President&Chief Executive Officer JSK»tag Training•Customer Surveys•StrategK Planning•Keynote speakers•Focus Group Facilitation story Sha??iing Programs The-Service Quality Department is registered with the State of California Bureau for Private Postsecondary&VocationarEducation The Service Quaiity Department and Satisfaction Certified are registered trade/service marks of Customer Loyaity Buildors,tnc. 10/21/2003 10:57 FAX 925 478 2350 ALIQUOT ASSOC € 002 FAL �rrrrr ALIQU ., 0T . October 21,2003 Honorable: - John M.Gioia Gayle R.Ullkema Millie Greenberg Mark ©eSaulnier Federal Glover District l' District If District M District IV District V Contra Costa County 651 Pine Street Martinez,CA.94553 Fax: 925-335-1913 RE: San Raman Valley YMCA Bear County Supervisors, My name is Vince D'Alo and I am a citizen of Contra Costa County.My home is located at 357 Clarkin Ct.in the unincorporated area of Walnut Creek,-3 miles farm this-project, Since the inception of the project four years ago, my firm,Aliquot Assoc.Inc.,bad the privilege of serving as the civil engineer For the new San Ramon Valley YMCA to be constructed in Alamo. I have been involved since then and have experienced, first hand, the amount of effort put forth by the"YMCA, the consultants and the Corarmmity, The access to the property, which was gifted by the abutting property owner, the effort to minimize trcc loss, the special species studies, the balancing of earthwork on-site,the construction of sound walls and earth beans,and the lengthy 2 tiered traffic study represents some of the effort expended in reaching this point. Architectural plans,civil site plans,traffics studies,creek hydrology studies,earthwork calculations,arborist reports, noise.studies, special s cries res, resource agency per i ting and utility plans:were,provided.to the EIR by insni;n;rY 1'ltere'is'�not an impact that emir&be instigated., • consultant for evali3aticm and coxrr��rst t�fie Many of our firm's hours in designing the project were donated, including all of my personal hours in the-many planning meetings, site assessments, and supervision of my staff in the land planning and design effort to balance the impacts with the use of the property. Considering the physical aspects of the,land and the use of the proposed project,this is an excellent plan for this site,in this conrnunity. Respectfully y Vincent J.D'Alo President,Aliquot Assoc. Inc. CC Aruna 13hat,Community Development PLANKTERS = CIVIL ENGINEER, • SURVEYORS 1390 South Main Street,Suite 310 • Walnut Greek,California 94596 • (925)476-2300 ! FAX(925)476-2350 10/21/2003 TUE 10:51 [TX/RX NO 54881 Q002 October 9, 2003 Supervisor Millie Greenberg Contra Costa County Board of Supervisors District 3 309 Diablo Road Danville, CA 94526 Dear Millie, I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Alamo community for 20 years. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environment Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th, 2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley (East County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Contra Costa County for many years to come. Sincerely, Robert J. Waldron, Jr. Cc: Cindy Zamora Supervisor John M. Gioia Supervisor Gayle B. Uilkema, Chair Supervisor Mark deSaulnier Supervisor Federal Glover Page 1 of 2 Cindy Zamora From: Matt Holloway Sent: Monday, October 20, 2003 1:26 ESM To: 'Michael Wilkman' Cc: Cindy Zamora Subject: RE: Letter of support for the Alamo YMCA Thank you for your support of this project and look forward to meeting you in the future. Keep your fingers crossed. Matt -----Original Message----- From: Michael Wilkman [mallto:mwilkman@preva€ent.com] Sent: 'Monday, October 20, 2003 1:08 PM To: mhoiloway@mdrymca.org Cc: czamora@mdrymca.org Subject: Letter of support for the Alamo YMCA Matt Holloway & Cindy Zamora: MDRYMCA Mesrs: Holloway and Zamora: My letter of support for the proposed Alamo YMCA emailed and mailed individually to each Supervisor. I regret that I cannot be at the meeting tomorrow. Perhaps someone could read my letter in my absence. Sincerely, Michael A. Wilkman for: The Wilkman Family 1541 Las Trampas Rd., Alamo October 17, 2003 ©ear Supervisor I am writing you to personally request your support and vote of approval for the proposed Mt. Diablo Region YMCA in Alamo. The unincorporated community of Alamo and surrounding residential areas are in desperate need of a multi-faceted facility to provide needed recreational programs for our children, families and active seniors in our region. The YMCA's private-public developments have demonstrated clear vision and execution to deliver affordable and accessible recreational facilities wherever I have encountered them and certainly where'public monies do not exist to provide an alternative as in our community. An infrastructure problem exists in Alamo. The Alamo community has no public indoor recreational facilities for males or child age females. The small Linda Evan's facility is, at best, inadequate for adult females and is not designed to support children, families and more importantly males. Exercise is essential for health. Gym facilities provide the opportunity to exercise especially at night and in inclement weather. Currently, all 10/20/2003 Page 2 of 2 males in Alamo have to travel to the cities of San Ramon or Walnut Creek to have access to facilities similar to those proposed by the YMCA. As you are well aware, working members of the family face at minimum a 30 minute roundtrip commute by freeway to reach these destinations. During rush hour, the times to commute easily double. No different than the needs of a community exist for a grocery store, gasoline station, post office or drug store, modern day lifestyles dictate that people exercise and participate in recreational activities by themselves and with the family for mental and physical health maintenance, In listening to the arguments by opposition this summer(Clancy, et at), I was struck by the overwhelming attitude of NIMBY(Not In My Backyard) permeating from the discussions. Most of the participants were clearly not interested in the greater needs of the community for recreational facilities but rather argued from the point that traffic will increase and the development is unfit for the location. These same individuals never consider that many of the local citizens would bike or walk to the facilities and further never consider the stress and environmental impact associated with a long commute to exercise facilities especially in light of the wasteful gasoline consumption and use of one's free time. Further, my own examination of the proposed site indicates a logical use for the land situated adjacent to the 680 freeway. Your vote, in favor of the proposed Mt. Diablo Region YMCA in Alamo, will cure a significant problem which exists for all active community members who are in desperate need of rational recreational facilities. A no vote leaves Alamo without a necessary component of everyday living. Please vote yes for Alamo and the YMCA, Thank You, The Wilkmans, Michael Wilkman Mary Ann Wlkman Alexis Wilkman Eric Wilkman and Rochester(our Beagle) 10/20/2003 ' 10/14/2003 09:10 9257432616 DAHLIN GROUP PAGE 02/02 October 13, 2003 Superyisor Millie Greenberg 309 Diablo (toad Danville, CA 94526 RE: San Ramon Volley YMCA Dear Supervisor Greenberg, As as resident of Danville for over 20 years and the architect for the San Damon Valley YMCA, I wtanted to express my support for the project and the YMCA programs. t would also like to commend the County staff for their efforts and thorough review of the project. From the initial site visit in the summer of 2001,the YMCA recognized that the unique qualities of the property required a special design. l wanted to highlight several of these for you: 1. The project was divided into multiple buildings to reduce the coverall massing. 2. Buildings were placed around the edges of the existing meadow to maintain this important open space, allow views towards the west to the Las Trampos hills,and allow the meadow to be the focus from the inbound entry road. 3. The buildings were arranged to preserve and highlight several large oak tree clusters. 4. Most of the buildings were`buried"can the their back sides to minimize the overall grading and maintain a kava profile on the site. 5. The majority of the parking is placed at the rear of the property,adjacent to the freeway,at an existing pad. 6. The architectural style and colors reflect the historic:rural qualify of the area, I will attend the October 21"hearing and be available to answer any questions you mcay have. Again, l strongly urge you to support this very important project, Sincerely, Karl Danielson,AIA Vice President 10/14/2003 TUE 09:10 I`IY/RX NO 54221 Q002 Page 1 of 3 Cindy Zamora From: Steve Fischmann (steve@afischmannandsons.coml Sent: Friday, October 17, 2003 1:08 AM To: Cindy Zamora Subject: RE,- Supervisor Hearing Information Cindy, I sent the message below to each of the five supervisors. Unfortunately, 1 can't be there for the 21 st, but wouldn't have any problem with anyone paraphrasing or reading excerpts from the message and using my name. (If its worth anything at all.) Good luck? Steve Dear Supervisor Greenberg: Please approve the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Lamorinda area for 15 years and have seen the positive role the Y has had on my children. The Y provided many programs and activities that shaped my childhood as well, including Indian Guides, gymnastics classes, wrestling and camping experiences. Even my father benefits from the Y, where he is a devoted participant in Parkinsonsexercise classes at the Westside Y in Los Angeles. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. I believe the benefits are far greater than any government managed programs could ever achieve. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th, 2003. It is difficult to imagine any environmental impacts that could outweigh the benefits of such a facility. Please approve this project! Sincerely, Steve Fischmann Lafayette 10/17/2003 RANDALL E NAHAS 1111 Stone Valley Road Alamo, CA 94.507 October 2, 2003 Supervisor Millie Greenberg Contra Costa County Board of Supervisors District 3 309 Diablo Road Danville, CA 94526 Re: Alamo YMCA Hearing DearSupervisor Greenberg: On Thursday, October 21", 2003,you will be hearing the appeal by the YMCA of a ruling by the San Ramon Valley Regional.Planning Commission affirming the appeal of the Zoning Administrator's certification of the EIR and approval of the land use permit for the YMCA facility in Alamo. This project has garnered more public attention than a project with as few negative impacts should. This attention may be a product of the YMCA being forthright and open and participating in a number of public forums even before the environmental documents were complete. Four plus years ago when the YMCA first proposed this project, after securing property and adequate access, they were asked to make a presentation in a public forum sponsored by the Alamo Improvement Association(AIA). The AIA knew about the YMCA land and easement purchase through a subdivision application from Emerald Homes for a five-home subdivision between the YMCA property and Danville Boulevard. Emerald sold the YMCA the easement. At the time the Y made the presentation in this'Town Hall meeting, they had not completed the design, they had not started the environmental studies, and they had not even solidified their program base. In that meeting, the Y's executive director and others were questioned by the AIA board and subsequently by the public on issues to which no one, due to the premature nature of the meeting, had the answers. This is where the speculation of a perceived traffic problem began, and three traffic studies later, many people are still not convinced that there will not be a traffic problem. While there is traffic on Danville Boulevard during the morning and evening commutes, the rest of the day it runs at LOS B or lower. Supervisor Greenberg Page Two October 2,2003 1 have enclosed two graphs that show the traffic increase on Danville Blvd. with the addition of the YMCA during those two peak hours. These graphs also show what would happen if the traffic were 150% of projected or if the traffic were to reach the level of th.- San Rafael YMCA. The San Rafael YMCA is a Marin County, freeway visible YMCA that the AIA believes is similar in size and use to the proposed Alamo Y. It is easy to see from these graphs why all the traffic engineers consider the traffic increase "insignificant". These graphs compare the traffic approaching the facility intersection. if we were to compare the traffic leaving the facility intersection during the morning commute, one would see an actual decrease in traffic. The vast majority of the cars coming to a facility like this one during the peak hours are already on the road heading to similar programs in other communities or already on the road for other reasons. The County staff and the traffic engineers have done an excellent job preparing and fine-tuning the EIR. I would only hope that those questioning the EIR's conclusion be held to the same high standard that the YMCA has been held to. The YMCA did not cause the traffic on Danville Blvd. The YMCA wants merely to serve the people in those cars. Alamo is an unincorporated community and thus does not have the resources like a city to sponsor and build community facilities like Walnut Creek, Danville and San Ramon. For this reason, we are sorely lacking in local community activities and must seek them elsewhere for our children and seniors, or live with the consequences,which I personally have done for the last 23 years. I have enclosed a graph that depicts the San Ramon Valleys community- sponsored programs as compared to the population. None of these figures include organized athletic programs(baseball, soccer and swimming), of which San Ramon and Danville have many. From this graph, it is easy to see the critical deficit in community programming that exists in Alamo. Some would argue that Alamo residents don't need their own programs since Danville and San Ramon have so many. Last year, only 330 Alamo residents could get into San Ramon programs and only 1100 into Danville's. Residents in those towns have priority. .Alamo will never have community facilities like Danville, San Ramon and Walnut Creek, unless we can joint venture with organizations like the YMCA to bring these critically important facilities to town. Supervisor Greenberg Page Three October 2, 2003 The Mt.Diable Regional YMCA wants to build a $12,600,000 community center for Alamo. We will be negligent as parents, siblings and protectors of our community's future if we turn away such a generous gift. Sincerel nda 1 ,,. as Enclosures cc: Mr. Michael Erwin President& CEO Mt. Diablo Region YMCA REN/tar • too- ell o• d nit- Now— k N .F•a CT CSC � N � Ct1 Cb . CD a 25 lot THIS LETTER WAS SENT TO THE FOLLOWING: Supervisor Millie Greenberg Contra Costa County Board of Supervisors District 3 309 Diablo Road Danville, CA 94526 Supervisor John M. Gioia Contra Costa County Board of Supervisors District 1 1780 San Pablo Avenue, Ste. D El Cerrito, CA 94805 Supervisor Gayle B. Uilkema Contra Costa County Board of Supervisors District 2 651 Pine Street, Room 108A Martinez, CA 94553 Supervisor Mark DeSaulneir Contra Costa County Board of Supervisors District 4 2425 Bisso Lane, Ste, 114 Concord, CA 94520 Super-visor Federal Glover Contra Costa County Board of Supervisors District 5 315 East Leland Avenue Pittsburg, CA 94565 (cc: Mike Erwin) SAN RAMON VALLEY COALITION FOR YOUTH SAFETY AND DEVELOPMENT February 17, 2003 Supervisor Millie Greenberg Centra Costa County Board of Supervisors District 3 309 Diablo Road Danville, CA 94526 Supervisor John M. Gioia Contra Costa County Beard of Supervisors District 1 11780 San Pablo Avenue, Suite D El Cerrito, CA 94530 Supervisor Gayle B. Uilkema, Chair Contra Costa County Board of Supervisors District 2 651 Pine Street, Room 108A Martinez, GA 94553 Supervisor Mark DeSaulnier Contra Costa County Beard of Supervisors District 4 2425 Bisso Lane, Suite 110 Concord, CA 94520 Supervisor Federal Glover Contra Costa County Board of Supervisors District 5 315 East Leland Road Pittsburg, CA 94565 We are writing on behalf of the San Ramon Valley Coalition for Youth Safety and Development to ask that the Board of Supervisor's support the YMCA's plan to build a facility in Alamo. We believe the new facility will provide much needed opportunities for our Valley youth to be involved in positive and enriching activities. We are a broad-based community alliance working to educate, empower and challenge all individuals and organizations in our community to become youth advocates by promoting and implementing programs and services, based on the Search Institute's 40 Developmental Assets, that enhance the development of all young people in our community to become competent, caring and responsible citizens. Our membership includes representatives from the School District, the City of San Damon, the Town of Danville, County offices, the PTA, CASA, parents and other interested community members from throughout the Valley. Community members have identified a number of concerns regarding the proposed YMCA project. We feel all of these concerns have been addressed by the YMCA. In addition, the YMCA has agreed to some monitoring standards that will assure that programs offered at the new facility will be modified so that traffic issues meet the standards established by the County. This good faith effort by the YMCA is a clear indication that they want to be a goad citizen and provide needed programs and facilities for our community. Thank you for considering our request that you support the establishment of the new YMCA facility in Alamo. Sincerely, Richard Roll Marianne Gagen Co-Chair Co-Chair SRV Coalition for Youth Safety SRV Coalition for Youth Safety and Development and Development cc: Mike Erwin, lett. Diablo YMCA flUT. -03' 03 (FRI) IS:43 DVC PRESIDENTS OFFICE TEL:925 687 2527 P. 002 DLA,BLO VALLEY COLLEGE 321 Golf Ciub Road - Plea-mmt Kill,California 94523-1544, www,Ovc.eduDw 11r (925) 685-1230 October 3, 2003 Supervisor Millie Greenberg Contra Costa County Board of Supervisors District 3 309 Diablo Road Danville,CA 94526 Dear Supervisor Greenberg: I am writing to express my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. Both as an educator and as a member or the YMCA Corporate Board, I have',a deep interest in the development of Contra Costa youth. I know that the YMCA plays an extremely positive role in this community and believe in the capacity of the organization to improve not only the physical,development of young people,but their intellectual, social and ethical development as well. