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Home My WebLink AboutMINUTES - 02032004 - D3 TO: BOARD OF SUPERVISORS ✓ a. �• FROM: DENNISContra Costa M. BARRY, AICP ,st, COSI B COMMUNITY DEVELOPMENT DIRECTOR County DANE: February 3, 2004 SUBJECT: HEARING ON SAN RAMON VALLEY REGIONAL PLANNING COMMISSION RECOMMENDATION ON A 'REQUEST TO REZONE PROPERTY FROM GENERAL AGRICULTURAL (A:2) TO SINGLE FAMILY RESIDENTIAL (R•20), AT 305 MIRANDA LANE IN TIME ALAMO AREA, COUNTY FILE #RZO33128, GARY BALS'DON (APPLICANT) JEFF MURDOCH (OWNER). (SUPERVISORAL DISTRICT ill) SPECIFIC REQUEST(S) OR RECOMMENDATION(S) &BACKGROUND AND JUSTIFICATION RECOMMgNDATIONS 1. ADOPT the Mitigated Negative Declaration and Mitigation Monitoring Program prepared for this project as adequate for the purposes of compliance with the California Environmental Quality Act. 2. ADOPT the recommendation of the San Raman Valley Regional Planning Commission, as contained in Resolution No. 6-2004, to rezone a 1.026-acre parcel from General Agricultural (A- 2)to Single Family Residential (R-20). 3. ADOPT the finings contained in the San Ramon Valley Regional Planning Commission Resolution No. 6-2004 as the basis for the Board's action. CONTINUED ON ATTACHMENT: Xmmm YES SIGNATURE REGOMIVIENDATIONOF COUNTY ADMINISTRATO RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE S ACTION OF BOARD ON L'ebnmry 3, 2fXy+ APPROVED AS RECOMMENDED X OTHER See attached addend= for Board action VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS(ABSENT None } CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES ENTERED ON THE MINUTES OF THE SOARD ASSENT. ABSTAIN: OF SUPERVISORS ON THE DATE SHOWN Contact: Ryan Hernandez(925)335-12016 ATTESTED February 3, 2004 Orig: Community Development Department JOHN SWEETEN,CLERK OF THE BOARD OF cc: Gary Balsdon (Applicant) SUPERVISORS AND COUNTY Jeff Murdoch (Owner) MINiSTRATOR Alamo Improvement Association f Public Works Department 7BY44 File `�� DEPUTY February 3,2004 Board of Supervisors File##RZ033128 Page 2 4. INTRODUCE the ordinance giving effect to the aforesaid rezoning; waive reading and set date for adoption. 5. DIRECT the Community Development Department to post a Notice of Determination with the County Clerk. FISCAL IMPACT: None. The applicant is responsible for the cost of processing the rezoning request. BACKGROUND/REASONS FOR RECOMMENDATION'S The applicant is seeking to subdivide a 1-acre parcel into two parcels. Part of the project involves a request to rezone the subject property, from General Agricultural (A-2) to Single Family Residential (R-20)to establish consistent zoning with the General Plan designation of Single Family Residential- Low Density(1.0—3,9 units per net acre). The site is located on the southeast comer of the intersection of Miranda Lane and Livorna Road in the Alamo area. To the east of the property are pockets of zoning districts consisting of Planned Unit Development (P-1) and General Agriculture (A-2); the remaining areas to the west, north and south are zoned Single Family Residential (R-20). The uses in the immediate area are predominantly single-family residential. The project site contains an existing single-family residence on the southern half of the site, and an open area at the northern end, adjacent to Livorna Road. In addition to this rezoning application, the project also includes a minor subdivision application (l=ife#MS030010)seeking to subdivide the one- acre site into two parcels. The subdivision application also proposed a variance to the minimum average parcelwidthofthe proposed parcel containing the existing residence (102 feet proposed; 120 feet required). The eastern side of the site is defined by Miranda Creek. Prior to filing applications with the County, the applicant (on his own volition) grant deeded the development rights for the portion of the site covering the creek bed and bank consistent with the requirements of the subdivision ordinance. Environmental Review Construction activity could result in impacts to any nesting birds of prey in the nearby creek foliage. Mitigation was;proposed and agreed to by the applicant that would reduce this potential impact to a less than significant level. In other respects, staff determined the project would not result in any significant environmental impacts and proposed adoption of a Mitigated Negative Declaration for purposes of compliance with the California Environmental Quality Act. A mitigation-monitoring program has also been prepared. February 3,2004 Board of Supervisors File#RZ033128 Page 3 Ban Raman Valley Regional Planning Commission Hearing After determining that the proposed applications were reasonable, staff supported the granting of the applications, including conditional approval of the subdivision. One condition makes the approval of the subdivision contingent on the approval of the proposed rezoning by the Board of Supervisors. The San'Ramon Valley Regional Planning Commission heard the applicant's rezoning and subdivision request on November 19, 2003. There was no opposition to the project at the public hearing. Still,the Commission expressed concern about the confined opportunity for development on the proposed parcel that is currently vacant. While the parcel otherwise would comply with the minimum lot dimensions of the proposed R-20 zoning, it is subject to limitations associated with its location'. Its development must provide for two front yards due to its corner lot location, and one of the side yards is largely occupied by deed-restricted property adjacent to the creek. The County limits development next to the creek because these areas are subject to erosion from flowing waters in the creek, and due to concern with protection of the creek environment. Commissioners Gibson and Couture expressed concerns regarding the size of the building envelope relative to the potential size of a residence. This concern prompted an additional condition of approval that limited the floor area of a residence/garage on Parcel "B" to a maximum of 4500 square feet. After evaluating the proposal and the evidence submitted, the Commission voted to approvethe subdivision and to recommend approval of the proposed rezoning to the Board of Supervisors. This approval was unanimous (Commissioner Mulvihill absent). Following the Commission action, no appeals were timely filed; therefore the Commission decision on the subdivision is final. The only mater that is before the Board is action on the proposed rezoning. Staff recommends that the Board of Supervisors approve the proposed rezoning. Alamo Improvement Association(AIA) Position The AIA recommended approval of the subdivision and rezoning with conditions. All of the conditions the AIA suggested have been incorporated into the Findings and Conditions of Approval for the subdivision. Consequence f Inaction or denial of Proposed Rezoning by the Board In the event that the Board denies the request, the General Agriculture (A-2) zoning would remain. The Sari Ramon Valley Regional Planning Commission approved the vesting tentative map for two parcels contingent upon the Board's approval of the rezoning. If the site is not rezoned,the applicant will not be able to exercise the tentative map approval. February 3,2004 Board of Supervisors File#RZ033 t 28 Page 3 San Ramon Valley Regional Planning Commission Hearing After determining that the proposed applications were reasonable, staff supported the granting of the applications, including conditional approval of the subdivision. One condition makes the approval of the subdivision contingent on the approval of the proposed rezoning by the Board of Supervisors. The San Ramon Valley Regional Planning Commission heard the applicant's rezoning and subdivision request on November 19, 2003.There was no opposition to the project at the public hearing. Still,the Commission expressed concern about the confined opportunity for development on the proposed parcel that is currently vacant. While the parcel otherwise would comply with the minimum lot dimensions of the proposed R-20 zoning, it is subject to limitations associated with its location. Its development must provide for two front yards due to its comer lot location, and one of the side yards is largely occupied by deed-restricted property adjacent to the creek. The County limits development next to the creek because these areas are subject to erosion from flowing waters in the creek, and due to concern with protection of the creek environment. Commissioners Gibson and Couture expressed concerns regarding the size of the building envelope relative to the potential size of a residence. This concern prompted an additional condition of approval that limited the floor area of a residence/garage on Parcel "B" to a maximum of 4500 square feet. After evaluating the proposal and the evidence submitted, the Commission voted to approve the subdivision and recommend approvalof the proposed rezoning to the Board of Supervisors. This approval was unanimous (Commissioner Mulvihill absent). Following the Commission action, no appeals were timely filed; therefore the Commission decision on the subdivision is finial. The only mater that is before the Board is action on the proposed rezoning. Staff recommends that the Board of Supervisors approve the proposed rezoning. Alamo lmrrovgment Association (AIA)Position The AIA recommended approval of the subdivision and rezoning with conditions. All of the conditions the AIA suggested have been incorporated into the Findings and Conditions of Approval for the subdivision. Consequence of Inaction or denial of Pressed Rezoning by the Board In the event that the Board deities the request, the General Agriculture (A-2) zoning would remain. The San Raman Valley Regional Planning Commission approved the vesting tentative map for two parcels contingent upon the Board's approval of the rezoning. if the site is not rezoned, the applicant will not be able to exercise the tentative map approval. ADDENDUM TO ITEM D.3 February 3,2004 The Board of Supervisors considered the recommendation by the San Ramon Valley Regional Planning Commission on a request to rezone property from General Agricultural(A-2)to Single Family Residential(R-20), at 305 Miranda Lane in Alamo area, County File#RZ033128, Gary Balsdon(Applicant),Jeff Murdoch(Owner). Catherine K.utsuris,Deputy Director, Community Development presented the staff report and recommendations. The Chair opened the public hearing and there were no speakers. The Chair then closed the public hearing and the Board took the following action: • CLOSED the public hearing; • ADOPTED the Mitigated Negative'Declaration and Mitigation Monitoring Program prepared for this project as adequate for the purposes of compliance with the California Environmental Quality Act; • ADOPTED the recommendation of the San Ramon Valley Regional Planning Commission, as contained in Resolution No. 6-2004, to rezone a 1.026-acre parol from General Agricultural(A-2)to Single Family Residential(R-20); • ADOPTED the finding contained in the San Ramon Valley Regional Planning Commission Resolution No. 6-2004 as the basis for the Board's action; • INTRODUCED Ordinance 2004-04 giving effect to the aforesaid rezoning; * WAIVED reading and set February 10, 2004 for adoption; • DIRECTED the Community Development Department to post a Notice a Determination with the County Clerk. .........................................''I'll 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RESOLUTION NO.6-2004 RESOLU'T'ION OF THE SAN RAMON 'VALLEY REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS AND RECOMMENDATION OF THE REQUESTED CHANGE IN ZONING BY GAMY BALSDON (APPLICANT), .TEFF MURDOCH (OWNER) (RZ033128 & MS030010) IN THE ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING FOR THE ALAMO AREA OF SAID COUN'T'Y. WHEREAS, a request by Gary Balsdon (Applicant) Jeff Murdoch (Owner) to rezone a 1.026 acre parcel from General Agriculture (A-2) to Single Family Residential (R-20), and to concurrently file for a vesting tentative map approval to subdivide the property into two parcels (A & B) for which an application was received by the Community Development Department on April 22, 2003, County Files RZO33128 and MS030010 respectively; and WHEREAS, for purposes of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Mitigated Negative Declaration was prepared and circulated for review and comments between October 17, 2003 and November 17, 2003 and the San Ramon Valley Regional Planning Commission adopted. the Mitigated Negative Declaration and the Mitigation Monitoring Program at their meeting on November 19, 2003; and WHEREAS, after notice having been lawfully given, a public hearing was scheduled before the San Ramon Valley Regional Planning Commission on Wednesday November 19, 2003, where all persons interested therein might appear and be heard; and WHEREAS, the San Ramon Valley Regional Planning Commission accepted public testimony and closed the public hearing; Commissioners Gibson and Couture raised concerns regarding the building envelope on Parcel "B" and questioned the appropriate size of a residence on Parcel "B"; WHEREAS, on Wednesday, November 19, 2003, the San Ramon Valley Regional Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE, BE IT RESOLVED, that the San Ramon Valley Regional Planning Commission: 1. FINDS that the proposed Mitigated Negative Declaration and Mitigation Monitoring Program are adequate for the purposes of compliance with the California Environmental Quality Act and adopts same; 2. RECOMMENDS that the Board of Supervisors ADOPT the proposed rezoning of the site from the General Agricultural (A-2) District to Single Family Residential (R-20)District; RESOLUTION NO,6-2004 3. APPROVES the Tentative Map subject to conditions including the requirement to limit the size of a future residence on Parcel B to a maximum of 4500 square feet and the requirement that the site be rezoned to Single Family Residential (R-20). BE IT FURTHER RESOLVED that the Planning Commission FINDS as follows: A. REZONING FINDINGS: 1. Required Finding: The change proposed will establish consistency with the General Plan. Project Finding: The project is consistent with the goals and policies of the General Plan relative to the site, namely that the site has a Single Family Residential — Low Density designation which allows for the establishment of single family residences. 