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Home My WebLink AboutMINUTES - 12142004 - D5 TO: BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICD � }�° ° Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: DECEMBER 14, 2004 SUBJECT: HEARING ON COUNTY PLANNING COMMISSION RECOMMENDATION ON A REQUEST TO REZONE PROPERTY FROM GENERAL AGRICULTURAL (A-2) TO SINGLE FAMILY RESIDENTIAL (R-20),AT 5150 ALHAMBRA VALLEY ROAD, NEAR THE INTERSECTION OF RELIEZ VALLEY ROAD, IN THE MARTINEZ AREA, COUNTY FILE #RZ023112, SECURITY OWNERS CORPORATION (APPLICANT)-- JOHN PLUMMER (OWNER), (DISTRICT 11) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION 1. RECOMMENDATION A. CERTIFY that the Find Environmental Impact Report has been completed in compliance with the California Environmental Quality Act(CEQA)and with the State and County CEQA Guidelines, that the document reflects the County's independent judgment and analysis, and that the Board has reviewed and considered the information in the EIR prior to making a decision on the project; CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE (S): ACTION OF BOARD ON ,? APPROVED AS RECOMMENDED OTHER _ VOTE OF SUPERVISORS € HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS(ABSENT_J� 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: Christine Gregory(925)335-1210 ATTESTED e JOHN SWEETEN, CLERK OF THE BOARD OF cc: Security Owners Corporation SUPERVISORS AND COUNTY ADMINISTRATOR John Plummer Community Development Department Public Works Department—Brian BalbusBY ` � -- �., DEPUTY LAFCO Central Sanitary District--Russell Leavitt December 14, 2004 Board of Supervisors File#RZ023112 Page 2 B. FIND that the proposed rezoning of 4.5 acres from General Agriculture (A-2) to Single Family Residential (R-20) is consistent with the General Plan. C. ADOPT the findings of the County Planning Commission, as contained in the findings for the Alhambra Valley Estates Vesting Tentative Map Subdivision #SD028634 and Rezoning#RZ023112 and the findings as contained in Commission Resolution #30-2004 as the basis for the Board's decision. D. INTRODUCE the ordinance giving effect to the aforesaid rezoning, waive reading and ADOPT same. E. ADOPT the mitigation monitoring program. F. DIRECT staff to post a Notice of Determination with the County Clerk and the State Office of Planning and Research. ll. FISCAL IMPACT None. The applicant is responsible for the cost of processing the rezoning request. Ill. PROJECT BACKGROUND This project consists of the following related applications received by the Community Development Department on October 17, 2001, and deemed complete for processing by the County on November 20, 2002: A. County File #SD028634 is a request for a vesting tentative map to subdivide a 15.02-acre parcel of land into 23 single family residential lots, a gateway parcel, private roadway system, and sanitary pump station parcel, along with the removal of up to 14 trees of the 54 trees on or adjacent to the site. The site contains an existing barn, riding area and a vacant cottage. The site is addressed 5150 Alhambra Valley Road and is located on the west side of the street, near the intersection of Reliez Valley Road. This subdivision was approved by the County Planning Commission, and no appeal of that decision was filed. B. County File#RZ023112 is a request to rezone a 4.50 acre portion of the 15.02 acre project parcel from the General Agricultural District (A-2), 5-acre minimum, to the Single Family Residential District, R-20 (20,000 Square-foot minimum). December 14, 2004 Board of Supervisors File#RZ023112 Page 3 IV. BACKGROUND/REASONS FOR RECOMMENDATIONS This property is designated as Single Family Residential Low Density in the Alhambra Valley Specific Plan and the County General Plan. Rezoning the 4.5 acre portion of the site to R-20 will bring the zoning into conformance with the existing land use designations. A. Environmental Impact Report Public Review The County prepared a Notice of Preparation and Initial Study for this project on March 6, 2003, which determined that the project would be analyzed further with an Environmental Impact Report.A public scoping session was held on March 24,2003. A Notice of Completion and availability and notice of public hearing for the Draft Environmental Impact Report was filed March 4, 2004. The 45-day review and comment for the Draft Environmental Impact Report document closed Monday,April 19, 2004. The County Zoning Administrator conducted a public hearing to take testimony on the adequacy of the Draft Environmental Impact Report on Monday, April 5, 2004. The Final Environmental Impact Report was made available on October 4, 2004, and forwarded to agencies that commented on the Draft Environmental Impact Report. B. Zoning Administrator Hearing on the Environmental Impact Report The County Zoning Administrator conducted a public hearing to take testimony on the adequacy of the Draft Environmental Impact Report on Monday, April 5, 2004. Public comments focused on the following topics: General and Specific Plan conformance issues, zoning, density, subdivision design, proposed homes(design, size, number of stories, and placement), tree removal, drainage, traffic, biological resources, saving the existing barn, flood zones, noise, and rural compatibility. A petition to save a large oak tree next to Alhambra Valley Road was signed by over 200 persons. Subsequently, the applicant redesigned the plans to save the tree. The Final Environmental Impact Report was presented to the Zoning Administrator, who reviewed and considered the information prior to making a recommendation that the County Planning Commission and the Board of Supervisors certify the project (refer to Resolution 29-2004). The Environmental Impact Report determined that there are no significant unavoidable adverse impacts. All mitigation measures have been incorporated into the conditions of approval. December 14, 2004 Board of Supervisors File#RZ023112 Page 4 . County Planning Commission hearing The County Planning Commission heard the proposed rezoning and minor subdivision on October 26, 2044. There was no opposition to the proposal at the public bearing, although Alternative "A" was preferred by many of the Alhambra Valley Residents. Alternative "A" is the proposed plan discussed in the Environmental Impact Report, with a wider Island around the saved large Oak tree #4, and stop signs added on Alhambra Valley Road at the project entry(due to tree #4's location and site distance issues). Public Works did not recommend setting precedence for installing step signs on individual projects, in order for the project to meet safety concerns. Condition 81 was modified to add; Due to the encroachment of Tree #4 into the line of sight prescribed for the above-noted design speed, stop signs may be necessary to maintain traffic safety. The applicant shall petition the Board of Supervisors to authorize installation of Stop signs along Alhambra Valley Read. The Commission approved the project with modifications to the staff recommended conditions: 1) Design Alternative "A," which involves installation of stop signs on Alhambra Valley Road at the project entry; 2)Defer the undergrounding of overhead utility lines. The Commission approved the vesting tentative map and adopted a motion recommending that the Board adapt the proposed rezoning. The vote for this action was unanimous. Fallowing the Commission action, no appeals were filed;therefore the Commission decision on the subdivision is final. A Notice of Determination was filed with the Clerk of the Board. The only matter that is before the Board is action on the proposed rezoning. Staff recommends that the Board of Supervisors approve the proposed rezoning. D. City of Martinez Comments The City had no objections to the project, but at the City's request the Planning Commission required that this project meet a number of requirements proposed by the City including annexation to the City's water system. E. Alhambra Valley Improvement Association Comments The Association initially objected to the project,and expressed concerns that it might result in significant impacts. however, after sharing the details of the project and completing the environmental analysis,the Association withdrew its objections to the project. RESOLUTIONS COUNTY PLANNING COMMISSION RESOLUTION NO. 30-2004 RESOLUTION OF THE COUNTY PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS FOR CERTIFICATION OF THE EIR AND ON THE REQUESTED SUBDIVISION AND REZONING ALHAMBRA VALLEY ESTATES EIR BY SECURITY OWNERS CORPORATION (APPLICANT); JOHN PLUMMER (OWNER), COUNTY FILES SD028634 AND RZ023112, IN THE ALHAMBRA VALLEY AREA IN THE UNINCORPORATED AREA OF MARTINEZ OF SAID COUNTY. WHEREAS, a request by Security Owners Corporation (applicant); John Plummer (Owner), for a 23 single family residential lot subdivision, and rezoning 4.5 acres of the 15 acre parcel was received by the Community Development Department on October 17, 2001; and WHEREAS, a Notice of Preparation of an Environmental Impact Report was sent on March 6, 2003 by the Community Development Department; and WHEREAS, on March 24, 2003 the County held a scoping session on the project in Martinez; 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, 2004 and Monday, April 19, 2004, and the Zoning Administrator held a public hearing in the community on April 5, 2004 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 October 4, 2004, the County published the Response to Comments Document (Final Environmental Impact Report), 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; and WHEREAS, on Monday, October 18, 2004, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; and WHEREAS, after notice having been lawfully given, a public hearing on the Subdivision and Rezoning was scheduled before the County Planning Commission on Tuesday, October 26, 2004,whereat all persons interested therein might appear and be heard; and WHEREAS, on Tuesday, October 26, 2004 the County Planning Commission conducted a public hearing on the Subdivision and Rezoning, the applicant and all persons who appeared were given the opportunity to testify; and Resolution 30-2404 Page 2 WHEREAS, after accepting testimony the County Planning Commission closed the public hearing; and WHEREAS, on Tuesday, October 26, 2404 the County Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE, BE IT RESOLVED, that the County Planning Commission makes the following CEQA Findings on the proposed Alhambra Valley Estates 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: Aesthetics Implementation of Mitigation Measures 3.1-1 through 3.1-8 will mitigate aesthetic impacts from the project to a less than significant level. The mitigation measures require (1) that the revised landscape plan use a greater range of native plant species and portray a design that is natural in appearance, (2) the redesign and/or realignment of the entry to the subdivision, in response to local community concern regarding preservation of Tree #4, which was expressed by means of a petition signed by more than 200 persons, (3) the delineation of a revised vehicular access for Lot 6 in a manner that will respond to the project setting in a way that minimizes visual impacts, (4) limitation of the height of residential units constructed along the Project's Alhambra Valley Road frontage to minimize alteration of the visual character of the site, (5) the exclusive use of native plant species in the proposed Gateway design and the prohibition of solid board fencing, consistent with the rural visual character of the area, (6) the limitation of building finishing colors to muted earth tones, which will compliment and blend with the rural setting of the project site, (7) that future home improvements be limited to muted earth tones and comply with the Design Guidelines of the Specific Plan, ensuring that such improvements will compliment and blend with the rural setting of the project site, and (8) the gateway plan at Alhambra Valley and Reliez Valley Roads show a larger parcel and the landscape plan include native plant species. Agricultural Resources The potential impacts arising from the conversion of land rated by the State as Unique Farmland is mitigated to a less than significant level through implementation of Mitigation Measure 3.2-1, as discussed in section 3.2 of the EIR. Air ualit The potential impacts arising from dust emissions from construction activities associated with the Project is mitigated to a less than significant level through the implementation of Mitigation Measure 3.3-1, because it requires submission of a grading plan that includes measures to ensure that dust emissions from construction would not contribute substantially to a currently projected Resolution 30-2004 Page 3 air quality violation. Development of the Project would generate airborne pollutants at levels less than the Bay Area Air Quality Management District's established thresholds, as described and discussed at p. 3-33 of the Draft EIR. Therefore, Project operation will not result in a potentially significant environmental impact. Land Use The potential impacts of this project to land use are less than significant, and the project does not conflict with adopted policies of the General Plan or Specific Plan, because it complies with the provisions of the General and Specific Plans, as discussed in pp. 3-76 to 3-77 of the Draft EIR. The potential impacts of the Project resulting from conflict with adopted policies of the General Plan or Specific Plan will be less than significant and no mitigation is necessary because the Project complies with the provisions of the General and Specific Plans and the Rezoning would be compatible with the Specific Plan's direction for use of the site, as described and discussed in pp. 3-76 to 3-79 of the Draft EIR. Traffic and Transportation The potential impact of the Project related to a substantial increase in traffic on area roads will be less than significant, because predicted traffic flow conditions would not represent a significant increase beyond planned, designed, or operating capacity, as discussed in pp. 3-91 to 3-93 of the Draft EIR. Based on the expected 63 residents and projected 220 daily trips, the Project will have a less than significant impact because predicted traffic flow conditions would not represent a significant increase beyond planned, designed, or operating capacity. The existing peak hour volumes at the Alhambra Valley Road/Reliez Valley Road intersection are well below the minimum thresholds established by Caltrans at which signalization could be warranted. The increases in peak hour volumes at this intersection also would not be measurable within typical daily fluctuations in traffic flows. Thus, the Project will not have a potentially significant impact with regard to a substantial increase of traffic on area roads beyond their existing or planned design and operating capacity. Biological Resources The potential impacts resulting from Project development of the taking or harassment of sensitive plant or animal species or damage to their habitats are mitigated to a less than significant level through the implementation of Mitigation Measure 3.4-1 because it requires implementation of appropriate measures, as determined by the appropriate regulatory agencies, for the protection of any species discovered on site during preconstruction surveys and its habitat. Resolution 30-2004 Page 4 The potential impacts to the riparian environment resulting from construction activities occurring within the proposed 50-foot wide creek setback will be mitigated to a less than significant level through the implementation of the Mitigation Measures 3.4-2 and 3.4-3, because they would prohibit alterations of Vaca Creek within the setback area thereby ensuring the preservation of the habitats and species within the creek setback. In addition, the 50-foot wide creek setback provides benefits related to habitat preservation and restoration along Vaca Creek, because the setback provides a greater amount of habitat for plant and animal species than currently exists within the setback area. Thus, the creek setback preserves a larger area of habitat for biological resources along Vaca Creek than is currently protected. Cultural Resources The potential cultural resource impacts to undiscovered archeological resources resulting from Project activities will be mitigated to a less than significant level through the implementation of the Mitigation Measures 3.5-1 and 3.5-2,because they would prohibit construction within 50 feet of the discovery of such resources until the find can be fully evaluated and appropriate authorities and persons can be notified. No cultural resources were found during surveys of the subdivision and water lines of the project area, and the Project would not affect known archeological resources. Soils and Geology The potential impacts resulting from surface fault rupture will be mitigated to a less than significant level through the implementation of Mitigation Measure 3.6-1. The potential impacts relating to increased human exposure to seismic hazards are a significant and unavoidable risk for every property in the San Francisco Bay region, but these impacts will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.6-1 and 3.6-2, as described and discussed in p. 3-55 of the Draft BIR. The potential impacts of soil erosion will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.8-1 and 3.8-2, because these measures would require (1) the implementation of measures defined in the erosion control plan to mitigate erosion and sedimentation impacts during construction, and (2) the filing for coverage under the General Permit, which must describe erosion control and storm water treatment measures to be implemented during and following construction and a schedule for monitoring performance. The potential impacts associated with potentially expansive soils will be mitigated to a less than significant level through the implementation of Mitigation Measure 3.6-2 because it requires implementation of all recommendations of the Geotechnical Study during construction. Hazards and Hazardous Materials The potential impacts resulting from construction activities that may release hazardous substances potentially present in the soils at the project site will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.7-1 through 3.7-6, Resolution 30-2004 Page 5 because they require (1) that if the agrichemical survey reveals the presence of any agrichemicals in amounts exceeding accepted standard for exposure, no grading activities shall commence until a specific plan for mitigating the concentrations has been approved, (2) a permit from the San Francisco Bay Area Air Quality Management District for the safe removal of any material contaminated by asbestos, (3) a Clean Closure Letter from the appropriate agency for the former fuel storage tank site, (4) that all recommendations in an environmental professional's report evaluating the nature of the fill material along the western property boundary be followed, (5) decommissioning of any on-site septic systems in accordance with state and county requirements, and(6)implementation of the construction safety plan to minimize the exposure of the public to potentially hazardous materials during Project construction. Hydrology and Water{duality The potential impacts resulting from construction-related erosion will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.8-1 and 3.8-2, because they require (1) the implementation of measures defined in the ECP to mitigate erosion and sedimentation impacts during construction, and (2) the filing for coverage under the General Permit, which must describe erosion control and storm water treatment measures to be implemented during and following construction and a schedule for monitoring performance. These Best Management Practices ("BMPs") will serve to control point and non-point source ("NPS") pollutants in storm water and constitute the Project's Storm Water Pollution Prevention Program ("SWPPP"). The SWPPP will also include BMPs for preventing the discharge of other NPS pollutants besides sediment to downstream waters. The potential impacts associated with the potential increase in peak discharge at downstream drainage facilities will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.8-3 and 3.8-4, because they would require (1) the redesign of the detention structures if necessary in order to ensure that post-development discharge is equal to or less than existing conditions at the point of discharge into Alhambra Valley Creek at Wanda Way, and (2) the revision of the drainage plan if necessary to ensure that 100-year flows can be safely conveyed through the project site. The potential impacts associated with the potential increase in the level of non-point source urban pollutants and litter entering downstream drainage facilities will be mitigated to a less than significant level through the implementation of Mitigation Measures 3.8-3 through 3.8-7, because they would require (1) determination of the feasibility of the proposed low-flow infiltration structures, which would serve to filter out some storm water pollutants and design of a suitable system for filtering pollutants if low-flow infiltration structures are infeasible, (2) development of a Homeowners Association that would be responsible for regular maintenance of the drainage structures to preserve drainage capability, and (3) submittal of a long-term SWPPP with BMPs to protect storm water quality after the construction period. The potential impacts associated with development within flood inundation zones and Federal Emergency Management Act ("FEMA") 100-year flood zones will be mitigated to a less than Resolution 34-2404 Page 6 significant level through the implementation of Mitigation Measure 3.8-8 because it requires compliance with County requirements regarding development within the flood plain. Project implementation requires a Letter of Map Revision (LOMA) or elimination of building areas in the 100-year flood plain. Land Use and Planning The potential impacts of the Project resulting from conflict with adopted policies of the General Plan or Specific Plan will be less than significant and no mitigation is necessary because the Project complies with the provisions of the General and Specific Plans and the Rezoning would be compatible with the Specific Plan's direction for use of the site, as described and discussed in pp. 3-76 to 3-79 of the Draft EIR. Noise The potential impacts arising from Project construction noise will be mitigated to a less than significant level through the implementation of Mitigation Measure 3.10-1, because it incorporates noise control measures that minimize noise generation associated with grading construction activities. Additionally, the construction of subdivision improvements is considered a short-term and temporary condition, as described and discussed in p. 3-81 of the Draft EIR. The potential impacts associated with the generation of noise levels in excess of the,County's exterior 60 dB noise goal will be mitigated to a less than significant level through the implementation of the Mitigation Measures 3.10-1 and 3.10-2, because they require (1) CC&R's that require a residential design that shields outdoor living space from Alhambra Valley Road noise, and (2) provision of forced air mechanical ventilation systems, air conditioning, or similar systems for residential units constructed within 100 feet of the Alhambra Valley Road centerline Which would allow residents to leave windows closed, thereby experiencing adequate noise attenuation. Population and Housing The Project will have a less than significant impact on population and housing as implementation of the Project would not induce substantial growth either through the construction of significant numbers of new residential units or through the creation of large numbers of permanent jobs, and would neither displace existing housing units or people, as described and discussed in pp. 3-76 to 3-77 of the Draft EIR. The General Plan and Specific Plan EIRs have assumed this population growth, as the project site has been designated for residential development. Installation of the temporary wastewater pipeline may result in an accelerated pace of development within the Alhambra Valley, but would not be expected to induce unplanned growth. Resolution 30-2004 Page 7 Utilities and Service Systems Impacts resulting from increased demand for water will be less than significant and do not require mitigation because the increase in water demand due to Project implementation represents approximately 1% of the projected increase in annual water demand for the Martinez Water System, as discussed in p. 3-102 of the Drat EIR. The provision of adequate wastewater collection and disposal as proposed will be ensured through the implementation of Mitigation Measure 3.13-1 because it requires approval of annexation of the project site to the CCCSD. Impacts resulting from increased demand for solid waste disposal will be less than significant and do not require mitigation because the increase in waste generation due to the Project would be considered insignificant as opposed to the average daily intake at Feller Canyon Landfill, which is not projected to reach its capacity until 2030, as discussed in p. 3-104 of the Draft EIR. The potential impact of the Project related to electricity and natural gas demand beyond current capacities and supplies of the existing systems will be less than significant, because the Project would add to the overall demands placed on Pacific Gas and Electric's electrical and natural gas systems, but at a rate that would be imperceptible when compared to the overall system's capacities, as discussed in p. 3-104 of the Draft EIR. 