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a.facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on duly 16th, 2003, 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project, This project is vitally important to the community and the entire county in providing needed programs for our families, youths, and seniors, Your positive vote will allow the YMCA to improve the duality of life in Contra Costa.County for many years to Carse. Sincerely, lw^,t"*Z� Mark 0. Edelstein President Tho Colleges cif Contra CListat 1ninai9nn1 Pur ia•nn rmxiux un gg7gI a nng OGT. -03' 03 (PRI) 15:44 DVC PRESIDENTS OFFICE TEL:925 687 2527 P. 003 DIABLO VALLEY COLLEGE J1r 321 Gait Club Roar] -Pleasint Hill,California 94523.1544 • www.civc.edu �W (925) 68$-1230 October 3, 2003 Supervisor John M. Gioia Contra Costa County Board of Supervisors District l 11750 San Pablo Avenue, Suite D El Cerrito, CA. 94530 Dear Supervisor Gioia: I am writing to express my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. Both as an educator and as a member or the YMCA Corporate Beard, I have a deep interest in the development of Contra Costa youth. i knew that the YMCA plays an extremely positive rale in this community and believe in the opacity of the organization to improve not only the physical development of young people, but their intellectual, social and ethical development as well. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs,as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th, 2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA.project. '`flus project is vitally important to the community and the entire county in providing needed programs for our families, youths, and seniors. Your positive vote will allow the YMCA to improve the quality of life in Contra Costa County for many years to corse. Sincerely, Mark. Edelstein President 'Die Colleses of Contra C ost7 10/03/2003 FRI 16:40 [TX/RX NO 53361 IM003 QCT. -03' 03(FRI) 15:44 DVC PRESIDENTS OFFICE TEL:925 687 2527 P. 004 DTA BLO VALLEY COLLEGE 321 Golf Club lkwi 3-Pleasant Hill,Caiifomia 94523-1544 • www.dvc,aduDW - (923) 685-1230 - - %W October 3, 2003 Supervisor Gayle B.Uillterna, Chair Contra Costa County Board of Supervisors District 2 651 Pine Strut, Room I 08 Martinez,CA 94553 Dear Supervisor Uillcema, I am writing to express my strong support for the Mt, Diablo Region YMCA`s proposed new facility in Alamo. Both as an educator and as a member or the YMCA Corporate Board, I have a deep interest in the development of Contra Costa youth. I know that the YMCA plays an extremely positive role in this community and believe in the capacity of the organization to improve not only the physical development of young people,but their intellectual, social and ethical development ars well. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th, 2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project. This project is vitally important to the community and the entire county in providing needed programs for our families,youths, and seniors. Your positive vote will allow the YMCA to improve the duality of life in Cantu Costa County for many years to come. Sincerely, ik . Edelstein President Thu Coilegeh of Contra Costa 10/03/2003 FRI 16:40 CTX/RX NO 53361 121004 OCT. -03' 03(FRI) 15:44 DVC PRESIDENTS OFFICE TEL:925 687 2527 P. 005 DIABLO VALLEY COLLEGE AW 322 Golf Club Road •Pleasant[-fill.011foMia 94523-1544 . www.dvc,edu V (925) 6145-12311 October 3,2003 Supervisor Mark DeSaulnier Contra.Costa County Beard of Supervisors District 4 2425 IBisso Lane, Suite 110 Concord,CA 94520 Dear Supervi #r ulnier: I am writing to express my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. Both as an educator and as a member or the'YMCA Corporate Board, I have a deep interest in the development of Contra Costa youth. I know that the YMCA plays an extremely positive role in this community and believe in the capacity of the organization to improve not only the physical development of young people, but their intellectual, social and ethical development as well. The proposed.YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certifiers and the land use application approved by the County Zoning Administrator on July 16th,2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project, This project is vitally important to the community and the entire county in providing needed programs for our families, youths, and seniors. Your positive vote will allow the YMCA.to improve the quality of life in Contra Costa County for many years to came. Sincerely, —2a4l.— Mark G. Edelstein President Th#2 Colleges of Contra Costj 10/013J2003 FRI 16:40 iTX/RX NO 53361 Q005 OCT, -03' 03 (FRI) 15:44 DVC PRESIDENTS OFFICE TEL:925 687 2527 P. 006 DIABLO VALLEY COLLEGE W'421 Golf ClubI:n.`��i• )�1c.�t�ant Hill,California 94523-1.544 • rvww.dVc.o�iu (925) 685-130 October 3,2003 Supervisor Federal Clover Contra Costa County Board of Supervisors District 5 315 East Leland Road Pittsburg,CA 945+65 Dear Supervisor G cr. I am writing to express my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. Both as an educator and as a member or the YMCA Corporate Hoard, I have a deep interest in the development of Camra Costa youth. I know that the YMCA plays an extremely positive rale in this commtunity and believe in the capacity of the organization to improve not only the physical development of young people, but their intellectual,social and ethical development as well. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16th, 2003, 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts, I hope that you will lend your support to the YMCA and to our community by approving the YMCA project. This project is vitally important to the community and the entire county in providing needed programs for Our families,youths, and seniors. Your positive vote will allow the YMCA to improve the quality of life in Contra Costa County for many years to come. Sincerely, Mark G. Edelstein President Tutu Colleges of Contm Costa 10/03/2003 FRII 18:40 [TX/RX NO 53361 Z006 October 8, 2003 Supervisor Federal Clover Contra Costa County Board of Supervisors District 5 315 East Leland Road Pittsburg, CA 94565 Dear Supervisor Glover: I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in.Alamo. I have been a resident of the Danville community for 23 years. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16`h, 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Contra Costa County for many years to come. Sincerely, Bill and Suzanne Fortner October 8, 2003 Supervisor Gayle B. Uilkema Contra Costa County Board of Supervisors :District 2 651 Pine Street, Room 108A Martinez, CA 94553 Dear Supervisor Uilkema: I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Danville community for 23 years. I have seen the positive role that the YMCA.plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 161', 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will tend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(Bast County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and.constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Contra Costa County for many years to come. Sincerely, Bill and Suzanne Fortner October S, 2043 Supervisor Mark DeSaulnier Contra Costa County Board of Supervisors District 4 2425 Bisso Lane, Suite 110 Concord, CA 54520 Dear Supervisor DeSaulnier: I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Danville community for 23 years. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16`x`, 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Contra Costa County for many years to come. Sincerely, Bill and Suzanne Fortner October 8,2403 Supervisor Millie Greenberg Contra Costa County Board of Supervisors District'3 303 Diablo Road Danville, CA 94526 Dear Supervisor Greenberg: I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Danville community for 23 years. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. It is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16`x', 2003. I am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids, families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development plans in Concord-Clayton and Oakley(East County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Contra Costa County for many years to came. Sincerely, Bill and Suzanne Fortner October 8, 2003 Supervisor John M. Gioia ContraCosta County Board of Supervisors District 1 11780 San.Pablo Avenue, Suite D El Cerrito, CA 94530 Dear Supervisor Gioia: I am writing to show my strong support for the Mt. Diablo Region YMCA's proposed new facility in Alamo. I have been a resident of the Danville community for 23 years. I have seen the positive role that the YMCA plays in my community and strongly believe in the mission and values upon which the organization is founded. The proposed'YMCA facility will benefit our community by providing much needed additional youth and family programs, as well as a facility for community gatherings. it is my understanding that the Environmental Impact Report was certified and the land use application approved by the County Zoning Administrator on July 16'h, 2003. 1 am confident that the facility as designed creates no significant traffic or environmental or land use impacts. I hope that you will lend your support to the YMCA and to our community by approving the YMCA project as designed and conditioned. This project is vitally important to the community and the entire County in providing needed programs for our kids,families and seniors. Approval of a YMCA facility in Alamo is a county-wide concern. Implementation of the YMCA's future facility development pians in Concord-Clayton and Oakley(East County), as well as sustained program activity in such communities as the Monument Corridor, are dependent on the Alamo facility being approved and constructed. Your positive vote is a vote to allow the YMCA to improve the quality of life for children, families and seniors throughout Centra Costa County for many years to come. Sincerely, Bill and Suzanne Fortner October 14, 2403 Supervisor Millie Greenberg Centra Costa County Board of Supervisors District 3 309 Diablo Road Danville, CA 94526 Dear Ms. Greenberg. I have lived in Alamo since 1976 and have raised three children here. This valley is a wonderful place to raise a family and has much to offer families and children, and the YMCA is a major contributor to the quality of life here. The YMCA has always had a strong valuable presence in our community. It is time that it also has a permanent facility. My family has taken full advantage of what the YMCA has offered, through programs such as Indian Guides, Indian Princesses, day camps, summer camps and youth and government. I have seem its positive role and have experienced first-hand its positive influence in this community, and I appreciate its commitment to continue to provide quality programs to our families and children. I also appreciate the values of this organization,which become apparent through its representatives and its programs. The proposed YMCA facility will greatly benefit our community by providing the much needed additional programs for our children and families and an all important gathering plaice. I am confident that as designed it does not create any significant traffic or environmental impact. I hope that you will lend your support to the YMCA and to our community by approving the project as designed and conditioned. This project is important to the community, and your approval of the project will be a big step toward maintaining and improving the duality of life in this community and in our county. Very truly yours, RICHARD J. CONTI RTC:smp October 14, 2003 Supervisor John M. Gioia Contra Costa County Board of Supervisors District I 11.780 San Pablo Avenue, Suite D El Cerrito, C.A.94530 Dear Mr. Gioia: I have lived in Alamo since 1975 and have raised three children here. This valley is a wonderful place to raise a family and has much to offer families and children, and the YMCA is a major contributor to the quality of life here. The'YMCA has always had a strong valuable presence in our community. It is time that it also has a permanent .facility. My family has taken full advantage of what the YMCA has offered., through programs such as Indian Guides, Indian.Princesses,day camps, summer camps and youth and government. I have seen its positive role and have experienced first-hand its positive influence in this community, and I appreciate its commitment to continue to provide quality programs to our families and children. I also appreciate the values of this organization, which become apparent through its representatives and its programs. The proposed YMCA facility will greatly benefit our community by providing the much needed additional programs for our children and families and an all important gathering place. I am confident that as designed it does not create any significant traffic or environmental impact. I hope that you will lend your support to the YMCA and to our community by approving the project as designed and conditioned. This project is important to the community, and your approval of the project will be a big step toward maintaining and improving the quality of life in this community and in our county. Very truly yours, RICHARD J. CONTI RJC:smp, October 14, 2003 Supervisor Gayle B. Uilkema, Chair Contra Costa County Board of Supervisors District 2 651Pine Street, Room 108A Martinez,.CA 94553 Dear Ms. Uilkerna: I have lived in Alamo since 1976 and have raised three children here. This valley is a wonderful place to raise a family and has much to offer families and children, and the YMCA is a major contributor to the quality of life here. The YMCA has always had a strong valuable presence in our community. It is time that it also has a permanent facility. My family has taken full advantage of what the YMCA has offered, through programs such as Indian Guides, Indian Princesses, day camps, summer camps and youth and government. I have seen its positive role and have experienced first-hand its positive influence in this community, and I appreciate its commitment to continue to provide quality programs to our families and children. I also appreciate the values of this organization, which become apparent through its representatives and its programs. The proposed YMCA facility will greatly benefit our community by providing the much needed additional programs for our children and families and an all important gathering place. I am confident that as designed it does not create any significant traffic or environmental impact. I hope that you will lend your support to the YMCA and to our community by approving the project as designed and conditioned. This project is important to the community, and your approval of the project will be a big step toward maintaining and improving the quality of life in this community and in our county. Very truly yours, RICHARD J. CONTI RJCsmp _.. _ October 14, 2003 Supervisor Mark DeSaulnier Contra Costa County Board of Supervisors District 4 2425',Bisso Lane, Suite 110 Concord, CA 94520 Dear Mr. DeSaulnier: I have lived in Alamo since 1976 and have raised three children here. This valley is a wonderful place to raise a family and has much to offer families and children, and the YMCA is a major contributor to the quality of life here. The YMCA has always had a strong valuable presence in our community. It is time that it also has a permanent facility. My family has taken full advantage of what the'YMCA has offered, through programs such as Indian Guides, Indian Princesses, day camps, summer camps and youth and government. I have seen its positive role and have experienced first-hand its positive influence in this community, and I appreciate its commitment to continue to provide quality programs to our