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 zoning district within the immediate adjacent properties consists of(R-20), Single Family Residential District. 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 subject site is surrounded by a variety of zoning districts consisting of single family residential, planned unit development and general agriculture; therefore, the community has already demonstrated the need for the proposed single family residential designation. B. Growth Management Element Performance Standards Findings 1. Traffic: The project will generate an estimated one additional AM and PM peak hour trips. Therefore, the applicant is not required to prepare a traffic report pursuant to the 1988 Measure C requirements. 2. hater: The project's conditions of approval require that the applicant collect and convey all storm water entering or originating within the project to an adequate storm drainage facility. The property owner shall be aware of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 2000-33) as they pertain to the future construction on any structures on this property. The Parcel Map cannot be filed until the collect and convey requirements have been met. 2 RESOLUTION NO.6-2004 3. Sanitary Sewer: The project site lies within the East Bay MUD and Central Sanitary District service areas. The applicant is required to comply with the requirements of these service districts. Prior to filing the final map, the applicant is required to provide evidence that the site has been annexed to the Central Contra Costa Sanitary District. 4. Fire Protection: The site is in the San Ramon Valley Fire Protection District and must comply with requirements of the District. The closest fire station is Station 32 located at 1101 Stone Valley Road, close to the intersection of Interstate 680 and Stone Valley Road. Station 32 is located approximately 2.6 miles away from the subject site (305 Miranda Lane). Because the project site does not lie within the 1-'l2 mile requirement, sprinkler systems shall be required. 5. Public Protection: The Growth Management Element Standard is 155 square feet of Sheriff facility station per 1,000 population. The small population increase associated with this project is not significant. Prior to filing the Final Map, the applicant is required to pay a police services mitigation fee of$1,000.00 per new residence. 6. Parks & Recreation: The proposed project will have a minor cumulative effect on demand for park and recreation facilities, and is subject to payment of parr dedication fees in the amount of $2,000 per residential parcel to mitigate impacts. 7. Flood Control & Drainaee: The project will be required to meet all collect and convey requirements. (Ref The Growth Management Element, Chapter 4, of the General Flan) C. Tentative Map Findings • Required Finding: The County Planning 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. Pru ect finding. The project is consistent with the various elements of the General Plan. The land use designation is SL, which calls for single-family low-density development. The tentative map provides for one additional residential lot on a 1.026-acre parcel, which complies with the density requirement. The project is consistent with the policies for the AlamolDiablvli3lackhawk area. With the mitigation measures, the project would not cause significant impacts to the environment. 3 RESOLUTION NO.6-2004 • Rewired Finding: The County Planning Agency shall not approve a tentative map unless it shall find that the proposed subdivision fulfills construction requirements. Project Finding.• The applicant is working with the Public Works Department and has already fulfilled most of the requirements that are needed. The project must comply with collect and convey regulations. The creek structure setback has been recorded. The County Geologist stated that the site is suitable for construction from a geologic standpoint. Buildings must comply with the requirements of the Uniform Building Code. BE IT FURTHER RESOLVED that the Chairperson and Secretary of this Planning Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the Government Code of the State of California. The instructions by the Planning Commission to prepare this resolution was given by motion of the San Ramon Valley Regional Planning Commission on Wednesday, November 19, 2003 by the following vote: AYES: Neely, Ingalls, Couture, Matsunaga, McPherson, and Gibson NOES: None ABSENT: Mulvihill ABSTAIN: None Michael Gibson, Chairman of the San Ramon Valley Regional Planning Commission County of Contra Costa, State of California ATTEST: Dennis M. Barry, Secretary San Ramon Valley Regional Planning Commission County of Contra Costa State of California 4 I I - , ' 'I' ll'' '', ... .. -I ' ll IF+ I '�I1�1�ir ' l��!I .P11 I Findings Map ,. R-20 r :r J1 JFWW I r P-t y R40 Rezone From A-Z To R-20 L� AlamO Area I, Michael A. Gibson Chair of the San Ramon Valley Planning Commission,State of California,do hereby certify that this is a true and correct copy of -pgqe Q-15 of the County's 1978 zoning mall indicating thereon the decision of the San Ramon Valley Planning Commission in the matter of Balsdo PZ033128 ATTEST: Secretary of the Contra Costa County Planning Commission, state of Calif. ORDINANCE NO. (Re-Zoning Land in the Alamo Area) The Contra Costa County Board of Supervisors ordains as follows: SECTION I: Page Q-15 of the County's 1978 Zoning Map(Ord.No.78-93)is amended by re-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein {see also Community Development Department File No. . RZO33128 ) FROM: Land Use District A-2 ( 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. SECTION 11. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the , a newspaper published in this County. PASSED on by the following vote: Supervisor Aye No Absent Abstain 1. J.Gioia { ) ( ) { ) ( ) 2. G.B.Uilkema { ) ( ) ( ) ( ) 3. M. Greenberg { } { ) { ) { } 4. M.DeSaulnier { ) ( ) ( ) { ) 5. F.D.Glover { ) ( ) ( ) { ) ATTEST: John Sweeten,County Administrator and Clerk of the Board of Supervisors Chairman of the Board By ,Dep. (SEAL) ORDINANCE NO. RZ033128 Balsdon p ....................................................................................................1.11,...--- . .................................................................................................................. I ''I'll-,................................... Agenda Item# Community Development Contra Costa County SAN RAMON VALLEY REGIONAL PLANNING COMMISSION WEDNESDAY,NOVEMBER l 9 2003 I. INTRODUCTION GARY BALSDON (Applicant) JEFF MURDOCH (Owner), County File #MS030010 & RZ033128: The project consists of the following related development applications: A. File#RZ033128 -A request to rezone 1.026 acres from General Agricultural(A-2)to Single Family Residential,R-20 District. B. File # MS030010 - The applicant requests: (1) Approval for a vesting tentative map to subdivide 1.026 acres into two parcels; and(2)approval of a variance on Parcel"A"to allow an"average lot width"of 102-feet where a minimum of 120-feet is required. The project site is located at 305 Miranda Lane in the Alamo area. (Zoning: A-2; Zoning Atlas: Q-15;Census Tract: 3461.02; Assessor Parcel Number: 193-010-015) H. Executive SpmmM: The applicant applied to subdivide a legally existing piece of property into two parcels,"X &"B". Included with this application to subdivide the property is an application to change the existing zoning, which will allow for consistency with the general plan. The applicant iss also requesting a variance to the"average lot width"of parcel"A". The applicant has recorded a scenic easement to establish a creek structure setback line that ultimately limits the ability to develop parcel "B". The decision before the Commission is to determine if the creation and subsequent development of parcel "B" is consistent with the development within the surrounding neighborhood,and within Alamo. III. RECOMMENDATION Staff recommends that the Planning Commission adopt a motion to: A. Find the Mitigated Negative Declaration reflects the County's independent judgment and analysis; that on the basis of the whole record before it, the Commission has determined that there is no substantial evidence that the project will have a significant effect on the environment; and that the material which constitutes the record of proceedings may be found at the Contra Costa County Community Development Department,651 Pine Street,Martinez, CA; B. Adopt the Mitigated Negative Declaration as adequate and in compliance with CEQA requirements; C. Recommend that the Board of Supervisors adopt the proposed rezoning from General Agricultural,A-2, to the Single Family Residential District(R-20); D. Approve the proposed Vesting Tentative Map for two parcels contingent on final Board approval of the proposed R-20 rezoning; County Files##RZU33128&MS030010 San Ramon Valley Regional Planning Commission—November 19,2003 E. Adopt the recommended findings; and F. Adapt the Mitigation Monitoring Program; M. GENERAL INFORMATION A. General Plaza: Single-Family Residential Low-Density (SL). Allowed density is 1.0 to 2.9 dwelling units/net acre. This parcel has a density range of 1.03-2.98 units and the proposed project density is 2-units,which is consistent with the General Plan standards. B. Zgnin A-2— General Agricultural District. Parcel sizes are a minimum of five (5) acres. The A-2 zoning would not yield any lots since the subject site is only 1.026 acres. The applicant proposes to rezone the property to a Single Fancily Residential District (R-20), which would allow the property to then be consistent with the underlying General Plan. Currently,the zoning is inconsistent with the General Plan. C. A Status: An Initial Study and Mitigated Negative Declaration were prepared for this project in accordance with the requirements of the California Environmental Quality Act.The Mitigated Negative Declaration was posted October 16, 2003 with the comment period ending November 17, 2003. Identified hpRact: All birds, their nests, eggs, and young are protected from direct "take" under Section 3503 of the California Fish and Game Code. Raptors (birds of prey), their nests, eggs, and young are also protected from direct "take" under Section 3503.5 of the California Fish and Game Code. Monk & Associates, certified biologists, have identified mitigations to allow for these impacts to be considered less than significant if the fallowing Mitigation Monitoring Program is adhered to. To review the Mitigation Monitoring Program, see attachment 1. The applicant has reviewed this program and stated in a signed letter(att.)that they are agreeable to these terms. D. Creation of Lot JPrevious AMlications: 1. MS 42-63: In 1963, the County approved minor subdivision that created two lots the subject site and parcel 193-010-005. 