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. Alternatives to the Alhambra Valley Estates Project The Alternative Sites Alternative is discussed in p. 5-2 of the Draft EIR. There are a limited number of other undeveloped parcels of land within Alhambra Valley that are within the Urban Limit Line and that could be subdivided and developed with residential units in a manner consistent with the General Plan and Specific Plan. Since the Specific Plan was adopted in 1992, the project site has been determined to be appropriate for residential development as an integral part of the comprehensive Specific Plan. Alhambra Valley has limited undeveloped land left for major subdivisions that possess similar characteristics as the project site, and other undeveloped parcels of land within Alhambra Valley might not have current owners interested in selling or sponsoring development. One property within Alhambra Valley, identified as Assessor Parcel Number 365-060-002, is 73.2 acres in size, yet only approximately 13 acres are within the Urban Limit Line. The parcel is designated by the Specific Plan for Single Family Residential — Very Low uses, and is within the R-40 Zoning District (43,560 square foot minimum lot size). While the parcel could be developed under the Specific Plan, the parcel's R-40 zoning designation would allow a maximum yield of Resolution 30-2004 Page 8 approximately nine lots. Additionally, oak trees would likely be removed as part of the parcel's development process. Assessor Parcel Number 367-180-010, a 10.4-acre site that is also within the R-40 Zoning District, is a hillside site and Assessor Parcel Number 365-140-005, a 65-acre site, is depicted in the Specific Plan for agricultural use and as a potential parkland acquisition. The Reduced Density Alternative is rejected as an alternative because it would not achieve the Project Objectives of providing housing on sites which have been assumed for residential development under a longstanding Specific Plan. The No Project Alternative is rejected as an alternative because it would not achieve the Project's objectives or the objectives of the County's General and Specific Plans. 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 Alhambra Valley Estates EIR. BE IT FURTHER. RESOLVED, that the County Planning Commission makes the following findings for the certification of the Environmental Impact Report: 1. The Environmental Impact Report has been completed in compliance with. the California Environmental Quality Act, and with the State and County CEQA Guidelines; 2. The County Planning Commission has considered the information contained in the Environmental Impact Report prior to making a decision on the project; 3. The Environmental Impact Report reflects the County's independent judgment and analysis. BE IT FURTHER RESOLVED, that the County Planning Commission makes the following findings and recommends that the Board of Supervisors adopt the Rezoning from General Agricultural District (A-2), 5-acre minimum, to Single Family Residential District (R- 20), 20,000 square-foot minimum: 1. Required Finding: The change proposed will substantially comply with the General Plan. Resolution 30-2004 Page 9 Project finding: The site is designated for low-density residential uses by the Alhambra galley Specific Plan, and R-20 zoning is included as a compatible zoning for the site. 2. Required Finding: The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Prosect Finding: The property is surrounded by residential use. The lands to the east and north of the project are zoned R-20, and the parcel sizes of that area reflect smaller lots. 3. Required Finding: Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. Project Finding: The Rezoning assists the County in satisfying its fair share of the regional housing needs. BE IT FURTHER RESOLVED, that the County Planning Commission approves the Subdivision for 23 single-family residential lots, a gateway parcel, private roadway system, and sanitary pump station parcel and makes the following findings: 1. Required Finding: County Code Section 26-2.2006 requires findings to approve a tentative map. The County Advisory Agency shall not approve a tentative map unless it shall find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the applicable general and specific plans required by law,unless listed below. Project Finding: The proposal is consistent with the General .Flan and Alhambra Valley Specific Plan Single Family Residential Low (SL) designation for the project. Rezoning a 4.501 acre portion of the 15.02 acre project parcel from General Agricultural District (A-2), 5-acre minimum, to Single Family Residential District, R-20 (20,000 Square foot minimum) is consistent with the Specific Plan SL designation. A. ALHAMBRA VALLEY SPECIFIC PLAN DEVIATION: Deviation from two (2) trails(AVSP, figures 6 and 8), and allow one(1)pedestrian/equestrian trail Project Findinz: Due to circumstances applicable to the subject property, eliminating one of the two trails shown in the Alhambra Valley Specific Plan in Figures f & 8 would assist in minimizing the impact of trail construction and trail use on the existing trees along the roadway. AVSP Figure 8 shows the trails on the east side of the roadway, yet because of the project design and frontage, the applicant has included the trail on the project's frontage. 0)ne 8- Resolution 30-2004 Page 10 foot wide multi-use meandering trail with additional landscape minimizes impact on the existing trees 4 &S, thus encouraging a rural atmosphere. 2. Required Finding; The County Advisory Agency shall not approve a tentative map unless it shall find that the proposed subdivision fulfills construction requirements. Proiect Finding.• The project poses no significant traffic impacts and must comply with the "collect and convey„ requirement and other conditions imposed by the County. Prior to issuance of building permits, the applicant is required to submit plans for design review and approval, and must contribute fees for parks and recreation, school districts and traffic mitigation, as adopted by the Board of Supervisors, BE IT FURTHER RESOLVED, that the County Planning Commission makes the following Growth Management Findings: I. Traffic—A traffic study was prepared for the proposed project. The project would not generate more than 100 peak hour trips. Impacts to the road system have been identified and needed improvements have been incorporated into the Conditions of Approval. 2. Water — The City of Martinez Fater District has stated that they can adequately serve the project once the necessary improvements are made upon payment of connection fees. 3. Sanitary Sewer—The Central Contra Costa Sanitary District has responded that they can serve the project subject to their standard fees, specifications, and conditions. 4. Fire Protection—Fire stations shall be located within one and one-half miles of developments in urban, suburban and central business district areas. The nearest fire station is located at 251 Church Street, approximately 1.56 miles from the site. The project is required to comply with the Consolidated Fire Protection District specifications. 5. Public Protection—The project will not result in a population increase of 1000 people, therefore there are no special capital improvements contributions required of this project. The project will he required to provide for an assessment district to allow for a supplemental tax on each residential lot for augmented police services. 6. Parks and Recreation—No neighborhood parks or playfields are proposed in the project; therefore, the applicant will be required to pay the in-lieu park dedication fee of$2000 per dwelling unit. 7. Flood Control and Drainage—The new development will finance the full costs of drainage improvements necessary to accommodate peak flows due to the project. Resolution 30-2004 Page 11 The drainage improvements requested by the Flood Control District are incorporated into the Conditions of Approval. BE IT FURTHER RESOLVED, that the County Planning Commission: 1. RECOMMENDS that the Board of Supervisors approve the Rezoning on 4.5 acres from General Agricultural District (A-2), 5-acre minimum, to Single Family Residential District(R-20), 20,040 square-foot minimum; 2. APPROVES the Subdivision for 23 single-family residential lots, a gateway parcel, private roadway system, and sanitary pump station parcel and makes the following findings; 3. ADOPT the mitigation monitoring program; and 4. DIRECT the Community Development Department to file a Notice of Determination with the County Clerk. The instructions by the County Planning Commission to prepare this resolution were given by motion of the County Planning Commission on Tuesday, October 26, 2004 by the following vote: AYES: Commissioners Clark, Battaglia, Snyder, Wong, Gaddis, Mehlman and Terrell NOES: None ABSENT: None ABSTAIN: None Len Battaglia, Chair of the County Planning Commission County of Contra Costa, State of California ATTEST: Cc )1DENNIS M. BARRY, Secretary County Planning Commission, County of Contra Costa, State of California GXurrent Planning\carr-plan\ah P,IR\SI3028634-RZ023112 CPC Res 30-2004 CEQA.doc RESOLUTION NO. 29-2004 RESOLUTION OF THE COUNTY ZONING ADMINISTRATOR OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, RECOMMENDING CERTIFICATION OF THE ALHAMBRA VALLEY ESTATES EIR BY THE COUNTY PLANNING COMMISSION, COUNTY FILES SD028634 AND RZ023112, ALHAMBRA VALLEY AREA IN THE UNINCORPORATED AREA OF MARTINEZ OF SAID COUNTY. WHEREAS, a request by Security Owners Corporation, (applicant); John Plummer, (Owner), for a 23 single family residential lot subdivision, and rezoning 4.5 acres of the 15 acre parcel was received by the Community Development Department on October 17, 2001; and WHEREAS, a Notice of Preparation of an Environmental Impact Report was sent on March 6, 20013 by the Community Development Department; and WHEREAS, on March 24, 2003 the County held a scoping session on the project in Martinez; 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, 2004 and Monday, April 19, 2004, and the Zoning Administrator held a public hearing in the community on April 5, 2004 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 October 4, 2004, the County published the Response to Comments Document (Final Environmental Impact Report), 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, on Monday, October 18, 2004, the County Zoning Administrator having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; BE IT FURTHER RESOLVED, that the County Zoning Administrator recommends certification of the Final EIR to the County Planning Commission, and determines that: 1. The Final 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 recommendation to certify the project; Page 2 3. The Final EIR reflects the County's independent judgment and analysis. WHEREAS, the instructions by the County Zoning Administrator to prepare this resolution were given on Monday, October 18, 2004. ATTEST. f , l is M. Barry, AICP .Zoning Administrator County of Contra Costa State of California G:ACuirent Planninglcurr-planiah EIR\ZA EIR RESOLUTION 14-13-04.6oc CONDITIONS OF APPROVAL AS MODIFIED BY THE COUNTY PLANNING COMMISSION FINDINGS FOR THE ALHAMBRA VALLEY ESTATES VESTING TENTATIVE MAP SUBDIVISION#SD028634 AS APPROVED BY THE COUNTY PLANNING COMMISSION ON OC'T'OBER 26, 2004 FINDINGS A. Growth Management Performance Standards 1. Traffic — A traffic study was prepared for the proposed project. The project would not generate more than 100 peak hour trips. Impacts to the road system have been identified and needed improvements have been incorporated into the Conditions of Approval. 2, Water - The City of Martinez Water District has stated that they can adequately serve the project once the necessary improvements are made upon payment of connection fees. Sanitary Sewer-The Central Contra Costa Sanitary District has responded that they can serve the project subject to their standard fees, specifications, and conditions. 4. Fire Protection- Fire stations shall be located within one and one-half miles of developments in urban,suburban and central business district areas. The nearest fire station is located at 251 Church Street, approximately 1.56 miles from the site. The project is required to comply with the Consolidated Fire Protection District specifications. 5. Public Protection—The project will not result in a population increase of 1000 people,therefore there are no special capital improvements contributions required of this project. The project will be required to provide for an assessment district to allow for a supplemental tax on each residential lot for augmented police services. 6. Warks and Recreation—leo neighborhood parks or playfields are proposed in the project, therefore, the applicant will be required to pay the in-lieu park dedication fee of$2000 per dwelling unit. 7. Flood Control and Drainage—The new development will finance the full costs of drainage improvements necessary to accommodate peak flows due to the project. The drainage improvements requested by the Flood Control District are incorporated into the Conditions of Approval. 2 FINDINGS T4 APPROVE A TEN'T'ATIVE MAF 1. Required Finding: County Code Section 26-2,2006 requires findings to approve a tentative map. The County Advisory Agency shall not approve a tentative reap unless it shall find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the applicable general and specific plans required by law, unless listed below. Project Finding. The proposal is consistent with the General Plan and Alhambra Valley Specific Plan Single Family Residential Low (SL) designation for the project. Rezoning a 4.50 acre portion of the 15.02 acre project parcel from General Agricultural District (A-2), 5-acre minimum, to Single Family Residential District, R-20 (20,000 Square foot minimum) is consistent with the Specific Plan SL designation. A. ALHAMBRA VALLEY SPECIFIC PLAN DEVIATION: Deviation from two (2)trails (RVSP, figures 6 and 8), and allow one (1)pedestrian/equestrian trail Project Findine. Due to circumstances applicable to the subject property, eliminating one of the two trails shown in the Alhambra Valley Specific Plan in Figures 6& 8 would assist in minimizing the impact of trail construction and trail use on the existing trees along the roadway. AVSP Figure 8 shows the trails on the east side of the roadway, yet because of the project design and frontage, the applicant has included the trail on the project's frontage. One 8- foot wide multi-use meandering trail with additional landscape minimizes impact on the existing trees 4 & 5; thus encouraging a rural atmosphere. 2. Required Finding: The County Advisory Agency shall not approve a tentative map unless it shall find that the proposed subdivision fulfills construction requirements. Project Finding. The project poses no significant traffic impacts and must comply with the "collect and convey" requirement and other conditions imposed by the County. Prior to issuance of building permits, the applicant is required to submit plans for design review and approval, and must contribute fees for parks and recreation, school districts and traffic mitigation, as adopted by the Board of Supervisors. FINDINGS TO APPROVE A REZONING I. Required Finding: The change proposed will substantially comply with the General Plan. Project finding.• The site is designated for low-density residential uses by the Alhambra Valley Specific Plan, and R-20 zoning is included as a compatible zoning for the site. 3 2. Required Finding: The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Project Finding: The property is surrounded by residential use. The lands to the east and north of the project are zoned R-20, and the parcel sizes of that area reflect smaller lots. 3. Required Finding: Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. Project Finding. The Rezoning assists the County in satisfying its fair share of the regional housing needs. 4 CONDITIONS OF APPROVAL FUR COUNTY FILE SD028634 AS APPROVED BY THE COUNTY PLANNING COMMISSION ON OCTOBER 26, 2004 ALHAMBRA VALLEY ESTATES, SUBDIVISION $634 Administrative 1. This approval is based on the exhibits/reports received by the Community Development Department for 23 residential lots on the 15 acre site listed as follows: Alhambra Valley Estates Vesting Tentative Map subdivision 8634, dated, "revised June 27, 2002", and received by the Community Development Department on June 27, 2002,consisting of the following 10 sheets: A. Sheet I - General notes, cross-sections and sheet index. B. Sheet 2 - Subdivision Plan (superseded by Design Alternate "A", item K below) C. Sheet 3 - Lot Calculations (superseded by Lot Calculations Alternate "A", item L below) D. Sheet 4 - Existing Trees Exhibit (superseded by Design Alternate"A", item K below) E. Sheet 5 -Preliminary Landscape Plan F. Sheet 6 -Preliminary Landscape Detail G. Sheet 7 -Fencing Plan H. Sheet 8 - On Site Utility Plan 1. Sheet 9 - Off Site Storm Drain Plan J. Sheet 10 - Off Site, Sanitary Sewer Plan Design Alternative "A" received. August 17, 2004 by the Community Development Department for 23 residential lots on the 15-acre site, consisting of the following 2 sheets: K. Sheet 1 -Design Alternative "A" L. Sheet 2 - Lot Calculations Alternative"A" The approval is also based upon the following reports: M. The Project Environmental Impact Report consisting of the March 2004 Draft Environmental Impact Report including appendices incorporated by reference, and the Response to Comments on the Draft Environmental Impact Report and Final Environmental Impact Report dated September 2004, which rely on the following project specific reports: 5 N. LSA Associates, Inc. 2003. California Red-legged Frog Habitat Assessment for the Alhambra Valley Estates Project near Martinez, Contra Costa County. May 2003. O. Moore Biological Consultants. 2000.Biological Resources Inventory at the 16 +/-Acre Plummer Property (Assessor's parcel No. 367-130-33), Martinez, CA. December 2001. P. Traverso Tree Service. 2002.Alhambra Valley Estates Subdivision 8634. June 2002. Q. Traverso Tree Service. 2002. Tree Survey At the Plummer Property on Alhambra Valley Road. February 2002. R. Holman, Miley. 2001. Archaeological Field Inspection of the Plummer Property, Alhambra Valley, Contra Costa County, California. Report on file at Northwest Information Center, California Historical Resources Information System, Sonoma State University. S. Darwin Myers Associates. 2002. Review Letter for Geotechnical Study Proposed for Single Family Homes. T. Purcell, Rhoades &Associates. 2003. Review letter for Supplemental Geotechnical Study for Proposed Single Family Horne Subdivision Plummer Property. July 21, 2003. U. Purcell, Rhoades and Associates. 2002. Geotechnical Study Proposed for Single Family Home Subdivision Plummer Property. January 2002. V. Gosset, Lawrence. 2002. Permit SD 02-8634, Creek Outfall Detail. Dated 8/7/02. [Letter to Rose Marie Pietras, Project Planner]. W. P/A Design Resources, Inc. 2002. Alhambra Valley Estates, Arroyo del Hambre Creek Water Surface Profile Analysis, Contra Costa County, California,November 2002. X. Illingworth &Rodkin, Inc 2002. Plummer Property Subdivision, Alhambra Valley Road Contra Costa County— Environmental Noise Assessment Y. Omni-Means. 2003. George W. Nickelson, P.E., traffic counts in April 2003ITE. 1997. Trip Generation. 6th Edition. Z. Central Contra Costa County Sanitary District. Facilities Plan for Wastewater Utility Service to Alhambra Valley, October 2, 2003 2. The approval is for a three year period, which may be extended for an additional three years. Extension requests must be submitted prior to expiration of the initial approval and must be accompanied by the appropriate filing fee. An extension request is subject to review and approval of the Zoning Administrator. 6 3. Indemnification of County _-Pursuant to Government Code Section 66474.9, the one applicant (including the subdivider or any went thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency and its agents, officers, and employees from any claim, action, or proceeding; against the Agency (the County) or its agents, officers, or employees to attack, set aside, void, or annul, the Agency's approval concerning this subdivision map application, which action is brought within the time period provided for in Section 66499.37. The County will promptly notify the subdivider of any such claim, action, or proceeding and cooperate fully in the defense. 4. This application is subject to an initial application fee, which was paid with the application submittal, plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. 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. 5. Compliance Report -At least 60 days prior to filing a final map or the issuance of a grading permit, whichever comes first, the applicant shall submit a report on compliance with the conditions of approval with this permit for the review and approval of the Zoning Administrator. Except for those conditions administered by the Public Works Department, the report shall list each condition followed by a description of what the applicant has provided as evidence of compliance with that condition. The report shall also indicate whether the applicant believes that he has done all that the applicant is in a position to do to comply with the applicable condition. (A copy of the computer file containing the conditions of approval may be available; to try to obtain a copy, 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 filing a parcel map. The report shall be subject to a fee covering staff time on a time and materials basis with an initial deposit of$1,500. 