families and children. I also appreciate the values of this organization, which become apparent through its representatives and its programs. The proposed YMCA facility will greatly benefit our community by providing the much needed additional programs for our children and families and an all important gathering place. I am confident that as designed it does not create any significant traffic or environmental impact. I hope that you will lend your support to the YMCA and to our community by approving the project as designed and conditioned. This project is important to the community, and your approval of the project will be a big step toward maintaining and improving the quality of life in this community and in our county. Very truly yours, RICHARD J. CONTI R.JC:smp October 14, 2003 Supervisor Federal Glover Contra Costa County Board of Supervisors District 5 315 East Leland Road Pittsburg, CA 94565 Dear Mr. Glover: I have lived in Alamo since 1976 and have raised three children here. This valley is a wonderful place to raise a family and has much to offer families and children, and the YMCA is a major contributor to the quality of life here. The YMCA has always had a strong valuable presence in our community. It is time that it also has a permanent facility. My family has taken full advantage of what the YMCA has offered, through programs such as Indian Guides, Indian Princesses, day camps, summer camps and youth and government. I have seen its positive role and have experienced first-hand its positive influence in this community, and I appreciate its commitment to continue to provide quality programs to our families and children. I also appreciate the values of this organization,which become apparent through its representatives and its programs. The proposed YMCA facility will greatly benefit our community by providing the much needed additional programs for our children and families and an all important gathering place. I am confident that as designed it does not create any significant traffic or environmental impact. I hope that you will lend your support to the YMCA and to our community by approving the project as designed and conditioned. This project is important to the community, and your approval of the project will be a big step toward maintaining and improving the quality of life in this community and in our county. Very truly yours, RICHARD J. CONTI R TC':smp bcc: Matt Holloway County Board of Supervisors Contra Costa County 651 Pine Street Martinez,CA Phyllis C. Cassel 621 Wellsbury Way Palo Alto, CA 94306 October 20,2003 RB: Almo YMCA Project. Dear County Supervisors, 1 am writing to you about the Palo Alta Family YMCA on Ross RD here in Palo Alto.This "Y"is located in middle of an R1 District with single family homes abutting the property on the north and west. On the south a small cement creek divides the property from single family homes, and on the east single family homes are across the street. The street is a two lane residential road with occasional stop signs. The YMCA was expanded with an amended conditional use permit in the early 1990's. The neighbors were concerned about traffic, over flaw parking onto neighborhood streets, noise, lights from car movement in the evening and visual screening for the immediate neighbors. The"Y" responded with a comprehensive traffic management program.They insist that their members and guests do not parr on the street. They have arranged their schedule so that classes do not start or end at the same time as neighboring schools. They have strict policies concerning closing hours. A complaint log is maintained and is available for public review as well as city review. As one of the conditions the Planning Commission reviewed the project with a full public hearing for the first few years. Minor changes were made to the conditions and at Commission recommendation all future reviews are to be done by planning staff per the usual conditional use permit process. 1 participated in the initial Planning Commission hearings. To my knowledge the neighbor hood is happy with the"Y"and it has been a good neighbor.There has been no need to return to the Commission to resolve problems. The Pala Alto Family YMCA contributes much to our community and is an outstanding example of how a nonprofit organization can meet community needs in a neighborly way. Sincerely, Phyllis C. Cassel Vice-chairperson Palo Alta Planning and Transportation Commission City Council �'Otllt[3dGt Y max- Y BYYIsR-1.964 5 � r PETER A.LAURENCE,MAYWR 4.., JaLIE K.PtencE, Vice MnVox COMMUNI`Y GREGORY J,MANNING DEVELOPMflNT (925) 673-7340 6000 HERITAGE TRAIL - CLAYTON, CALIFORNIA 94517-1250 DAWD T.SHUF1 ENGSNEERING (925) 672-9700 TELEPHONE (925) 673-7300 FAX (925) 672-4917 WILLIAM R.WALCUT- October 14, 2003 The Honorable Millie Greenberg Board of Supervisors, District 3 County of Contra.Costa 309 Diablo Road Danville, CA 94526 Re: Alamo YMCA Project Appeal Nearing on October 21, 2003��,;� P Dear Supervisor Greenberg: " It is my understanding that on October 21St, the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. While not in our jurisdiction, 1 wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton. Your may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed a joint-use gymnasium at our Diablo View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-skilled athletic children were left unattended. With the opening of the Clayton Community Gymnasium in September 2003, our partnership with the Mt. Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom dancing and "Family Night" activities. After only 45 days of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience, nor do we expect any. l Utter to Supervisor Greenberg re:Alamo YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the YMCA in our community, providing healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed with this project. Sincerely, J Peter A. Laurence Mayor cc: Clayton City Council Mt.Diablo Region YMCA 2 y +M 1 f Cix7 Council PCTER A, LAV0.ENa,AIIbYOR IuzIE K. PIERCE, VfcE Vf4voR COM kiUNfTY GREGORY}.MANNING DEVELOPMENT (925) 673-7340 6000 HERI'T'AGE TRAIL + CLAYTON, CALIFORNIA 94517-1250 DAVIDT.5HUEY ENGINEERING (925) 672-9700 TELEPHONE (925) 673-7300 FAX (925) 672-4917 WELLI.Am R.WALCUTT October 14, 2003 The Honorable Federal Glover Beard of Supervisors, District 5 County of Contra Costa 315 East Leland Road Pittsburg, CA 94565 Re: Alamo YMCA Project Appeal Hearing on October 21, 2003 Dear Supervisor Glover: It is my understanding that on October 21't, the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. ale not in our jurisdiction, I wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton. You may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed. a,joint-use gymnasium at our Diablo View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-skilled athletic children were left unattended. With the opening of the Clayton Community Gymnasium in September 2003, our partnership with the Mt, Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom dancing and "Family Night" activities. After only 45 days of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience, nor do we expect any. i Letter to Supervisor Glover re:Alamo YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the YMCA in our community, providing healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed with this project. Sincerely, Peter A. Laurence Mayor cc: Clayton City Council Mt.Diablo Region YMCA 2 PDiatttiEt�1 $' orfiOrtttEr7l�fi¢ City Council PETER A.LAURENCE,MAYOR JULIE K. PIERCE, VICE MAYOR COMMUNITY GREGORI'J. MANNING DEVELOPMENT (925) 673-7340 6000 HERITAGE FRAIL • CLAYTON, CALIFORNIA 94517-1250 DAVID T. SHUEY ENGINEERING (925) 672-9700 TELEPHONE (925) 673-7300 FAX (925) 672-4917 WILLIAM R.WALCU T October 14, 2043 The Honorable Gayle B. Uilkea Board of Supervisors, District 2 County of Contra Costa 651 Pine Street, Room 108A Martinez, CA 94553 Re: Alamo YMCA Project Appeal Hearing on October 21, 2003 Dear Supervisor Uilkema: It is my understanding that on October 21st, the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. While not in our jurisdiction, I wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton. You may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed a joint-use gymnasium at our Diablo View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-spilled athletic children were left unattended. With the opening of the Clayton Community Gymnasium in September 2003, our partnership with the Mt. Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom dancing and "Family Night" activities. After only 45 days of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience, nor do we expect any. 1 Letter to Supervisor Uilkerna re: Alamo YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the .'MCA in our community, providing healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed•with this project. Sincerely, 6. _ Peter A. Laurence Mayor cc: Clayton City Council Mt.Diablo Region YMCA 2 Funded por zt Z 54 `�' Cyt} Council t .„,. PETER A, LAURENCE.MAYOR �., 1eLtL K. C'IaxcE, Vrct MhroR COMMUNITY GREGORY J.MANNING DFvELoimENT (925)673-7340 6000 HERITAGE TRAIL • CLAYTON, CALIFORNIA 94517-1250 DAVIo T.SHuEy ENGINEERING {9257 672-9700 TELEPHONE (925) 673-7300 FAX (925) 672-4917 WILLIAM R.WALCC:TT October 14, 2003 The Honorable Mark DeSaulnier Board of Supervisors,District 4 County of Centra Costa 2425 Bisso Lane, Suite 110 Concord, CA 94520 Re: Alamo YMCA project Appeal Hearing on October 21,2003 Dear Supervisor DeSaulnier: It is my understanding that on October 21'`, the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. While not in our jurisdiction, I wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton. You may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed a joint-use gymnasium at our Diablo View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-skilled athletic children were left unattended. With the opening of the Clayton Community Gymnasium. in September 2003, our partnership with the Mt. Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom Glancing and "Family Night" activities. After only 45 clays of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience,nor do we expect any. 1 Letter to Supervisor DeSaulnier re:Alamo YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the YMCA in our community, providing; healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed with this project. Sincerely, Peter A. Laurence Mayor cc: Clayton City Council Mt. Diablo Region YMCA 2 1 a ' � ��'��i-fit a. ,. §�a: �< t'� Rte:•``• bounded 1 ,h �oliY4 1964 � Cary Cnttnclt PETER A. LAURENCE,MAYOR ✓•;r'., '''. juuf,K. NERCE, VICE MAVOR COMMUNITY GREGORYJ.MANNING t'?WFLOPMENT (925) 673-7340 6000 HERITAGE TRAIL • CLAYTON, CALINORNIA 94517-1250 DAVH,T.SNuEv ENCINEERSNG (925) 672-9700 TELEPHONE (925) 673-7300 FAX (925) 672-4917 'WILLIAM R.WALCUTT October 14, 2003 The Honorable John M. Gioia Board of Supervisors,District 1 County of Centra Costa 11780 San Pablo Avenue, Suite D Bl Cerrito,CA 94530 Re: Alamo YMCA Project Appeal Hearing on October 21,20013 Dear Supervisor Gioia: It is my understanding that on October 21", the Board of Supervisors will conduct an appeal hearing on a proposed YMCA project to construct a new facility in Alamo to serve the recreational interests of youth, teens, families and seniors in the Alamo, Blackhawk, Danville, Diablo and San Ramon communities. While not in our jurisdiction, l wanted to share with you the very positive and favorable relationship my city has recently developed with the Mt. Diablo Region YMCA in the establishment of long-awaited community and recreation programs in Clayton. You may recall that in cooperation with the Mt. Diablo Unified School District, the City of Clayton constructed a joint-use gymnasium at our Diablo 'View Middle School. Due to public funding and facility constraints, our City has relied on community organizations and groups to supply the recreation outlets for our youth, while many other age generations and under-skilled athletic children were left unattended. With the opening of the Clayton Community Gymnasium in September 2003, our partnership with the Mt. Diablo Region YMCA has produced a multi- faceted after-school program for any middle school aged youth within our area, has created an intramural program and offered drop-in basketball and volleyball, while programming is in the works for a kindergym class, personal fitness opportunities for all age groups, competitive adult sport leagues, ballroom dancing and "Family Night" activities. After only 45 days of operation, the YMCA has earned our trust and respect in serving these wholesome yet previously unmet recreation and cultural needs in my community. Also, I might add the surrounding neighbors of this facility have had no negative experience, nor do we expect any. 1 Letter to Supervisor Gioia re:Alamo YMCA Project October 14,2003 Page 2 of 2 The quality of life offered in the City of Clayton has been vastly improved by the active presence of the YMCA in our community, providing healthy opportunities for "youth of all ages" and insuring that none of our youth are left behind. We are pleased in every respect with these new YMCA services, and are sure that the Alamo area residents will be similarly enriched if you proceed with this project. Sincerely, L� Peter A. Laurence Mayor cc: Clayton City Council Mt.Diablo Region YMCA 2 Wage 1 of 1 Teri King From: Donald E. Bruggers [bruggers engeo.com] Sent: Monday, October 20, 2003 4:02 PM To: tking@mdrymca.org Subject: Shaw of Support-SRV YMCA Hearing I am unable to attend the hearing so I am sending this e-mail to document my support for the new YMCA facility to be located in Alamo. As a resident of Danville; I Peel that the YMCA will only enhance our community. Donald Bruggers 114 Zephyr Place Danville, CA 94526 (925) 552-7121 10/21/2003 YMCA Facility Page 1 of 1 Teri King From: Ehlers, Roger[roger.ehlers@bingham.com] Sent: Monday, October 20, 2003 9:12 AM To: 'dist3@bos.co.contra-costa.ce.us'; 'dist1@,bos.co.contra-costa.ca.us'; 'gayle@bos.co.contra- costa.ca.us'; 'dist4@bos.co.contra-costa.ca.us'; 'dist5@bos.co.contra-costa.ca.us' Cc: 'tking@mdrymca.org' Subject: YMCA Facility Members of the Board of Supervisors: I am writing this in support of the proposed YMCA facility in Alamo. I live on Gary Way in Alamo,just off of Camille Avenue. Camille is just south of the access to the facility. I expect we will be impacted by the increased traffic on Danville Boulevard that will result from the facility. Frankly, I think that is a small price to pay for the benefit to our community that the YMCA facility will bring. I have three daughters, ages 25, 22 and 12. All three were active in the Y's Indian Princess program, and the two older girls went to Y camps and participated in Youth and Government at San Ramon Valley High School. I will use all my influence on my youngest daughter to see that she also participates in Youth and Government. Because of our involvement in the Y, I served on the San Ramon Valley Board of directors for several years. I have seen first-hand what a positive force the Y has been in our community. I remember a conversation with a young woman who admitted that she was"at risk" until she became involved in the Youth and Government program. She not only became involved--she campaigned for and was elected the Youth and Government Governor for the entire state of California! 