2. VR1030-80: The County approved a variance to allow a 5-foot side yard for a residential addition to the existing residence on proposed parcel"A" E. Regulatory Proslrazns: A portion of this project lies within the 100-year flood boundary as designated on the Federal Emergency Flood Insurance Rate Maps. The property owner shall be aware of the requirements of the Federal Food Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 2000-33) as they pertain to the future construction on any structures on this property. F. Site/Area Description: The project site is in the general shape of a rectangle comprising 1.026 acres, which is occupied by an existing single-family residence. The site is currently being used in residential capacity. Proposed parcel "B" was a horse riding area and is still fenced in. Miranda Lane is located on the north side of the parcel with the topography of the parcel sloping downward towards Miranda Creek. Miranda Creek is virtually the southern S-2 County Files#RZ033128&MS030010 San Ramon Valley Regional Planning Commission—November 19,2003 property line. Trees are found throughout the property and are more intense along Miranda creek. Approximately 80%of the site lies outside of the creek bed(above top of bank). The site is located at the corner of Miranda Lane and Livorna Road. It is surrounded on all sides, including across Miranda and Livorna, with existing residences. Miranda.Lane has a rural lot setting with both one and two-story homes that include landscaped yards with mature trees. Because Miranda Lane does not connect to Miranda Avenue there is less traffic that flows though the neighborhood. IV. PROJECT DESCRIPTION The applicant proposes to subdivide 1.026 acres into two residential parcels. Rezoning the site from.General Agricultural(A-2)to Single-family Residential is required to allow for the division of land. Additionally, approval of one variance is required to allow less than the minimum. 44average lot width" standard of 120-feet, in the R-20 zoning district. Parcel "A" is 20,000 square feet and Parcel"B" is 24,000 square feet. Currently, parcel "4A" has an existing residence with a mature landscaped yard and parcel"4B"is a fenced horse riding area. The conceptual site plan provides an idea of how this lot might be developed and proves that this lot could live up the community standards of development (i.e. deck, pool, 3-car garage) while at the same time complying with all relevant ordinance standards. Parcel "A"has the same building area as the other properties that conform to the zoning. However, due to the strict calculated Uaverage lot width"this lot is below the minimum requirement of 120-feet. The variance meets the intent of the R-20 zoning district. V. AGENCY,QR-UP.ANIS PUBLIC COMMENTS A. Health Services Department: No comments on this project, Central Contra Costa County Sanitary District proposed. B. Public Warks-Engineering Services: See attached memorandum dated August 18, 2003 and attachment file,P-1180. C. California Historical Resources Information System: The attached:memorandum dated May 8, 2003, stated that the proposed project area has the possibility of containing unrecorded archaeological sites and a study is recommended prior to commencement of project activities. Archeo-Tec conducted a focused Phase I cultural resources evaluation on June 23, 2003 on the subject site. Based upon the findings of the archival literature review and the archaeological surface reconnaissance,the following conclusions are presented.After carefully assessing these findings recovered in the field,the present writer has concluded that the project site contains no cultural resources that would qualify as significant in accordance with any of the criteria or standards for the evaluation of cultural resources set forth in the California Environmental Quality Act (CEQA). As such, no additional historical and/or archaeological exploratory procedures are recommended at this time. For further information see the Cultural Resources section within the Initial Study(att.). D. San Ramon Valley Fire Protection District: Submitted attached memorandum dated May 30, 2003 containing the District's requirements for this project. S-3 County Piles##RZ033128&MS030010 San Ramon Valley Regional Planning Commission—November 19,2003 E. Central Contra Costa Sanitary District: No comments were received prior to the preparation of this report. F. East Bay Municipal Utilityy District: See attached memorandum dated May 27,2003. G. San Ramon Valley Unified School District: See attached memorandum dated May 21,2003. H. Alamo Improvement Association (AIA); The AIA recommends that the County approve the project with three recommend conditions of approval. Staff has addressed these comments in the"Staff Analysis&Discussion" section of the report. I. Local Agency F(Yrmation Commission (LAFCO): The site will require annexation to Central Sanitary District and that will require approval by LAFCO. No comments were received from the following agencies: California Native American Heritage Committee,California Department of Fish&Game. V. STAFF ANALYSIS&DISCUSSION A. Consistency with General Plan Policies * Land Use Element—General The density requirement for the lot is 1.0 -2.9 units/net acre, which equates to 1.026-2.98 units for this parcel. The two-unit proposal is consistent with this density range and is calculated at 2.05-units/net acre. The residential lots would range in size from 20,000 to 24,000 square feet, which is also consistent with the limitation for the single-family low (SL)landuse district. The proposal is consistent with the following general Land Use Element policies: Policy 3-8: Infilling of already developed ureas shall be encouraged...In accommodating new development, preference shall generally be given to vacant or underused sites within urbanized areas, which have necessary utilities installed with available remaining capacity, before undeveloped suburban lands are utilized. Policy 3-28: New residential development shall be accommodated only in ureas where it will avoid creating severe unmitigated adverse impacts upon the environment and upon the existing community. * Conservation Element The project is consistent with the policies for new development along natural watercourses. Policy 8-89.- Setback areas shall be provided along natural creeks and streams in areas planned for urbanization. The setback areas shall be of a width adequate to allow maintenance and to prevent damage to adjacent structures, the natural channel and associated riparian vegetation. The setback area shall be a minimum of IOD feet; 50feet from centerline of the creek. S-4 County Files#R.Z033128&MS030010 San Ramon Valley Regional Planning Commission—November 19,2003 • Land Use Element—Policies for the Alamo/DiabloBlackhawk Area This project does not conflict with any of the outlined policies in the specific Alamo/Diablo/Blackhawk Area land use element of the General Plan. B Site Plin: The proposal is for two parcels. Access to Parcel "A" is from :Miranda Lane and parcel "B would be accessed in the sante manner. The site plan shows a "shed" that is currently located on what is to be the property and within the creep structure setback. This shed will be relocated to be entirely outside of the creek structure setback area and is required to meet all the relevant standards of the zoning district. C. Development Rights & Creek Structure Setback: Generally the process for relinquishing development rights on a piece of property would happen after an approval of the entitlement and would be implemented with the conditions of approval. However,the applicant has already fulfilled this requirement from the Public Works Department. The development rights have been grant deeded to the County. The tentative map shows the creek structure setback line and the area that has been transferred. Additionally, the applicant has provided a legal description of the area(att.). D. Consistency With Zoning Regulations and Requested Variances: The project as proposed will require the granting of one variance. The variance is for parcel"A"and is to allow less than the minimum "average lot width" of 120-feet in the R-24 zoning district. The methodology for measuring"average lot width"requires the total net area to be divided by the depth. The depth is determined by connecting the two points of the frontage that are farthest apart and measure a perpendicular line to the farthest point of the lot. Parcel"A"— 102-feet"average lot width"Requested: The intent of the R-20 zoning district is to create a rural density of single--fancily residences,while at the same time creating a functional and desirable neighborhood. Parcel "A" has the same functionality as the other lots located within the neighborhood;meaning that there is adequate space to site a residence(existing)and for that residence to adhere to the required R-20 zoning standards. Reconfiguring the parcels to eliminate the "average lot width" variance on parcel "A" would result in the loss of an adequate building area for parcel "B" or loss in the functionality of parcel "B". The reconfiguration would require the square footage of parcel "B"to be transferred to parcel "A" and by doing so would create a variance to the size of parcel"B". Parcel "A"is requesting an"average lot width" of 102-feet: Staff has attached exhibit A that identifies more than twenty other parcels, zoned. R-20, within the surrounding neighborhood that also have an"average lot width"less than the minimum standard of 120-feet. E. ',Small Lot Occupancy-Section 82-14.002(c): The R-20 zoning district has minimum standards for all parcels located within this district. Parcel "A" has an "average lot width" of 142-feet requiring a variance to the "average lot width" requirement of 124-feet. With the establishment of this variance parcel "A" is now considered a substandard lot within the R-24 zoning district. Parcel"A"requires a condition of S-5 County Files'#RZ033128&MS030010 San Ramon Valley Regional Planning Commission—November 19,2003 approval that will provide for a deed disclosure that will communicate with future prospective buyers that Parcel"A"is substandard and what that entails. Substandard parcels are treated differently than parcels that adhere to the minimum standards of the zoning district. This difference requires that all exterior development on a substandard parcel(Parcel"A")shall require compliance with the Small Lot Occupancy Ordinance-Section 82-10.002(c). The Small Lot Occupancy Ordinance requires the following process prior to issuance of building permits and development on a parcel. Ordinance Code Section 82-10.002 (c), "Small Lot Occupancy", is a process that requires the applicant to gain approval of a"small lot design review". This design review requires the following: File a "Small Lot Design Review" application with the Community Development Department and pay the required fees. This application requires noticing to the neighbors that are within 300-feet of this parcel. Standard procedure for noticing is to include a site plan and elevations of the proposed project. The noticing allows anyone the opportunity to request a hearing for a 10-day period. If a hearing is requested the project will require additional fees and be subject to a public hearing before the Zoning Administrator. If a public hearing is requested the .Zoning Administrator must be able to find that the development proposed is compatible with the surrounding neighborhood in terms of its location,size,height and design. F. Trees: There are many trees on the site and none are subject to removal in this application. If in the future the applicant wishes to remove a tree or trees, removal will require a tree permit application be submitted with the Community Development Department and will require compliance with Chapter 816-6 the Tree Protection and Preservation Ordinance. G. Alamo Improvement Association (AIA): In the attached memorandum dated August 21, 2003 the AIA recommends approval subject to the following conditions. i. Development rights to be deeded in perpetuity ii. Building envelope be limited to area shown on drawings dated July 5,2003 iii. Variances for property be reviewed by AIA Staff Response The transfer of development rights along Miranda Creek has already occurred. If a future owner sought to change the deeded portion of the property or develop within the deeded portion, this would require action by the Board of Supervisors. Rather than perpetuity, staff is recommending this alternative, because there is no precedent for treating this property differently than any other parcel within the County. Staff suggests requiring a deed restriction with the approval of the parcel map. This restriction will state that prior to approval of any development within the area of the Creek Structure Setback, the applicant shall provide evidence far the review and approval of the Zoning Administrator that the Alamo Improvement Association shall be provided an opportunity to review and comment on the plans, and that any written comments of that organization shall be forwarded to the County Planning Agency who will decide on the proposal. Condition of approval number twelve implements this requirement. The building envelope proposed is the same area as shown on the drawing dated July S, 2003. S-6 County Files#RZ033128&MS030010 San Ramon Valley Regional Planning Commission--November 19,2003 The standard procedure for variance within the Alamo community is to forward all variance applications to the Alamo,Improvement Association for moment prior to approval action; this procedure would apply to any future variance application involving this site. IX. ROAD AND DRAINAGE CONSIDERATIONS Roads: The applicant has dedicated the necessary right of way and grant deeded the Development Rights over the area within the creek structure setback on March 18,2403. Relinquishment of the abutter's rights of access along Livorna Road and the request for vacation of right of way along Miranda Lane can he included as conditions of approval. Drainage: All drainage from the project must be collected and conveyed in an adequate storm drain system to an adequate natural watercourse of adequate man-made facilities Property Owner shall comply with the drainage fee requirements for Drainage Area 76 as adopted by the Board of Supervisors. The applicant is creating an opportunity to have a residential use rather than an agricultural use, consistent with the surrounding neighborhood and the General Pian. The two parcels and addition of one residence meet the required density for this site. The zoning standards for the R-24 district are generally intended for properties to have 20,404 square feet of area, which both parcels meet, with a building envelope that is conducive to single family residential,low-density. With the help of the mitigation monitoring program proposed, this project would not result in environmental impacts and would further the goals of the General Plan.The applicant has created a designed plan that improves the neighborhood. 