7 Residential Lots 6. Unless otherwise indicated, the following conditions shall be complied with prior to filing the final map. The maximum number of units approved is 23 single-family residential lots. A. This approval is based upon Design Alternative A and supporting plans received by the Community Development Department, together with other supporting documents submitted with the application, for not more than 23 residential lots, subject to the conditions below. The approval of vesting tentative reap for subdivision is contingent upon final approval of rezoning subdivision by the Board of Supervisors. The subdivision approval is subject to any requirements imposed by the Board of Supervisors and any approval of the rezoning and subdivision tab by the Board. The filing period of the rezoning shall run concurrently with the time limits of the approved subdivision. Rezoning 7. This subdivision is approved contingent upon the final approval by the Board of Supervisors to rezone a 4.5 acre portion of the 15 acre site from A-2 to Single Family Residential R-20. If the site is not rezoned, this approval shall be null and void. Plan Modifications 8. All revisions of the internal circulation plan, or lot layout shall be subject to review and approval of the Zoning Administrator and Public Works Department at least 60 days prior to filing the Final Map. 9. At least 30 days prior to approval of Improvement Plans, the applicant — shall include a revised street light fixture plan to the Zoning Administrator for review and approval. The revised plan shall include the use of shielded fixtures/globes that direct light downward, and have an incandescent light color. L114M 3.1-8) Phasint! 10. Any plans for phasing shall be submitted for review and approval of the Zoning Administrator at least 30 days prior to filing the first Final Map. A detailed plan specifying the pattern of phasing, including common area improvements, must be accompanied by the appropriate review fee. 8 CC&R's 11. The covenants, conditions and restrictions ("CC&Rs") for the single family residential lots shall be submitted for the review and approval of the Zoning Administrator at least 60 days prior to ding the Final Map. This document shall provide for establishment, ownership and maintenance of common space, including the area between Alhambra Valley Road and the property line,parking, fire protection, tree protection, fencing, private streets and drainage maintenance, keeping of pets and establishment of signs and include conditions, as noted.. 12. The Covenants, Conditions and. Restrictions (CC&R's) developed for this project shall include the following deed restrictions. The following deeds are to be recorded concurrently with the final map, and a note on the final map shall be utilized: A. Residential units constructed on Lots 1, 3 through 6, 22, and 23 (all lots along the Alhambra Valley Road frontage) shall be limited to one- story and a maximum height of 27 feet. (MM3.1-4) B. Concurrent with recordation of the Final Map, and consistent with the provisions and intent of the County's "Right to Farm" Ordinance, the following statement shall be recorded at the County Recorder's Office for each parcel within the subdivision to notify owners of the lots that they own property in an agricultural area. "This document shall serve as notification that you have purchased land in an agricultural area where you may regularly .find farm equipment using local roads; farm equipment causing dust; crop dusting and spraying occurring regularly; burning associated with agricultural activities; noise associated with farm equipment and aerial crop dusting and certain animals and flies may exist on surrounding properties. This statement is, again, notification that this is part of the agricultural way of life in the open space areas of Contra Costa County and you should be fully aware of this at the time of purchase." (MM 3.2-2.) C. No alterations of Vaca Creek within the creek setback along the project site shall be allowed, except for activities approved as part of a creek preservation and enhancement plan. The Deed Restriction shall prohibit, in perpetuity, use and 'improvements within the Creek Setback. Specifically, the Deed Restriction shall prohibit any physical alterations within the creek setback, including vegetation removal, vegetation planting, landform alterations, or construction of structures or improvements. The Deed Restriction shall be recorded concurrently with the final map. (MM3.4-2 &.3.4-3) 9 D. A Deed Restriction shall alert each property owner to the possible presence of buried human remains and/or artifacts. The Deed Restriction shall require that if any of these cultural remains are discovered during ground disturbing activities, work shall be halted within 50 feet of the discovery until a qualified archaeologist is retained to inspect the discovery. If the archaeologist determines that the find is important, no additional construction shall take place until the find can be fully evaluated according to procedures outlined in Section 106 of the Historic Preservation Act. If human remains are uncovered, the Contra Costa County Coroner shall be notified immediately. If the remains are determined to be Dative American, a qualified Native American representative shall be contacted, and the Native American Heritage Commission (NAHC) shall be notified within 24 hours. The most likely descendents of the deceased shall be given the chance to make recommendations for the remains. If no recommendations are made within 24 hours, remains may be reinterred elsewhere. If recommendations are made and not accepted, the NAHC shall mediate the problem. (MM3.5-1) E. Applicant shall record a statement to run with deeds to property stating that no trees are to be removed on the property, excepting those approved to be removed on the project's tree preservation plan, without obtaining a tree permit from the Community Development Department. F. Applicant shall record a statement to run with deeds to property acknowledging the approved geotechnical report by title, author(firm), and date, calling attention to approved recommendations, and noting that the report is available from the seller. G. The stone wall depicted on Alternate "A", is approved provided: 1. At least 30 days prior to approval of improvement plans the applicant shall submit to the Zoning Administrator for review and approval a detailed plan for the wall, including landscaping, finish and color. 2. The wall is to be constructed on private property, I-foot minimum from the Alhambra Valley Road Right-of-way. 3. The CC&R's shall clearly note that the maintenance is by the property owner or the Homeowners Association. The wall will not be maintained by the County. 13, The CC&R's document shall reference the approved residential design guidelines, and drainage improvement maintenance plan and the fencing plan program. 10 14. A Homeowners Association shall be farmed for the maintenance of the private streets and common areas shown on the Tentative Subdivision Map. 15. The CC&Rs shall, state that all residential units constructed on lots 1, 3, 4, 5, 6, 22, and 23 shall provide outdoor areas that are exposed to noise levels from Alhambra Valley Road at levels no greater than 60 dB. The outdoor areas must be: 1) a 100-feet minimum from the center of Alhambra Valley Road or; 2) enclosed within a courtyard that places the residential unit between the courtyard and Alhambra Valley Road or; 3) protected from Alhambra Valley Road noise levels by the use designs that shield exterior spaces to levels from Alhambra Valley Road no greater than 60 dB. (MINE 3.10-2) 16. Any residential unit constructed less than 100 feet from the centerline of Alhambra Valley Road shall be constructed with forced air mechanical ventilation systems, or air conditioning, or as approved by the Zoning Administrator. (MM 3.10-3) 17. All future home improvements must comply with the design guidelines - Listed in these conditions of approval, and the Design Guidelines in the Alhambra Valley Specific Plan. 18. The CC&ft.'s shall make an adequate provision for funding road maintenance and establishing a maintenance cycle standard. 19. In accordance with the County Child Care Ordinance, the CC&R's shall - indicate that a child care facility may be located at any residential unit, or lot, consistent with the existing laws. DESIGN GUIDELINES 20. The design guidelines for the single family residential lots shall be submitted for the review and approval of the Zoning Administrator at least 60 days prior to filing the Final Map. The design guidelines shall include the single-family residential (R-20 District) zoning requirements and the Alhambra Valley Specific Plan design guidelines. 21. At least 30 days prior to issuance of building permits, the applicant shall submit a site plan, architectural plans, color schemes, and elevations of the residential units to the Zoning Administrator for review and approval. The plans and elevations shall demonstrate the following: a) Exterior wall colors shall be limited to muted earth tones. The use of bright calors shall be avoided. b) Roof colors shall be limited to muted earth tones. Highly reflective materials shall be prohibited. ___ _.._. . '11 c) ?Materials and colors shall be less than 50%reflectivity. (MM3.1-6) d) To reduce the potential visual bulk of 3 car garages,pians shall show a variance of garage designs: side entry, single and two-car garage doors, two-car stacked design,with no same designs side by side. The purpose of the design review is to verify compliance with the approved design guidelines and the Alhambra Malley Specific Plan. Flag lots shall be subject to notification of property owners within 300- foot radius for design review. 22. Any request made subsequent to the approval of this project for variance to the standards of the project shall be made by recommendation of the Homeowners Association to the Zoning Administrator, consistent with the R.-20 standards. 23. Setbacks from access easements serving flag lots shall be as follows: a) for easements serving only the flag lot, the setback shall be 15' minimum, measured from the property line, b) if the easement contains a driveway to serve more than the flag lot, setbacks shall be measured from the easement, and shall be per single-family residential (R-20 District). In any event the 35-feet aggregate minimum sideyard requirement shall be met. 24. New homes and other structures shall be designed and constructed in accordance with the County Building Code in effect at the time of issuance of a building permit. Trees and Tree Preservation 25. At least 30 days prior to issuance of a grading permit or filing of a Final Map, a grading/tree preservation plan shall be submitted for the review and approval of the Zoning Administrator. The plan shall identify all trees with a trunk circumference of 10 inches or more, 4 1/2 feet above the ground. The trunk size, species and approximate drip line of each qualifying tree shall be identified on the plan, and whether the tree is proposed for removal or preservation. The plan shall be accompanied by a report from a qualified arborist on the proposed development recommending measures to protect trees as appropriate during the construction and post-construction stages. The recommended measures from the arborist shall be integrated into or otherwise attached to the proposed grading plan. Before grading, the applicant shall provide and install fencing or other appropriate barriers outside of the drip line of all trees to be retained on the site in order to give grading contractors proper visual notification to keep equipment out of the area surrounding these trees. 12 During grading, a qualified arborist shall be on site to assure compliance with the conditions regarding tree protection. The applicant shall bear all associated costs. 26. The arborist report required in the above condition shall address the trees along Alhambra Valley Road, and specifically list construction guidelines to provide the contractor with a strategy and conditions for tree protection throughout construction. The report shall include maintenance requirements for the trees along Alhambra Valley Road. 27. The County consulting arborist, or a qualified designated representative, will retain authority to restrict construction equipment to designated areas and to stop work practices that could lead to injury of the protected trees. 28. At least 30 days prior to filing a Final Map and issuance of a grading permit, the applicant shall apply to the County for Heritage Tree designation for tree #4, a 43"-diameter valley oak ('Quercus lobata), and other trees to be preserved on the property pursuant to Section 8164.404 of the Zoning Code, and pay appropriate application processing fees. The submittal nomination request shall be accompanied by the grading/tree preservation plan that has been approved by the Zoning Administrator, 29. The Heritage Tree Designation submittal shall be prepared by a licensed arborist and shall provide detailed information on trees with trunks within 40 feet of proposed grading or other development. The survey shall include information on trunk circumference, tree species, and canopy of individual trees. The nomination proposal shall provide for suitable marking of designated heritage trees. The number of trees designated for heritage status may be increased or diminished from those nominated by the applicant. 30. The Heritage Tree Designation submittal shall include a proposed notice, upon Board of Supervisors designation action, to be used to inform prospective buyers of the heritage tree program, and the process that must be followed in order to remove or otherwise damage a tree. 31. No trees shall be removed prior to approval of the grading/tree preservation plan without the prior approval of the Zoning Administrator. 32. To assure protection and/or reasonable replacement of existing trees that are to be preserved near 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. Before posting the bond or deposit, a qualified arborist shall assess the value of the trees and reasonable compensatory terms in case a tree to be preserved is destroyed or otherwise damaged by construction-related activity. The _ _ _. 13 tree-bonding program shall be subject to the review and approval of the Zoning Administrator. 33. The developer and applicant shall adhere to the following tree preservation standards required by Section 816-6.1202 of the County Code: A. Before the start of any clearing, stockpiling, trenching, grading, compaction, paving or change in ground elevation on a site with trees to be preserved, the applicant shall install fencing at the dripline or other area, as determined by an arborist report, of all trees adjacent to or in the area to be altered. Before grading or issuance of any permits, the fences may be inspected and the location thereof approved by appropriate County staff. B. No grading, compaction, stockpiling, trenching, paving or change in ground elevation shall be permitted within the dripline unless indicated on the grading plans approved by the County and addressed in any required report prepared by an arborist. If grading or construction is approved within the dripline, an arborist may be required to be present during grading operations. The arborist shall have the authority to require protective measures to protect the roots. Upon completion of grading and construction, an arborist shall prepare a report outlining further methods required for tree protection if any are required. All arborist expense shall be borne by the developer and applicant. C. No parking or storing of vehicles, equipment, machinery or construction materials, or dumping of chemicals shall be permitted within the dripline of any tree to be saved. Landscaping 34. At least 30 days prior to recordation of the Final Map and approval of Grading or Improvement Plans, the applicant shall submit a revised landscape plan to the Zoning Administrator for review and approval. The revised plan shall illustrate the use of a greater range of plant species that are native to the area, and save trees 1, 4 & 5. The revised plan shall include non-linear plantings of all landscape materials. The plan shall indicate the installation of all landscape materials in informal, naturally appearing groupings. The overall goal of the revised plan shall be to portray a design that is natural in appearance. (MM3.1-2) The applicant shall implement the revised landscape plan on the Alhambra Valley Road frontage prior to requesting the 5`� building permit. 35. The applicant shall submit a revised Gateway design plan to the Zoning Administrator for review and approval. The revised plan shall illustrate the exclusive, or nearly exclusive, use of plant species that are native to the 14 area and shall propose revised fencing or walls consistent with the rural character of the area, and at a height low enough to preserve views from the roadway and to assure sight distance safety at the corner. The gateway parcel shall be a minimum of 1,000 square feet. (MM 3.1-5) The applicant shall implement the revised landscape plan on the gateway parcel prior to requesting the 5th building permit. 36. At least 30 days prior to recording the Final Map, a landscaping and irrigation plan for all areas shown on the "Vesting Tentative Map Preliminary Landscape Plan shall be submitted for review and approval of the Zoning Administrator. A cost estimate shall be submitted with the landscaping program plan. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26. The plan shall be prepared by a licensed landscape architect and shall be certified to be in compliance with the County Water Conservation Ordinance. Sims 37. All signs shall be subject to the review and approval of the Zoning Administrator. No other outside displays are permitted. Agriculture 38. At least 30 days prior to recordation of the Final Map, the applicant shall dedicate to Contra Costa County or to an Agricultural Trust a conservation easement for a minimum. of 15 acres of existing agricultural land located in the County, unless Land Evaluation and Site Assessment (LSSA) modeling demonstrates that the impact of the agricultural conversion would not be significant. The purpose of the conservation easement shall be to ensure that the land remains available for farming. The land shall be available as closely as possible to the project area, to the satisfaction of the Zoning Administrator. The dedication and proposed conservation easement for the property shall be submitted to the County for review and approval. (MM3.2-1) Biological Resources 39. Prior to commencement of any site worm, the applicant shall conduct preconstruction surveys for the presence of big tarplant, fragrant fritillary, Mount Diablo fairy lantern, Alameda whipsnake, western pond turtle, and California red-legged frog. All surveys shall follow the standardized protocols as specified by the U.S. Fish and Wildlife Service (USFWS) and/or the California, Department of Fish and. Game (CDFG), where applicable. If any of the identified sensitive species are discovered on site during the preconstruction surveys, the applicant shall enter into consultations with the USFWS (whipsnake and California red-legged frog) and/or the CDFG (western pond turtle) to determine appropriate measures for implementation to ensure the complete protection of the species and its habitat. Any necessary consultations and mitigation for Wecial status species shall occur prior to issuance of any gLading or building perm whichever occurs first. Measures may include, but are not limited to, construction restrictions, avoidance of species, and off-site relocation or replacement. (MM 3,4-1.) 40. All permits required by law shall be obtained from the USFWS, CDFG, RWQCB, USACE, and USEPA, and all mitigation measures required by federal and state law to reduce, offset, or avoid impacts to any species listed under either the state or federal Endangered Species Act or protected under any other state or federal law shall be implemented. Evidence of compliance with these requirements shall be submitted to the Zoning Administrator at least 30 days prior to the filing of a final map and prior to the issuance of any grading or building permits. Street Names 41 At least 30 days prior to recording each final map,plans shall be submitted for review by Community Development Department, Graphics Section, to obtain addresses and for street name approval. Alternate street names should be submitted in the event of duplication and to avoid similarity with existing street names. Final maps cannot be certified by Community Development Department without the approved street names. Geo1oL-Y/Seism16tv/Soi1s 42, All grading and drainage plans are subject to review of the County Geologist and the review and approval of the Zoning Administrator. The plans shall be prepared by appropriately licensed professionals. 43. At least 30 days prior to issuance of a Grading Permit, the applicant shall submit to the Zoning Administrator grading plans that include the following notation on the first sheet of those plans: "There exists on the property that is the subject of these Grading Plans the possible presence of buried human remains and/or artifacts. If any of these cultural remains are discovered during ground disturbing activities, work shall be halted within 50 feet of the discovery until a qualified archaeologist is retained to inspect the discovery. In the event of discovery of Native American remains, a qualified Native American representative shall be contacted, and Native American monitors meeting their standards shall be retained to observe conditions. If the archaeologist determines that the find is important, no additional construction shall take place until the 16 find can be fully evaluated according to procedures outlined in Section 106 of the Historic Preservation Act. (MM 3.5-2.) 44. At least 10 days prior to issuance of a Grading Permit, the applicant shall submit evidence to the County Building Inspection Department that coverage under the statewide General Construction Activities Storm Water Permit (General Permit) has been obtained. The applicant shall comply with NPDIS General Construction Activities Storm Water Permit Requirements established by the CWA. The applicant can obtain coverage under the General Permit by filing a Notice of Intent (NOI) with the State Water Resource Control Board's (SWRCB) Division of Water Quality. The filing shall describe erosion control and storm water treatment measures to be implemented during and following construction and provide a schedule for monitoring performance. These BMPs will serve to control point and non-point source (NPS) pollutants in storm water and constitute the project's SWPPP for construction activities. While the SWPPP will include several of the same components as the BCP, the SWPPP will also include BMPs for preventing the discharge of other NPS pollutants besides sediment (such as paint, concrete, etc.)to downstream waters. (MM 3.8-2) 45. At least 30 days prior to recordation of the Final Map, the applicant shall submit an updated project geologic and geotechnical report to the Zoning Administrator for review and approval. The updated report shall: a) Include a geologic map of the site b) Present the log of one deep borehole in the area of the suspected bedrock fault or geologic contact (between boreholes CPT-1 and CPT-2) to an approximate depth of 60 feet below ground surface (borehole will be sampled sufficiently to confirm./refine the interpretation of geologic contacts in Purcell, Rhoades & Associates' (PISA) CPT cross section and provide data on the depth to "hard" bedrock, along with data on lithology, engineering properties, structure and age of the units penetrated). c) Reaffirm/modify PRA's interpretation of fault hazards on the site. Should the updated report conclude that there is a potential impact of surface fault rupture, then a greater setback from the identified fault may be required by the Zoning Administrator. The setback will be designed to protect structures for human occupancy from the hazard of surface fault rupture. (MM 3.6-1) 46. At least 30 days prior to issuance of the grading permit, a grading plan showing on-site balance of cut and fill for the overall project shall be submitted for review and approval by the Building Inspection Department. If the plan does not show a balanced site, a supplemental plan shall be 17 included that shows the offsite hauling that will be required for the approval of the Zoning Administrator, including geotechnical approval for any proposed import. 