1 get chills every time I think about her story. I have worked closely with the YMCA professionals, and I can't think of a finer group of people. The San Ramon Valley YMCA has done a remarkable job of sustaining its youth programs without a facility. Those programs will continue. But the Y has much more to offer. A facility will enable the Y to provide programs for our senior citizens and for younger adults. The more our residents use the Y, the better our community will be. Organizations like the YMCA, and facilities like the proposed facility, are what make a community. I urge you to approve the proposed facility. Roger D. Ehlers Bingham McCutchen LLP Three Embarcadero Center San Francisco, CA 94111 Telephone: 415 393-2430 Facsimile: 415 393-2286 The information in this transmittal(including attachments, if any) is privileged and confidential and is intended only for the recipient(s)listed above. Any review, use, disclosure, distribution or copying of this transmittal is prohibited except by or on behalf of the intended recipient. if you have received this transmittal in error, please notify me immediately by reply email and destroy all copies of the transmittal. Thank you. 10/21/2003 Teri thin From: Ehlers, Dianne[EC] [defilers@srvusd.k12.ca.us] Sent: Saturday, October 18,2003 6:19 PM To: dlstla@bos.co.contra-costa.ca.us Subject: YMCA facility in Alamo-Hurrah! Mr. John Gioia Contra Costa CGunty Board of Supervisors Dear Mr. Gioia, I am writing a heartfelt letter in support of a long-awaited and desired YMCA "home„ in the San Ramon Valley. We have lived in Alamo (not too far from the proposed site) since 1979, and have 3 children who have benefitted from the wonderful programs sponsored by the Y. Two daughters have gone off to college and beyond, and we still have one at home, at the very vulnerable and "mare risky than ever" age of 12 (a 7th grader at Stone Valley Middle School.) . She and her friends will need a safe place to go and be with their friends, and I know from experience that, as hard as we try & make our homes comfortable and attractive to teens, they usually don't want the near presence of their parents. I welcome this new facility with it's wonderful program directors and counselors as role models; it's about time! Yes, the traffic on Danville Boulevard is an issue. I mourned the day the light went in at Hemme, then another ugly one at our own treasured Camille Avenue! "What's happening to our rural westside Alamo?" I lamented. The development to the east, and the affluence of the young is part of what's happening - all called "progress, " I guess. And most of the young folks opposed to the Y facility weren't here before those traffic lights went in and I think they don't realize that if the residents had been successful in opposing developments then, they wouldn't be here now' But we can't let NIMBY'ism rule - our beautiful valley is too appealing to too many people, and we've got to learn to accommodate them. I'm digressing, but my bottom line here is that the traffic has and will be getting more congested with or without the YMCA, and I'm convinced that it won't generate a noticable increase in cars. I think it will be about the same cars that are on the Blvd. now - some of them will just turn off at the Y. What a treasure this facility could be to our valley - and it's in a perfect spot. What else could fit there and be happy nestled in so close to the freeway? I 've seen some of the projects the architects have worked on, and they'll do a lovely, aesthetic job! I'm also convinced that the opposition, at least those with young families, will come to be the ones who use and benefit from the YMCA the most (Y Indian Guides/princesses, sports teams, Youth & Government, Child Care, etc. ) ! I hope they give it a chance. And I hope you vote to support the new Y facility and give it - and our community w a long-deserved chance. Thank you for your thoughtful consideration! Sincerely, Dianne Ehlers 9 Gary Way Alamo, CA 94507 (935) 820-8117 P.S. I haven't even addressed the benefit to our seniors! I know my friends & I look forward to having a nearby fitness & recreation "club" to take advantage of when we retire (someday) - and we could walk along the Iron Horse Trail to access the new Y! 1 County Beard of Supervisors Contra Costa County 651 Pine Street Martinez, CA Phyllis C. Cassel 621 Wellsbury Way Palo Alto, CA 94306 October 20,2003 RE: Almo YMCA Project. Dear County Supervisors, I am writing to you about the Palo Alto Family YMCA on Ross RD here in Palo Alto. This "Y" is located in middle of an R1 District with single family homes abutting the property on the north and west. On the south a small cement creek divides the property from single family homes, and on the east single family homes are across the street. The street is a two lane residential road with occasional stop signs. The YMCA was expanded with an amended conditional use permit in the early 1990's. The neighbors were concerned about traffic, over flow parking onto neighborhood streets, noise, lights from car movement in the evening and visual screening for the immediate neighbors. The"Y" responded with a comprehensive traffic management program. They insist that their members and guests do not park on the street. They have arranged their schedule so that classes do not start or end at the same time as neighboring schools. They have strict policies concerning closing hours, A complaint log is maintained and is available for public review as well as city review. As one of the conditions the Planning Commission reviewed the project with a full public hearing for the first few years. Minor changes were made to the conditions and at Commission recommendation all future reviews are to be done by planning staff per the usual conditional use permit process. I participated in the initial Planning Commission hearings. To my knowledge the neighbor hood is happy with the"Y"and it has been a good neighbor. There has been no need to return to the Commission to resolve problems. The Palo Alto Family YMCA contributes much to our community and is an outstanding example of how a nonprofit organization can meet community needs in a neighborly way. Sincerely, Phyllis C. Cassel Vice-chairperson Palo Alto Planning and Transportation Commission Page 1 of 2 Cindy Zamora From: Debbie Carmel [dmcarmel@yahoo.com] Sent: Monday, October 20, 2003 11:37 PM To: dist3bos.co.contra-costa.ca.us; distl@bos.co.contra-costa.ca.us; Bayle@bos.co.contra- costa.ca.us; dist4@bos.co.contra-costa.ca.us; dist5@bos.co.conta-costa.ca.us Subject: Please Support the YMCA Project! October 20, 24013 Supervisor, Millie Greenberg Supervisor, John M. Gioia Supervisor, Gayle B. Uilkema, Chair Supervisor, Mark DeSaulnier Supervisor, Federal Glover Dear Supervisors: As I work full-time in San Francisco, I will be unable to attend the County Board of Supervisors meeting tomorrow at 1:00 p.m. to voice my support for the final project approval of the new San Ramon Valley YMCA facility,however,please hear my voice in this e-mail letter. My twin children, Samantha& Gregory, who are 6 1/2 years old cannot verbalize how important having a YMCA facility in Alamo will make a positive difference in their lives, so I hope that I can. In 1999 my husband and I moved with our children to our newly purchased home in Alamo with high hopes that our community would not only support the local schools,but a public recreational facility that would benefit all of the members of the community. As a 1982 graduate from the University of Oregon with a Bachelor of Science Degree in Recreation Management, l am well aware of the short and long term effects of having such an infrastructure in place. Although Alamo is an affluent area,there are many homeowners and residents who do not own pools, have country club memberships or convenient "healthful" places to go to workout or socialize with their peers. The nearest YMCA facility to us is the Irwin-Deuscher Mt. Diablo Region YMCA facility in Pleasant Hill which is over 10 miles away, but might as well be in Timbuktoo. In addition, my children have taken swim lessons for the last few years during the summer months through the Town of Danville which operates a lottery as there is so much demand for public services. The demographics of Alamo are changing,but available public services have not kept pace with the demand. I worry about the future of my children and other youth if this project is delayed or rejected. 'what activities will be available to them while my husband and I and other parents hold down full time jobs? Who will take responsibility for any unfavorable results? As leaders of our community who can make a difference, I urge you to consider what is best for the future of us all. Please vote YES to support the YMCA Project in Alamo! Sincerely, 10/21/2003 Page 2 of 2 Debbie (Chuck, Samantha& Gregory) Carmel 2620 Lunada Lane Alamo,Ca. 94507 (925)930-0243 Do you Yahoo!? The New Yahoo' Shopping- with improved product search 10/21/2003 Oct 21 03 12:06P cather z ne r CONSIN WITH f re YMCA is a poor ick and a facility - �± i on Nmvillc Bh,&currently is heav, early are a number of existing h the area. This would be a good Mess home swim uning parols and many ille's recreation programs are e Contra Costa Tinvs on October ss of oar aareas.Y's,which may is stag essentially,yes we know it really serving the coo nunity,we an help pay for our other projects. r m f Lawrence D.Porter P. ©. Bax 564 Alamo, CA 94507-0564 teleplwne:(925)837-8464 facsimile:(925)837-4552 e-:nail:Idporter@pacbeti.net A6 a Lawrence D.Porter and Dora-Thea S.Porter P. C.Box 564 Alam, CA 94507-0564 tel&fax:(925)837-8064 e-nail:dtponer@concast.net October 15, 2003 Supervisor Gayle B. Uilkema, Chair Contra Costa County Board of Supervisors District 2 651 Pine Street, Room 108A Martinez, CA 94553 Dear Supervisor Uilkema: This letter expresses our strong support for the new Alamo facility proposed by the Mt. Diablo Region YMCA. We have been residents of the Alamo community for 34 years. The YMCA plays a positive role in our community and we strongly believe in its mission and values. The YMCA facility will provide a meeting place for community activities as well as much needed youth and family programs in the Alamo area. We understand that the Environmental Impact Report was certified and the Land Use Application approved by the County Zoning Administrator on July 15th of this year. We are confident that the proposed facility will not create significant traffic, environmental or land use impacts, We ask that you support the YMCA and our community by approving this project. This facility is vitally important to the community and the entire County in providing programs needed by people of all ages. Approval of the proposed Alamo facility concerns the entire county. The development of future YMCA projects in Concord-Clayton and Oakley (East County), as well as support of existing program activities in other areas such as the Monument Corridor, are dependent on the approval and construction of the Alamo facility. Your positive vote is needed to allow the YMCA to improve the present and future quality of life for all residents of Contra Costa County. We strongly believe that the Alamo project and its programs will make positive contributions to the community and its presence in our area will also eliminate the need to travel to more distant facilities. Sincerely yours, Law Oftiim of Stuart M.Fbshman 5626 Ocean View give Oakl"CA 94618-1533 (510)552-5373 FAX(5 10)554-4054 DELIVERY BY FAX TO (925) 336-4913 October 21, 2003 Contra Costa County Board of Supervisors County Administration Building 651 Fine Street Martinez, CA 94553 RE: Appeal of Alamo YMCA Prefect Counly File#LP992025. [dear Supervisors: This letter supplements myrevious comment letter on behalf of my client, the Alamo Improvement Association (AIA) regard rg the appeal of the above-referenced Alamo YMCA Project. On Friday, October 17 , County staff issued a staff report and supporting documents for the appeal of the Alamo YMCA Project denial. The sup orcin documents included, among other things, a new document entitled "ERpRATA purporting to "correct'errors in the Final Environmental Impact Report ("FEIR"), a purported resolution of the San Raman Valley Regional Planning Commission (which resolution was never approved by, and indeed has not yet been seen by the Commission) and a newly revised set of conditions of approval and listing of mitigation measures. Based on these documents, staff is recommending that you overrule the Planning Commission's decision, certify the FEIR, and approve the project with the additional conditions of approval and mitigation measures proposed by county staff'. It should be noted that none of the newly released documents have been subjected to public review under CEQA, not have they been reviewed by other public agencies as required by CEOA. Staffs suggested actions are, to say the least, highly irregular. They do not conform to the procedural requirements of CE A. Nor do they meet CEQA's general mandate that projects with potentially significant environmental impacts not be approved until the public has been fully informed of those impacts and the steps to be taken to mitigate or avoid them, had the opportunity to comment of the information, and had those comments responded to. The situation here closely parallels that discussed in Laurel Heights lmprovernenf Assn!. v. Regents of University of Califomia(1893} 5 CalAth 1112 [26 Cal.Rptr.2d 231; lA P.2ci 502]. In that case, as here, a draft EIR had been released, comments received, and a FEIR released responding to those comments. The issue there, as here, was whether information uncovered only after release of the DEIR required that a revised EIR be recirculated for public comment. The California Supreme Court concluded than recirculation was necessary if, "... the EIR is changed in a way that drives the public of a meaningful opportunity to comment upon a substantial erre environmental effect ol the project or a feasible way to mitigate or avoid such an effect(including a feasible project alternative)that the project's proponents have declined to implement." yd. at 1129.) Here,the draft EIR had concluded that the project would have no significant environmental impacts. (DEIR at 1.7.) The Final EIR, in its Response to Comments section, acknowledged that a sensitivity analysis showed that, if the project's 'Contra Costa County Board of Supervisors 10/21t2003 Mage 2 characteristics resembled those of the San Rafael or Palo Alto facilities, significant traffic impacts would occur both at the project driveway and at the interiion of La Serena and Danville Boulevard . (FEIR at I11.1t .) Nevertheless, the FEIR maintained the position that the project would have no significant impacts. Later, after release of the FEIR and in response to comments identifying inaccuracies in the data included in the EIR, the County acknowledged that its data had indeed been inaccurate, that trafficggeneration rates for other YMCA facilities had been significantly underestimated, and reteased revised figures showing a further increase in potential traffic impacts. However, County staff still refused to acknowledge any potentially significant impacts. Instead, staff asserted that a traffic monitoring program, along with the imposition of several possible mitigation measures, would fully mitigate all impacts; this in spite of the uncontradicted documentary evidence to the contrary from the history of the San Rafael facility. This is precisely the gips of situation that the California Supreme Court had in mind in specifying when recirculation was required. The traffic analysis in the EIR has been fundamentally altered from that contained in the Draft EIR. The revised analysis indicates that significant traffic impacts are likely to occur. While County staff has proposed new and additional mitigation measures which it claims will mitigate the potential impacts, the public has not had the opportunity to test these claims through the comment and response process. Farther, the mitigation measures have been changing continually. Indeed, the most recent iterations were only released three days ago with the staff report for this hearing. While County staff may earnestly believe that its proposed mitigation measures will fully mitigate the project's potential traffic impacts, CEQA does not require that the public rely on a statement of"trust u5"from County staff Rather, CEQA requires thorough technical analysis that can be tested through the comment and response process. That has not occurred here. For the County icy certify the Final EIR and approve this project at this point, without further public review, would be a blatant violation of CEQA. In addition to the inadequacy of the FEIR, the Planning Commission's rejection of the project was also based on the project's adverse effects on the local community and inconsistency with county planning for the area. The staff report for this appeal as totally missed this point of the Planning Commission's rejection. County staff notes that Danville Boulevard is designated as a route of regional significance. That may be, but it is also a relatively small street that goes through a residential area. The County's general plan states; in Policy 3414'1 g that, "'The lands shown as residential on the Land Use Map adjacent to the portion of Danville Boulevard between Del Amigo Road and Rudgear Road shall be restricted to residential uses. Nonresidential uses under land use permits are inconsistent with this Flan and shall be avoided." [emphasis added] Staff has tried to circumvent this policy by interpreting "adjacent" as meaning having a common boundary;" however that is not the common meaning of the word. Especially when applied to a general plan land use map, adjacent essentially means nearby or in the immediate vicinity of.. There is little question that the residentially delignereproject area where this pro` is proposed is, by any reasonable definition, adjacent to f3anville Boulevard. Th , this project is inconsistent with the general plan. Further, as the Plannrn Commission realized, approval of this project would act as a catalyst to promote fgcirther nonresidential land uses along this portion of Danville Boulevard. This would again violate the general plan, as well as ging a significant impact not disclosed in the FEIR. The tatter impact was not even mentioned in the DER or its appendices. 