'Therefore, staff recommends approval of County File#R.Z033128&MS030010 based on the attached findings and subject to the attached conditions of approval. S-7 �`�' �� 1� 1 � � ��' CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT APPROVED PERMIT APPLICANT: Gary Balsdon APPLICATION NO. MS030010 1229 Lincoln Ave Walnut Creels, Ca 94596 ASSESSOR'S PARCEL NO. 193-010-015 ZONING DISTRICT: A-2 OWNER: Jeff Murdoch APPROVED DATE: 11/19/2003 305 Miranda Lane Alamo,Ca 94507 EFFECTIVE DATE: 12/112003 This matter not having been appealed within the time prescribed by law, A VESTING TENTATIVE MAP TO SUBDIVIDE 1.026 ACRES INTO TWO PARCELS; AND APPROVAL OF A VARIANCE ON PARCEL"A"TO ALLOW AN AVERAGE LOT WIDTH OF 102 FEET WHERE A MINIMUM OF 120 FEET IS REQUIRED in the ALAMO area is hereby GRANTED, subject to the attached conditions. DENNIS M.BARRY,AICD Community Development Director i AR A BHAT Deputy Zoning Administrator Unless otherwise provided, THIS PERMIT WILL EXPIRE THREE(3)YEARS from the effective date if the use allowed by this permit is not established within that time. PLEASE NOTE THE EFFECTIVE DATE as no further notification will be sent by this office. FINDINGS AND CONDITIONS OF APPROVAL FOR COUNTY_ FILE MS030010, AS APPROVED BY THE SAN 'RAMON VALLEY REGIONAL PLANNING COMMISSION ON NOVEMBER W,,2,003 A. Growth Management Performance Standards 1. Traffic: The project will generate an estimated one additional AM and PM peak hour trips. Therefore,the applicant is not required to prepare a traffic report pursuant to the 1988 Measure C requirements. 2. Drainage and Flood Control: The project's conditions of approval require that the applicant collect and convey all stoma water entering or originating within the project to an adequate stormdrainage facility. The property owner shall be aware of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 2000-33) as they pertain to the future construction on any structures on this property. The Parcel Map cannot be filed until the collect and convey requirements have been met. 3. Water and Waste Disposal:The project site lies within the Fast Bay MUD and Central Sanitary District service areas. The applicant is required to comply with the requirements of these service districts. Prior to filing the final map,the applicant is required to provide evidence that the site has been annexed to the Central Sanitary District. 4. Fire Protection: The site is in the San Ramon Valley Fire Protection District and must comply with requirements of the District. The closest fire station is Station 32 located at 1101 Stone Valley Road, close to the intersection of Interstate 680 and Stone Valley Road. Station 32 is located approximately 2.6 miles away from the subject site (305 Miranda Lane). Because the project site does not lie within the 1-1/i mile requirement sprinkler systems shall be required. S. Public Protection: The Growth Management Element Standard is 155 square feet of Sheriff facility station per 1,000 population. The small population increase associated with this project is not significant. Prior to filing the Final Map,the applicant is required to pay a police services mitigation fee of$1,000.00 per new residence. 6. Parks & Recreation: The proposed project will have a minor cumulative effect on demand for park and recreation facilities,and is subject to payment of park dedication fees in the amount of $2,000 per residential parcel to mitigate impacts. B. Anvroval of Tentative Man • Required Finding: The County Planning 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. PMLeet Finding. The project is consistent with the various elements of the General Plan. The land use designation is SL, which calls for single-family low-density development. The tentative map provides for one additional residential lot on a 1.026-acre parcel, which complies with the density requirement. The project is consistent with the policies for the Ala o/DiablofBlackhawk area. With the mitigation measures the project would not cause significant impacts to the environment. • Required Finding: The County Planning Agency shall not approve a tentative map unless it shall find that the proposed subdivision fulfills construction requirements. 2 Project Finding: The applicant is working with the Public Works Department and has already fulfilled most of the requirements that are needed. The project must comply with collect and convey regulations. The creek structure setback has been recorded. The County Geologist stated that the site is suitable for construction from a geologic standpoint. Buildings must comply with the requirements of the Uniform Building Code. C. Approval of Variance to Average Lot Width of Parcel.`A„ • Required Finding: That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use district in which the subject property is located. Proiect Finding: Lot A 142-feet Legue.ted 120-feet re uired Average Lot Width Re nested: The intent of the R-20 zoning district is to create a low density of single-family residences, while at the same time creating a functional and desirable neighborhood. In the Alamo area one goal is to maintain a rural feel within a developed place. Parcel "A" has the sante functionality as all the remaining lots in the subdivision, meaning that there is adequate space to site a residence and for that residence to adhere to the required R-20 zoning standards. There are over twenty other parcels located in the surrounding neighborhood that have less than the minimum average lot width standard. Therefore, the granting of this variance in no constitutes a special privilege. • Required Finding: That because of special circumstances applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property of rights enjoyed by other properties in the vicinity and within the identical land use district. Project Finding: Lot A—(102-feet Mguested & 120-feet required) Avera e Lot Width Requested. Lot "A" misses the minimum average lot width requirements by 18 feet. The parcel is angled at the southern property line(Miranda Creek). This angle lengthens the depth of the parcel, which creates the 102-average lot width. Staff would also point out that minimum width between the property line of parcel "A" is 123 feet. .Because of the location of these parcels in relation to the private right of ways, located off of the private access easement, creates an angle that is not conducive to determining average lot width. Without granting a variance for parcel "A" this will be deprive of what other properties in the surrounding neighborhood already enjoy. • pequired Finding: That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the subject property is located Project Finding: Lot A 102-feet requested & 124-feet r uired Averag e Lot Width R nested: The intent of the R-20 zoning district is to create a low density of single-family residences, while maintaining a rural residential feel. The granting of the average lot width variance will meet this intent. There is area available for maintaining a single-family residence and complying 3 with the R-20 zoning standards. The project overall does meet the purpose of the land use district. COnJI.TIONS OF APPROVAL Administration 1. This application is approved, as generally shown on the revised Vesting Tentative Map received May 28, 2003 by the Community Development Department for two lots on a 1.026-acre parcel. The proposed Vesting Tentative Map for two parcels is contingent on final Board approval of the proposed R-20 zoning. 2. This approval is based on the exhibits received by the Community Development Department listed as follows: A. Revised Vesting Tentative Map received May 28, 2003 by the Community Development Department for two(2)residential lots. Approval is also based on the following reports: B. Cultural Resource Evaluation prepared by Archeo-Tec dated June 27,2003. C. Biological Constraints Assessment prepared by Monk & Associates dated August 14,2003. 3. Approval is granted to allow a variance that meets the requirements of Section 26- 2.2006 of the County Ordinance Code as follows: + 120-foot average lot width required. Parcel "A" -- 102 foot average lot width granted 4. This application is subject to an initial application fee of($6900.00), which was paid with the application submittal,plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. The applicant may obtain current costs by contacting the project planner. If additional fees are owed,a bill will be sent to the applicant shortly after permit issuance. Indemnification 5. Pursuant to Government Code Section 66474.9, the applicant (including the subdivider or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency and its agents,officers,and employees from any claire, 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 CONDMQNS TO BE MET PRIOR TO FILING OF THE FINAL MAP Condition of Appmval,Complance 6. Prior to filing the Final Map, the applicant shall submit an application for Condition of Approval Compliance. Currently, the fee for this application is a deposit of $1,000 that is subject to time and materials costs. Should staff costs exceed the deposit,additional fees will be required. Submittal for this application shall include a checklist describing how each condition: of approval has been satisfied, along with applicable proof that each condition has been satisfied (i.e. documentation., plans, photographs, etc.). This application will remain active throughout the life of the project and additional submittals will be required to ensure compliance with each phase of development (grading, building), as described below. Compliance with those conditions administered by the Public Works Department need not be included as part of this application. Deed Disclosure for Any Future Develop nt on Parcel"A" 'l. With this approval, Parcel "A" has an average lot width of 102-feet, less than the minimum required by County Ordinance Section 84-14.604. Therefore a deed disclosure for parcel "A" shall be recorded concurrently with the Parcel Map. This disclosure shall state the following: This parcel is considered to be substandard in average lot width, by Contra Costa County Ordinance Section 84-14.604. All substandard lots are required to obtain approval of"Small Lot Occupancy"prior to the issuance of building permits. Compliance with the ,Small Lot Occupancy Code .flection 82-10.0112 (c) requires the applicant to gain approval of a "small lot design review". This design review requires the applicant to do the following: Prior to approval of a "Small Lot Design Review" application the applicant shall submit a site plan, floor plan, and elevations to the Community Development Department and pay the required fees. This review requires noticing to the neighbors that are within.SOC}-feet of this parcel. Standard procedure for noticing is to include a site plan and elevations of the proposed project. The noticing allows anyone the opportunity to request a hearing for a 10-day period ff no hearing is requested you may apply to obtain building permits. However, if a hearing is requested the project will require additional fees and be subject to a public hearing before the Zoning Administrator. If a public hearing is requested the Zoning Administrator must be able to Bind that the proposed development is compatible with the surrounding neighborhood, in terms of its location, size, height and design. 