47. At least 30 days prior to issuance of a grading permit the applicant shall submit a grading plan to the Zoning Administrator and county geologist for review and approval. The grading plan shall include measures to reduce emissions from construction equipment and wind blown soils that shall include,but shall not be limited to: a) Watering of disturbed soils as needed during dry periods b) Provisions requiring that all construction trucks leaving the project site carrying excavation spoils shall be covered c) Provisions to require the sweeping of Alhambra Valley Road and Reliez Valley Road if visible soil material is carried onto the roads d) On-site construction speed limit of 15 miles per hour e) Suspending excavation and grading activity when winds (instantaneous gusts) exceed 25 miles per hour(mph) Implementing other Best Management Practices to minimize particulate emissions as required by the County(ABAG)and Regional Water Quality Control Board(RWQCB)required Best Management Practices to minimize particulate emissions (MM 3.3-1) 48. All recommendations of the Geotechnical Study shall be implemented during construction and shall be performed under the observation and testing of the Geotechnical Engineer. (MM 3.6-2.) 49. Applicant shall record a statement to run with deeds to property acknowledging the approved geotechnical report by title, author (firm), and date, calling attention to approved recommendations, and noting that the report is available from the seller. 50. At least 30 days prior to issuance of building permits on lots, applicant shall submit an as-graded report and as-graded plan that identifies subdrains and cleanouts. The as-graded plans shall also identify (a) cut pads; (b) fill pads, (c) cut-fill transitions, and; (d) geotechnical engineer recommendations relative to foundation design. 51. The applicant shall submit a grading bond for the work necessary to carry out the recommendations of the soil report. Sufficient subsurface information shall be provided to estimate the cost of required geotechnical improvements. 52. At least 30 days prior to the issuance of a grading permit, an erosion control plan shall be submitted for the review and approval of the Grading Section of the Building Inspection Department. 18 Hazards and Hazardous Materials 53. Mitigation Measure 3.7-1. At least 30 days prior to issuance of a grading permit the applicant shall submit an agrichemical survey of the entire site to the Zoning Administrator for review and approval. The agrichemical survey shall be conducted in accordance with guidelines established by the Contra Costa County Environmental Health Department (Contact Dena Hutchein, 925.646.2286). The survey shall include the area beneath the floor of the former agricheinical storage area, located at the southeastern portion of the barn. 54. If the survey reveals the presence of any agrichemicals in amounts that exceed accepted standards for exposure, no grading activities shall be commenced until a specific plan for mitigating the concentrations has been developed and approved by the Zoning Administrator. Such a plan shall include,but shall not be limited to,the following: a) Identification of a method for the removal of contaminated soils; b) Identification of a disposal site for the soils; c) Identification of a removal method that ensures that no contaminated soils are cast into the surrounding air shed or into adjacent waterways. (MM 3.7-1) 55. Prior to demolition of any existing structure on the project site, all such structures shall be surveyed for the potential presence of asbestos. If the surveys reveal the presence of asbestos, the applicant shall first obtain a permit from the San Francisco Bay Area Air Quality Management District for the safe removal of any asbestos contaminated material. (MM 3.7-2) 56. At least 30 days prior to issuance of a grading permit the applicant shall contact the Contra Costa County Health Services Department, Hazardous Materials Program or the San Francisco Regional Water Quality Control Board, whichever is determined to have jurisdiction, to obtain a Clean Closure Letter or other appropriate acceptable documents for the former fuel storage tank site. (MM 3.7-3) 57. During site demolition and pre-grading activities the applicant shall retain an environmental professional, as deemed appropriate and acceptable by the Zoning Administrator, to view areas of the property obscured from access and review during the Modified Phase I Site Assessment, and to evaluate the nature of the fill material observed along the western property boundary. The applicant shall submit a report to the Zoning Administrator describing the results of the study. The applicant shall follow all recommendations in the report prior to property transfer. (?VIM 3.7-4) 19 58. Prior to issuance of a grading permit the applicant shall decommission any on-site septic systems in accordance with state and County requirements and provide evidence of decommissioning to the satisfaction of the Zoning Administrator. (M?M 3.7-5) 59. Prior to issuance of a grading permit the applicant shall submit a construction safety plann to the Zoning Administrator for review and approval. The purpose of the plan will be to minimize the exposure of the public to potentially hazardous materials during all phases of project construction through: a) Implementing appropriate control methods (e.g.,Best Management Practices) and approved containment and spill-control practices (e.g., spill control plan) for construction chemicals and materials on- site b) Installing temporary safety fencing to restrict or prevent public access to active on-site construction materials or chemicals. (MM 3.7-6) 60. At least 30 days prior to issuance of a .Grading Permit, the applicant shall submit to the Building Inspection Department, Grading Division, for review and approval a detailed erosion control plan (ECP). The ECP shall define measures that the applicant will implement to mitigate erosion and sedimentation impacts during the construction period. (MM 3.8-1) CONSTRUCTION RELATED CONDITIONS 61. The applicant shall comply with the following construction noise, dust, litter control and construction traffic requirements: Noise generation associated with grading construction activities shall be minimized by implementation of the following noise control measures: A. All noise producing grading and construction activities shall be limited to the hours of 7:30 AM to 5:00 PM, Monday through Friday. B. Feasible, appropriate noise-reducing technology shall be used on all on-site grading and construction equipment, and tools. C. The delivery of construction materials and equipment shall occur only during the hours of 7:30 AM and 5:00 PM, on construction days. Construction materials shall not be delivered on Saturdays, Sundays, or federal holidays. D. All stationary construction equipment shall be sited as far as practical from Alhambra Valley Load and Hill Girt Ranch Road. (MM 3.10-1) E. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers 20 which are in good condition and shall locate stationary noise- generating equipment such as air compressors, concrete pumpers and power generators as far away from existing residences as possible. Unnecessary idling of internal combustion engines shall be prohibited. F. At least one week prior to commencement of grading or construction, the applicant shall prepare a notice that grading or construction work will commence. This notice shall be posted at the site and mailed to all owners and occupants of property within 300 feet of the exterior boundary of the project site as shown on the latest equalized assessment roll. The notice shall include a list of contact persons 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 protection, construction traffic and vehicles, erosion control, and the 24-hour emergency number, shall be expressly identified in the notice. A copy of all notices shall be concurrently transmitted to the Community Development Department. A list of the names and addresses of the property owners noticed, and a map identifying the area noticed shall accompany the notice. G. At least 30 days prior to the issuance of a grading permit, a plan shall be submitted to the Zoning Administrator for review and approval, addressing construction noise, dust, litter and construction traffic, along with specific measures to address these impacts. Any violation of the approved program or applicable ordinances shall require an immediate work stoppage. If necessary, construction work shall not be allowed to resume until an appropriate construction bond has been posted. H. The applicant shall not interfere with existing neighborhood traffic flows. An on-site area in which to park earth-moving equipment and employee vehicles shall be provided. 1. The worksite shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. J. All chemicals and petroleum products stored on-site during construction shall be within a bermed containment area or other appropriate facility. The handling, storage and disposal of any hazardous materials used on the site will be in accordance with a business plan (or equivalent) on file with the County Health 21 Services Department, Hazardous Materials Division. All refueling and vehicle maintenance activity shall be located away from the creep corridors. Construction and Demolition Debris 62. The applicant shall comply with Construction & Demolition Debris Recovery Program (Ordinance #2004-16, July 8, 2004). This ordinance requires owners of all construction or demolition projects that are 5,000 square feet in size or greater to demonstrate that at least 50% of the construction and demolition debris generated on the jobsite are reused, recycled or otherwise diverted (unless a diversion adjustment is granted). Information on this ordinance can be found on the web at: www.co.contra- costa.ca.us/depart/cd/recycle/debris.ht , or by calling 925.33 5.123 1. Eloise 63. New residences shall be designed to comply with the Sound Transmission Control Standards of the Uniform wilding Code for the State of California. 1989 Amendments. Structural design shall be based on the recommendation of an acoustical study of the site by an acoustical engineer to assure that interior noise levels do not exceed a CNEL of 45 dB and that exterior noise levels do not exceed CNEL of 60 dB. The acoustical study shall be submitted to the Zoning Administrator for review and approval prior to the issuance of building permits. Law Enforcement 64. The owner of the property shall participate in the provision of funding to maintain and augment police services by voting to approve a special tax. for the parcels created by this subdivision approval. The tax shall be the per parcel annual amount (with appropriate future CPI adjustment) then established at the time of voting by the Board of Supervisors. The election to provide for the tax shall be completed prior to the filing of the Final Map. The property owner shall be responsible for paying the cast of holding the election, payable at the time that the election is requested by the owner. The applicant is advised that the time period from application to election is 4—5 months. Fire Protection 65. Prior to filing the Final Map, improvement plans shall comply with the requirements of the Consolidated Fire Protection. District, including provision for water supply and fire hydrants, and sprinkling of residences, as determined by the District. 22 Water 66. Prior to filing the final map, the applicant shall demonstrate that a sufficient water supply is available for the project as provided in Government Code § 66473.7, and comply with the requirements of the City of Martinez Water District. 67. A will-serve letter from the City of Martinez Water District shall be submitted prior to recording the Final Map. Wastewater 68. Prior to recordation of the Final Map, the applicant shall apply to and receive approval from. the Contra Costa County LAFCO for annexation of the project site to the Central Contra Costa Sanitary DistrictC( CCSD) (MM 3.131). 69. The applicant shall comply with the requirements of the Central Contra Costa Sanitary District, including using backflow devices for each home. Schools 70. A will-serve letter from the School District shall be submitted to the Zoning Administrator prior to recording the Final Map. Childcare Conditions 71. The developer shall pay a fee of $400.00 per lot/unit toward child care facility needs in the area as established by the Board of Supervisors. TDM 72. At least 30 days prior to fling the first Final Map, the applicant shall submit a Transportation Demand Management (TDM) information program in accord with the requirements of Ordinance No. 92-31 for review and approval of the Zoning Administrator. The applicant shall also comply with the County growth Management Program and Bay Area Air Quality Management District regulations regarding transportation. Enemy Conservation 73. The applicant shall consider the inclusion of solar hot water heaters, high — efficiency gas water heaters and/or high efficiency furnace to reduce the energy budget goal by a minimum of 7% for 100% of the homes in the planning area. Alternative measures to achieve a 5% overall reduction should receive equal consideration. Inclusion of these measures would not be part of Title 24 compliance, but rather an additional conservation 23 measure. In addition, all pools built in the planning area should be heated using solar heaters or equipped with a solar blanket. 74. The developers shall provide, within the garage area of all new homes, a separate electrical circuit for charging of electric-powered vehicles. FEMA LOMR 75. The applicant shall submit a Letter of Map Revision (LOMR) obtained by FEMA to Community Development and Public Works Departments that shows no building areas are within the 100-year flood plain. The grading fill shall be completed concurrent with the site grading, and prior to the release of grading bonds. CONDITIONS OF APPROVAL TO BE ADMINISTERED BY THE PUBLIC WORKS DEPARTMENT (Alhambra Valley Estates) APPLICANT SHALL COMPLY WITH THE REQUIREMENTS OF TITLE S, TITLE 9 AND TITLE 10 OF THE ORDINANCE CODE. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO RECORDATION OF THE FINAL MAP General Requirements: In accordance with Section 92-2.006 of the Ordinance Code, this subdivision shall conform to all applicable provisions of the Subdivision Ordinance (Title 9). Any exceptions therefrom must be specifically listed in this conditional approval statement. The drainage, road and utility improvements outlined below shall require the review and approval of the Public Works Department and are based on the revised Tentative Map dated received July 2, 2002, and as amended by Design Alternative "A" dated August 18, 2004. 76. Improvement plans prepared by a registered civil engineer shall be submitted to the Public Works Department, Engineering Services Division, along with review and inspection fees, and security for all improvements required by the Ordinance Code for the conditions of approval of this subdivision. These plans shall include any necessary traffic signage and striping plans for review by the Transportation Engineering Division. 24 Roadway Improvements—Alhambra Valley Road: 77. Applicant shall widen Alhambra Valley Road per the Alhambra Valley Specific Plan, unless the Community Development Department and Public Works Department determine that the widening or right of way provisions are not feasible. Widening shall occur west of the current pavement centerline to provide a 12-foot wide travel lane, 4-foot wide shoulder, and an 8-foot wide surfaced bicycle/pedestrian/equestrian path. These improvements will include necessary longitudinal and transverse drainage facilities, as well as relocation/undergrounding of existing utilities(refer to COA 87) and adequate offsite transitions to conform to existing improvements. (MM 3.12-3) 78. Additional right of way may be required at selected locations to accommodate the above improvements in the vicinity of existing trees that are proposed to be saved. These right of way needs will be reviewed by Public Works in conjunction with the Community Development Department and a qualified arborist. 79. Applicant shall install safety related improvements including traffic signs and striping, as approved by Public Works. Roadway Improvements—On Site: 80. Applicant shall provide the necessary private access and utility easements and construct the internal private roadway system per the typical section shown on said revised tentative map as amended by Design Alternative Exhibit A, including, necessary longitudinal and transverse drainage. Although the streets are to remain private, they shall be constructed to County public road standards as to horizontal and vertical alignment (using a 30 mile per hour design speed) as well as the pavement structural section. Turn-grounds shall conform to Public Works and Fire District standards. 81. Per Design Alternative "A", the Deer Creek Court intersection with Alhambra Valley Road shall be relocated to preserve Tree #4 noted on the "Existing Tree Exhibit" (Tentative Map Sheet 4). Said relocation shall provide intersection sight distance in accordance with Caltrans Standards for a through traffic design speed of 45 miles per hour along Alhambra Valley Road. Due to the encroachment of Tree 44 into the line of sight prescribed for the above-noted design speed, STOP signs may be necessary to maintain 25 traffic safety. The applicant shall petition the Board of Supervisors to authorize installation of STOP signs along Alhambra Valley Road. Realignment and intersection configuration shall be subject to review and approval of Public Works and the Zoning Administrator. (MM's 3.1-3 & 3.12-2) 82. Prior to recordation of the Final Map, the applicant shall submit Improvement Plans to the Contra Costa County Public Works Department that delineate a revised vehicular access for Lot 6 in a manner such that it takes its vehicular access off of the subdivision's internal roadway system and not off of Alhambra Valley Road. (MM 3.1-2 & 3.12-1) Relinquishment of Abutter's Right of Access: 83. Abutter's rights of access shall be relinquished along the entire project frontage of Alhambra Valley Road, with the exception of the relocated intersection with Deer Creek Court. This will require the revised access to Lot 6 noted above. Access to Adjoining Property: Proof of Access 84. Applicant shall furnish necessary rights of way, rights of entry, permits and/or easements for the construction of off-site, temporary or permanent, public and private road and drainage improvements. 85. Encroachment permits from the County are required for all construction activity within existing County right of way Parking: 86. "No Parking" signs and pavement markings shall be installed along all streets subject to the review and approval of Public Works. Parking will be allowed on one side of the street where the curb-to-curb width is at least 28 feet. Parking shall be prohibited altogether along roads with a curb-to- curb width less than 28 feet. Utilities/Undergrounding: 87. All new and existing utility distribution facilities shall be installed underground, including those along the project frontage of Alhambra Valley Road. In lieu of undergrounding the existing distribution facilities along Alhambra Valley Road, the applicant may execute a Deferred 26 Improvement Agreement requiring the owner(s) of the property involved in this subdivision to: 1. Install all utility distribution facilities underground, including the existing overhead distribution facilities along the frontage of Alhambra Valley Road. 2. At the time the Deferred Improvement Agreement is called up by the Public Works Department, submit improvement plans to the Public Works Department, Engineering Services Division, for review; pay the inspection fee, plan review fee and other applicable fees. 3. Reference to the Deferred ImMovement Agreement shall be included in the covenants, conditions and restrictions ("CC&Rs"), and a copy of the executed Deferred Improvement Agreement shall be attached as an exhibit to the CC&Rs. The language that notifies the homeowners of the responsibility of the agreement shall be submitted for the review and approval of the .Zoning Administrator at least 60 days prior to filing the Final Map. Annexation to County Service Area L-100: 88. 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 current LAFCO fees. Annexation shall occur prior to filing of the Final Map. The applicant shall be aware that this annexation process must comply with State Proposition 218 requirements that state that the property owner must hold a special election to approve annexation. This process takes approximately 4 to 6 months to complete Maintenance of Facilities: 89. Property Owner shall record a Statement of Obligation in the form of a deed notification, to inform all future property owners of their legal obligation to maintain the private roadways. 90. Proposed streetlights along the internal private roadways are to be funded and maintained by the Homeowner's Association. 91. Applicant shall convey the entry landscaping/hardscape area at the project entrance, as well as the "Gateway" Parcel A to the Homeowners Association, or other acceptable entity other than the County. A maintenance plan of operation for maintenance of streets, landscaping and drainage facilities, including long-term BMP's shall be submitted to Public Works and Community Development for review. The County will not accept the above named parcels, or their improvements for maintenance. 27 The maintenance plan shall be recorded and made available to new homebuyers. 92. The Homeowner's Association shall maintain fences, and landscaping between the property line and the west edge of the shoulder of the travel way within the Alhambra Valley Road right of way. The applicant shall enter into a Landscape Maintenance Agreement with the County to provide for the maintenance by the HOA within the public right of way. The agreement shall hold the HOA harmless for any liability resulting from their participation in maintaining County property. Pedestrian Facilities: 93. All public and private pedestrian facilities and access ways shall be designed in accordance with Title 24 (Handicap access) and the Americans with Disabilities Act. This shall include all sidewalks, paths, trails, driveway depressions, as well as handicap ramps. Traffic Mitigation Fees: 94. The project site is included in the Reliez Valley Specific flan Area. In addition to other Area of Benefit pees mandated by County Ordinance (See advisory notes, below), the applicant shall contribute towards infrastructure needs identified by the Specific Plan. These fees (currently $6,888/lot)must be paid prior to issuance of building permits. 95. As an alternative, the developer may construct an equivalent value in improvements subject to the review and approval of Public Works. If the construction option is chosen, the improvements must be secured and bonded prior to filing the Final Map. Drainage Improvements: Collect and Convey 96. Division 914 of the Ordinance Code requires that all storm waters entering or originating within the subject property shall be conveyed, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks, or to an existing adequate public storm drainage facility that conveys the storm waters to a natural watercourse. 97. Construction of off-site drainage facilities to convey runoff from the project site to the ultimate point of discharge into Alhambra Creek near .11.11._. .. .1111.... .1111__... .. ................1.111 ........ ........ ....... ....... ......................... 28 Wanda Way shall have sufficient design capacity to accommodate the ultimate development of the contributing watershed. 98. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works Department. 99. The project applicant shall provide the Department of Public Works with information that shows the relationship between peak discharge from the project site and peak discharge from the upper watershed. LC it is found that these two discharges occur at the same time downstream of the site, detention structures shall be designed such that post-development discharge is equal to, or less than the peak discharge under existing conditions at the point of discharge into Alhambra Creek at Wanda Way. (MM 3.8-3) Miscellaneous Drainage Requirements: 100. Storm drainage originating on the property and conveyed in a concentrated manner shall be prevented from draining across the sidewalk(s) and driveway(s). 