'Contra Costa County Board of Supervisors 1€/2112f�t�3 Page 3 County staff is no doubt sincere in their heartfelt desire to have this project approved. The AIA agrees with staff Insofar as it also wants to see a YMCA facility built to serve the Alamo area. However, star has apparently allowed its emotional bias to overrule the dictates of good planniand adherence to state law. The AIA has, in its previous letter, suggested a way in%ich the County could approve a YMCA project for Alamo without degrading the community or violating the law. The AIA strop ly urges �es the Berard of Supervisors to approve a smaller, locally oriented project, and leavethe larger proposed project for consideration at some later time. Most sincerely, Stuart M. Flashman SAN RAMON VALLEY FIRE PROTECTION DI TRIC ' Phone: 92S'938-6600 Fim pmention Fax: 925439-6629 1540 BoUinge r Canyon Rood 'hone.925 .938-6690 www,sr4pd.dst,ce us San Ramon, Calffamis 94583 Fax. 925-938-6696 Ms. Airuna Shat Conte Costa Cooney Community Development Dept. 651 Pine Street 4th mor, North Wing Martinez, CA 94553 Ub)ect; Proposed Alamo YMCA Complex Dear Ms, Shat, As we have discijased previously, t have reviewed the access provisions for the proposed YMCA facility In ,Alamo. The plan fbr a single public access point meets the minimum requirements set forth in the 2001 edition of the Calftmia Fire Code and the San Ramon valley Fire Protection District's local fire prevention ordinance. If you have any questions or if l can lie of further assistance please feol free to contact me. Sincerely, Michael Mentink, Deputy Fire Marshal San Ramon Valley Fire Protection District Lxw Offs s of Stuart M.Flashman 03 OCT 17 AN 10: 57 5626 Ocean View hive Oakland,CA 94518-1533 (510)652-5373 (voice&fax) e-mail: stuflash�7u aoLcom DELIVERY BY FAX AND EXPRESS MARL October 15, 20013 Contra Costa County Board of Supervisors County Administration Building 651 Pine Street Martinez, CA 94553 RE: A Deal of Alamo YMCA Proiect County File#LP992025_. Dear Supervisors: 1 am writing to you today on behalf of my client, the Alamo Improvement Association (AIA) regarding the appeal of the above-referenced Alamo YMCA Project. As you know, the AIA, like the YMCA, is a non-profit public benefit corporation. Also like the YMCA, it concerns itself, as its name indicates, with improving its local community. To that extent, the YMCA and AIA have shared interests. However, the AIA is specifically concerned with the continued well-being of Alamo and its residents. That focus has raised concerns about the Alamo YMCA Project in its current form. The AIA has concerns about the project because it would have significant adverse impacts on its host community, Alamo. The AIA and others in the Alamo community attempted to bring these impacts to the attention of the County during the environmental review of the Project. Unfortunately, the Final Environmental Impact Report ("FEIR")for the Project fails to fully and accurately describe those impacts. For this reason, the AIA agrees with the San Ramon Valley Regional Planning Commission's determination that the FEIR is inadequate and cannot properly be certified in its current form. That having been said, however, the AIA believes there may be a possible solution available short of having to rewrite and recirculate the EIR. I would first like to elaborate on the problems with the current FIER. I will then put forward the AIA's suggestion of how this problem might be addressed without requiring a rewrite of the EIR. The central problem that the YMCA Project presents for the Alamo community is traffic. This should not be surprising. Alamo is a relatively small and semi-rural community. As such, it lacks the well-developed road and highway infrastructure of larger incorporated areas, Consequently, while a forty-thousand square foot YMCA might not have major impacts if placed in an urban area such as Richmond or Martinez, it will greatly overtax Alamo's limited roadway capacities. The FEIR attempts to minimize this problem by comparing the facility to the YMCA located in Fairfield-Suisun. However, that comparison is neither fair nor accurate. While the immediate vicinity is, in both cases, somewhat rural, the service area for the Alamo YMCA is far more built-up than the comparable area for the Fairfield-Suisun YMCA, and includes areas such as Walnut Creek, Danville, and the Bishop Ranch Office Park in San Ramon, It is thus far more comparable in terms of traffic generation rates to the San Rafael and Palo Alto YMCAs that were also discussed in the EIR. Contra Costa County Board of Supervisors 10/15/03 Page 2 Specifically regarding traffic, the figures in the FEIR itself show that the San Rafael and Palo Alto YMCAs generated far more traffic that the Fairfield-Suisun YMCA. The FEIR acknowledged that if the Alamo YMCA were to resemble to San Rafael or Palo Alto YMCA, significant traffic impacts would ensue. However, the problem is considerably worse than the FEIR indicates. As was acknowledged by the EIR's traffic consultants in testimony before the San Ramon Valley Regional Planning Commission, the EIR's figures for the sizes of other YMCA facilities were erroneous. More importantly the errors uniformly overstated the sizes of the facilities. For example, the FEIR states that the Fairfield-Suisun YMCA is 41,000 sq. ft. It is actually 36,300 sq. ft. The San Rafael YMCA was listed as being 49,000 sq. ft, It is actually only 37,000 sq, ft. The Palo Alto YMCA was listed at 61,000 sq. ft., but it is really only 41,000 sq. ft.' As a result of these errors, the FEIR systematically underestimated the traffic generation rates for the other YMCAs. Consequently, the expected traffic generation from the proposed Alamo YMCA was .also grossly underestimated, as were the associated traffic impacts. An additional problem with the FEIR's traffic analysis relates to the Project's location — adjoining a residential area. Given this fact, a Traffic Intrusion into a Residential Environment ("TIRE") analysis should have been prepared as part of the EIR. No such analysis was done, Once again, the result is that the FEIR grossly underestimates the Project's traffic impacts. Along with the traffic come other potentially significant impacts, notably parking, pedestrian safety, noise, and air quality. All of these sections of the FEIR are also implicated by the FEIR's erroneous traffic analysis. County staff has attempted a last-minute "fix"for the project's traffic problems by proposing a series of after-the-fact mitigation measures that they hope will alleviate the project's traffic impacts. Of course using such uncirculated mitigation measures to counter the EIR's acknowledged deficiencies would again violate CEQA. However, even taken on their own terms, similar after-the-fact mitigation measures have, as the record before you indicates, proven ineffective in eliminating traffic impacts at other YMCAs, notably the San Rafael YMCA. Based on the evidence before you, you cannot consider these staff-proposed mitigations as adequate. Despite its concerns about this Project, AIA is not opposed to a YMCA facility in Alamo. The AIA has in the past advocated for a phased project whose development would be keyed to the level of project impacts. Such a phased project would provide a partial solution to the EIR's problems, although it would still require rewriting and recirculating the EIR. As I noted earlier, the AIA believes there may be another option other than to rewrite and recirculate the EIR. That would be to consider, as the EIR identified, a reduced development alternative. In particular, a smaller facility that focused on providing family, child and youth activities for the local community would have a far lower traffic generation rate than the proposed facility. (As the EIR notes, adult- oriented activities such as fitness centers tend to have the highest traffic generation rates). AIA would suggest, based on the analysis contained in the EIR, that so long as the facility's trip generation rate remained below 105 trips per hour, it would not generate any significant traffic impacts. Consequently, and based on the other impact analyses already contained in the current EIR, it could be approved under a mitigated negative declaration. This would entail far less delay than having to rewrite and recirculate the EIR. ' Much of the supporting documentation for these figures is already in the record before you, l have attached additional supplementary documentation to this letter. Contra Costa County Board of Supervisors 10115/x}3 Page 3 The AIA understands that the YMCA has represented that only the larger proposed facility would be economically viable. The AIA would respectfully ask the YMCA to reconsider this position in light of the traffic and other problems the larger facility would present. The casts of roadway improvements to mitigate these impacts would be considerable, and the potential for having to curtail activities would also adversely affect the facility's operating budget. If the YMCA believes that an Alamo facility would be beneficial, a belief the AIA shares, a smaller, less ambitious facility might be better both for the environment and for the YMCA's own finances. Once the smaller facility is well established, the YMCA could take another look at whether a larger facility is warranted, and what its impacts might be. The decision at that point would be better informed by the history of the existing facility, as well as by the EIR that would be prepared for the expansion. As of now, however, the current FEIR is clearly inadequate to support approval of the proposed project. Most sincerely, , #14—A Stuart M. Flashman 9�u 74, Ratti Park McClain useo Vint. Fashion 1712 Chapparail Lane . Lafayette,CA 94549 A►#:T uns by General Office: w ADVANCE AfiEiAiC1 RESEFiVAMN 925= XW Re, October �Publ.t6 Heari ng , Co. File f L. . X25 Aruna Bt. , Commuri ty D'evel opment Dept. Contra. Costa County . CA 94553 from- Patti rom:Patti Parks M c,-C 1 a n on behalf of the Commi tte ppo.i nit` to negoti at.e,55ettl ement with The Cou°nty Planning Dept, Board of Supervisors , City ,.of Danville., Alamo Imp-. Assn . SPO., etc. r'e1 at v�e t . tfe taki ng of our road acce°ss ,,.'et.c . *Thi s ctrnst tut0s r u se -o td' wrrtte;n noti ce to you. To Whn.m i t C`on:s In i cnmed1t;e. nesp-eils t:o .Ode Cal abr go ''s "warning 1-ettear .t , t3�e.' auttlr A4d.rini,strator s , you: were ..sent ofar r sstata:Ie we' Do NOT 093ECT TO THE CIS--1E m cr"c! all. of .d .-,.hat our 4 year. bar:t tse tt�n, .e'tl the .fc�t th'i t rreitne.> E) n>r.i l l e nor th.e Gf3' my weal d ever ,permft us tri. crd'ss thrra�Nap.; M'a'goe Park, nqr " pl an -any raid cess whi ch led out of it vtl 1-6 9.1 id. or bridge the creeiei. aT Ain,I Pt��ACE .ALONG THE P'ROV'ERTY . LINES o f THE P A.RIC E.L S I N. -:QUIFISTIUfl-. Throughout the caste` .tfte Dari-.ori 1 l;e Attorney , thefi Mark D,oa,ne, 1 i ed and gave false da.te.s to ' Ju;dge Peter Spi,nett:a. When we produced proof{see my ac.count., TLtF "DANVILLE SCANDALS bock Y.I.t. was simply ignored. We were treated with di sdei n all :thra.ugh th-e court proceedi ng.s and `f.ou:nd` to `our surer se tfiat the ` iffi cos . 0 the YMCA were wetcoaie:d to ` Magee Park` by Dan.vil l+e,an-d gi v-eri road access for their operations th'e:re. This.s ihar► is more t ; cheating. It is criminal' cin ,t'hp' part of Danville. V Patti Parks McClain Museum of Vintage Fashion R �ns i 1.712 Chappara€Lane. Lafayette,CA 94549 At!lours by General Office: ADVANCE.PREPAID RESERVATION j When the .County P�iann�.Itg> repreSentat3 v:e met ori site, w4th me he said under no csta ices could I . b�tii 1 df;;a road. to exit my parcel ,, ext* thru MaGEE Park. The true dates of Ila 0 Ak#ee' s rental of my formerpar el. prove there never was."""y adverse possession reached. Mr-s . Magee' s letter is repffat'ed i n UE DANVIL'LE SCANDALS. We fully expect to ,berefabur°sed for all .court costs and expenses of oar, .effort 4 to build the one buil ding Museum of Vi Mage Fath-ori, ..and- Wm. Penn Mott Memorial Meadow on the parcel in 'guestiont Ag-4i n., we do .not objecit .,to th.e YMCA plans for ourfor'=mer pr6Porty }, but we expect both tianvi l le and the, County :to meet wi'tb us and reach a fair s'ettl'ement Keep our claim in mind when resolving this matter. Date October:,10, 2003 .r J &e, -`.`"on: ,dear.. arta CEO Patti Parks for the Museum of Vintage Fashion, Inc. cc Dan Borenste n anti Linda Davis - cc Times MVF Committee:. He-stun, McClain, Oaddbs , McBride ' 'it c Y C I C'.rcA oil vv� #� Jut" 5�AA� t t 6A ' w. tICT 1 Ofl3 CLERK BOARD O' W08 ' Ci.14 u e 3 Not f September 30, 2003 7 2003 EES- J aRs Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County.File#LP992025 Dear Supervisor Greenberg: I reside at 2 ' .f F 6�- , California.. My home is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd.,will create excessive noise and disturbance in the surrounding neighborhoods, and will create numerous unsafe conditions including but not limited to unsafe pedestrian and vehicular ingress and egress. It is my understanding that the San Ramon Valley Regional Planning Commission denied this application because it found that(1)the project would create excessive traffic impacting Danville Boulevard; (2)there are errors in the Final Environmental Impact Report which prevent it from being accepted; (3)the assumptions and conclusions drawn from the facts and analysis in the FEIR were unsupported or incorrect which further prevent acceptance of this report; and(4)the lack of secondary access materially affects the traffic impact to the surrounding areas. All of these findings support the denial of the YMCA's development application and support the denial of the current appeal. Very truly, /14 -.-5�141114L-17 �_ r r LJ } ;15 IL, f 5 t t 5 5 �=E,INE September 30, 2003OCT 2 0 2003 V tltl PK Pf R, Millie�' Com Com County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alarno, off Danville Blvd. County File#L P992025 Dear Supervisor Greenberg: I own the property located at /0/ d4,4-1e-z-- in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of'the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the sutTounding residential 1 neighborhoods, It is my understanding that the San Ramon Valley Regional Planning Commission denied i the YMCA' land use application at the hewing on August 20, 2003. As I may not be We i to attend the SupeMsors' meeting on October 21, 2003, I would like my opposition to the YMCA project to be heard. Very truly, i 3 i 2At ,,r f 0 Co A.. £¢ Nth C c 0 � K f f � z i� RECEI ED September 30, 2003 OCT 2 0 2003 i U'R,K HO FSROF UP Rtfi�OKS I Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Damon Valley Regional YMCA Facility in Alamo, of Danville Blvd, County File#LP992025 Dear Supervisor Or berg: I own the property located at , in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application.. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residentW neighborhoods. i I It is my understanding that the San Ramon Valley Regional Planning Commission denied j the YMCA' land use application at the hearing on August 20, 2€103. As I may not be able ► to attend the Supervisors' meeting on October 21, 2003, I would like my opposition to the YMCA project to be heard. I Very truly, i i i i \ � � } _ � < ^ � $ . � 0 . � a. � PK4 � 59 � $¥ � ® 6 l September 30, 2003 OCT 2 0 00 31 ?Millie Greenbcr& Ca lira Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re., Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I own the property located at r-a in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I stn writing to you to urge you to deny the YMCA's pending,appeal and thereby uphold the Planning Commission's denial of the YMCA's development application, The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residentiai neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the blearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would, lake my opposition to the YMCA project to be heard. Very truly, 3 I f f I t : $ 9 . ■ . . . � . . . . �■ @ _ . (D. . § Cil ® a \ -01 \ . � . . } F RECEIVED-, September 30a 2003 ` 1 t C ; n i fir' 'i' i Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road i Danville, CA 94526 Re: Proposed Construction of San Raman'Walley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I own the property located at s 1 ,� "'>?� l g0/,-- in Alamo, California. My property is in the neighborhood dimly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's Pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing.on August 20,2003. As I mazy not be able to attend the Supervisors' meeting on October 21,2003, I would tike my opposition to the YMCA project to be heard. Very truly, �- � � � # \ � © E\ { \ } � J } M \ g \ \ $ < \ . 4-4 Z3 u(S) A d < } \ / k : >� 3$ } � 7U September 30, 2003 OCT 2 0 2003 , G ,� Millie Greeng, Centra Costa County Supervisor 309 Diablo Road Danville, CA 94524 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP2025 Dear Supervisor Greenberg: I sawn the Property located at in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA"s pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the pard in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential t neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the heaving on August 20, 2003. As I may not be,able to attend the SupeMsors' meeting can October 21, 2003, T would like my opposition to i the YMCA project to be heard_ Very �trul , s i n i i i i i f. K J Lo i7J US CO lye V 0 .5 I ;Y a. Is fi i C LEI E September 30, 2003 1 1 OCT 2 0 20031 i Millie Greenbe% Contra Com County Sup erAwr 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility € in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I cern the party located at f *`�^ in Alamo, California, My s property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCXs pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more tra .c than can be accommodated by Danville Blvd. and will negatively impact the surna coding residential neighborhoods, t It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing,on August 20, 2003_ As I may not be able to attend the Supervisors' meeting on October 21,2003,I would life my opposition to the YMCA project to be bard. Very tn,13(l 0 0 CL Y, d tt} .