5 Deed Disclosure for Any Future Development on Parcel"B„ 8. The following restriction shall be incorporated into a draft deed restriction for Parcel "B" for the Zoning Administrator's review and approval, and subsequent recordation with the Parcel Map. Limit Size of Residence on Parcel B — In view of the creek structure setback restrictions that cover most of Parcel B,the lot coverage of the residence/garage is limited to 4500 square feet. Prior to issuance of building permits the applicant shall be required to provide plans that demonstrate compliance with this requirement for the review and approval of the Zoning Administrator. Biology 9. A deed disclosure for Parcel "B" shall be recorded concurrently with the Parcel Map. This disclosure shall indicate that if grading or construction activities occur between March and July, a nesting raptor survey shall be conducted by a qualified biologist. If grading or construction takes place between August and February, no nesting raptor survey would be required. If raptors are found nesting in a March/July survey, a qualified raptor biologist shall determine if proposed construction would harm the nesting raptors and/or develop protection measures. The disclosure shall be submitted to the Zoning Administrator for review and approval prior to filing. (Mitigation Measure) Police Services District 10. Prior to filing a Parcel Map, the applicant shall submit two copies of a proposed disclosure statement for the review and approval of the Zoning Administrator.The approved statement shall be used to notify prospective buyers of Parcel"B", which is not occupied by existing legally — established residence at time of filing the tentative map application. The disclosure statement shall advise prospective buyers of affected Parcel "B" that prior to issuance of a building permit, they will be required to contribute to the County $1000.00 for police services mitigation. The fee may be paid to the Contra Costa County Application&Permit Center. CpMliance with Orowth Management Fire Protection Performance Standard 11. A need disclosure for Parcel "B" shall be recorded concurrently with the filing of the Parcel Map. This disclosure shall indicate that "The proposed structure has been designed with automatic interior fire-suppression sprinkler system that meets the design standards of the San Ramon 'Valley Fire Protection District. This provision is required at least in part so as to allow a plan consistency determination associated with the approval of Minor Subdivision MS030010." Annexation to Central Sani District 12• The applicant shall provide evidence for the review and approval of the Zoning Administrator that the site has been annexed into the Central Sanitary District. (Authorization by LAFCO) 6 Creek Structure Setback 13. Prior to filing a Parcel Map, the applicant shall submit two copies of a proposed disclosure statement for the review and approval of the Zoning Administrator.The approved statement shall be used to notify potential buyers of the following restriction. Prior to approval of any development within the area of the Creek Structure Setback Grant heed of Development Rights, the applicant shall provide evidence for the review and approval of the Zoning Administrator that the Alamo Improvement Association has been provided an opportunity to review and comment on the plans, and that any written comments of that organization shall be forwarded to the County Planning Agency who will decide on the proposal. CONDITIONS TO BE MET''PRIOR TO ISSUANCE OF GRADING PERMITS Grading and Erosion Control 14. At least 30 days prior to issuance of grading permits, grading plans shall be submitted for review and approval of the Zoning Administrator. The grading plans shall be accompanied by an erosion control plan that shall provide for the following measures: A. Temporary silt fences and straw bales; B. Performing maintenance during the winter rainy season,as necessary; C. Regular inspections by the project engineer during the winter rainy season; D. Spot inspections during/immediately following severe storms. Fences/Retaining Walls 15. At least 30 days prior to issuance of grading permits,the design,location,chlor and type of materials for retaining walls and fences shall be submitted for the review and approval of the Zoning Administrator. The fencing between units (located within the drainage easement)shall be designed so that it can easily be removed in the event that maintenance work is necessary within the easement. The applicant should be prepared to submit material samples upon request. The applicant is also advised that the maximum height of a retaining wall structure cannot exceed 3 feet. CONDITIONS RELATED TO CONSTRUCTION ACTIVITIES Archaeology 16. Should archaeological materials be uncovered during grading, trenching or other on-site excavation(s),earthwork within 30 yards of these materials shall be stopped until a professional archaeologist who is certified by the Society of Professional Archaeology (SOPA) has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s), if deemed necessary. 17. In the event of discovery or recognition of any human remains on the site, there shall be no further excavation or disturbance of the site or any nearby area reasonably suspected to overlie adjacent remains until the coroner of Contra Costa __ _ _ 7 County has been contacted, per Section 7050.5 of the California Health and Safety Code. Construction 18. Contractor and/or developer shall comply with the following construction noise, dust and litter control requirements: A. All construction activities shall be limited to the hours of 7:30 A.M. to 5:00 P.M., Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with snufflers that are in good condition. C. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. D. Transporting of heavy equipment and trucks shall be limited to the hours of 8:00 A.M. and 5:00 P.M., Monday through Friday,and is prohibited on state and federal holidays. E. The site shall be maintained in an orderly fashion.Following the cessation of construction activity,all construction debris shall be removed from the site. F. Unnecessary idling of internal combustion engines is prohibited. G. Developer shall notify all adjacent neighbors of construction schedule. H. At least one week prior to commencement of grading,the applicant shall post at the site and mail to the owners of property within 300 feet of the exterior boundary of the project site, notice that construction work will commence. The notice shall include a list of contact persons with name, title, phone number and area of responsibility. The person responsible for maintaining the list shall also 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 naives of individuals responsible for noise and litter control, tree protection, construction traffic and vehicles and the 24-hour emergency number shall be expressly identified on the notice. 19. Construction Tree Damage: The development's property owner or developer shall notify the Community Development Department of any damage that occurs to any tree during the construction process. The owner or developer shall repair any damage as determined by an arborist designated by the Director of Community Development. No trees are approved for destruction or removal. If a tree dies or is significantly damaged as a result of construction or grading shall be replaced with a tree or trees of equivalent size and of a species as approved by the Director of Community Development to be reasonably appropriate for the particular situation. 20. Construction Period Restrictions: No grading, compaction, stockpiling, trenching, paving or change in ground elevation shall be permitted within the drip line of any existing mature tree other than the trees approved for removal unless indicated on the improvement plans approved by the county and addressed in any required report prepared by an arborist. If grading or construction is approved within the drip line of a tree to be saved, an arborist is required to be present during grading operations. The arborist shall have the authority to require protective measures to _.. 8 protect the roots. Upon the completion of grading and construction, an involved arborist shall prepare a report outlining further methods required for tree protection if any are required. All arborist expenses shall be borne by the developer and applicant unless otherwise provided by the development's conditions of approval. 21. Arborist Expense. The expenses associated with all required arborist services shall be borne by the developer and/or property owner. PUBLIC WORKS ADMINISTERED CONDITIONS OF APPROVAL FOR SUBDIVISION MS030010 Applicant sell comply with the requirements of Title 8, Title 9, and Title 10 of the County Ordinance Cade. Any exceptions,,lust be stipulated in these Conditions of Approval. Conditions of Approval are based on the plan submitted to the Community Development Department on May 28,2003, COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO RECORDATION OF THE PARCEL MAP; Access to Adjoining Property: 22. Encroachment Permit - Applicant shall obtain an encroachment permit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Miranda Lane. Abutter's Rights. 23. Applicant shall relinquish abutter's rights of access along Livorna Road. Right of Way Vacation(Miranda Lane) 24. Applicant shall request the County Public Works Department, Real Property Division to vacate excess right of way along Miranda Lane, and pay appropriate fees. MirandaCreek Mitigation: 25. To reduce the impact of additional storm water run:-off from this development on Miranda Creek, one cubic yard of channel excavation material will be removed from the inadequate portion of Miranda Creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the developer at his cost. This site selection,land rights,and construction staking will be by the Flood Control District. Upon written request, the applicant may make a cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of $0.10 per square foot of new impervious surface area created by the development. The added impervious surface are created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. 9 San Ramon Creek Mitigation: 26. To reduce the impact of additional storm water run-off from this development on San Ramon Creek, one cubic yard of channel excavation material will be removed from the inadequate portion of San Ramon Creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the developer at his cost. This site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make a cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of$0.10 per square foot of new impervious surface area created by the development. The added impervious surface are created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTITUTE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT THE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT, A. NOTICE OF 94-DAY OPPORTUNITY TO PROTEST FEES, DEDICA'T'IONS, 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 ether 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. B. The applicant shall be required to comply with all rules,regulations and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal construction and industrial activities as promulgated by the California State Water Resources Control Board or any of its Regional Nater Quality Control Boards(San Francisco Bay—Region II), C. 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. 10 D. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required,and if it can be obtained. E. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Tri-Valley, South County and Alamo Areas of Benefit as adopted by the Board of Supervisors.These fees must be paid prior to issuance of building permits. F. Comply with the Drainage Fee Ordinance for Drainage Area 76 prior to filing the parcel map. G. A portion of this project lies within the 100-year flood boundary as designated on the Federal Emergency Flood Rate Maps. The applicant shall be aware of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 2000-33)as they pertain to future construction of any structures on this property. H. Comply with the requirements of the Central Contra Costa Sanitary District. I. Comply with the requirements of the East Bay Municipal Utility District. I. Comply with the requirements of the San Ramon Valley Fire Protection District. K. Comply with the requirements of the County Office of the Sheriff. L. Comply with the requirements of the Building Inspection Department. Permits are required prior to grading and construction. The fees include but are not limited to the following: Park Dedication $2,000 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. M. Vesting Tentative Map Rights—The approval of this vesting tentative map confers a vested right to proceed with development in substantial compliance with ordinances,policies,and standards in effect as of May 28, 2003, 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. 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ALAMO tKMOVEMENT A&3-,, 0C1A'fl0N G.0 . 