101. The applicant shall create private drainage easements over portions of the drainage system that convey storm water run-off from more than a single lot or parcel. Said easements shall have a minimum width of 10 feet. 102. A Homeowners Association shall be developed and shall be responsible for the maintenance of drainage facilities on the project site. (MM 3.8-6) Creek Structure Setback: 103. Applicant shall relinquish "development rights" over that portion of the site that is within the setback area of Arroyo del Hambre. The structure setback shall be determined using the criteria outlined in Chapter 914-14, "Rights of Way and Setbacks" of the Subdivision Ordinance or, if more restrictive, the Alhambra Valley Specific Plan. Development rights shall be conveyed to the County by grant deed. Floodplain Management: 104. Project design shall comply with the County Flood Plain Management Ordinance requirements. (MM 3.8-8) 105. The project applicant shall demonstrate to the satisfaction of the Contra Costa County Public Works Department that 100-year flows can be safely conveyed through the project site. If it is found that the 100-year storm 29 event cannot be safely conveyed through the project site, the drainage plan for the proposed project shall be revised such that this performance criteria can be met. (MM 3.8-4) National Pollutant Discharge Elimination System(NPDES)Requirements: 106. The applicant shall be required to comply with all rules, regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal construction and industrial activities promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards(San Francisco Bay---Region II) Compliance shall include developing long-term best management practices (BMPs) for the reduction or elimination of storm water pollutants. The project design shall incorporate, wherever feasible, the following long term BMPs in accordance with the Contra Costa Clean Water Program for the site's storm water drainage: • Provide educational materials to new homebuyers. • Stencil advisory warnings on all catch basins. • Provide options for grass pavers or other semi-pervious paving systems for walks, drives and patios. • Slope driveways and weakened plane joints to sheet flow onto planted surfaces where feasible. • Prohibit or discourage direct connection of roof and area drains to storm drain systems or through-curb drains. • Other alternatives, equivalent to the above, as approved by the Public Works Department. 107. Prior to issuance of a Grading Permit, the applicant shall submit to Public Works for review and approval a long-term storm water pollution prevention plan (SWPPP) to protect storm water quality after the construction period. The SWPPP shall include the following additional BMPs to protect storm water quality: a. Proper maintenance of paved areas can eliminate the majority of litter and debris washing into storm drains and thus, entering local waterways. Regular sweeping is a simple and effective BMP aimed at reducing the amount of litter in storm drain inlets (to prevent clogging) and public waterways (for water quality). The Homeowners Association shall enter into an agreement with Contra Costa County or other street sweeping contractor to ensure this maintenance is completed. b. Proper maintenance of low-flow infiltration structures is necessary to ensure their effectiveness. Improper maintenance of the structures could result in a reduction of storm water 30 conveyance capacity to overlying drainage structures as well as interfere with the infiltration capabilities of the structures. The maintenance of the low-flow infiltration structures will be the responsibility of the Homeowners Association. Necessary maintenance includes: regular inspection during the wet season for sediment buildup and clogging of inlets and outlets and regular (approximately once a year) removal of sediment. A maintenance schedule shall be submitted to the Contra Costa Public Works Department prior to project approval. c. The applicant shall prepare informational literature and guidance on residential BMPs to minimize pollutant contributions from the proposed development. This information shall be distributed to all future residents at the project site by the Homeowners Association. At a minimum the information should cover: 1) General information on the low- flow infiltration structures for residents concerning their purpose and importance of maintaining them; 2) Proper disposal of household and commercial chemicals; 3)Proper use of landscaping chemicals; 4) Clean-up and appropriate disposal of yard cuttings and leaf litter; and 5) Prohibition of any washing and dumping of materials and chemicals into storm drains. (MM 3.8-7) 108. Prior to issuance of a Grading Permit, the applicant shall submit to Public Works for review and approval the results of percolation tests for site soils. The tests shall be conducted at the project site to demonstrate that site soils are suitable for infiltration. If percolation tests have already been conducted, the results of these tests shall be presented, along with a brief summary, to the Contra Costa County Public Works Department to ensure that infiltration is feasible at the project site. If it is determined that site soils are suitable for infiltration, specific design criteria for the structures shall be prepared and submitted to the Director of Public Works for approval. If the soils are deemed unsuitable for infiltration, the applicant shall design a suitable system for filtering pollutants found in storm water to submit to the Department of Public Works for approval. (MM 3.8-5) 31 ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER. EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice is intended to advise the applicant that pursuant to Government Code Section 66000, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90- day period after the project is approved. The ninety(90) day period, in which you may protest the amount of any fee or the imposition of any dedication, reservation, or other exaction required by this approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66020 and delivered to the Community Development Department within 90 days of the approval date of this permit. A. The applicant/owner should be aware of the expiration dates and renewing requirements prior to recording the Final Maps. B. Comply with the requirements of the Central Contra Costa Sanitary District. C. Comply with the requirements of the City of Martinez Water District. D. Comply with the requirements of the Consolidated Fire Protection District. E. Comply with the requirements of the Health Services Department, Environmental Health Division. R Comply with the requirements of the Building Inspection Department. Building permits are required prior to the construction of the proposed residences. G. 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. H. 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. 32 I. 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 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. J. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Martinez Area of Benefit as adopted by the Board of Supervisors. This fee must be paid prior to issuance of building permits. K. Comply with Floodplain Management Ordinance— A portion of the project currently 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. L. 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 II or Central Valley-Region V. M. Vesting Tentative Map Rights and Fee Estimator Service - The approval of this vesting tentative map confers a vested right to proceed with development in substantial compliance with ordinances, policies, and standards in effect the date the vesting tentative map application was accepted as complete by the Community Development Department. The vested rights also apply to development fees which the County has adopted by ordinance. These fees are in addition to any other development fees which may be specified in the conditions of approval. The fees include but are not limited to the following: Park Dedication $2000 per residence Child Care $ 400 per residence An estimate of the fee charges for each approved lot may be obtained by contacting the Building Inspection Department at 335-1192. N. Expiration of Vested Rim: Pursuant to Section 66452.6(g) of the Subdivision Map act, the rights conferred by the vesting tentative map as provided by Chapter 4.5 of the Subdivision Map act shall last for an initial period of three (3) years following the recording date of the final/parcel map. These rights pertain to development fees and regulations. Where several final maps are recorded on various phases of a project 33 covered by a single vesting tentative map, the initial time period shall begin for each phase when the final map for that phase is recorded. At any time prior to the expiration of the initial time period, the subdivider may apply for a one-year extension. The application shall be accompanied by the applicable filing fee. If the extension is denied by an advisory agency, the subdivider may appeal that denial to the Board of Supervisors by filing a letter of appeal with the appropriate filing fee with the Clerk of the Board within 15 calendar days. The initial time period may also be subject to automatic extension pursuant to other provisions of Section 66452.6(g) relating to processing of related development applications by the County. At the expiration of the vesting time period, remaining development (i.e., new building permits) within the subdivision shall be subject to development fees and regulations in effect at that time. 0. Police Services District Costs and Necessary Processing Time - The applicant is advised that the tax for the police services district is currently set by the Board of Supervisors at $200 per parcel annually (with appropriate future Consumer Price Index (CPI) adjustments). The annual fee is subject to modification by the Board of Supervisors in the future. The current fee for holding the election is $$00 and is also subject to modification in the future. The applicable tax and fee amounts will be these established by the Board at the time of voting. The applicant is advised that the election process takes from 4 to 5 months and must be completed prior to recording the Final Map. P. School Fees — The applicant is advised that each building permit will be subject to the school fees in place at the time of the issuance of the building permit. Q. Additional requirements may be imposed by the Fire District, the Health Department and the Building Inspection Department. It is advisable to check with these departments prior to requesting a building permit or proceeding with the project. 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(D X33 0 {j ' E cD Cts 'm C m i m 0 to E 0SO L LL C C cf > CL 'Cfi 0 0 M Q' C 0 LC LL 'oM r— + 0 CL 00 0 2, M (D m a) � oM t;� 0 Nj m m r 0U co testi o }tN. O CL- a7 > ?�, 0 0 m .r CII r i 0 M ,�'°•�'---0 CY7 i M m t7 _C M t0 G t� L CL CL E o 00 •� ' o o ate' c o- EW 0 s . 3� X o + lo 1 i m m E > U) c cc m m >, > > +� CU W .� > 0 CL-o o - o m GL Q ay o m > C m °*- �" to m mU E to rnQ mCl u, I� � ° � � > �_ CL o � -a o ci� � aom , m cmCL � a > 0 a5 cry E 3 �� L CS o Gl y » t� �7! 0 0 °r m 0 > tos� Q c0 � � csm r� � mEEL a) LU c LL c cr ro CD r- mcLU � (D r- o. m a) 0 # E © E C) co N — o >•m c o CD m E w 0 -0 E - mac 2Eta'iEm 0 0 m 0 0 a� x m m cL U : CL 0 ar L) to ! <L tJ) cv �r �-- C> MN N r- E xs C. cra CO ry i � c c� S �t� W Q+ ui t{+ m L I l L CL N FINDINGS MAP ORT)�INANCE NO. 2004-47---- (Re-Zoning Land in the Martinez Area) The Contra Costa County Board of Supervisors ordains as follows: �ECTIQN I: Page 1-12 of the County's 1978 Zoning Map(Ord.No.78-93)is amended by rezoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Community Development Department Pile No. RZ02 1.12 } FROM: Land Use District A-2 t General Agriculture } TO: Land Use District R-20 Single Family Residential and the Community Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2,003. 1 x ' M t ■AMCM lIC j A' 2 #t _ 1 SECTION ll— EEFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the #✓., , a newspaper published in this County. PASSED on ,t 'l r� by the following vote: Su+ervisor Aye No Absent Abstain 1. J.Gioia { { } { } ( ) 2. G.B.Uilkema ¢ { } { } ( ) 3. M. Greenberg ¢ { ) { ) ( ) 4. M.DeSaulnier 5. F.D. Glover { } { } { ) ATTEST: John Sweeten,County Administrato and Cleric of the Board of Supervisors Chairman of the Board By ep, (SEAL) ORDINANCE NO. 200 -A7 R.Z023112 Security Owners Corp GENERAL PLAN AND ZONING MAPS APN 367-013-033: General Plan l F APN 367-013-033: Zoning 720 .. . .,... i RM A-2 STAFF REPORT OCTOBER 26, 2004 FOR THE COUNTY PLANNING G COMMI ION Agenda Item# Community Development Contra Costa County CONTRA COSTA COUNTY PLANNING COMMISSION TUESDAY,OCTOBER 26,2004-7:00 P.M. I. INTRODUCTION SECURITY OWNERS CORPORATION(Applicant)—JOHN PLUMMER(Owner); This project consists of the following related applications: A. County File#RZ023112—A request to rezone a 4.50 acre portion of the 15.02 acre project parcel from General Agricultural District(A-2), 5-acre minimum, to Single Family Residential District,R-20(20,000 Square-foot minimum). B. County File#SD028634—A request for vesting tentative map approval to subdivide a 15.02-acre parcel of land(project site) into 23 single family residential lots, a gateway parcel,private roadway system, and sanitary pump station parcel, and remove up to 14 trees of the 54 trees on or adjacent to the site with the following exceptions/deviations to the Alhambra Valley Specific Plan: 1. One pedestrian/equestrian trail along Alhambra Valley Road rather than having these facilities on both sides of the roadway; 2. Landscaped solid board fencing along Alhambra Valley Road rather than an open rail fence. The subject property is located at Alhambra Valley Road, near the intersection of Reliez Valley Road, in the Martinez area of unincorporated Contra Costa County. (APN: 367-130-033) (CT: 3560.02) (ZA: J-12) II. RECOMMENDATION A. ACCEPT the recommendation of the Zoning Administrator regarding the certification of the Final EIR as contained in the attached Resolution#29-2004. B. CERTIFY that the Final Environmental Impact Report has been completed in compliance with the California Environmental Quality Act, and with the State and County CEQA Guidelines, and that the Commission has considered the information contained in the Environmental Impact Report prior to making a decision on the project. _._. . .. .._.........1.111 .1.1_11 ._.. _......... _._....... .1.1.............1_.... ........ ........ ......... _..... ...... S-2 C. CERTIFY that the Final EIR reflects the County's independent judgment and analysis. D. APPROVE the proposed subdivision with conditions and findings as recommended by staff,which includes the deviations/exceptions to the Alhambra Valley Specific Plan regarding the pedestrian/equestrian trails and the use of landscaped solid fencing along Alhambra Valley Road. E. RECOMMEND to the Board of Supervisors the approval of the proposed rezoning of 4.50 acres of the 15.02 acre parcel from.General Agriculture(A-2), 5-acre minimum, to Single Family Residential -R-20(20,000 square-foot minimum). F. ADOPT the Mitigation Monitoring Program. G. ADOPT the proposed Commission Resolution##30-2004 as the basis for the Commission's decision. H. DIRECT staff to file a Notice of Determination for the approval of the subdivision. III. GENERAL INFORMATION A. Environs The project consists of an undeveloped 15.02-acre triangularly-shaped site located at the northwest corner of the intersection of Alhambra Valley Road and Reliez Valley Road, located in unincorporated Contra Costa County. The project site is bounded by Alhambra Valley Road on the east,by an approximately 7-acre undeveloped parcel on the south,by the Arroyo del Hambre (known also as Vaca Creek) on the west and by Hill Girt Ranch Road on the north. The project site is relatively flat,with the exception of some topographic relief on proposed Lots 14-16, adjacent to the Vaca Creek. Current site vegetation includes non-native grasses, a limited amount of cultivated hay pasture, a variety of mature trees, and blackberry bushes. The site has a barn, associated corrals and a vacant old cottage. The majority of the properties surrounding the project site are developed with single-family detached residential units. The approximately 7-acre triangularly shaped parcel to the south of the project site is currently undeveloped. S-3 PHOTO 1,This aerial photo shaves the project parcel and surrounding development. The Environmental Im act Report flirther anal ses the project environs. PROJECT PARCEL PHOTO 2, Look in northwesterl across site from Alhambra Valle Road on ri t) 9k== A S-4 PHOTO 3, Looking north to barn, and old vacant cottage to ri ofbarn PHOTO 4,Looking west to low area at Vesting Tentative Map lot 15. Years ago the property owner modified the area by moving the dirt from this area to create an arena for horses (to south—left--of photo). VTM shows grading to raise portion of area back to the re-graded elevations. $j , S-5 PHOTO 5, Looking south in the Arroyo del Hambre (known also as Vaca Creek) on the west ro erty line. � h PHOTO 6, Looking west along Reliez Valley Road at the gateway of Alhambra Valley Road. The Pro'ect is located to the ri t of the S si �� S-6 B. Existing Prosect Uses Currently,the property is undeveloped and consists of grasses, trees, a barn with horse corrals and an old cottage that was once a residence. C. Existing Alhambra Valley Specific Plan Designation The entire project site- including the 4.5 acre area zoned A-2 - is designated Single Family Residential Low (SL}in the Alhambra Valley Specific Plan. The Specific Plan restricts new parcel sizes to 20,000 square feet or larger(2.2 units per net acre minimum),and does not allow creek setback areas be included in the minimum lot area. Note that the General Plan density for this site specifies 1.0 to 2.9 units per net acre, allowing for 11 to 32 single-family lots (assumes 25%of land is roadway). D. Existing ening The project parcel has two existing zoning designations. 10.52 acres is zoned R-20 and 4.50 acres is zoned A-2. R-20 Single-Family Residential District. The R-20 District permits the development of single-family detached residential units on lots 20,000 square feet, or larger, in size. Other permitted uses include crop and tree farming,horticulture, temporary stands for the sale of agricultural products grown on the same property, small farming,publicly owned parks and playgrounds, residential care facilities for the elderly, family day care homes, and aviaries. Other uses may be permitted subject to approval of a Use Permit. A-2 General Agricultural District.The District permits all types of agriculture uses and activities. Among the other permitted uses within the District are the erection of agricultural structures, a stand for the sale of agricultural products grown on-site, a detached single family residential unit, foster or family care home, and a family day care home. Other uses may be permitted subject to approval of a Use Permit. A-2 parcels must equal or exceed five acres in area, two hundred fifty feet average width, and two hundred foot depth. S-7 E. CEQA Status Environmental Impact Review Process The County prepared a Notice of Preparation(NOP) and Initial Study for this project on March 6, 2003,which determined that the project would be analyzed further with an EIR. A public scoping session was held on March 24, 2003. A Notice of Completion and availability and notice of public hearing for the Draft Environmental Impact Report was filed March 4, 2004. The 45-day review and comment for the Draft EIR document closed Monday, April 19,2004. The County Zoning Administrator conducted a public hearing to take testimony on the adequacy of the Draft EIR on Monday, April 5, 2004. The Final Environmental Report includes the following documents: • Draft Environmental Impact Report including appendices incorporated by reference; • Response to Comments on the Draft Environmental Impact Report, and Final Environmental Impact Report. The Final Environmental Impact Report (FEIR.)was made available on October 4, 2004, and forwarded to agencies that commented on the Draft Environmental Impact Report (DEIR). Notice was sent to individuals that commented on the draft document that the FEIR was available for review at the Martinez and Pleasant Dill Libraries, Supervisor Uilkema's office, and posted on the county website. IV. REGULATORY PROGRAMS 1, Active Fault Zones: The subject property is not within an active fault zone. 2. Flood Hazard Area: The subject property is partially within Flood Zone A, of one hundred year flood zonae; and partially within Flood Zone C of minimal flooding, Panel#02758. A portion of lot 15 is located within the 100-year flood zone. 3. 