� Tww,....a � September 30, 2003 OCT 2 0 2003 .Millie GTeenbc-& Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I own the property located at IePo r,ptvic j .49 Ue— ,in Alamo, California. My property is in the neighborhood directly afI+erted by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning,Commission's denial of the YMCA's development application. The YMCA's proposed use ofthe parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. I it is my understanding that the San Ramon'Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003, As I may not be able to attend the Supervisors' meeting on October 21, 2003, I would like my opposition to the YMCA project to be heard. i Very truly, E i 4 i . � ■ . � \ UD . � . � � c � 2 � 0 2:y ate' October 2003 OCT 2 1 2n Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA.Facility in Alamo, off Danville Blvd. County Pile##LP992025 Dear Supervisor Greenberg: f f I own the property located at ,in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application_ The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20,2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would like any opposition to the YMCA.project to be heard. V truly, s October 2003 C 1 2 .J Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#f.,P992025 Dear Supervisor Greenberg: I own the property located at, 5 r:'t4 .i ; Lt�, , in , California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20,2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would like my opposition to the YMCA project to be heard. Very truly, k y�✓--. ;moi_� October 2003 _7 '._ECS o S Millie Greenberg, Contra Costa County Supervisor 309 Diable Read Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: to , _ / � `i 11--eI own the property located at. enel ll , in ate, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the Y'MCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would like my opposition to the YMCA project to be heard. Very truly, October 2003 0C 200 S S -------------- Millie -----Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I Vi l I own the property located at 6 , in-Al�, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending;appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd, and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting on October-21,2003,1 would like my opposition to the YMCA project to be heard. Very truly, { October 2003 s 0 C T ? 2.n o Millie Greenberg, Contra Costa County Supervisor 309 Diable Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I own the property located at 4 14...-r0j, -� L k,/ , in A6mo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville.Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the Sar:Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would like my opposition to the YMCA project to be heard. Very truly, c d October 2003 F : OCT 1 ?n C.' Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County file#LP992025 Dear Supervisor Greenberg: I own the property located at s - , in A4aaa�, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application_ The YMCA's proposed use of the pard in question will generate more:traffic than can be accommodated by Danville blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied. the YMCA' land use application at the hearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting,on October 21,2003, I would like my opposition to the YMCA project to be heard. Very truly, w October 2003 ' ` b Z001? € t� � � 4 Millie Greenberg, Contra Costa County Supervisor 309:Diablo Road Danville, CA 945.26 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. Countv File#LP992025 Dear Supervisor Greenberg: I own the property located at 11141a- , in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003. As I may not be able to attend the Supervisors' meeting on October 21,2003, I would like my opposition to the YMCA project to be heard. Very truly, October 18,2003 t 200 Millie Greenberg Contra Costa County Supervisor 309 Diablo Road Danville,CA 94526 Re: Proposed Construction of San Ramon Valle Re Tonal YMCA Facility in Alamo ,�off Danville Boulevard County File#LP992025 Dear Supervisor Greenberg: Today,there were seven families on Daniel Drive who signed and mailed letters to you, urging you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. In case you did not yet receive those letters,I am listing the addresses of the families who sent these letters,as follows: 141 Daniel Drive, 120 Daniel Drive, 110 Daniel Drive, 100 Daniel Drive, 101 Daniel Drive, 131 Daniel Drive, 151 Daniel Drive, Since none of these families will be able to attend the Supervisors' meeting on October 21, 2003, they wanted their opposition to the YMCA project to be known. The time and place of the Supervisors' meeting is obviously not convenient for people to attend. Many have voiced their frustration regarding the fact that work and transporatation problems preclude many from attending. Therefore, it is important that you know of their opposition to the project. Yours truly, Diane H. Perduk y F September 30, 2003 ' j . ^n a N ..i. .. ...i j r 7 1, Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA 94526 Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I own the property located at j : �, , in Alamo, California. My property is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you to deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd. and will negatively impact the surrounding residential neighborhoods. It is my understanding that the San Ramon Valley Regional Planning Commission denied the YMCA' land use application at the hearing on August 20, 2003, As I may not be able to attend the Supervisors' meeting on October 21,2003, I would life my opposition to the YMCA project to be heard. Very truly, ,)4�,2,,,o 1 RECEIVED ' f Z 12001, The YMCA volunteers to include the following new condition: The YMCA shall determine and apply discounted rates for Alamo community and service groups in their use of project facilities (e.g., rental of meeting rooms) and for programs in those facilities sponsored by such Alamo groups, including County ,Service Area .,R7A. The YMCA shall determine the appropriate amount and application of the discounted rates following consultation with and input from County Service area M. FAUpdateslcpc\Payne ConsultinglSandy\Blankl.dot ^s OCT 2 1 2003 MT. DIABLo REGIONYMCA Wo ballot strong Ws,strong rear Nies,strong communities. CLERK 8CAP, OF S,-PIE:;v SJRS Supervisor Millie Greenberg Contra Costa County Beard of Supervisors District 3 309 Diablo Road Danville, Ca 94526 October 13, 2003 Dear Supervisor Greenberg- We, the students and faculty of Monte'crista High School, are writing to demonstrate our support for the construction of a YMCA facility in the town of Alamo. Evident in the signatures we have collected and the commitment behind them to this cause,is a communal statement that asks, again, for your support in the construction of this facility. All the names listed below have informed us of their desire to see that this facility is built and that our requests are recognized. Your support is critical in seeing our pledges become a reality.We trust that you will take our pledges seriously and place your full support behind this necessary addition to our community. Sincerely, The Students and Faculty of Monte Vista High School San Ramon Valley Branch Hap 1'v1!agee Park 1029 LaGonda Way Danville 94526 925-831.1100 www.m+drymes.org Mission Statement:The Mt.Diablo.Region YMCA is a values based association,founded on Judeo-Christian principles, dedicated to enriching the lives of all people through programs that strengthen spirit,mind and body. Financial assistance is available.No child is turned away from programs due to inability to pay. Al AJ V f 7 7- ♦ y 1 �y f t vf AAAAA1 r' np Lx t 3 5 E` r AI ff ; rjAl�` c r Oct 18 03 09: 21p P. Kappelhdf 925-820-7557 a JT IQ �4--f-v�ol f? ,' ,t° 14. ,j'y J. >s._3Ap Wit. } S iU" Q � � J August 16, 20C Boxer's seat g Ad*date Assemblyman ;1 launches run for U.S. Senate By Timm Her( Ventura Count With nearly ev >ifornia running for governor, Assemblyman Tony Strickland on l is on another lofty political prize: a seat in the United States Senate. Kicking off hi,, 6:30 a.m. call to a conservative talk radio show in Sacramento, S )as formed an exploratory committee and begun raising money to seek amination for the right to challenge Democratic incumbent Ser He becomes flto announce for the GOP primary,joining former U.S. Treasurer Ros icon Valley businesswoman Toni Casey. Republicans h t time finding a high-profile candidate to seek the seat. Four member. : ->ublican congressional delegation--including Darrell Issa of Vista, the c 7e recall drive against Gov. Gray Davis -- considered but rejected the id e had to give up their seats in the House to run. Strickland,ho ,ned out of the Assembly next year,making the U.S. Senate campy osition. Since Strickla campaign would help him politically regardless of the outcome, said ;::cal consultant Wayne Johnson, who is now managing the gubernatorial Wessman Bill Simon. "If he steps up and runs, the activists will love that. If no other ca field, Strickland will become the favorite in the primary because of lir the party's conservative activists, Johnson said. Marin,whose from Mexico when she was 14, received national prominence a h selected her to be U.S. Treasurer,making her the highest-rankr lministra;tion. She will be hampered in the primary, however, bec sign the past in Washington when she became a candidate and will be Lr isle in her ballot designation. Last weekenc -epublican Assembly--the state's largest conservative grass-roots o,- .:.)rsed Strickland's bid. The action came at the same meeting at w ;ked Tom McClintock for governor in the Oct. 7 special recall electio "I think I hay he primary and a good shot in the general," Strickland said. We, the students & faculty of the San Ramon Valley, are writing to demonstrate our support for the construction of a YMCA facility in the town of Alamo. Evident in the signatures we've collected and the commitment behind them to this cause, is a communal statement that asks, again, for your support in the construction of this facility. All the names listed below have informed us of their desire to see that this facility is built& that our requests are recognized. 7 --—1 1< AL A 0 4 tXr�+aa� f.N £ p ,1.J ,T r 4 -/ . f 14D Y tmnnn J A-0 �IAI RECEME Ay John and Becky Whetten OCT 2 2 2003 2383 Ironwood Place Alamo, CA 94507 u�ERK e-4 ARD OS JP t �S October 16, 2003 John Sweeten, Administrator Contra Costa County Clerk of the Board Office 651 Pine Street, R.m. #106 Martinez, CA 94553 Dear Mr. Sweeten: We are writing to oppose the YMCA being built in Alamo. Our strong opposition is due to the additional traffic congestion that will occur by the addition of YMCA to Danville Boulevard and the other adjoining streets, especially Hemme. We live off of Hemme on Ironwood Place. We already have a major traffic congestion in that area, due to the three schools on Hemme. It currently would be impossible to get emergency vehicles up Hemme during the time of the drop off or pick up of children from these three schools on Hemme. The single street to the YMCA off of Danville Boulevard will make it impossible to get emergency vehicles into the YMCA, and the YMCA will further congest Danville Boulevard, My Father had a stroke on Thanksgiving. The emergency vehicles that came to our home each said how grateful we should be that it did not occur on a school day because they couldn't get up Hemme during school drop off and pickup of children. That was in 1988! It has only gotten worse since that time. It is appalling to us that this congestion continues without the Sheriff's Department and the School Board addressing the problem of the congestion on Hemme. We attended the hearings on the YMCA before the Planning Commission, and the neighborhood all expressed concern about this added traffic congestion to Danville Boulevard. In summary, this is the right project at the wrong place! 3:1..LA\WHETTEh'4PERSONALIPERL10i 503.DOC 10/15/03 14: 0 P,A z 3"; John Sweeten, Administrator October 16, 2003 Page 2 of 2 Approval of a YMCA in Alamo will certainly provide impetus to Alamo becoming a city to become independent of the county so that we can control our own destiny. Sincerely, "y Becky P, Whetten JoWhetten J:l..LA1 W H ETTENIPER.S 4NAL\PE RL101503.DDC 10115/03 14:20 P.M. � x f }f ]2 0 En 'D U-) .w «� Xt CO 0 < }'^� Q C t�� 0 - tU a to t ,c au �� T- 41 41 #.t y tU U ttl fir.. U 0 flti w p 'C1 O u G W .0 0 0 M —I 1 CN September 30, 2003 OCT 20031 -J CLERK; OF SUPL '-k ORS s Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA Re: Proposed Construction of San Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025 Dear Supervisor Greenberg: I reside at rn f.+nme A mAJdit , California.. My home is in the neighborhood directly affected by the above--referenced development application. I am writing to you to urge you deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will generate more traffic than can be accommodated by Danville Blvd., will create excessive noise and disturbance in the surrounding neighborhoods, and will create numerous unsafe conditions including but not limited to unsafe pedestrian and vehicular ingress and egress. It is my understanding that the San Ramon Valley Regional Planning Commission denied this application because it found that(1)the project would create excessive traffic impacting Danville Boulevard;(2)there are errors in the Final Environmental Impact Report which prevent it from being accepted;(3)the assumptions and conclusions drawn from,the facts and analysis in the FOR were unsupported or incorrect which further prevent acceptance of this report; and(4)the lack of a secondary access materially affects the traffic impact to the surrounding areas. All of these findings support the denial of the YMCA's development application and support the denial of the current appeal. Very truly, ../.r..... �::{i{iii:iif':i ii'�:i: ?:{::;;:;k>ii:•'"��:�i{:�{:�:?{{j{{Ji:iii:::i.ii{::;:i;{:};{:+:i{>i'Y};'Y::�:•'.;ii. ..$.::Rv:•Y$:trY:•YY}}{:{:;i{ii>::::iii{::{:is'i{...........:n....n.......n.:.....::....................:...........:..:::.:::4}i}Y::n:;. y:4 iik•Y. :....:......... 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YYYYiY•i:?4Y:'i Y:�:?!:::!?v.... ::::>Yi{{:i:'::'{i{{i iii ii{{ij{{{{{i'fisi::vi'i{:C:{li{{{{::{{iii{{{:CCii{{i{:•i iY:4YYY:4}YYiiiYiY:4iYii}Y:{.: .............. ......... ......... istiikvvi{{i{.:v::::::.v::::::;:::.