5OX. 271 " ALA.MO. C,'.110241A 943007 ' (cr,.3) 866.3506 + r' August 21, 2003 BY FAX T4 335-1222 Community Development Dept. 651 pine St., 4"i`Floor, N. Wing Martinez, CA 94533-0095 Attn: Ryan Hernandez Re: NIS 03-0010 Site: 305 Miranda Lane Request to review an application for a minor subdivision of a 44,000 sq. ft. parcel into two 20,040 sq. ft. parcels. Horse facility on property will be removed. A-2 zoning. Dear W. Hernandez: Subject application was reviewed by the Alamo Improvement Association's Planning Committee on August 14th, and by our.Board the following night. There was significant discussion on ways to reduce or eliminate future variance requests for these two parcels. The discussion reviewed the grant deed to the County of development rights within the creek setback area and a review of the building envelop shown. Application was recommended for approval based upon engineered drawings of July 5, 204 with the following conditions: 1) Grant deed executed in January, 2003 giving development rights to County for area Within the structure setback for the creek and the current setback line to remain in perpetuity. 2) Building envelop be limited to area shown on drawings of Julys, 2000, 3) Variances for property be reviewed by AIA. Si ce ly, ger F. Smith, h firman fanning Committee cc: AIA Secretary Clary Balsdon Jeff Murdoch Community Contra p=7 nt Director Development Cost Department Coun`Y OC�f � County Administration Building 651 Pine Street 4th Floor, North Wing .' S.L.WEIR, COUNTY CLERK Martinez, California 94553-0095 p /fit COUNTY is P'UTY Phone: rq ux (925) 335-1210 f: DATE: ctober lb, 2043 . NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A PROPOSED NEGATIVE DECLARATION County File #RZ033128 County File #MS030010 Pursuant to the State of California Public Resources Code and the"Guidelines for Implementation of the California Environmental Quality Act of 1970"as amended to date,this is to advise you that the Community Development Department of Contra Costa County has prepared an initial study on the following project: GARY BALSDON(Applicant),JEFF MURDOCH (towner)—This project consists of the two related app3ications described below: A. County File #R.Z033128—A request to rezone approximately 1.026 acres from General Agricultural,A-2 district, to Single Family Residential,R.-20 district. B. Couply File #MS030010—A request for vesting tentative map approval to subdivide 1.026 acres into two parcels,with a variance to the average parcel width for Parcel "A" to proposed Single Family Residential R-20 district standard (102- feet proposed; 120-feet required). The subject site is located at#305 Miranda Lane(corner of Livorna Road)in the Alamo area. (A-2) (ZA: Q-15) (CT: 3151.02)(Parcel#193-010-015) The proposed development will not result in any significant impacts. A copy of the negative declaration and all documents referenced in the negative declaration may be reviewed in the offices of the Community Development Department, and Application and Permit Center at the McBrien Administration Building, North Wing, Second Floor, 651 Pine Street, Martinez, during normal business hours_ Public Comment Period-The period for accepting comments on the adequacy of the environmental documents extends to 5.00 P.M., November 17, 2003. Any comments should be in writing and submitted to the following address: Offic p Hours Mondav- Fridav: 8:00 a.m_ - 5:0C) o.m. Ryan Hernandez Community Development Department Contra Costa County 651 Pine Street,North Wing, 2nd Floor Martinez, CA 94553 It is anticipated that the proposed Mitigated Negative Declaration will be considered for adoption at a meeting of the San Ramon Valley Regional Planning Commission on November 19, 2003. The hearing of the project is anticipated to be held at the San Ramon Valley Unified School District Building on 699 Old Orchard Road,Danville. It is also expected that the Commission will conduct a hearing on the project at the same hearing. Sincerely, 1-7 Ryan Hernandez Planner cc: County Clerk's Office(2 copies) 2 .................... ........... �n a on no > W o ca o ro ............. Environmental Checklist Form 1. Project Title: County File#MS030010&#RZ033128 2. Lead Agency Name and Address: Contra Costa County Community Development Department 3. Contact Person and Phone Number: Ryan Hernandez,Project Planner (925) 335-1206 4. Project Location: 305 Miranda Lane,Alamo,CA 94507 APN: 193-010-015 5. Project Sponsor's Name and Address: Gary Balsdon 1229 Lincoln Avenue Walnut Creek,CA 94596 6. General Plan Designation: Single-Family Residential Low Density,(SL) 1.0 to 2.9 -dwelling units per net acre. 7. Zoning: A-2 — General Agricultural District that allows for the establishment of single-family residences on parcels with a minimum lot size of 5-acres. However the applicant is applying for a rezone from A-2.to R-20,which will allow for a single-family residence per 20,000 square feet. 8. Description of Project: The applicant proposes to rezone the property from A-2 to R- 20 and subdivide the 1.026-acre parcel into two parcels. 9. Surrounding Land Uses and Setting: The site is located at the southeast corner of Miranda Lane and Livoma Road intersection. Miranda Creek runs along the eastern property line the entire length of the parcel. There is an existing single-family residence and a shed on the parcel. Single-family residential districts surround the site with both single and two-story houses along Miranda Lane. The underlying General Plan designation is single-family low density. 10. Other public agencies whose Contra Costa County Public Works Department, approval is required(e.g.permits, Regional Water Quality Control Board,California Fish& financing,approval, Game. or participation agreement): ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project,involving at least one impact that is a "Potentially Significant Impact"as indicated by the checklist on the following pages. Land Use and Planning Transportation/ _ Public Services Population and Circulation _ Utilities & Service Housing X Biological Resources Systems Geological Problems Energy & Mineral _ Aesthetics Water Resources _ Cultural Resources _. Air Quality Hazards and hazardous Recreation Mandatory Findings of Materials Significance Noise 2 DETERMINATION On the basis of this initial evaluation: I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. X I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a significant effects) on the environment,but at least one effect (1)has been adequately analyzed in an earlier document pursuant to applicable legal standards,and(2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects (a) have been analyzed adequately in an earlier EIR pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed prof ect. 71ture Date Ryan Hernandez Project Planner Contra Costa County Community Development Department 3 SOURCES In the process of preparing the Checklist and conducting the evaluation, the following references (which are available for review at the Contra Costa County Community Development Department, 651 Pine Street 2nd Floor- North Wing,Martinez)were consulted; 1) Contra Costa County General Plan, 1996 2) Title 8,Planning and Zoning Ordinance 3) Title 9,Subdivision Ordinance 4) Community Development Department Digital Map Library 5) Field Survey,September 2003 6) Minor Subdivision 03-10 Tentative Map&Project Description 7) Bay Area Air Quality Management District CEQA Guidelines, 1999 8) Memorandum from San Ramon Valley Fire Protection District, dated May 30,2003 9) Memorandum from California Historical Resource Information System,dated May 8,2003 10) Memorandum from San Ramon Valley Unified School District,dated May 21, 2003 11) State of California,Department of Conservation Important Farmland Map,2000 12) Contra Costa Water District Interim Service Area Listed Species Occurrences & Potential Habitat Map, 2000 13) Biological Constraints Report Submitted by Monk&Associates,dated August 14, 2003 14) 2002 Hazardous Waste and Substance Sites(Cortese C)List—State of California 15) Public Works Department Findings and Conditions of Approval dated,August 18,2003 16) A study by Archeo-Tec dated June 27,2003 4 EVALUATION OF ENVIRONMENTAL IMPACTS: Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact 1. AESTHETICS—Would the project: a. Have a substantial adverse effect on a scenic vista? (Source: 1) X b. Substantially damage scenic resources, including but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway?(Source: 1) X c. Substantially degrade the existing visual character or quality of the site and its surroundings?(Sources: 1, 5) X d. Create a new source of substantial light or glare that would adversely affect day or nighttime views in the area?(Sources: 5) X SUMMARY:Less ?Tran Significant Impact a) The subject property is not located in and will not have an adverse effect on a scenic vista. b) No scenic resources are located at the site or in the immediate vicinity. c) The site lies on the corner of Miranda Lane and Livorna Road and has an existing residence on it. The proposed parcel `B" currently has a horse pasture. Miranda Creek flows to the east of property and the applicant has conveyed a grant deed of development rights to the County. d) This subdivision would be lit in a manner that would be consistent with other homes in the neighborhood and would not create a significant impact. II. AGRICULTURAL RESOURCES a. Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency,to non-agricultural use?(Source: 5) X b. Conflict with existing zoning for agricultural use, or a Williamson Act Contract?(Sources: 1,2, 5) X c. Involve other changes in the existing environment, which due to their location or nature, could result in conversion of farmland, to non-agricultural use? (Sources: 5, () X SUMMARY: Less than Significant Impact a,c) State of California Department of Conservation Map of Important Farmland has designated this area as urban and built up land, and is not prime or unique. However, the existing zoning is General Agricultural but the underlying General Plan is single family residential. Currently, the approximate one-acre site has a single-family residence and an approximate horse riding area of 5 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No act JpcomoLAte IrMact lnyact 4000 square feet. The rezoning of the project will provide for consistency with the General plan and eliminate the agricultural use designation. b) The site is zoned for agricultural uses,but is currently being used in residential way. The rezoning application proposes a single-family residential district, R-20, that will make the zoning district and General Plan consistent. The site is not included in a Williamson Act Contract. Ill. AIR QUALITY a. Conflict with or obstruct implementation of the applicable air quality plan? (Sources: 6, 7) _ _ X b. Violate any air quality standard or contribute to an existing or projected air quality violation? (Sources: 6, 7) X c. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is a non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)?(Sources:4,6,7) X d. Expose sensitive receptors to substantial pollutant concentrations?(Sources: 1,3) X e. Create objectionable odors affecting a substantial number of people?(Source: 3) X SUMMARY: Less Than Significant Impact a) The proposal does not conflict with implementation of an applicable air quality plan. b—c) The region is currently in non-attainment for ozone and fine particulate matter (PMIo). Ozone precursors and PMto could be emitted by diesel engines but that would only be during the construction phase of the project. However, these impacts are insignificant due to their extremely small scale and the fact that the operation is temporary. The impacts would not be cumulatively considerable. d) The project will not emit substantial pollutant concentrations into the surrounding neighborhood. e) The project will not create objectionable odors and will not affect a substantial number of people. The subdivision is for two parcels that will eventually allow for one additional single-family residence. IV. BIOLOGICAL RESOURCES--Would the project: a. Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?(Sources: 12, 13) X 6 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No impact incomorated lnmaci n a t b. Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?(Sources: 12, 13) X c. Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? (Sources: 12, 13) X d. Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites?(Sources: 12, 13) X e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance?(Sources:2,6) X f. Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional or state habitat conservation plan?