60dBA Noise Control Zone: A portion of the property is within a 60dBA noise control zone. S-8 V. AGENCY COMMENTS All agency comments are provided along with discussion in the Environmental Impact Report.No additional agency comments were received. VI. PUBLIC COMMENTS Public hearings were held for the preparation of the environmental impact report. Public comments to date have focused on the following topics: General and Specific Plan conformance issues, zoning; density; subdivision design; proposed homes: design, size, number of stories, placement; tree removal; drainage; traffic; biological resources; street lighting; maintenance; fencing; saving the existing barn;FEMA/flood zones; sanitary sewer; noise; and rural compatibility. While these topics are included in the EIR, this report will focus more on those issues as they relate directly to the project's planning issues. The ETR focused on the topics that were potentially significant environmental impacts (CEQA issues). Prior to preparation of the EIR, numerous public letters were received regarding the project or area. Those comments were either incorporated into the project, or they have been addressed in this report. VII. PROJECT DESCRIPTION The subject development proposal comprises subdividing a 15.42-acre parcel of land (project site)into 23 lots for the subsequent development of single family detached residential units, and rezone 4.5 acres of the project site from A-2 (General Agriculture District, 5-Acre Minimum) to R-20 (Single Family Residential District, 20,000 Square- Foot Minimum). Up to 14 (fourteen)trees are planned to be removed, and work is to occur within the dripline of up to 13 trees. Currently, the site contains 54 trees, an old barn and corrals, and a structure that was once a residence. The applicant submitted two new designs in response to environmental impact report, public and staff concerns. The plans consist of two layouts called.Design Alternatives "A and "B". These plans are compared in section VIII.B. Site Plan Description and Analysis, and shown on Exhibits A---D. The applicant has requested the following deviations/exceptions to the Alhambra Valley Specific Plan: 1. One pedestrian/equestrian trail along Alhambra Valley Road rather than having these facilities on both sides of the roadway; 2. Landscaped solid board fencing along Alhambra Valley Road rather than an open rail fence. S-9 A. Pro used Rezonin, The applicant has proposed rezoning a 4.50 acre portion of the 15.02 acre project parcel from the General Agricultural District(A-2), 5-acre minimum,to Single Family Residential District,R-20 (20,000 Square-foot minimum). Approval of the proposed change is necessary to implement the project as planned. In the absence of the rezoning approval,use and development of that portion of the project site would be limited to the permitted and conditionally permitted uses within the A-2 District. The General Plan designation for the site is Single Family Residential— Low Density. While the entire project site is designated for low density residential uses by the Specific Plan, the Plan states that compatible zoning designations for that land use designation include the R-20:District and all Agricultural Districts (which includes the A-2 District). As such,the specific rezoning is not mandated by the Plan, however,the existing 4.5-acre A-2 portion of the site doesn't meet the A-2 zoning 5-acre minimum. VIII. STAFF ANALYSIS and DISCUSSION A. Background Information A ten page Vesting Tentative Map (VTM) submittal dated received June 27, 2002 by the Community Development Department, shows a residential 23-lot subdivision.,with the project access located opposite Quail Follow. That plan shows an island around tree#4, a 43" Valley Oak tree. The Draft Environmental Impact Report(DEIR) acknowledged the removal of the trees along Alhambra Valley Road to accommodate the road widening and trails recommended in the Alhambra Valley Specific plan. The trees along the Alhambra Valley Road frontage are located close to the roadway. During the DEIR public comment period numerous letters and a petition to save tree#4 were received by the Community Development Department. Tree# 4 creates a sight distance safety issue due to its location at the edge of Alhambra Valley Road. The Final Environmental Impact Report(FEIR)modified Mitigation Measure 3.1-3 to require revisions to the proposed road alignment and entry to verify safe sight distance and turning movements along Alhambra Valley Road prior to Vesting Tentative Map (VTM) approval. The modification allowed the potential for saving the trees along Alhambra Valley Road. B. Site Plan Description &Analysis In response to safety and tree concern, the applicant has prepared Alternative plans for the project(Exhibits A—D). The plans consist of two layouts called Design S-10 Alternatives "A"and "B". Both alternatives illustrate saving trees 4 & 5 along Alhambra Valley Road. The plans also show VTM lot 6 access from an internal cul-de-sac. The VTM, and Alternatives"A" and"B" show 23 residential lots, 3 cul-de-sacs, and are similar layouts. The primary difference between the VTM and Alternative plans is that the two Alternatives show lot 6 access from the internal roadway system(in response to EIR mitigation measure 3.1-2), and the subdivision entry has shifted northerly on Alternative "B" Alternative "A" maintains the original entry concept (slightly modified to accommodate arborist and fire district concerns) and addresses the design speed/sight distance conflict by installing stop signs at the intersection. Staff does not support Alternative "A" due to safety issues presented by the tree. The split island intersection itself creates a larger zone of turning movement conflicts between the subdivision entry and Quail Hollow to the east. Of greater concern is the sight distance obstruction caused by the tree for traffic exiting the subdivision onto Alhambra Valley Road. Alternative "A's" addition of stop signs to address a safety issue at an intersection that would not otherwise warrant their presence is not desirable. The additional stop signs restrict the through flow of traffic, create enforcement and maintenance problems, and set precedence for the proliferation of unwarranted stop signs elsewhere. Alternative "B" relocates the project entrance to the north side of the tree, eliminating the sight distance conflict altogether. Alternative "B" has less overall impact on tree # 4, due to less construction within its drip line, and eliminates the sight distance obstruction. Other than the plan comparison below, this staff report will focus on Alternative "B": Alternative"B" is the plan staff recommends, and the discussion of this report will address the merits of Alternative"B". Alternative "B" is further discussed in the Subdivision, Road and Drainage Considerations section. The following table compares the Vesting Tentative Map (VTM) and Alternatives GGA" & "B". TABLE i PLAN COMPARISION Original Vesting Alternative"A" Alternative"B" Tentative Map See note 1 (Recommended by Staf Subdivision Across from Across from Quail Entry shifted north Access Quail Hollow, hollow, with 4 of Quail Hollow plans show way stop signs Trees saved/ 40 saved 40 saved 40 saved. removed 14 removed 14 removed 14 removed (trees 4 & 5 (trees 4 & 5 (trees 4 & 5 saved) 1L removed) saved ---F- C}riginal Vesting Alternative"A" Alternative"Ii" Tentative Map See note 1 (Recommended by Staff) Lot 6 access From Alhambra From internal cul- From internal cul- Valley Road de-sac de-sac Minimum lot area S.F. 20,002/20,002 33,258/20,002 33,258/20,002 (gross/net} Maximum lot , area S.F. 36,885/31,273 32/515/27,515 35,487/20,089 (gross/net) Flag Lots 2 3 3 Parcel A— 633 S.F. 1,000 S.F. 1,000 S.F. Gateway area 1. Staff does not support Alternative"A",which utilizes a 4-way stop sign at the project entry. Public Works does not recommend setting precedence for installing stop signs on individual projects, in order for the project to meet safety concerns. 2. Per the Alhambra Valley Specific Plan,B. Overlay Designations, page 17 & 18: Easements and creek setback areas may not be used for lot density calculations. C. Agricultural Lands Public Comment: Public comments were received that requested maintaining the 4.5-acre parcel as A-2, or modify to R-40. Staff Response: As indicated on page 3-79 of the DEIR, the entire project site is designated for Single.Family Low Density residential uses by the General and Specific Plans, and R-20 zoning is included as a compatible zoning for the site. The conditions of approval incorporate EIR Mitigation Measure 3.2-1, requiring the applicant to demonstrate the conversion of agricultural land would not be significant by granting a conservation easement, or provide LESA modeling that demonstrates the conversion would not be significant. Staff is reviewing the applicant provided LESA modeling to confirm the modeling meets the requirements of non-significant agricultural land conversion. S-12 Public Comment: Public comments were received that requested the 4.5 acres be rezoned from A-2 to R-40. The Alhambra Valley Specific Plan,Land Use Plan, figure 3, delineates the project site as Single Family Residential Low, as does the General Plan. Staff Res onse: R-40 is an allowed use under the Specific Plan Residential.Low designation; however, the lands to the east and north of the project are zoned R-20, and the parcel sizes of that area reflect smaller lots. 114onteira Lane parcels average 22,000 SF. Some Quail Hollow lots are smaller than the 20,000 S.F. R-20 minimum, and the areas include the access easement. The lots directly north of the project along Alhambra Valley Road are slightly over 20,000 S.F. Staff does not see value in rezoning a portion of the back portion of the site to R-40, and further sees continuity with the neighborhood by rezoning the 4.5 acres to R-20. FIGURE 1,Partial Figure 3.9-1 of the Alhambra Specific Plan Land Use Plan jig ;.a . Aim- Or APINA # a y � $ AC * 14-F mk VERY LOW' "CSO 1? tAdd 1 0. { t« rr'; 'v as hf "Lief F:L91�.t"`Low. €a ier . + x Figure 2, Existing Zoning Districts, shows the existing zoning. C. Gatewav Public Comment: Public comments were received concerning the size of the gateway parcel on the northwest corner of Alhambra Valley and Reliez Valley Roads. S-13 Staff' Res once: Section E, Scenic Routes Element of the Alhambra Valley Specific Plan designates the intersection as a "Valley Gateway, an area which will help frame the driver's perception of the area". The plan's intent is to preserve the existing views from the gateway. Alternatives A &B shows the gateway parcel has been increased to 1 t 00 ft.? and conditions have been included that require submittal of a revised Gateway plan that utilizes native plant species. E. Arroyo del Hambre Creek Public Comment: Public comments were received regarding the adequacy of the creek setbacks. Staff Response: Photo 5, shown earlier in this report, shows the creek bed. Mitigation Measures 3.4-2 and 3.4-3 require a deed restriction prohibiting altering the creek and prohibiting construction or improvements. In addition, the S(?foot wide creek setback provides benefits related to habitat preservation and restoration along Vaca Greek, because the setback provides a greater amount of habitat for plant and animal species than currently exists within the setback area. Currently, a fence is located within the setback area, nearly adjacent to the creek. Prior agricultural uses of the project site extended to the location of this,fence. Thus, the creek setback preserves a larger area of habitat for biological resources along Vaca Creek than is currently protected. F. Barn Public Comment: Public comments were received that requested the barn be saved. Sta f RResponse: The barn is located on lot 16 (white roof), shown on Figure 2, and also shown in photo 3, earlier in this report. Staff does not feel that the barn's architecture, or condition warrants saving. S-14 FIGURE 2, Existing Zoning Districts (FEIR figure 3.9-2). The area to the right of the clashed line is zoned R-20. The area to the left of the dashed line is zoned A-2. K � S-i5 G. Single Family Residential Design Criteria County R-20 standards for the project are as follows: Table 2 SUMMARY OF ZONING STANDARDS FOR THE R-20 DISTRICT R-20 District _ Min. Standard Lot 20,000 SF Area: Average Lot Width: 120 ft. min.) Averagej 2 Depth: 120 ft. rain Building Height: 211a Stories and 35 feet max. Setback Standards Front 1: 25 ft. (min.) 20 ft. (other corner, corner lots) Rear: 15 ft. (min.) Side: 15 ft. (min.) 35 ft. aggregate(min.) Off-street parking 2 (thin.) spaces 1. Lots between Alhambra Valley:Road and Fox Court would have"double frontage",with 25-foot setbacks from both rights-of-way. H. Flag Lets Public Comment: DEIR public comments expressed concern that flag lots create a stacked look, spoiled views, and long alley driveways. Sta RMonse: Three flag lots are shown on Alternative "B". The flag lots access from the roadway system is via 30 foot wide easements over adjoining lots. County code does not prohibit flag lots. By utilizing minimum code setback requirements, the flag lets do not create a stacked look or spoiled views. fess impermeable pavement can create a more rural look: numerous flag lots exist along the Alhambra Valley Road corridor. Flag lots can offer greater privacy for homeowners that prefer homes not fronting on a street or court. The house setback distance requirements for the lots that contain the access easement to the flag lot is from the property line, if the flag lot solely uses the driveway in the easement. .If an adjoining lot also utilizes the driveway in the S-16 easement to the flag lot, the house setback is measured from the edge of the easement. This requirement is noted in the project's conditions of approval. EX HIBIT H, "Staff Study of Alternative B Setbacks" is included as a foldout 1Ix 17 at the end of the staff report. I. Prosed House Resigns Public Comment: Public comments regarding the proposed homes were received, and those concerns related to the size, location and design of the homes,three-car garages, two-stories, homes should face Alhambra Valley Road, and the rural character of the homes. Sta(Response: Schematic house plans submitted for the EIR facilitated the review of the potential impacts. Section lr Design Guidelines, Alhambra Valley Specific Plan, states that the County shall require the establishment of a design review approval process for all development proposals of significance within the planning area. The two goals of the Specific Plan design guidelines are to 1) reduce effective bully, and 2) reduce environmental impact. The specie plan further states that the design review process shall encompass all new single-family residences. A condition has been incorporated for this project that requires design review by the.Zoning Administrator for all 23 proposed residences. The objective of the design review process is to assure compliance with the design guidelines, goals and principles of the guidelines listed in the Specific Plan. The Specific Plan states that homes shall front Alhambra Valley Road,yet further states that driveways shall be avoided off Alhambra Valley Road. The design review process will ensure that home elevations facing Alhambra Valley Road include architectural features and minimize bulk. Mitigation Measure 3.1-4, requires the residential units constructed adjacent to Alhambra Valley Road be limited to one-story and a maximum height of27 feet. Mitigation Measure 3.1-6 requires that prior to issuance of building permits, the applicant shall submit architectural plans, color schemes, and elevations of the residential units to the Zoning Administrator for review and approval. The plans and elevations shall demonstrate that exterior wall colors shall be limited to muted earth tones, the use of bright colors shall be avoided, roof colors shall be limited to muted earth tones, highly reflective materials shall be prohibited and materials and colors shall be less than 50%reflectivity, The mitigation measures are incorporated in the conditions of approval. Setbacks of the homes from Alhambra Valley Road right-of-way is 25 feet minimum,per R-20 zoning standards. The distance between the Alhambra Valley S-17 Road edge of pavement to the property line is 30 feet, so houses will be set back a minimum of SS feet from the edge of the roadway. This is greater than many of the existing homes along Alhambra Valley Road. The project's required CC&R's are also conditioned to include the residential design criteria, and that the criteria be recorded as deed restrictions on all lots. Deed restrictions are perpetual disclosure documents, alerting future homeowners to the project regulations and design criteria. J. Landscaping; On-Site Landscaping Landscaped private areas and all improvements within the development will be maintained by the homeowners. The interior private street system does not depict internal sidewalks, to maintain a rural atmosphere. The streets are proposed to be landscaped with street trees throughout the project. Conditions have been added that require the submittal of a revised fencing plan for Alternative`B"that reflects the following requirements of the Alhambra Valley Specific Plan.: Section N, land use regulations, 12. Fencing, states: Front yard: new fencing up to 4 feet in height is allowed along the front property boundary and within the front yard setback. Fencing shall be an open rail design. Rear and side yards: Solid board fencing and walls alongside and rear property boundary's are to be discouraged in cases where agricultural use is adjacent to proposed development. (Note that the proposed development is not adjacent to agricultural use). Figure 3,Proposed Street Light Street Li lits EIR mitigation treasure 3.1-8 requires the submittal of a revised street light plan,and a fixture that directs light downward. Alternative I3 shows 3 I street lights. Figure 3, on the right, shows the revised downward-glow street lamp fixture. yypp�� 3 S-18 K. Off--site Landscaping,and trails Public Concern A prevalent public concern relates to the removal of trees 1, 4 & 5 along Alhambra Valley Road. Sta Response. .These trees are close to the Alhambra Valley Roadway. Alternative B would retain these 3 trees. Staff recommends removal of tree 4 6, a 31"-diameter Camphor (Cinnamomum camphorum), because of its closer proximity to the roadway, and its extension into the proposed roadway section. Mitigation Measure 3.1-1 requires the submittal of a revised landscape plan. A condition of approval is included that further requires saving trees 4 & 5. Further, the revised landscape and irrigation plan will be reviewed by the County Consulting Arborist to assure compatibility with, the trees to be saved. Field review by the County Peer Review Arborist assisted in determining the potential to save the trees. The County Arborist recommends the best that we can do for these trees is to protect them from severe conditions that would undermine their survival. Two of the most harmful threats to well-established native oaks, such as tree i#4, a valley oak(Quercus lobata), are heavily compacted soils and chronically saturated soils. It is imperative that these conditions are not allowed to occur before, during, and after construction of the proposed Alhambra Valley Road improvements. Minimizing construction within the canopy areas is prudent. No tree limbs will be removed except with the approval of the consulting arborist. The consulting arborist, or a qualified designated representative, will retain authority to restrict construction equipment to designated areas and to stop work practices that could lead to injury of adjacent trees. Construction of the underground utilities along Alhambra Valley Road can threaten the health of trees 1, 4 & 5 by trenching through the root system. Within the last decade, tree research has provided arborists with a valuable tool for making good decisions about root disruption. The tool is an "air spade, " a pneumatic device used to remove soil surrounding living roots without injuring them. It reduces the guesswork about conditions belowground. This tool can be used in this project to mare appropriate decisions about how best to preserve major roots so that tree health and stability are not undermined. Once improvement plans are submitted for the project, the potential impacts of construction around the existing trees can be reviewed. Staff has included a condition that requires submittal of an arborist report with construction guidelines to provide the contractor with a strategy and constraints for tree protection throughout construction. S-1.9 L. Fencing along Alhambra Valley Road Public Comment: Public comments were received regarding the potential for solid walls along Alhambra Valley Road(for noise protection or privacy), at the rear of the lots, and the adverse impacts on views and the rural appearance of the area. Comments were also received requesting the existing vines along the roadway remain. Staff Response: The Alhambra Valley Specific Plan, Section E Traffic, circulation and Scenic Routes, Policy 7 indicates that the County should "Prohibit the installation of any solid board fences along Alhambra Valley and Reliez Valley Roads. Allow only open rail fencing within the front yard setback on all properties fronting these roadways". Staff has reviewed the cross--section of the proposed solid wall submitted by the applicant on Alternative B. Figure 4, shows a portion of the cross-section: a 4-foot high stone wall on a 2-foot high berm. Staff supports the proposed design, with minor modification: the wall shall be built outside the public right-of-way, on the lots abutting Alhambra Valley Road. The inclusion of a landscaped stone wall could generate numerous benefits, while implementing the intent of the AVSP. The benefits of a stone wall include enhancing the rural feel, less visibility of homes, more privacy to homes, minimal maintenance, and the existing landscaping could be mimicked. ....... ................................................. S-20 FIGURE 4, Proposed Section through Landscaped Stone Wall MW � a � R a' Exhibits E and F show the proposed wall, landscaping,trail and sections through Alhambra Valley Road. dote that the plans are based on Alternative A,not staff recommended Alternative B. The following photos are taken from the DEIR, and staff has added comments regarding the inclusion of a solid - no board-wall. S-21 PHOTO 7, Figure 3.1-3 of the DEIR shows the existing view of the project looking northwesterly from Alhambra Valley Road,near Reliez intersection. The photo reflects a rural atmosphere. PHOTO 8, Figure 3.1-3 of the DEIR shows the post mitigated view of the project. This photo best shows the rail fence along the roadway. Until landscaping grows, the residences are more obvious. PHOTO 9, Figure 3.1.3 of the DEIR shows the mitigated view of the project, and shows the houses abutting AVRd. as one story. The split rail fence is hidden with landscaping. qI S-22 PHOTO 10, Figure 3.1-2 of the DEIR shows the existing view of the project looking southwesterly from Alhambra Valley Read. PHOTO 11, Figure 3.1-2 of the DEIR shows the post mitigated view of the project looking southwesterly from Alhambra galley Road. Lot 6 Lot 5', Lot a The inclusion of a stone wall versus a split rail fence would decrease visibility of the homes, and would not require removal of landscaping for fence replacement. PHOTO 12, Figure 3.1-2 of the DEIN.shows the mitigated view of the project looking southwesterly from Alhambra Valley Road. S-23 M. Alhambra Valley Road Trails The applicant has requested a deviation to the Alhambra Valley Flan regarding two trails. Eliminating one of the two trails shown in the Alhambra Valley Specific Plan in Figures 6 & 8 would assist in minimizing the impact of trail construction and trail use on the existing trees along the roadway. AVSD Figure 8 shows the trails on the east side of the roadway, yet because of the project design and frontage,the applicant has included the trail on the project's frontage. Staff agrees that two trails would not be appropriate, and prefers one dual use 8-foot wide trail for the following reasons: 1. Public comments questioned the need for two trails that have no connecting trails. 2. Decreased potential for detriment to existing trees#1, 4 & 5 because of compaction of their root systems. 3. One trail allows for more landscaping and less hardscape, thus preserving a more rural appearance. Having one 8-foot wide trail,versus the two discussed in the AVSD would allow for a meandering trail, additional landscape, and have less impact on the existing trees 1, 4 & 5, that are conditioned to be saved. Refer to"Exhibit Cs" at the end of the staff report that shows AV SP figure 6"Preferred Road Cross Section"&the Proposed Section. The proposed trail is also shown on Exhibits E&F. N. Alhambra ValleyRoad Frontage Maintenance The applicant has requested the County maintain the landscaping, irrigation and trail improvements along Alhambra Valley Road(excepting the area between the trail and fence). Public Works has stated that there is not a County Landscape District in the vicinity to maintain those improvements, and that the landscaping and the trails be maintained by the project's Homeowners Association. Furthermore,the City of Martinez requested that the trail and landscaping be maintained by the HOA in their response to the DEIR letter. This requirement is a condition of approval. 0. 