}iiiw:.v:::::::n.... October 15, 2003 ' �'T 17 20031 SUP :v,1r4� Contras Costa County`hoard of Supervisors 651. Pine Street First Floor, Rm 106 .Martinez, CA 94553 Re: Proposed Contruc tion of Saar Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County Pile#LP992025 Dear Supervisors: I previously rote to you rewding the above project_ Since that time I have completed preparing any own transcript of some of the comments made during the.August 2& meeting held before the San.Ramon Valley Pring Commission. My transcript was prepared f om a copy of the audio nape of that hearing. I enclose a copy of my transcript for your information. Win, I urge you to deny the YMCA's appeal of the denial of its developmelu application. The proposed site simply is the wrong location for this large of a development. Very truly, Catherine M. Reichhold Enc. Transcript of selected portions of the hearing held on 8/20/03 before the San Ramon Planning Commission. This is not a certified transcript and is intended solely to represent the transcriber's best effort to transcribe those comments of interest to the transcriber from the audio tape. Prepared by Catherine M. Reichhold from an audio tape of the hearing. Comment by YMCA representative—believed to be Mark Armstrong: ... There has been criticism that the Y has somehow done this as an all or nothing thing. If you look at our project here and you compare it to the kinds of facilities and the square footages of the other YMCAs that were looked at, it's not that much different. A YMCA, we're not in a position to be able to do something unique and new here and try and divide it up into two or stage it or do different things like that, it just isn't feasible, we've said that honestly and that's the case. We can't provide access through Danville, that's somebody else's domain and Danville has made it clear that they don't want to do that. We would not be in a position to come back to the community with a YMCA that satisfies all or even most or almost any of the fifteen conditions that the AIA presented. We appreciate their time and effort in this process but we respectfully disagree with their recommendation and would find the YMCA as they propose it to be simply unworkable and just wouldn't be built. ... Comment by Commissioner Mike Gibson: ...With all due respect, I think'that trying to manage the parking is a very kind of one dimensional problem compared to the issues we're trying to deal with here,so i would say that the comparison to John Muir hospital while it conceptually makes some sense, I think there is a matter of degree that I would respectfully disagree with. ...The other question that I had, not that I was thinking of this, but now that you have got my curiosity up,why would the Y object to some sort of monitoring condition on daily traffic versus peak hour traffic? Response by YMCA representative Mark Armstrong: Because peak hour traffic, daily, well one, peak hours is just two hours in the day and that is very easy to monitor and control. If you start getting into what's happening on an overall basis that would get much more complicated and it would not be a condition we would support. And I again get back to, I just fundamentally disagree with your assessment that somehow this project should be based on its overall trip generation. It should be based on peak hour traffic in terms of traffic impact just like any other project in Contra Costa County. And to do it in some other way, would be something that we would not support, because then you start getting into just, it is very hard,we can't,we are not in a position to be able to define exactly when that's, how much that's going to be,whether that it is going to be 1,200 or 1,500 or 1800 or it's hard to pick. I think it's the rule of thumb that was mentioned by Julie Morgan. Peak hour traffic is simple, it's straight forward, it's easy for us to deal with, it's a mitigation measure that we don't having any problem with complying with, notwithstanding people's cynicism about. Comment by appellant not transcribed: Comment by Commissioner Mike Gibson: Just one question that I broached with Julie Morgan at the break. The numbers that I understand were used to calculate the revised worse case peak trips,were they the numbers in this chart right here where Fairfield/Suisun is assumed to be 36,000? Now I can't read it either, if so, in sort of trying to do the math, it seems like your projections are still a little low, if you're just ratio-Ing the trip generation rate by the diminution in floor area. For instance, my calculation would get about 350 peak hour trips, if you were taking the ratios that were in those numbers, that's assuming that those are the numbers. I was just trying to get an idea what the numbers were that you used for floor areas for these Ys. Comment assumed to be by Julie Morgan: The numbers that were used for the revised worse case scenario that you are speaking of are the ones that we just got information on within the last month or two, and I believe they match the ones you are referring to, Fairfield being about 36,000 square feet instead of the 41,000 that we had originally estimated. San Rafael similarly bung a little over 41,000 square feet in comparison to the 49,000 we had initially estimated, etc. So, I believe these two numbers are consistent with what you are referring to. Comment by Commissioner Gibson: So, if you are to take Palo Alto as just one example, if you were using this 41,000161,000,the trip rate should go up by about 50%,the ratio of 61 to 41. It doesn't go up that high. A 50% increase would give you about 350 based on the numbers. Again, going from 310 to 350 isn't a doubling, but it is just that things just keep ratcheting up every time we took at it. Response assumed to be by Julie Morgan: I apologize, € don't have all of the calculations in front of me that we did when we created the revised worst case scenario. We were using the trip generation rates, those are rates on a per square foot basis that were published in the draft EIR and applying those to the new square footages that were available to use. So, if you'd like, I can take a few moments to go through the calculation just to confirm that, but I think, in the end,we would come flack to the analysis being that the threshold that we are setting within the mitigation measure is a threshold of 155 peak hour trips, which is the number of trips that we calculate the YMCA could generate and stilt allow all of the study intersections within the area to operate at an acceptable level of service within the county's standards for level of service. So that threshold doesn't really directly have a relationship with either the base case or the worst case scenario, and that was done very intentionally, because there is so much uncertainty. That threshold was defined really based on how many trips could the YMCA generate and still allow everything to operate acceptably, and just defining that as a straight threshold for the YMCA to meet. Comment by Commissioner Gibson: I understand that, and from that point of view, I agree with you. It's more, looking at the amounts, that Mr. Armstrong kind of disagrees with that approach, but I mean to me that makes a difference both in peak hour and in daily trips, and so the more there are the more it makes a difference to me. Questions to staff not transcribed. Comment by Commissioner Nealy; I want to say that I have been a long term supporter and participant of the YMCA programs. Through the years I've taught water aerobics and Yoga in a YMCA in Hawaii, and as an avid air lap swimmer I've put in hundreds and hundreds of miles in Y pools. My kids have been in Y Indian guides and have enjoyed YMCA camping. So, I was very enthusiastic about the YMCA's plans to come into Alamo, and for the first couple of years l worked with Torn Martin and met many times with him regarding the issue of access and trying to bring about a win-win solution that would allow this facility to go forward without putting an undue burden on the immediate residents of Alamo. I think that what we have here potentially is the crown jewel of YMCAs and I think that it is unrealistic to think that it will not have an enormous amount of regional support. And for that reason, I think the issue of dual access is crucial to this. It is all about traffic. We have no comparisons in the data that we have gotten, practical comparisons,that are single access facilities. They all have multiple access. I've visited some. I have talked at length with the executives, and from a practical standpoint, I think that we need to err on the side of caution with being sure that the regional benefits will not be offset by the local impacts. The zoning administrator concluded that there was no nexus between the YMCA project and consideration of the access through Magee Park. Well, if there is no nexus, I believe that the residents of Alamo do have standing in this and that is because they pay taxes to R7A. Half of the purchase price of Magee Park and half of the maintenance costs, and yet they have no voice. I think this is something that we need to consider. I believe that the YMCA and Hap Magee Park are both compatible and complimentary uses and as such they should be integrated and cooperative. Access is a fair and appropriate part of that. I have long felt that a road that parallels 680 on the eastern side of the park and is somehow screened off from the rest of the park can completely mitigate the problem of the passive park. I don't think that that would, I believe that it could still be a passive park and accommodate that. Yes,the doggy park might have to be re-designed, but I would like to see cooperation. The other thing that concerns me is that if this were a for profit commercial proposal it would probably be held to a far higher standard of review. And from a practical standpoint, I do not believe that we have really, really covered all of the bases. I think that what we need to do is revisit this and have the impacts addressed and handled before the fact. Comments by Commissioner MacPhearson not transcribed. Comments by another Commissioner(Matsunaga?) not transcribed. Comments by Commissioner Gibson: When I first started watching this project, I could see this issue coming down the line, where you have an extremely valuable use in an extremely difficult place. So,the first thing that anybody always tries to do is to find a way to make it all work out:find the extra access,to make sure the impacts don't go to the worst case, because there are vacant lands right here. I think you can perceive that an excessive use can encourage marginal development, can cause uses to be proposed because of market forces and things like that that are higher than the current zoning, higher than the general plan,that you create this sort of, I wouldn't call it an enforcement problem, it's more like a problem of trying to maintain your planning standards. So,the safety valves that were always discussed were the idea of a second access and the idea of trying to phase it. While I agree with Commissioner Matsunaga that I don't get the way Glanville is posturing on this, and they are doing it because they can do it not because they should do it, and I agree that you can't make it happen if Granville isn't going to play with it. i also have come to the conclusion, a very disappointing conclusion,that I don't think it can be fixed, reasonably. i think it's a little bit of wishful thinking to think that it is going to be this size really,that It's going to be 1,800 or 2,300. 1 really don't, from the numbers in the EIR,the numbers are really bad,they're just wrong. You know, a lot of the analysis and the comparison of why this Y is more like another Y, that's all wrong information in there, and it keeps being shown to be wrong, and so in the last hearing and this hearing we had so much new information,that the information that is now before us in the staff report is pretty different than is even in the final EIR, and so from a record point of view I really have a problem with whether this EIR is adequate; I think that it has been kind of patched on the fly and it is not a good EIR in the sense of being able to project traffic, I think it is really kind of bad actually. Now the issue of being able to phase it or worry about whether a YMCA can be constrained by these after the fact mitigations, I think the track record is,to the extent that there is one, is that it can't be,that it can't really be constrained,that there is no hammer so to speak as you were asking for in the conditions. The hammer, if you want to look at it, is failing all the way through the operational constraints down to the hardware, to traffic signals, to fees,to permit revocation (?) that's the only time you really get to a hammer, there really is no incentive really; and I think that has been shown to be the case in San Rafael and in Palo Alto,that they had similar programs and it just didn't happen; and the Y chose to pay money to kind of buy themselves out of it instead of ..................lapse in the audio tape................ ...........(audio picks up again) that particular area. I think, if I imagined myself being in that particular area, and I look at this aerial photograph and I see how much open land there is right there in the little general vicinity,that this will change the market. It will change the desirability of property in that area. And so, I think that is one of the findings for a land use permit approval,whether it will encourage marginal development. I think it will. I think it will be an enforcement problem. I think it all sounds great on paper to have hearings every month or every six months or something like that, but all it does is pit the community against itself every six months. I don't think that's a good thing to do to the community. And so, to me this is a matter of degree, I agree that it is worth taking some hurt for the type of use this is, but it just seems to me that this is more hurt,traffic wise at least,and affect on the immediate surrounding land use wise than any of these other uses that have been suggested like churches or private schools or anything like that. This is more than that, based on these numbers, and so, I don't think you can make the findings reasonably that this won't encourage marginal development, I don't think you can make the finding that it won't be an enforcement problem, I don't think that you can find that this EIR is adequate, frankly, and so I would have a real problem and I would feel bad about any way to go on this, but I don't think you can,we're talking about ten years or five years or whatever it takes, you can move these uses around but you can't move the existing pattern of the community and that's what we're talking about here,which one has to move. And so, I have to go with the pattern of the community, so I would not vote to support it [The YMCA application]. (Lapse on tape) Comment from Commissioner (?) Mulvehill: For my part, i feel it unfortunate that,what I feel and hear is that, if you are for the YMCA then you believe in children, family and the community; if you aren't supporting the YMCA,thea you are unable to accept facts from the consultants or staff. I agree with just about everything we have heard so far from the Commission on both sides of the spectrum. The YMCA has and will provide a great service. Will this facility be used to its capacity, I'm sure it will, because it is needed. It will be a positive impact for all of those who will be using it. Unfortunately, It will be a negative impact for those that live near the area and who are traveling on the boulevard. Not only is it just traffic, but in regards to noise, in the staff report on S-7, it mentions the creek and the buffer and so forth. I really question whether the creek buffer will be able to keep the impact from the noise and the fighting and so forth as it is addressed. ,lust even first hand,for myself,where I live,there is a similar situation, noise travels up, so I question the nuisance of the noise, the lighting and so forth,whether that[the creek]truly is a buffer. I truly feel that the people who are in the Emerald Domes, indeed knew of the plans,that this was going to be a project that would take place. But, I do not believe that those longtime residents in the area, such as the appellant, who has been arguing this back for a very long time, that her quality of life won't change drastically, along with anyone else in the area. 1 find it unsafe and unreasonable for the stance of only one entrance. I realize all of the reasons and understand and have read all of the letters from the town of Glanville, and so forth. But just to say, 'I'm sorry,that's it, there can only be one entrance,"is just not good planning, and I understand it is something that everyone is firm on, but I guess I'm firm on the same thing, that it is not good planning to only have just that one entrance and have all the impact right there. As I have requested earlier, in regards to the condition, if this project is approved,the condition in regards to the Saturday-Sunday,it's a very little thing for those people in the area, but at least until the project is built out, at least the Saturday and Sunday,they won't be putting up with the construction noise. I hope that condition 102 would work in its entirety, completely. I have my own thoughts that it's a hard condition to process. I've seen when other developments and so forth don't follow the guidelines,the conditions, it's hard to press for that to really take place, it's hard to go through the process;the process is always longer than what the impacts are going to be. You're going to have this project there while you're trying to keep it at its mitigation. Comment from Commissioner Ingalls (?): I also have a concern about'Build it and mitigate afterwards,"that really concerns me. Sometimes, if we can, one of the things that bothers me, is that we'll take this step and it impacts the residents, then we'll take this step and it impacts the residents, and all the time it's being mitigated the residents in the area are being impacted. I also know that, it has been mentioned that,the Hernme peak for the school was 8:00, 12:00 and 3:00. l guess that would match the morning peak for the Y; I don't know so much about the noon;3:00 peak probably wouldn't, but it looks like the morning peak for the school will also match the morning peak for the Y. I'm also concerned about one entrance too, and I've been trying to figure out how you could get in there, and come to the realization that it looks like Hap Magee Park,with all the activities they are planning for that area between Hap Magee Park and the YMCA, that sounds wonderful too, but that is going to add more to the traffic there also. While it's going to be a passive park,they're going to bring in campers and everything else they were talking about that were brought up, and that's going to bring in even more traffic to the area that is not accounted for right now. So, I have concerns for this and I'm not going to approve it. 1 6t: motion to uphold the zoning commissioner's approval: vote seconded;vote in favor 2;against 4, motion fails. 