(Source: 1) x SUMMARY:Mitigated to Less Than Significant Impact a—f) A Biological Constraints Assessment dated August 14,2003 done by Monk&Associates states: INTRODUCTION Monk & Associates Inc. (M&A) has prepared this letter-report to summarize our findings regarding biological constraints at the proposed 1.02-acre lot on Miranda Lane in Alamo, Contra Costa County, California (herein referred to as the project site) (Figure 1). This report has been prepared to support an analysis being conducted by Contra Costa County Community Development Department. M&A's analysis was cursory, but at a level sufficient to determine what biological/environmental constraints there are to develop the project site. The applicant is requesting to rezone the site from A-2 to R-20 and subdivide the one-acre lot into two 20,000 square-foot parcels,eliminating the horse facility on the site. CONCLUSIONS AND RECOMMENDATIONS Based upon the results of this assessment,M&A conclude the following: • Habitat conditions on the project site were found to be too degraded or otherwise lacking in the requirements to support the special-status species documented in the vicinity of the project site. • Due to the known occurrences of California red-legged fi-og in the area, any proposed activity within the Miranda Creek adjacent to the project site would require consultation with the U.S. 7 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No In ac IncoMrated Inmac In a Fish and Wildlife Service. Provided there are no impacts to Miranda Creek, there are no likely impacts to California red-legged frogs. Since the site is already partially developed, it is unlikely that the VSFWS would require the 3110 foot setback that is often required to protect CRLF habitat. • The Vesting Tentative Map indicates a 50 foot setback from the creek, as required by the Flood Control District. This setback will also serve to protect the dripline of several willows and coast live oaks, which extend out over the parcel from the top of bank. This setback should be preserved through a perpetual Grant of Easement in favor of the County. The grant of easement should specifically state that no construction,structures or grading will be allowed in the set back area. This will provide additional protection for the California red-legged frog. • Most of the trees growing along Miranda Creek are protected per County Code, Chapter 8 16-6 Tree Protection and Preservation.Although, based on the Tentative Vesting Map, no trees are subject to removal, any trimming of these riparian species or grading within the dripline of these trees would require a tree permit from Contra Costa County Community Development Department. Several of these trees are misidentif ed on the Vesting Tentative Map;for instance several of the "Bay"trees are willows and the 'pine"trees are juniper trees. In addition, the tree canopy,or dripline of the trees is not accurately depicted on the Vesting Tentative Map. These trees should be accurately identified to species and the dripline of the trees should be accurately surveyed and mapped on the final map far this project site. • Although no nesting birds were observed in the riparian vegetation along Miranda Creek, several large nests were observed in these trees during the August l Zth survey. M&A therefore recommends that if grading or construction activities occur between March and July, a nesting raptor survey should be conducted by a qualified biologist. If grading or construction takes place between August and February, no nesting raptor survey would be required. If raptors are found nesting in a March/July survey, a qualified raptor biologist shall determine if proposed construction would harm the nesting raptors andlor develop protection measures. Scenic Easement: The grant deed of development rights, required by Pubic Works Department—Flood Control District has been conveyed to the County. In a subsequent conversation with the M&A, staff determined this setback doubles to lessen the impacts to California red-legged frog and the vegetation in the creek to a less than significant level. The requirement of the 50-foot creek structure setback is adequate. Nesting Birds: Imrract: All birds, their nests, eggs,and young are protected from direct"take"under Section 3503 of the California Fish and Game Code. Raptors (birds of prey), their nests, eggs, and young are also protected from direct"take"under Section 3503.5 of the California Fish and Game Code. Mitigation Monitoring Program: If grading or construction activities occur between March and July, a nesting raptor survey shall be ............................................... 8 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No n a t Ineotnorated I ac Impact conducted by a qualified biologist. If grading or construction takes place between August and February, no nesting raptor survey would be required. If raptors are found nesting in a March/July survey, a qualified raptor biologist shall determine if proposed construction would harm the nesting raptors and/or develop protection measures. V. CULTURAL RESOURCES—WouId the project: a. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? (Source: 9, 16) X b. Cause a substantial adverse change in the significance of an archaeological resource pursuant to 15064.5? (Source:9, 16) X c. Directly or indirectly destroy a unique paleontological resource or site or unique geological feature?(Sources: 3, 9, 16) X d. Disturb any human remains, including those interred outside of formal cemeteries?(Source: 3, 16) X SUMMARY:Less than Significant Impact a—b) A copy of this application was forwarded to the California Historic Resources Information System (CHRIS) for comments. CHRIS stated that the proposed project area has the possibility of containing unrecorded archaeological sites, and a study is recommended prior to commencement of project activities. Study: Archeo-Tec has conducted a focused Phase I cultural resources evaluation on June 27, 2003, of the approximately one acre parcel of land (APN 193-010-015) located at 305 Miranda Lane, in Alamo, Contra Costa County,California.This cultural resources evaluation consisted of three distinct tasks: 1) The initial phase of the project consisted of a focused review of relevant maps, photographs, written accounts and other archival documents on file at the Northwest Information Center, located on the campus of Sonoma State University in Rohnert Park. The principal objective of this archival literature review was to determine whether any archaeological sites and/or associated cultural resources (of either prehistoric or historic period age and characteristics) had been previously recorded at one or more locations within,closely adjacent to,the subject property; 2) The second phase of the project entailed consultation with the Native American Heritage Commission's Sacred Lands File.The primary objective of this consultation was to determine any sites deemed sacred to members of the local Native American community have been previously recorded within the borders of the property at 305 Miranda Lane, in Alamo,Contra Costa County,California; 3) The third phase of the present cultural resources evaluation consisted of a systematic on-site archaeological surface reconnaissance of the one-acre project area. 9 Potentially Significant Potentially Utiless Less Than Significant Mitigation Significant No Jnmactrbc vPd 120cl lnmact Two primary objectives guided this Phase I cultural resources assessment of the property at 305 Miranda Lane. • To systematically locate, identify, characterize and, to the greatest extent possible, evaluate the significance of any cultural resources identified on the surface of the ground within the confines of the project area; and • To formulate and submit for your consideration appropriate recommendations for the further investigation Of, and/or mitigation of adverse impacts to, any significant, or potentially significant, cultural resources identified on the surface of the ground within the confines of the project area during the course of the present archaeological reconnaissance. The following are the conclusions and recommendations of this report. Conclusions and Recommendations Based upon the findings of the archival literature review and the archaeological surface reconnaissance, the following conclusions are presented. After carefully assessing these findings recovered in the field, the present writer has concluded that the project site contains no cultural resources that would qualify as significant in accordance with any of the criteria or standards for_the evaluation of cultural resources set forth in the California Environmental Quality Act (CEQA). As such, no additional historical and/or archaeological exploratory procedures are recommended at this time. Nevertheless, this cultural resources assessment would be incomplete without a final cautionary statement. It remains conceivable that presently undetected cultural resources of significance may be encountered during the course of any construction that may occur within the present subject property. If such an event does indeed occur, it is recommended that all earthmoving activity in the area of impact cease until the project sponsor retains the services of a qualified archaeological consultant, who shall examine the findings, assess their significance and offer proposals for any procedures deemed appropriate to further investigate and/or mitigate adverse impacts to those cultural resources which have been encountered. June 30,2003 Addendum Please consider this letter to represent a brief addendum to Archeo-Tee's written report of June 27, 2003, entitled Phase I Cultural Resources Evaluation of the Approximately One-Acre Property located at 305 Miranda Lane,Alamo, Contra Costa County,California.As part of the above referenced cultural resources assessment, the Native American Heritage Commission in Sacramento was contacted with the intention of determining whether any portion of the present project area might encroach upon sites deemed sacred by members of the local Native American Community. In order to obtain this information, I sent a letter to Ms. Debbie Pilas-Treadway of the Native American Heritage Commission on June 24, 2003. This letter formally requested that the Native American Heritage Commission consult its"Sacred lands"file in order to obtain the requested information. According to the letter dated June 27,2003 sent by Ms.Pilas-Treadway,dated June 27,2003, a"record search of the sacred lands file has failed to indicate the presence of Native American cultural resources 10 Potentially Significant Potentially Urdess Less Than Significant Mitigation Significant No 11-act Inco orp rated Im a i In_vact in the immediate project area."Nonetheless,the above referenced letter cautioned that the "absence of specific site information in the sacred land file does not indicate the absence of cultural resources in the project area."I have enclosed Ms.Pilas-Treadway's letter with this brief addendum report. In brief, the negative findings set forth in Ms. Pilas-Treadway's letter are in accord with the results of Archeo-Tec' s investigations of the approximately 1 acre property at 305 Miranda Lane, Alamo, Contra Costa County, California. Based on the written comments received from the Native American Heritage Commission, no changes of any sort are proposed with respect to the findings, conclusions and recommendations set forth in Archeo-Tee's written report of June 27, 2003. C) No unique geological features are apparent on-site. Should paleontological resources be uncovered during grading or other on-site excavation(s), earthwork within (30) yards of these materials shall be stopped until a certified professional archaeologist/paleontologist has had an opportunity to evaluate the significance of the find and suggest appropriate mitigation(s)if deemed necessary. d) No human remains are apparent on-site. Should remains be discovered,construction work shall be stopped and the coroner shall be contacted immediately, per Public Resources Code Section 15064.5(e). VI. GEOLOGY AND SOILS—Would the project: a. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: 1. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source: 1) X 2. Strong seismic ground shaking?(Source: 1) X 3. Seismic-related ground failure, including liquefaction?(Source: 1) X 4. Landslides?(Source: 3) X b. Result in substantial soil erosion or the loss of topsoil? (Source: 1) X c. Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? (Source: 1, 3) X d. Be located on expansive soil, as defined in Table 18-1- B of the Uniform Building Code (1998), creating substantial risks to life or property?(Source: 1) X e. Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of 11 Potentially Significant Potentially Unless Less"ntan Significant Mitigation Sigtficant No 1"Mac Incorporate Irmact Inyaci wastewater?(Source: 6) }� SUMMARY:Less Than Significant Impact a) 1. There are no faults mapped in the vicinity. 2-3.The San Francisco Bay Area is a region of high seismic activityand the proposed development could be exposed to strong seismic ground shaking. The General Plan's Safety Element indicates that the site is in an area of"moderately low damage susceptibility" from ground shaking because the soils stability has an overall performance that is somewhat less satisfactory than Zone 1, which is the lowest damage susceptibility. Additionally, the site is generally made up of Pliocene bedrock and older Alluvium. 