100 Year Floodplain Public Comment: Another drainage related issue that has been a source of public concern has been what appears to be development within the 100-year flood plain of Arroyo del Hambre. S-24 Sta Iles once: One of the goals of the Alhambra Valley Specific Plan (AVSP, A. Goal 2, Policy 1) is to prohibit development within the FEMA designated 100 year flood zones. The current FEMA .Mood Insurance Yate Map indicates an encroachment by Lot IS in the Design Alternatives (Lot 15 & 16 on the tentative map) into said flood zone. Note, however, the FEMA flood zones shown on their maps are only an approximation. FEMA recognizes this and has established procedures to amend their maps based on the submittal and review of more detailed information. The applicant has prepared a more detailed hydraulic model of the creep based on significantly more creek cross-sections and more detailed topography. This more detailed study indicates the I00-year flood plain is significantly narrower in this vicinity than indicated on the FEMA maps. On September 24, 2004, FEMA issued a Conditional Letter of Map Revision based on fill to modify and better define the I00 year flood plain limits to those shown on the tentative map, provided fill is replaced back in the man-made depression in the vicinity of Lot IS as proposed. This area was modified years ago by the property owner (see photo 4,page 4). The owner cut and moved the dirt from this area, to create an arena for horses. By restoring the elevations to original grades, the area will not be in the 100-year flood zone. A condition of approval has been added that specifies that a LOMA is required for lot 15, and that the grading.for this lot shall be completed concurrent with the site grading. P. Water Service: Nater service to the project area, including an existing water main within Alhambra galley Road,is provided by the City of Martinez. A letter from the City of Martinez dated March 16, 2404 (included in the FETR) states that annexation to the City of Martinez or a deferred annexation agreement is required prior to obtaining water service. A project condition states the project applicant shall comply with the City of Martinez requirements. Q. Wastewater Service: The EM section 3.13 discusses wastewater captions. The project area will need to be annexed to the Contra Costa County Sanitary District(CCCSD),but is in that districts sphere of influence. The District published a report entitled"Facilities Plan for Wastewater Utility Service to Alhambra Valley" in 2003 that details the District's incremental plans to extend wastewater collection service to the entire Valley. S-25 4n September 2, 2004,the Board of Directors of Central Contra Costa Sanitary District(CCCSD)approved funding for the design of a trunk sewer to serve the Alhambra Valley area. The Board's decision allows CCCSD staff to proceed with design only. A decision about construction of the sewer will be made at a later date following completion of the design and an environmental review in conformance with the California Environmental Quality Act(CEQA). In reaching this decision to fund the trunk sewer design,Board members explained that the mission of CCCSD is to protect public health and the environment. Extending a trunk sewer into Alhambra Valley would allow property owners with failing septic systems(now and in the future) an opportunity to receive relatively affordable sewer service while eliminating potential sources of Alhambra Creek contamination. The Board also believes that this decision was a responsible course of action given the opportunity to reduce property owner costs. Acting now improves the likelihood of receiving a significant financial contribution toward construction of a trunk sewer from the Alhambra Valley Estates project, if the County approves it. The design of the trunk sewer will take approximately 9 to 12 months.Design activities include surveying,establishing the pipeline's alignment and depth, drafting, specification writing,permit acquisition, right-of-way acquisition, cost estimating, and environmental review. A trunk sewer to serve the Alhambra Valley would extend.from.Gilbert Lane south to the intersection of Alhambra Valley and Reliez Valley Roads. The route of the trunk sewer could be along portions of the following streets. Gilbert Lane, Sheridan Lane, Strentzel Lane,Wanda Way, and Alhambra Valley Road. The trunk sewer would not directly serve all of the Alhambra Valley. Separate neighborhood sewers that would connect into the trunk sewer would have to be financed and installed by the owners of property not on the trunk sewer route. The capacity of the trunk sewer will be designed to accommodate the level of development allowed under the Contra Costa County General Plan and the Alhambra Valley Specific Plan. Also,the trunk sewer will be designed to operate by gravity, avoiding the need for the kind of less-reliable pumping station and pressurized force main system initially proposed by the Alhambra Valley Estates project. R. Electrical,_gas and cable utilities: Pacific Cas and Electric Company supplies electricity and natural gas to consumers in the vicinity of the project site. Cas and electricity systems are currently in place along Alhambra Valley Road. County Code requires the undergrounding of all new utility lines, including the undergrounding of existing lines along a project frontage, in this case the lines along Alhambra Valley Road. S-26 IX. GENERAL AND SPECIFIC PLAN POLICY REVIEW Summary ofPolicv Compliance The following discussion provides a brief summary of the project's relationship with some of the County's key policies applicable to the project. 1. Land Use Element: Land use policies which are most applicable to the proposed project include those associated with growth management,provisions of essential community services or facilities(i.e. impact fees, and developer contributions)to prevent infrastructure, facility and service deficiencies. Policies that direct urban uses to be developed only within the Urban Limit Line to avoid conflicts with agricultural economies,policies with the objective in assuring the balance of land uses especially with the preservation,buffering and conservation of agricultural lands,open space, wetlands,parks,hillsides and ridgeline as crucial in the availability of habitats for wildlife and plants,to protect unique scenery and provide scenery and community identification through the creation of logical buffers and borders. As analyzed in the CEQA documents, the project does, or can be conditioned to comply with the applicable General Plan policies. As conditioned, the project would be required to provide the necessary infrastructure and services to accommodate the development. The proposed development - located within the Urban Limit Line - is consistent with those portions of the Land Use Element and the Conservation Element which call for the retention of open space and agricultural land outside of the Urban Limit Line. 2. Densi : Public comments have been made regarding the appropriateness of the project's density relative to the General and Specific Plan densities of the area. The site is designated. Single Family Residential Low(SQ. The density allowed in this category is 1.0 to 2.9 units per net acre per the General Plan, and 2.2 units maximum per the Alhambra Valley Specific Plan.The proposed site plan depicts 23 residential lots,which is consistent with both the General Plan and Specific Plan policies. 3. Traffic: Various General and Specific Plan policies call for the provision of adequate facilities to accommodate the traffic from new development. The EIR shows that the project will not create a significant impact with regard to a substantial increase of traffic on area roads. 4. Housing.Element: The project will provide much needed housing, as stated in the General Plan Housing Element 5. Noise Element: The Draft Environmental Impact Report in section 3.10, Noise, notes that County General and Specific Plan 60 DBA noise standards are currently exceeded for residential development from Alhambra Valley Road traffic. The Mitigation Monitoring Program, and the project conditions of approval required implementation of measures designed to reduce noise impacts to non-significant levels. S-27 6. Consistency with Zoning Re uirq r meats: The entire project site is designated for low density residential uses by the Specific Plan. The Plan states that compatible zoning designations for that land use designation include the R-20 District and all Agricultural Districts(which includes the A-2 District). As such,the specific rezoning is not mandated by the Plan,nor necessitated to achieve conformance between the Specific Plan and the Zoning Ordinance; the rezoning as proposed would be compatible with the Plan's direction for use of the site. 7. Geological/Seismicity/Soils: Section 3.6 of the Environmental Impact Report lists the goals and policies related to seismic and geologic hazards. The project has been conditioned to minimize potential hazards to less than significant. 8. Biolo : A number of the goals,policies, and implementation measures contained in various parts of the General and Specific Plan,particularly the Conservation Element are intended to protect ecologically significant lands, wetlands,plant and wildlife habitats, and migration corridors. The potential impacts of residential development on plant, animal life and wetlands resources, have been discussed in detail in the Draft Environmental Impact Report in section 3.4, Biological Resources. Conditions to implement the required mitigations of these impacts are contained in the Mitigation Monitoring Program., and the project conditions of approval. 9. Flood Hazards/Drainage/Water uality: General and Specific Plan policies call for protection and enhancement of the natural resources associated with creeks and riparian zones as well as protecting public safety. These issues have been discussed in detail in the Draft.Environmental Impact Report in Section 3.8. Required conditions to implement the mitigations of these impacts are contained in the mitigation measures and conditions of approval. 10. Visibility: The Contra Costa County General and Alhambra Valley Specific Plan contains goals and policies concerning scenic resources, community design, and scenic routes in the Land Use, Open Space, and Transportation and Circulation Elements. The subject project site is visible from public vantage points designated as valuable or sensitive views, including both Alhambra Valley and Reliez Valley Roads,which are designated scenic routes. The conversion of the 15-acre site to urban uses will undeniably have visibility impacts. Domes in this project will be visible,but in a fashion similar to the already developed surrounding areas to the north, east and west. 11. Trails: Exhibits 6 & 8 of the Alhambra Valley Specific Plan show two trails along the east side of Alhambra Valley Road. Generally, staff feels that the provision of both a pedestrian and equestrian trail along the project's Alhambra.Valley Road frontage is not appropriate. This area is quite tight for two trails, and there is no outlet from the project to connect to a dual trail system(or any trails). The trees that were planned to _ S-28 be removed along the Alhambra Valley Road frontage are now planned to be saved, and one trail minimizes the impacts of the trail system X. SUBDIVISION, ROAD AND DRAINAGE CONSIDERATIONS Traffic & Circulation As noted, the proposed subdivision fronts Alhambra Valley Road (AVR). The applicant proposes to serve the subdivision lots via a network of private roads with a single connection to AVR near the intersection of Quail Hollow(a private road serving parcels on the east side of AVR). The Alhambra Valley Specific Plan calls for the development of horse/bike/pedestrian trails within the Alhambra Valley Road right of way. The plan includes landscaping and drainage ditches to preserve the rural character of this travel corridor. To accommodate these facilities as well as to provide for adequate landscaping, the Specific Plan requires 80 feet of right of way, although the travel way and shoulders are only 32 feet wide. A prior minor subdivision of this property (MS 246-78) previously dedicated additional right of way along the subject frontage to provide for a 42-foot Wide half-width in accordance with the County Major Roads Plan in effect at the time. With this prior dedication, no additional right of way will be required along the Alhambra Valley Road frontage. The conditions of approval require the applicant relinquish abutter's rights of access to prohibit any future driveway connections. In the vicinity of this subdivision, the existing travel way is centered within the right of way, rather than the significant offset shown in the "preferred section". Relocation of the pavement is not desirable as it would require the loss of trees and vegetation and create potential conflicts with utilities and improvements along the east side of the roadway. The applicant has attempted to meet the intent of the Specific Plan in the proposed typical section shown on the submitted design alternatives and below. Alternative "B"relocates the project entrance to the north side of the tree 44, eliminating sight distance conflict with travelers along Alhambra Valley Road, and minimizes the length of potential turning movement conflicts. This alternative also satisfies Mitigation Measures 3.1-3 and 3.12-2. The Alternative plans also shows a meandering trail along the project frontage to accommodate the three existing trees, and provide a rural feel. The vesting tentative map shows lot 6 - the most southerly lot along AVR - as having direct access to it, rather than being served by the internal private roadway system. Mitigation Measures 3.1-2 and 3.12-1 require access to this lot to come from the internal roadway system. Alternative "B"reflects this requirement. The Alhambra Valley Specific Plan Figure 6, page 23 includes a "preferred road cross section" for Alhambra Valley Road delineating the relationship between the travel way, S-29 landscaping and trails. Note that the AVSD figure g, shows the trails on the east side of the roadway. Exhibit G shows the AVSD and proposed sections of Alhambra Valley Road. Drainage Although the subdivision lies immediately adjacent to Arroyo del Hambre, very tittle of it drains directly to the creek. The vast majority of the property sheet flows to the northeast, where it is conveyed by the roadside drainage system northerly along Alhambra Valley Road, where it ultimately discharges to the creek upstream of the road culvert west of Wanda Way. The applicant proposes collecting the storm water runoff from the project, installing an enclosed storm drain along the east side of Alhambra Valley Road and discharging the runoff into Alhambra Creek near Wanda Way. The discharge point was chosen due to several considerations. 1. There would be no diversion from the existing runoff pattern. The discharge point is slightly downstream from the current confluence of site runoff with the creek. 2. Locating the outfall to the creek downstream of the existing culvert under Alhambra Valley Road will slightly decrease the flow rate through the already undersized culvert. 3. In conjunction with the construction of the new outfall, additional creek bank stabilization will be necessary at the opposite creek bank which will stabilize a severely eroded slope that currently threatens a large tree and some structures. Originally, the applicant proposed installation of an in-ground storm water detention system to mitigate the runoff generated from the additional impervious surfaces the subdivision would create. Numerous hydrologic models were generated, and several meetings were held with Public Works and Flood Control District staff. It was determined that any attempts to detain storm water runoff would actually increase the resultant peak runoff with the project's confluence at Alhambra Creek. This phenomenon occurs within drainage basins where one tries to detain runoff from a small subbasin (ie: the subdivision) off-line from a significantly larger drainage basin. The main watercourse, in this case Arroyo del Hambre, has a very large contributing watershed. A storm event occurring within this drainage basin requires a certain time period, due to its size, to travel overland and along the creek before the accumulated storm water runoff"peaks" and starts to recede. The small off-line subbasin's peak runoff'occurs relatively quickly. When one tries to attenuate this "quicker"peak, the flow is detained and slowly discharged over a longer time period. This results in the peak runoff being reduced as the detained storrnwater is released within the subbasin. However, as the storwater is released from the subbasin detention,joins the increasing peak runoff in the main channel, resulting in a net increase in the cumulative runoff. That is the situation occurring at this site. The EIR recognizes this as a potential occurrence. It recommends detention structures __ S-30 as a mitigation measure only if the relative times to peak runoff from the contributing drainage basins coincide. By not providing detention for the project, the relative times and peak runoff will not coincide. The construction of the properly sized storm drain along Alhambra Valley Road allowing the runoff from this subbasin to peak and recede more quickly, well ahead of the peak runoff in the main creek,will, in itself, decrease the combined peak discharge rate. XI. CONCLUSION Based on the EIR and plan studies, staff recommends approval of the 23 lot residential subdivision and conditions of approval, as attached. GACurrent Planning\curr-plan\Staff Reports\SD028634-RZO23112 SR CK.doc Ui Ut il J t V•" i V C1!-� 4 e....•.°�1-" i 3.bJ' 3.19 SS �a.. to Su•'� 1 lam)s ih'Ll' D o S � 1 � 1 r i psi ai.ir5 ��- � , � '�' !vii`C�k."'� � � � � '�gy \✓�.- ri96'v pit ..�, °' t 4iJ 37 ;� 11 S ""� {�`'''� �`� � K`a 5t. •'t s �' `s t N6:`�, co �VA q- 3.9Z.D6s uti9. , ejr i wZ cr .z �� rte-- � �apt n 7,.O�,L;•4N �•,�� °� \.`� �! Ss �, (� � b,4 16Z cn 41 Cl Crf t ' LJ' d7..0<�. �.C+ •�r 3� ��i o { y i t3 R�� Slry� t53M �"s w w � Cr aorysPlt \ t'Y{'1 '�, t �., I `� � 1 ee • l 4, � e Y •05 �i, El n ,/� h � .� s� w r� 6ie f .i •F 11 .ir 4 I � , CICN �1 r 9 \ tJii l Federal Emergency Management Agency Washington, D.C. 20472 S September 24,2004 MI.FEDERAL GLOVER CASE NO..04-09-0867C CHAIRMAN,CONTRA COSTA COUNTY COMMUMTY: CONTRA COSTA COUNTY,CALIFORNIA 315 EAST LELAND AVENUE "41NCORPORATED AREAS) PI7 fSBURG„ CA 94565-" CONDAUNITYNO.:060025 DEAR NFL GLOVER: This is in reference to a request that the Federal Emergency Management Agency(FEMA) determine if the property described in the enclosed document is located within an identified Special,Flood Hazard Area, the area that would be inundated by the flood having a l percent chance of being equaled or exceeded in any given year (base flood), on the effective National Flood Insurance Program (NFIP) map. Using the information submitted and the effective NFIP ;map, our determmation is shown on the attached Conditional Letter of Map Revision based on Fill (CLOMR-F) Continent Document. This comment document provides additionalinformation regarding the effective NFIP map, the legal description of the property and our comments regarding this proposed project! Additional documents are enclosed which provide information regarding the subject property and CLONIR-Fs.. Please see the.List of Enclosures below to determine which documents are e=losed. Other attwhmeaots specific to this request may be included as referenced in the Deternrination/Comment document. If you have any questions about this letter or any of the enclosures,please contact the FEMA Map Assistance Center toll free at (877) 336-2627 (877-FEMA MAI.') or by letter addressed to the Fedexal Emergency Managerne:nt Agency, 3601 Eisenhower Avenue; Suite 600,Alexandria, VA 22304-6439. Sincerely, Doug I3ellomo,P.E., CFM,Acting Chief Lazard Identification Section,Mitigation Division Emergency Preparedness and Response Directorate LIST of ENC;OSURES- Ci OMR F CONAM14T DOCUMENT cc: Mr. David Lewis Perrings Pagel of 2 I?att3:September 24,21 %ase N m 04-09.08670 CLOMR-F VXIR Federal Emergency Management Agency Washington, D.C.20472 No CONDITIONAL LETTER OF MAP REVISION BASED ON FILL COMMENT DOCUMENT COMMUNrrY AND MAP PANEL,INFORMATION LEGAL PROPERTY DESCRIPTION CONTRA COSTA COUNTY,CALIFORNIA proposed Lots 13 through 16, 19,and 23,Subdivision 8634,Alhambra Valley COMMUNITY (Unincorporated Areas) Estates COM41UNITY NO.:06D025 The portion of property that would be removed from the SFHA is more particularly described by the following metes and bounds: NUMB k:0600250=8 AFFECTED NAME,CONTRA MAF'PANEL CALIFORNA(UNINCORPORATED AREAS) DATE—z VISM967 FLOODING SOURCE. VACA CANYON,ARROYO DEL PRO33MATE LA717UDE&LONGITUDE OF PROPERTY:37.969,-122.127 IAMIN E SOURCE OF LAT&LONG:PRECISION MAPPING STREETS A0 DATUM:NAD 83 toMMENTTABI 9 RMARDING THE PROPOSED PROPERTY NOTE THATTHIS IS NOT AFINAL DETERMINATION. A FINAL DETERMINATION WILL BE MADE UPON RECEIPT O AS-BUILT INFORMATION REGARDING TFIIS PROPERTY.) OUTCOME 1%ANNUAL LOWEST LOWEST WHAT WOULD CHANCE AM ACENT LOT SLOCW BE REMOVER FLOOD FLOOD GRADE ELEVATION LOT SECTION SUBDIVISION STREET FROM THE ZONE ELEVATION ELEVATION (NG'JF3 29) SFHA (NGVD 29) (NGVD 29) Alhambra Valley _ Portion of Estates Property C Special Flood Hazard Area(SF HA)-The SFHA is an arta that would be inundated by the flood having a'i-percent chance of being equaled or exceeded in any given year(base fiood} ADDITIONAL CONSIDERATIONS(Please refer to the appropriate section on Attachment 1 for the additional considerations listed below.) LEGAL PROPERTY DESCRIPTION ZONE A This document provides the Federal Emergency Management•Agency's comment regarding a request for a Conditional Letter of Map Revision based on FIN for the property described above. Using the information submitted and the effective National Flood insurance Program (NFIP) map, we have determined that the proposed desa fbed portion(s) of the property(les) would not be located in the SFHA, an area inundated by the flood having a 1-percent chance of being equaled or exceeded in any given year(base flood)If built as proposed. Our final determination will be made upon receipt of a copy of this document, as-bunt elevations, and a completed Community Acknowledgement form. Proper completion of this form certifies the subject property is reasonably safe from flooding in accordance with hart 65.5(aX4)of our regulations.Further guidance on determining if the subject property is reasonably safe from flooding may be found in FEMA Technical Bulletin IMI. A copy of this bulletin can be obtained by calling the FEMA Map Assistance Center tali free at(877)336-2627(877-FEMA MAF')or from our web site at http:/fv ww.tema.gov/mint IG01.pdf. This document is not a final determination;it only provides our comment on the proposed project in relation to the SFHA shun on the effective NFIP map. This comment document is based on the flood data presently available. The enclosed documents provide additional information regarding this request. If you have any questions about this document,please contact the FEMA Map Assistance Center toll free at(877)336-2627(877-FEMA MAP)or by letter addressed to the Federal Emergency Management Agency,3601 Eisenhower Avenue,Suite 600,Alexandria,VA 22304-6439. Doug Beliomo,-P:E. CFM,Acting Chief Hazard Identification Section,Mitigation Division Emergency Preparedness and Response Directorate Version 1.3.3 102426CDMLTAPRO409#M867 gage of Date:September 24,2IXt4 7Case No..04.09.08670 CLOMR•F Federal. Emergency Management Agency Washington,D.C. 20472 CONDITIONAL LEER OF MAP REVISION BASED ON-FILL. COMMENT DOCUMENT ATTACHMENT 1 (ADDITIONAL CONSIDERATIONS) LEGAL PROPERTY DESCRIPTION(CONTINUED) BEGINNING at the intersection of the westerty right of way line of Alhambra Valley Roast with the northerly right of way line of Reliez Valley Road and Alhambra Valley Road;thence N57'07'47"W,912.37 feet;thence.N30°47'45"W, 15.42 feet;thence N38°18'02'.'W,27.25 feet;thence N05°45'29"E,45.88 feet;thence N02649'O7"W, 19.71 feet;thence N21°02'06"W,57,94 feet;thence N18'25'1 IV,40.99 feet;thence N05°40'18"SN,68.19 feet;thence N08'48'20"W,28.85 feet;thence N78°06`34"E,50.71 feet;thence N71°21'13"E,47.68 feet; thence N65°40'36"E,106.47 feet;thence N04°03'33"E,.37.80 feet;thence N49°19'17"E,49.21 feet;thence N36°45'54"E,.56.71 feet; thence N12°03"36"E,28.09 feet;thence S88°27'40"E 164.37 feet;thence N01"32'20"E,111.59 feet;thence N85-4W30-E, 100.14 feet; thence S88"27'40"E,332.00 feet;thence S01"28'50"W, 1116.44'feetto the POINT OF BEGINNING. ZONE A (This AdditionalConsideration applies to the preceding 1 Property.) The National Flood Insurance Program map affecting this property depicts a Special Flood Hazard Area that was determined using the best flood hazard data available to FEMA, but without performing a detailed engineering analysis. The flood elevation used to make this determination Is based on approximate methods and has not been formalized through the standard process for establishing base flood elevations published in the Flood Insurance Study. This florin elevation is subject to change. This attachment provides additional information regarding this request. If you have any questions about this attachment, please contact the FEMA Map Assistance Center toll free at(877)336-2627(877-FEMA MAP)or by letter addressed to the Federal Emergency Management Agency,3601 Eisenhower Avenue,Suite 6W,Alexandria,VA 22304-6439. - - - Doug Seilomo,P.E.,CFM,Acting thief — Hazard Identification Section;Mltigation-Divisiorr __ Emergency Preparedness an-d�RST It l�ptorate Version 1.3.3 102426CDMLTAPF MWtWUW NOTIFICATION LIST Kathy Robinson 5tephana Busher John Sala Paul & Cheryl Harbaugh 5402 Stonehurst Drive 5425 Stonehurst Drive 175 Gordon Way Martinez, CA 94553 Martinez, CA 94555 Martinez, CA 94553 Forrest Rosengren Jacqueline Heath Melva Thomas 5374 Alhambra Valley