2'd motion: By Vice Chairman, Commissioner Gibson: I vote that we vote to uphold the appeal and deny the land use permit and find that the EIR is not adequate and to find that the finding that not encouraging marginal land use can not be made, and find that the required finding that the project not represent a nuisance or enforcement problem also cannot be made based on the current conditions of approval. Seconded. Clarification that the motion includes closing the public hearing. Yes. Roll Call Vote: Neally: Yes Gibson: Yes Ingalls: Yes Matsunaga: No Mulvehill: Yes MacPhearson: No. Motion passes. x : F t f r �StE r .ik� September 30, 2003 ° S e ! r 7 2003 Millie Greenberg, Contra Costa County Supervisor 309 Diablo Road Danville, CA Re: Proposed Construction of San:Ramon Valley Regional YMCA Facility in Alamo, off Danville Blvd. County File#LP992025' Dear Supervisor Greenberg: I reside at 19 t 146-rn"10- v° 3 Ac-4`)�,'California. My home is in the neighborhood directly affected by the above-referenced development application. I am writing to you to urge you deny the YMCA's pending appeal and thereby uphold the Planning Commission's denial of the YMCA's development application. The YMCA's proposed use of the parcel in question will,generate more traffic than can be accommodated by Danville Blvd., will create excessive noise and disturbance in the surrounding neighborhoods,and will create numerous unsafe conditions including but not limited to unsafe pedestrian and vehicular ingress and egress. It is my understanding that the San Ramon Valley Regional Planning Commission denied this application because it found that(l)the project would create excessive traffic impacting Danville Boulevard;(2)there are errors in the Final Environmental.Impact Report which prevent it From being accepted;(3)the assumptions and conclusions drawn from the facts and analysis in the FOR were unsupported or incorrect which further prevent acceptance of this report; and(4)the lack of a secondary access materially affects the traffic impact to the surrounding areas. All of these findings support the denial of YMCA's development application and support the denial of the current appeal. Very truly, /1 T } 3 t } Tuesday,October 21,20M 1: 25 ANI Stuart Flashman(510)652.5373 p.o2 La's Offices of Stuart M.Flashman 5626 Ocean View Drive Oaldand,CA 9461&1533 (510)632-5373 CONSIDER Wn FAX(514)654-4054 L October 21. 2003 Contra Costa County Board of Supervisors County Administration Building 651 Pine Street Martinez, CA 94553 l of Alamo YMCA Protect. County File#LP992025. Clear Supervisors: This letter supplements m previous comment letter on behalf of my client, the Alamo Improvement Assoolati( AIA)regarding the appeal of the above-referenced Alamo YMCA Project. On Friday, October 17 , County staff issued a staff report and supporting documents for the appeal of the Alamo YMCA Project denial. The supporting documents included, among other things, a new document entitled"ERRATA"purporting to"correct" errors in the Final Environmental Impact Report("FEIR"), a purported resolution of the San Raman Valley Regional Planning Commission(which resolution was never approved by, and indeed has not yet been seen by the Commission)and a newly revised set of conditions of approval and listing of mitigation measures. Based on these documents, staff is recommending that you overrule the 'Planning Commission's decision, certify the FEIR, and approve the project with the additional conditions of approval and mittgabon measures proposed by county staff. It should be noted that none of the newly released documents have been subjected to public review under CEQA, nor have they been reviewed by other public agencies as required by CEQA. Staffs suggested actions are, to say the least, highly irregular, They do not conform to the procedural requirements of CEQA. Nor do they meet CEQA's general mandate that projects with potentially s" niiicant environmental impacts not be approved until the public leas been fully Informed o those impacts and the steps to be taken to mitigate or avoid them, had the opportunity to comment of the information, and had those comments responded to. The situation here closelyparallels that discussed in Laurel Heights Irn rovement Assn. ll Regents of University o Gall mia(1993)6 Cal.4th 1112(26 Cal.Rp .2d 231, 364 P.2d 6021. In that case, as here, a draft EIR had been released, comments received, and a FEIR released respondin to those comments. The issue there, as here,was whether information uncovered only after release of the DEIR required that a revised EIR be recirculated for public comment. The California Supreme Court concluded that recirculation was necessary if, "... the EIR is changed in a way that deprives the public of a meaningful opportunity to comment upon a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect(including a feasible project alternative)that the projects proponents have declined to implement." (Id. at 1129.) Mere, the Draft EIR had concluded that the pr ''pct would have no significant environmental Impacts. (CMR at I.7.)The Final EIR, n its Response to Comments section,acknowledged that a sensitivity analysis showed that, if the project's characteristics resembled those of the San Rafael or Palo Alto facilities, nificant traffic impacts would occur troth at the project driveway and at the Intersection ow.a Serena and Danville Tuesday,Octobear 21,2OD311:25 AIV Stuart Flashman(510)652-5373 p.03 :f Contra Costa County Board of Supervisors 10/2112003 �/O Page 2 ,.:,.; Boulevard'. (FEIR at 1!1,10.) Nevertheless, the FEIR maintained the position that the project would have no significant impacts. Later,after reuse of the FOR and in response to comments identifying inaccuracies in the data included in the EIR, the County acknowledged that its data had indeed been inaccurate, that traffficggeneration rates for other YMCA facilities had been significantly underestimated,and reteased revised figures showing a further increase in potential traffic impacts. However, County staff still refused to acknowledge any potentially significant impacts. Instead, staff asserted that a traffic monitoring program, along with the imposition of several possible mitigation measures,would fully mitigate all impacts; this in spite of the uncontradicted documentary evidence to the contrary from the history of the Ban Rafael facility. This is precisely the type of situation that the California Supreme Court had in mind in specifying When recirculation was required, The traffic analysis in the EIR has been fundamentally altered from that contained in the Draft EIR. The revised analysis indicates that significant traffic impacts are likely to occur. 'Whine County staff has proposed new and additional mitigation measures which it claims will mitigate the potential impacts, the public has not had the opportunity to test these claims through the comment and response process. Further, the mitigation measures have been changging continually. Indeed, the most recent iterations were only released three days ago with the staff report for this hearing. While County staff may earnestly believe that its proposers mitigation measures will fully mitigate the project's potential traffic impacts, CEQA does not require that the public rely on a statement of"trust us'from County staff. Rather, CEQA requires thorough technical analysis that can be tested through the comment and response process. That has not occurred here. For the County to certify the Final EIR and approve this project at this point,without further public review,would be a blatant violation of CEQA. In addition to the inadequacy of the FEIR, the Planning Commission's rejection of the project was also based on the project's adverse effects on the local community and inconsistency with county plannin�for the area. The staff report for this appeal has totally missed this paint of the Tanning ommisslon's rejection. County staff nates that Danville Boulevard Is designated as a route of regional significance. That may be, but it is also a relatively smailstreet that goes through a residential area. The County'seneral plan states, in Policy 3-14 1, that, "The lands shown as residential on the Land Use gasp adjacent to the portion of Danville Boulevard between Del Amigo Road and Rudgear Read shall be restricted to residential uses. Nonresidential uses under land use permits are inconsistent with this Plan and shall be avoided." [emphasis added] Staff has tried to circumvent this policy by interpreting"adjacent"as mean' "havin a common boundary;"however that is not the common meaning of the word.7specit y when applied to a general plan land use map, adjacent essentially means nearby or in the immediate vicinity of. There Is little question that the residentially designated area where this project is proposed is, by any reasonable definition, adjacent to Danville Boulevard. Therefore, this project is inconsistent with the general plan, Further, as the Planning Commission realized, approval of this project would act as a catalyst to promote further nonresidential land uses along this portion of Danville Boulevard. This would again violate the general plan, as Well as Ding a significant impact not disclosed in the FEIV County staff is no doubt sincere in their heartfelt desire to have this project approved. The AIA agrees With staff insofar as it also wants to see a YMCA facility built to serve the Alamo area. However, staff has apparently alloyed its emotional bras to overrule 'The latter impact was not even mentioned in the DER or its appendices. Tuesday,October 21,20M 11:25 AM Stuart Flashman(510)652.637 x,£34 Contra Costa County Board of Supervisors 10/2112003 Page 3 the dictates of good plannln and adherence to state law. The AIA has, in its previous letter, suggested a gray in with the County could approve a YMCA project for Alamo without degrading the community or violating the law. The AIA strongly urges the Board of Supervisors to approve a smaller, locally oriented project, and leave lte larger proposed project for consideration at some later time. Most sincerely, Stuart M. Flashman Tuesday,October 2 ,20M Il'.25 ASA Stuart Rashman(510)652.5373 p.0" AT TN. Contra Costa County Board of Supervisors Fax Number 19253351913 Phone Number FROM Stuart Flashman Fax Number (51 a) 652-5373 Phone Number SUBJECT Letter to Board of Supervisors Number of Pees 4 Date, 10121/2003 MESSAGE Please distribute this letter to the Board of Supervisors prior to this afternoon's meeting of the Board. The original will be submitted at the Board meeting. 10121;2003 10:48 FAX 925 478 2930 ALIQUOT ASSOC x"#901 ' .. CONSIDER WR D.3 ALLIQ ,VOT October 21,2003 Honorable: John A Glolar Gayle S.Ulllcema Millie Greenberg Mark DeSaulvler Federal Glover District I District II District III District.N District V Contra Costa County 651 Pine Street Martinez,CA 94553 Fax: 925.335-191.3 RE:San RAmbn Valley YMCA Dear County Supervisors, My name is prince D'Alo and I am a citizen of Contra Costa County. My home is located at 357 Clarkin Ct.in the unincorporated area of Walnut Creek,3 miles form this project. Since the inception of the project four years ago, my firm,Aliquot Assoc.Inc.,had the privilege of serving as the civil engineer for the now San Ramon Valley YMCA to be constructed in Alamo. I have been involved since then and have experienced, first hand, the amount of effort put forth by the YMCA,the consultants and the Comrnunity. The access to the property, which was gifted by the abutting property owner,the effort torrunirnize tree loss, the special species studies,the balancing of earthwork on-site,the construction of sound walls and earth berms,and the lengthy 2 tiered traffic study represents some of the effort expended in reaching this point. Architectural plans,civil site plans,traffic studies,creek hydrology studies,earthwork calculations,arborist reports, noise.*tudies, special species studies, Resource agency permitting and utility plans were provided to the Eft. consultant for evaluation and comment by the Community.There is not din impact that ca mot be mitigated. Many of our firm's hours in designing the project were donated, including all of my personal hours in the 0 any planning meetings, site assessments, and supervision of nay staff in the tand planning and design effort to balance the Impacts with the use of the property. Considering the physical aspects of the.land and the use of the proposed project, this is an excellent plan for this site,in this community. RespectfiAly yo Vincent J.D'.Alo President,Aliquot Assoc. Inc. CC Aruna $hat,Cormnunity Development PLANNERS CIVIL ENGINEERS + SURVEYOZ 1390 South Main Street,Suite 310 - Walnut Creek,California 94596 * (925)476.2300 FAX(925)476-2350 Jul 31 03 10: 56a Lofquist 925-552-7929 P. 1 CONSIDERW Vicki Lofquist ; 23 Darle-ne Ct. Alanio CA, 94507 October 21,2003 Cleric ofthe Board of Supervisors Contra Costa County Item D3 The proposed development plan being appealed by the YMCA.is a poor idea and a:facility that should not be in Alamo. This is a small town,the traffic on Danville Blvd.currently is heavy, this fiseility would add to an already existing problem Most of the homes in Alamo have pools and there wady are a number of exist conmumity pools,not to mention the nany sports programs in the area. This would be a good project for the Dougherty Valley,with high density housing,less hoarse swimming pools and many families loop for recreation programs. The Town of Danvi€le's recreation program are routinely filled with long waiting lists. Regarding Cly Zanmora's comments as printed in the Contra Costa Times on October 0,"The approval of'the Alain 'Y'MCA is critical for the success of other area.Y's, which may not produce as much revenue as Alamo would'. The YMCA is stating ossenfially,yes we know it would be a very bad troAc probl=4 and it is not that we am really serving the community, we just want to decrease the quality of your community so you can help pay for our other projects. No thanks,YMCA. I have takers nay kids to the pool in San Ramon to meet a friend who was a resident of Sana Ramon and remember her comments,that she rarely used the pool because it was always so overcrowded,often with people frrrrn out of town. This is not for Alamo,our town cannot handle the traffic from this,dim this project please. Thank you for your consideration, Vicki Lofquist • ` 1 +' r � itis « • # it sicv' jr_ i i t o #•: $ i I' sp ,#+" $ CA#+ go, 177 i 17 tC4 C;3 '� �i i' ns •, i 6-ss*: ;s P" 3 # ~ i .•! • to I#._; #*Y Ti # • sl C•#3i '! #still C# #-4' rx �. • #! # #*.:# i ki' t: 'R• '# # # ,�:$ # t #'' # ..-# 4 i" env 4 t" -#• .�-# • Wit: •# t Y•#.t-1 #i 1 .ti. :$ • # # i•. i-=2 iK#.;, r #'! t;. # S1:77•.$ i' k: # � F: M # y Y•4 # w•# '# i i ;a ;>•: # P s- r' Fi t.: i i# f.i '`, ;. # ► ":a i t d '- s # • # # # ts• # i ': i'# t # +:« ! #• r:R• is .tet #� :-�*: t # � !.x �� f?€: ;.Y' # r: err # f • # s.�. •' ► • r': sic # t # i r #� a :-:•,, . »-e # $ : • i • H. i! f .'i!+ a'% :• ; •:.'Yf 'h .'8 a f i' *tF # -#'E':--# t .{ k:�# :iY» :,i I v.. h wt # F 8 ;- :-{;•# ,: tom-+-� • #>t F #.�.-: .`9 #'. 8•S it `; I" # ;. !+>,:. S' •+ ., Y VM;.-:9. l.,.a. ..H I till,5.-!f 117777-75#;"t 44 # - '.-# -# i # 9 4": `#'!• # +t # 44."x: '9 - s#;) # t• 7*3 1#: # #Ir.-Tr irk'a,I I# HS{`Y-$ i ! M Y.: i E+: # ! S•!• r 0, NIV4111 - 11C it It # 4`El;, '.-E •# :•#.$''-( # si'# ;{# S :r; M t�.. t: `i PSS #: t #11 # R # ! k 0, i t Lot G # #+ $ t # # #, °8 # !. t� is • 1 "<x:- M t i {:# # 4• # h i•# ice' `i f 4^:,hid: � # + !'� `H Y S 7M, f.i. # # '� •9 # # - 9 s'...:,5+ 4 f. # f. :!-M: S•! L 71 # 'i w•# 1 >y*; $'H :-E Y # ; s ii Y i i•#, ` # # :.R eH -'4 r: h< Err ':r: i 9 # :-;9ib: #` •h # ti; + # 5 ;. 8 'S :ate= ••:; +� ,�; t.# :-f a - M a. 'r;: .s#= r a<x�< Contra Costa County Board of Supennsors 10121/2003 'age 3 staff is no doubt s' in ttmW heartleft desire to h this prof approved. he AIA agrees with staff insofar as it also Bunts to see a YMCA facility built to serve the Akww area. However,std has apparently aflowed its env3fional bias to o1ienule the dictates of mod plann" and adherence to �v. The ALA has, in its previous s suggested a way in ch the County could approve a YMCA prod for Alum without t community unity tai"violating the law. The AIA OW �' the Board of ,i to;approve a ma er. Locally oriented prat, and the kvW proposed project for oonsi Watson at some Later tirme. most si erg ' Stuart M. Flashman Mrs.Virgie V.Jones ...----t 10 Crary Way R�a Alamo CA 94507-2430 F, G October 10, 2003 OCT 1 4 2�3 ; ' a 00 � ggpp t Clerk of the Beard of Supervisors County Administration 651 Pine Street, Room#x:106 Martinez, CA 94553-1229 Dear John Sweetan, Clerk: ,iQur communication notice dated October 2, 2003 was received October 9 with 'reference to the October 21, 2003, 12:30 meeting regarding the proposed SRV YMCA facility in Alamo. Sorry I cannot attend this meeting. I have always considered the YMCA a wonderful organization for all ages. However, I protest this proposed huge facility in a residential neighborhood. This is not the proper location for such a large facility. Danville Blvd. which goes through Alamo is our only main street from north to south. The daily traffic flows through it. When there is a problem on Interstate 660, the traffic becomes horrendous—bumper to bumper. I have personally experienced this many times. Also there is the traffic from three schools to consider— Rancho Romero; Creative Learning and the Methodist Church School. This 40,300 square foot facility with 12'6" walls is simply too large. Surely, there must be other locations that are more suitable. A classic example would be the Navelet's Nursery property in Danville— isn't it available? I have been an Alamo resident for 56 years and a property owner here since 1942. Please give this your most serious consideration. Sincerely, a Virginia V. Jonas', 10 Gary Way Alamo, CA 94507 (925) 837-4426