Road 125 Oakbridge Lane Martinez, CA 94553 No Address Martinez, CA 94553 Virginia Radosvich Diane &James Martin William Green 135 Gordon Way 340 Summerhill Lane 2 Wanda Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Phillip Harrington John & Nancy Dan Konics lames R. Hartney Senior Civil Engineer 926 Deer Creek Drive 5101 Alhambra Valley Road CCC Flood Control Martinez, C 94553 Martinez, CA 94553 255 Glacier Drive Martinez, CA 94553 Debbie Carter Tim Tucker, P.l ., City Engineer Miley Paul Holman Patrick Blackford City of Martinez Holman &Associates 225 Whitehaven Way 525 Henrleta Street 3615 Folsom Street Martinez, CA 94553 Martinez, CA 94553-2304 San Francisco, CA 94110 Donald K. Steffen Louis Muncher Nancy Bybee 300 Summerhill Lane Wanda 5328 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Clayton Heathcock Leslie &Gary Ries Mr. & Mrs. Bruce Trenery Cheri Hadley 21 Pyrmont Court 5433 Alhambra Valley Road 5235 Alhambra Valley Road Martinez, CA Martinez, CA 94553 Martinez, CA 94553 Kon &Janet Andronis Ellen Visser Resident 148 Gordon Way 5121. Alhambra Valley Road 5080 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 John Ricca Christine Codding Sharon Perry Debra Grilli 111 Vaca Creek Way 17 Wanda Way 138 Millthwait Drive Ptd Box 1306 Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mr. Jim Busby Cynthia Miller Kathleen Sala Security Owners Corporation 105 Jose Lane 5425 Stonehurst Drive 555 Escobar Street Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 J. D. Curtis Ronald &Jennifer Sadusky LaVerne Young 1235 Escobar Street 23 Wanda Way 5201 Alhambra Valley Road `Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Rick Lee Benton Ken Baker Tom & Gloria Atherstone 4960 Valley Orchard Court 5325 Stonehurst Drive 5069 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Randy & Cindy Ciampi Sylvia Scheuber Petal Turner 5065 Alhambra Valley Road 190 Rolling Ridge Way 114 Quail Hollow Martinez, CA 94553 Martinez, CA 94553 Martinez, C 94553 Deborah Deas-Oclschlaeger Chris Rampoldt Joseph Quilici 5119 Alhambra Valley Road 126 Millthwait Drive 5278 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 PO Box 2953 Martinez, CA 94553 Ron & Paula Lathrop Carol & Fred Albright Noel H. Hurt 45 Alhambra Creek Road 24 Wanda Way 157 Willthwait Drive Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Jim Hlechake Ernest Hillman Judy Knoll 123 Sheridan Lane 5155 Alhambra Valley Road 40 Winter Harbor Way Martinez, CA 94553 Martinez, CA 94553 Mirror Lake, New Hampshire 03853 Eric Hasseltine Charlie Abions Craig Andersen 3182 Old Tunnel Road #E No Address 1320 Willow Pass Road #500 Lafayette, CA 94549 Concord, CA 94520 Charles Ondsicek Martin Turkington Jim Hartney 110 Via Vaqueros 55 Millthwait Drive 5101 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 David Knoll Robert & Kathleen Yates Russell Leavitt 1086 Spruce Street 5254 Alhambra Valley Road Central Centra Costa Sanitary District Berkeley, CA 94707 Martinez, CA 94553 5019 Imhoff Place Martinez, CA 94553 Marie Hoffman Jerry & Linda Ott David J. Levy 5340 Alhambra Valley Road 25 Wanda Way 8 Wanda Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Lucia Jackalone Jim Allen Rick &Veronica Maida Nick Jackalone 5125 Alhambra Valley Road 5250 Alhambra Valley Road 101 Quail Hollow Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 James Busby Paul & Sandy Herrmann Kenric & Billie Fivella 555 Escobar Street 5336 Stonehurst Drive 1011 Briones Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mark Seedall Edward A. Wylie Harold Olson Contra Costa Water District Chief, South Section 22 Wanda Way PO Box H2O Department of the Navy Martinez, CA 94553 Concord, CA 94524-2099 333 Market Street San Francisco, CA 94105-2197 Timothy Sable William Hickox Lisa Carbani Califonria Regional Water Quality 111 Grand Avenue, 14th Floor Department of Transportation Control Board Oakland, CA 94512-3717 Box 23660 1515 Clay Street, Suite 1400 Oakland, CA 94623-0650 Oakland, CA 94512 Tina Low Dain Anderson Water Resources Control Engineer MHA Tom &Stephanie DiPalma California Environmental Protection Agency Environmental Consultants, Inc. 1015 Briones Road 1515 Clay Street, Suite 1400 4 West Avenue, Suite 303 Martinez, CA 94553 Oakland, CA 94612 San Mateo, CA 94402 Tim Tucker, City Engineer Hal Olson City of Martinez President, AVIA Mark &Anne Wilson 525 Henrietta Street 22 Wanda Way No Address Martinez, Ca 94553-2344 Martinez, CA 94553 James W. Rosenquist John Johnston Karen Bailey 5370 Alhambra Valley Road 41 Wanda Way Julie Weiss Martinez, CA 94553 Martinez, CA 94553 5000 Chelsea Drive Martinez, CA 94553 Dan & Debi Caccero Paola &Joe Quilia Dave & Barbara Singh 5276 Alhambra Valley Road 5278 Alhambra Valley Road 5272 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CAA 94553 Mark & Corina Fraschieri Lidanio & Diana DelSecco Everett Turner 950 Tavan Estates Drive 5286 Alhambra Vllay Road 114 Quail Hollow Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 MAJOR SUBDIVISION SD8634 MAP (APPROVED BY THE COUNTY PLANNING COMMISSION ON OCTOBER 26, 2004) --------------- v 1181HX3 �1 m m1n >so��s�aaw `WWtiy ��W>lqt5�alaiyi��' >S�y>w� �h�y-3,�X��X� }Wp( ttrs��j�� WONiOj�O6e <<g YYY Y�Yok "..k i >> �l�Y"YIy3��>">(("�`.i�.,, • 8 w W m�� 4,y�J,Wiy W NYyT Nm y~y�j}8i�"'�Y1~uyy'.mU[�m"N Nb W Wm�W WWx-W�(NvW glW �yr.� � w � we¢ ¢ <ie<eais ati �i(°�jOed ddF3elp� �W ylg bdd<ad �<ta�d �-+-•�,•�`J cy(e�" �YQ¢ F4yr.�„� � 'I � oe uon�wcrE��,o�nW o e 9 '►/ go`r✓ '� o g mea .Ins.�k4.^gu: h <cirymm :.azY:ei��'"h�;�k� ajnh°wN §.aye":ak: tl� wr am Amo a cl ,. m, �FY�✓ V I j :I 1 i I • f 0.y v Iry ! e tir � Ngg r -.[ .°•. � '�r:-. tp ,,, — __ -�,. w �� '.. fs,` l pV+�i�Yaaaavv;r&' .` ;\j r;.; ;. � r Q r lit 17� J f '�..-max..' 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'.■r ar NI N31}tUf .,"eg roFr,d Zit rFRRGF Vo Y3M�k}'!V ri r .__. atl A377i.A YtfdWYNxY r84 xYlaAvx�B FFwnq r wuniVJ�" ,.. �`,, �� ` ��it 'tom_,- roa•oct Lcr rrar�� i� � �' m - 06LL I v•l ��i J < t � fil — O + ► C, 1 8116114X3 �r Aq _.� ,It t a L-J 1 f jL� ��,,..t:'Y ,-��L�x VALE' \,� \`•v/� %! v /; \ J J' 1 L�A �IA AVAS.Y'', ,,,-, '{ J /i f j f/•'+ J J" �"t t % i CIQ- v� r ■I err,. i�,._.._.�J f t 'C \ f rJ \ y zt ,,\` it �,,,•,� '�\,4/�-�J .J,� \"�\\ /�.! \ '� `�'��'f\-'�/ 44 %WSJV zzi <45 LOP) W r R FnF_ f NOTICE OF A PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS ALHAMBRA VALLEY AREA NOTICE is hereby given that on Tuesday,December 14,2004 at 1:30 pm in the County Administration Building, 651 Pine Street,(Corner of Pine and Escobar Streets),Martinez,California,the Contra Costa County Board of Supervisors will hold a public hearing to consider the following planning matter: SECURITY OWNERS CORPORATION (Applicant)—JOHN PLUMMER(Owner), County File#RZ023112: A request to rezone a 4.50 acre portion of the 15.02 acre project parcel from General Agricultural District(A-2),. 5-acre minimum, to Single Family Residential District, R-20 (20,000 square-foot minimum). The subject property is located at 5150 Alhambra Valley Road, near the intersection of Reliez Valley Road, in the Martinez area of unincorporated Contra Costa County. (ZA: J-12) (CT: 3560.02) (Parcel#367-130-033) The location of the subject property is within the unincorporated territory of the County of Contra Costa County, State of California, generally identified below(a more precise description may be examined in the Office of the Director of Community Development, County Administration Building,Martinez, California): The location of the subject site is 5150 Alhambra Valley Road If you challenge this matter in Court,you may be limited to raising only those issues you or someone else raised at the public hearing described at the public hearing described in this notice,or in written correspondence delivered to the County at,or prior to,the public hearing. Prior to the hearing, Community Development Department staff will be available on Tuesday,December 14, 2004 at 1:00 pm, in the 2nd floor Conference Room of the North Vying,Administration Building, 651 Pine Street,Martinez,to meet with any interested parties in order to(1)answer questions; (2)review the hearing procedures used by the Board; (3)clarify the issues being considered by the Board; and(4) provide an opportunity to identify,resolve, or narrow any differences which remain in dispute. If you. wish to attend this meeting with staff,please call Christine Gregory, Community Development Department,at(925) 335-1218 by 3:00 pm on Monday,December 13, 2004 to confirm your participation. Date: December 1,2004 John Sweeten, Clerk of the Board of Supervisors and County Administrator By Katherine Sinclair,Deputy Clerk Kathy Sinclair To: Anashia Lloyd 09/28/2004 11:42 AM cc: 6-6. ,. Subject: Publication Request Hi Anashia, Please publish the attached legal notice in the CCTimes: Date: Saturday, December 4, 2004, 1 day only Reference P©#: 1012 Please confirm receipt of request. Thank you very much, Kathy Sinclair 335-1902 Plummer-121404.doc SECURITY OWNERS CORPORATION (Applicant)--JOHN PLUMMMER.(Owner), County File#RZ023112: A request to rezone a 4.50 acre portion of the 15.02 acre project parcel from. General Agricultural District(A-2), 5-acre minimum, to Single Family Residential District, R-20(20,000 square-foot minimum). The subject property is located.at 5150 Alhambra Valley Road,near the intersection of Reliez Valley Road., in the Martinez area of unincorporated Contra Costa County. (ZA: J-12) (CT: 3560.02) (Parcel#367-130-033) 1NOTICE OF A PUBLIC HEARING You are hereby notified that on TUESDAY OCTOBER 26 2004 at 7:00 p.m. in Room 107,'McBrien Administration Building,651 Pine Street, Martinez, California,the County Planning Commission will consider a REZONING AND SUBDIVISION application as described as follows: SECURITY OWNERS CORPORATION (Applicant)— JOHN PLUMMER (Owner) This 'project consists of the foiiowing fete �applicatfon : County File #R1023112 —A request to rezone a 4.5 acre portion of the V 15.02 acre prof t parcel from General Agricultu District (A-2), 5-acre l minimum, to Sin le Family Residential Distric -20 (20,000 Square-foot minimum). B. Count File #S 634 request fo esting tentative map approval tosubdivide a 15.0 e . 'cel of land project site) into 23 single family residential lots, a g y parcel, p ate roadway system, and sanitary pump station pa ` ;.ars -r�rnove p to 14 trees of the 54 trees on or adjacent to th e. r y C. Thea lica + is reau h followin_q exceptions to the Alhambra Valle Specific Plan ( VSR 1. One pedes4ribnleque Tian tra` (AVSP, figures 6 and 8) 2. Landscd solid Mrd fencin long Alhambra Valley Road (AVSP, E. Goal l, Policy 7) The subject property ` located at Alhambra Hey Road, near the intersection of Reliez Valley Road ' the Martinerrea of uninco orated Contra Costa County. (ZA: -12) (CT: 36 ) (Parcel #367-130.033) _. For purposes of compliance with the provisions of the California Environmental Quality Act (CEQA), A Final Environmental Impact Report has been issued for this project. The Final EIR is on the County website at http://www.cocopllans.org. If you challenge the project in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the County at, or prior to, the public hearing. For further details, contact the Contra Costa County Community Development Department, 651 Pine Street, Martinez, California, or Christine Gregory at 925-335-1236. Dennis M. Barry, AICP Community Development Director Mr. Jim Busby Cynthia Miller Kathleen Sala Security Owners Corporation 105 Jose Lane 5425 Stonehurst [give 555 Escobar Street Martinez, CA 94553 Martinez, CA 94553 Martinez, CAA 94553 I D. Curtis Ronald & Jennifer Sadusky Laverne Young 1235 Escobar Street 23 Wanda Way 5201 Alhambra Valley Road 'Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Rick Lee Benton Ken Baker Tom & Gloria Atherstone 4960 Valley Orchard Court 532.5 Stonehurst Drive 5069 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Randy & Cindy Ciampi Sylvia Scheuber Petal Turner 5065 Alhambra Valley Road 190 Rolling Ridge Way 114 Quail Hollow Martinez, CA 94553 Martinez, CA 94553 Martinez, C 94553 Deborah Deas®aclschlaeger Chris Rampoldt Joseph Quilici 5119 Alhambra Valley Road 126 Millthwait Drive 5278 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 PO Box 2953Martinez, CA 94553 Ron & Paula Lathrop Carol & Fred Albright Noel H. Hurt 45 Alhambra Creek Road 24 Wanda Way 157 Willthwait Drive Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Jim Hiechake Ernest Hillman .Judy Knoll 123 Sheridan Lane 5155 Alhambra Valley Road 40 Winter Harbor Way Martinez, CA 94553 Martinez, CA 94553 Mirror Lake, New Hampshire 03653 Eric Hasseltine Charlie Abions Craig Andersen 3182 Old Tunnel Road #E No Address 1320 Willow Pass Road #500 Lafayette, CA 94549 Concord, CA 94520 Charles Ondsicek Martin Turkington ,Jim Hartney 110 Via Vaqueros 55 Milithwait Drive 5101 Alhambra Valley Road Martinez, CA 94553 Martinez, CAA 94553 Martinez, CA 94553 J:\Current Planning\carr-plan\ah EIR\SD028634 Labels.doc Russell Leavitt David Knoll Robert & Kathleen Yates Central Contra Costa Sanitary 1086 Spruce Street 5254 Alhambra Valley Road District Berkeley, CA 94707 Martinez, CA 94553 5019 Imhoff dace Martinez, CA 94553 Marie Hoffman Jerry & Linda Ott David J. Levy 5340 Alhambra Valley Road 25 Wanda Way 8 Wanda Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Lucia Jackalone Jim Allen Rick &Veronica Maida Nick Jackalone 5125 Alhambra Valley Road 5260 Alhambra Valley Road 101 Quail Hollow Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 James Busby Paul & Sandy Herrmann Kenric & Billie Fivella 555 Escobar Street 5336 Stonehurst drive 1011 Briones Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mark Seedall Edward A. Wylie Harold Olson Contra Costa Water District Chief, South Section 22 Wanda Way PO Box H20 Department of the Navy Martinez, CA 94553 Concord, CA 94524-2099 333 Market Street San Francisco, CA 341015-2197 Timothy Sable William Hickox Lisa Carbrani California Regional Water Quality 111 /Grand Avenue, 14th Floor Department of Transportation Control Board Oakland, CA 94512-3717 PO Box 23660 1515 Clay Street, Suite 14001 Oakland, CA 94623-0660 Oakland, CA 94612 Tina Low Dain Anderson Water Resources Control Engineer MHA Tom &Stephanie DiPalma California Environmental protection Agency Environmental Consultants, Inc. 1015 Briones Road 1515 Clay Street, Suite 140101 4 West Avenue, Suite 3013 Martinez, CA 94553 Oakland, CA 94612 San Mateo, CA 944012 Tim Tucker, City Engineer Hal Olson City of Martinez President, AVIA Mark &Anne Wilson 525 Henrietta Street 22 Wanda Way No Address Martinez, Ca 94553-2304 Martinez, CA 94553 James W. Rosenquist John Johnston Karen Bailey 5370 Alhambra Valley Road 41 Wanda Way Julie Weiss Martinez, CA 94553 Martinez, CA 94553 50010 Chelsea drive Martinez, CA 94553 ;.\Current Planning\curr-plan\ah EIR\SD028634 Labels.doc Dan & Debi Caccavo Paola &Joe Quilia Dave & Barbara Singh 5276 Alhambra Valley Read 5278 Alhambra Valley Road 5272 Alhambra Valley lead Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mark &Corina Fraschieri Lidamo & Diana DelSecco Everett Turner 950 Tavan Estates Drive 5286 Alhambra Valley Road 114 Quail Hallow Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Stephana Busher Kathy Robinson Paul &Cheryl Harbaugh 5402 StonehurstDrive John Sala 175 Gordon Way Martinez, CA 94553 5425 Stonehurst Drive Martinez, CA 94553 Martinez, CA 94553 Forrest Rosengren Jacqueline Heath Melva Thomas 5370 Alhambra Valley Road 127 Gordon Way 125 Oakbridge Lane Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Virginia Radosvich Diane & James Martin William Green 135 Gordan Way 340 Summerhill Lane 2 Wanda Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Phillip Harrington John & Nancy Don Konics James R. Hartney Senior Civil Engineer 926 Deer Creek Drive 5101 Alhambra Valley Road CCC Flood Control Martinez, C 94553 Martinez, CA 94553 255 Glacier Drive Martinez, CA 94553 Debbie Carter Tim Tucker, P.E., City Engineer Miley Paul Holman Patrick Blackford City of Martinez Holman &Associates 225 Whitehaven Way 525 Henrieta Street 3615 Folsom Street Martinez, CA 94553 Martinez, CA 94553-2304 San Francisco, CA 94110 Donald K. Steffen Louis Moncher Nancy Bybee 300 Summerhill Lane 12 Wanda Way 5328 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Clayton Heathcock Leslie & Gary Ries Mr. & Mrs. Bruce Trenery Cheri Hadley 21 Pyrmont Court 5433 Alhambra Valley Road 5235 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 3:\Current Planning\carr-plan\ah EIR\SD028634 Labels.doc Kon &Janet Andronis Ellen Visser Resident 148 Gordon Way 5121 Alhambra Valley Road 5080 Alhambra Valley Read Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94558 John Ricca Christine Codding Sharon Perry Debra Grilli 111 Vaca Creek Way 17 Wanda Way 138 Milithwait Drive PO Box 1305 Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 John &Anita Guadarrama Elvin Cometta Peter & Marianne Alien 5108 Alhambra Valley Road 37 Wanda Way 20A Wanda Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mary Lou Johnson Harry & LeAnne Osterman Bryan & Dawn Cisterman 5131 Alhambra Valley Road 6710 Carte Segunda 5709 Corte Segunda Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Dawn Roth & Ed Roth Julie & Steve Weiss Marcia &Tom Gord/Gard 5330 Stonehurst Drive 4950 Alhambra Valley Rd. 932 Corte Diablo Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Juanella & David Nichols David &Josephine Schelhorn Sal & Mark Rangel 15 Corte De La Canada 15 Corte De La Canada 208 Vista Way Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Mary Waltz Jacqueline Heath The Wilson Family 5262 Alhambra Valley Road 127 Gordon Way 5354 Stonehurst Drive Martinez, CA 94553 Martinez, CA 94553 Marie Olson John Sala Jan Hewitt 22 Wanda Way Kathleen Robishaw Herb Goldblum Martinez, CA 94553 5325 Stonehurst Drive 31 Wanda Way Martinez, CA 94553 Martinez, CA 94553 Aldo & Irena Rocca Dorothy Plummer Laura Kirk 312 Castle Creek Ct. 10 Hill Girt Ranch Road 5300 Alhambra Valley Road Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 3:\Current Planning\carr-plan`ah EIR\SD028634 Labels.doc Bob Hadzer Susan & Barry Gaudenzi .aim Farr 56 Quail lane 5124 Alhambra Valley Rd, 5025 Chelsea Dr. Martinez, CA 94553 Martinez, CA 94553 Martinez, CA 94553 Barry Callouette 5451 Alhambra Valley Rd. Martinez, CA 94553 3:\Current Punning\carr-planlah EIR\SDO28634 Labels.doc EIR Labels Security Owners Corporation Design Resources, Inc. SD028634 555 Escobar Street 2700 Ygnacio Malley Read, Suite 100 Martinez, CA 94553-1105 Walnut Creek, CA Hal Olson John Plummer Alhambra valley Improvement Association Muir Heritage Land Trust 1103 Hill Girt Ranch Read 22 Wanda Lane PO Box 2452 Martinez, CA 94553 Martinez, CA 945537 Martinez, CA 94553 MAIN LIBRARY Public Works—.terry Fahy HSD, Environmental Services PLEASANT HILL(2) Engineering Services INUROFFICE INTEROFFICE INTEROFFICE ABAG Contra Costa Mosquito Abatement LAI=CO 101 Oak Street @ Eighths Street District PO Box 2050 Charles Beesley, District Manager INTEROFFICE Oakland, CA 94504 155 Mason Circle Concord, CA 94520 BAAQMD Contra Costa Water District Environmental Review Section Martinez Unified School District 1331 Concord Avenue 939 Ellis Street, 921 Susana Street PO Box H2O San Francisco, CA 94109 Martinez, CA 94553 Concord, CA 94524 City of Martinez--Water District Central CC Sanitary District Consolidated Fire District 525 Henrietta Street 5019 Imoff Place Martinez, CA 94553 Martinez, CA 94553 INTEROFFICE City of Martinez TRANSPAC US Corps of Engineers 52:5 Henrietta Street 296 Jayne Avenue 211 Main Street Martinez, CA 94553 Oakland, CA 94610 San Francisco, CA 94105 US Fish &Wildlife Supervisor Uilkema SWRCB 2800 Cottage Way, Suite W-2606 District II Department of Water Quality Sacramento, CA 95825 10011 Street INTERxOFFICE Sacramento, CA 95814 Department of Fish &game Building Inspection Region 3 Contra Costa County Biologist 7329 Silverado Trail Napa, CA 94558 IN�EROFICE Dennis Barry hHSD, Hazardous Material Centra Costa County Geologist Director Darwin Myers Community Development Department INTE&OFFICIE Public Works Department Public Works Department Sheriff Office Traffic Division Special District Administration &Community Services INTEROFFICE INTERQFFICE INTEROFFICE Department of Food and Agriculture John Swett Unified School District Martinez Library 1220 N Street 341 B Street 740 Court Street Sacramento, CA 95814 Crockett, CA 94525 Martinez, CA 94553 Native American Heritage Commission 915 Capitol Mall, boom 364 Sacramento, CA 95814 PROOF OF PUBLICATION (2015.5 C.C.P.) STATE OF CALIFORNIA County of Contra Costa I am a citizen of the United States and a resident of the County aforesaid; 1 am over the age of eighteen years, and not a party to or interested in the above-entitled matter. I am the Principal Legal Clerk of the Contra Costa Times, a newspaper of general circulation, printed and published at 2640 Shadelands Drive in the City of Walnut Creek, County of Contra Costa, 94598. And which newspaper has been adjudged a newspaper of general circulation by the Superior Court of the County of Contra Costa, State of California, under the date of October 22, 1934. Case Number 19764. The notice, of which the annexed is a printed copy (set in type not smaller than nonpareil), has been published in each regular and entire issue of said newspaper and not in any supplement thereof on the following dates,to-wit: December 4 all in the year of 2004 1 certify (or declare) under penalty of perjury that the foregoing is true and correct. Executed at Walnut Creek, California. On this daof pece er, 2004 Signa t re Contra Costa Times P 0 Box 4147 Walnut Creek, CA 94596 (925) 935-2525 Proof of Publication of: (attached is a copy of the legal advertisement that published) NOTICE OF A PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD OF SUPERVISORS ON PLANNING MATTERS ALHAMBRA VALLEY AREA NOTICE is hereby given that on Tuesday, Decem- ber 14,2004 at 1:30 pm in the Countyy Administration Building, 65i Pine Street, (Corner of Pine and Esco- bar Streets),Martinez,Cal- ifornia, the Contra Costa County Board of Supervi- sors will hold a public hearing to consider the fol- !owing planning matter: SECURITY OWNERS CORPO- RATION(Applicant)-JOHN PLUMMER(Owner),Coun- ty File #RZ023112: A re- acre tporrtion of the 15.024.50 acre project parcel from General Agricultural Dis- trict (A-2), 5-acre mini- mum, 0 5!n to Family Res. idential District, R-20 (20,000 square-foot mini- mum).The subject proper- ty Is located at 5150 Al- hambra Valley Road near the Intersection of hel!ez Valley Road,In the Marti- nez area of unlncorporat- ed Contra Costa County. (ZA: J-12) (GT: 3560.02) (Parcel#367-130-033) The location of the subject property is within the unin- corporated territory of the County of Contra Costa County, State of Callfor- nla, generally Identified below(a more precise de- scr!ption may be exam- Ined Inthe Office of the Dl- rector of Community De- velopment,County Admin- istration Building, Marti- nez,California): The location of the subiect site is 5150 Alhambra al- ley Road If you challenge this mat- ter in Court, you may be limited to raising only those issues you or some- one else raised at the pub- lic hearing described at the public hearing descri- bed In this notice, or in written correspondence delivered to the County at, or prior to, the public Prior to the hearing,Com- munity Development De- partment staff will be available on Tuesday,De- cember 14, 2004 at 1:00 er in the 2nd floor Con- ference Room of the North Wing,Administration Buil- ding,651 Pine Street,Mar- tlnez,to meet with any in- terested parties in order to (1) answer questions; (2)review the hearing pro- cedures used by the Board; (3) cla= the Is- sues be+ng cans dered by the Board;and(4)provide an opportunity to I entlfy, resolve,or narrow an dtf- ferences which remain In dispute. If you wish to at- tend this meeting with staff,please tali CYiristine Gregory, Community De- velopment Department,at (925)335-1218 by 3:00 pm on Monday,December 13, 2004 to confirm your participation. Date;December 1,2004 John Sweeten,Clerk of the Board of Supervisors and County Administrator By Katherine Sinclair, Depu Clerk LeOaI CT 2806 Publish December 4,2004