4. The site is flat and would not be susceptible to landslides. b) There is not significant loss of topsoil with the introduction of a single-family residence. C) See"a)2-3."above. d) This would be determined with certainty by the Building Inspection Department, which would require a soils and/or geotechnical report prior to issuance of building permits. Based on the report, appropriate measures would be taken to mitigate the impact from expansive soil to a less than significant level. C) The project is proposing annexation into Contra Costa County Sanitary District. VTI. HAZARDS AND HAZARDOUS MATERIALS—Would the project: a. Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials?(Source:6) X b. Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?(Source: 6) X c. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances or waste within one-quarter mile of an existing or proposed school? (Source: 1,6) X d. Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65862.5 and, as a result, would it create a significant hazard to the public or the environment?(Source: 14) X e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area. (Source: 1) X f. For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area?(Source: 1) X g. Impair implementation of or physically interfere with 12 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No ITanac Inco-morated Irmact In ac an adopted emergency response plan or emergency evacuation plan?(Sources: 1, 8) X h. Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? (Source: 3) X SUMMARY:Less Than Significant Impact a) The proposed two-lot subdivision will not transport or dispose of hazardous materials. b) The proposed subdivision will not release hazardous materials into the environment. C) The site is not within one-quarter mile of an existing or proposed school. d) The site is not listed. e—f) The site is not within the vicinity of an airport or airstrip. g) The project would not interfere with implementation of an emergency response plan or evacuation plan. h) The project is located in a predominantly urbanized area and the project is not located within a wildland area. V111. HYDROLOGY AND WATER QUALITY—Would the project: a. Violate any crater quality standards or waste discharge requirements?(Source: 6, 15) X b. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table(e.g.,the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?(Source: 6, X 15) c. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner that would result in substantial erosion or siltation on-or off-site? (Source:3,6, 15) X d. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface run-off in a manner that would result in flooding on-or off-site? (Sources: 3, 6, X 15) e. Create or contribute runoff water that would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (Sources: 1, 6, 15) X 13 Potentially significant Potentially Unless Less T11811 significant Mitigation Significant No In acct Incorporated impact Impact f. Otherwise substantially degrade water quality? (Source: 6, 15) X g. Place housing within a 200-year flood hazard area as mapped on a Federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map?(Sources: 6, 15) X h. Place within a 100-year flood hazard area structures that would impede or redirect flood flows?(Sources: 3, 6, 15) X i. Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam?(Sources: 1) X j. Inundation by seiche, tsunami, or mudflow? (Source: 1) X SUMMARY:Less Than Significant Impact a) Storm water runoff from this site flows towards Miranda Creek. b) The site is not served by wells, rather public water, EBMUD states that property currently has water service,however once the property is subdivided separate service for each of the lost will be required. c-d) Miranda Creek runs the length of the parcel and will require a Fish &Game Streambed Alteration Permit if drainage is proposed to runoff into the creek. The addition of one single-family residence should not substantially alter the Creek and should not result in substantial erosion, siltation or flooding on-or off-site. e-f) See(a-d). g-i) A portion of parcel lies within the 100-year flood hazard area and the applicant is responsible and shall be aware of the requirements of the Flood Plain Management Ordinance as they pertain to future construction of any structures. j) The site is not located next to a body of water. Backeround Information The applicant dedicated the necessary right of way and grant deeded the Development Rights over the area within the creek structure setback on March 18, 2001 Relinquishment of the abutter's rights of access along Livoma Road and the request for vacation of right of way along Miranda Lane can be included as conditions of approval. National Pollutant Discharge Elinunation System(NPDES): The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination Systems (NPDES) for municipal, construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its Regional Nater Quality Control Boards(San Francisco Bay-Region 11). 14 Potentially significant Potentially Unless Less Tuan significant Mitigation significant No Int incorporated ren batt lnrrract Compliance shall include developing long-term best management practices (BMP's) for the reduction or elimination of storm water pollutants. The project design shall incorporate,wherever feasible,the following long-term BMP's in accordance with the Contra Costa County Clean Water Program for the site's storm water drainage: - Minimize the amount of directly connected impervious surface area. - Stenciling advisory warnings on all catch basins. - Install filtering inlets to pre-treat storm water runoff. - The owner shall sweep the paved portion of the site quarterly utilizing a vacuum type sweeper. Verification (invoices, etc.) of the sweeping shall be provided to the County Clean Water Program Administrative Assistant at 255 Glacier Drive,Martinez,CA 94553 (925)323-2238, - Trash bins shall have a cover and be sealed to prevent leakage, OR, shall be located within a covered enclosure,OR,be located on a concrete pad that drains to the sanitary sewer or be a self-contained unit with a fluid retention system. - Develop an employee training and education program to inform employees of the need for the reduction in pollutants leaving the site, and to inform them of appropriate methods of handling potential contaminants. - Develop a perpetual maintenance program for on-site clean water/drainage facilities. - Other alternatives,equivalent to the above,as approved by the Public Works Department IX. LAND USE AND PLANNING—Would the project: a. Physically divide an established community?(Sources: 1,3, 6) X b. Conflict with any applicable land use plan, policy, or the regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Sources: 1,2) X c. Conflict with any applicable habitat conservation plan -or natural community conservation plan?(Source: 1) X SUMMARY:Less Than Significant Impact a) The proposal would not divide a community. b) With the establishment of the R-20 zoning district, this project will not conflict with any applicable land use plan, and the zoning district will become consistent with the general plan designation. C) No such plans exist for this site. X. MINERAL RESOURCES—Would the project: a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? (Source: 1) X 15 Potentially Significant Potentially Unless Less Tlkan Significant Mitigation Significant No lnmzc# itMggporaked In—act l=act b. Result in the loss or availability of a locally important numeral resource recovery site delineated on a local general plan, specific plan, or other land use plan? (Source: 1) X SUMMARY:No Impact a-b) No mineral resources are located in the area. XI. NOISE-Would the project result in: a. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies?(Sources: 1,6) X b. Exposure of persons to, or generation of, excessive - ground borne vibration or ground borne noise levels? (Source:6) X c. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? (Sources:3,6) X d. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project?(Sources: 3, 6) X e. For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?(Source: 1) X f. For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels?(Source: 1) X SUMM ,RY:Less Than Signijicant Impact a-d) There would be temporary intermittent noise form construction activities associated with the development of the project. This level would be elevated compared to existing ambient noise at the proposed project site;however,the noise would be short term. This construction noise is a less than significant impact because it is temporary. e-f) The project is not within the vicinity of a public use airport or private airstrip. XII. POPULATION AND HOUSING-Would the project: a. Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? (Source: 1, X 16 Potentially Significant Potentially Unless Less Titan significant Mitigation Significant No InMacl Incorporate Impact ITMACf 6) b. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere?(Source:3,6) X c. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? (Source: 6) X SUMMARY:No Impact a—c) The proposal is to create a two-lot subdivision, thus creating one additional lot and one additional single-family residence. The surrounding area is made up of R-20, Single-Family Residential zoning district and would be consistent with this proposal. The proposed project lies on the fringe of an established single-family residential neighborhood that is comprised of 20,000 square foot minimum sized lots. This two-lot subdivision will be consistent with the surrounding area and will not induce substantial population growth. XIII. PUBLIC SERVICES a. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services? (Sources: 3, 6, 10) I. Fire Protection? X 2. Police Protection? X 3. Schools? X 4. Parks? X 5. Other public facilities? X SUMMARY:No Impact a) 1 —2. The San Ramon Valley Fire Protection District and the Contra Costa County Sheriff serve the site. It is not anticipated that this development would cause an increase in demand for either service. 3—S. The project would not adversely affect schools, parks and recreational services or other public facilities. Ina memorandum dated May 21, 2003 the San Ramon Valley Unified School District stated: The project located at 305 Miranda Lane is within the San Ramon Valley Unified school District. The resident schools for this project are Alamo Elementary, Stone Valley Middle and Monte Vista High School. 17 Potentially Significant Potentially Unless Less Than significant Mitigation significant No lnmact lncotpmed Inmact lttmact Dile to overcrowding in the District it is possible that students residing in this subdivision may be diverted to other schools. The project will be subject to higher developer fees as a result of the impact of Senate Bill 50(Greene) on new residential developments. SB50 states that if the District conducts a School Facilities Needs Analysis report and meets certain other requirements it may impose a statutory developer fee that may be significantly higher than those previously permitted Level 1 fees of$4.24 per square foot of residential and $0.33 per square foot of commercial development. On June 18, 2002 the Board of Directors adopted Resolution No. 82/01-02, establishing School Facility Fees in accordance with the provisions of Senate Bill 50, which was based on the School Facilities Needs Analysis report t, dated May 13, 2002. The District is justified in collecting Level 11 Developer Fees of$4.44 per square foot of construction for single-family housing and$2.20 per square foot for multi-family housing. This report was unanimously approved by the Board of Education on June 18, 2002, and became effective immediately. There fore the above-mentioned project is subject to the higher fees. The proposed subdivision is in an area that is currently serviced by all the public services and the proposed project would not result in substantial adverse physical impact on those facilities. The applicant will be required to pay school fees,police service fees and park dedication fees. XIV. RECREATION a. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?(Source: 6) X b. Does the project include recreational facilities or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment?(Source: 6) _-_ X SUMMARY:No Impact a—b) The proposed infill project shall pay the standard park dedication fee for each proposed lot and subsequent residence. With this $2000.00 park fee for each residence there will not be an impact on recreational facilities. XV. TRANSPORTATION/TRAFFIC—Would the project: a. Cause an increase in traffic that is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections? (Source: 6) X b. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? 18 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Inipac 4icg=ratcd Impact in= (Source: 6) X c. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? (Sources: 1,6) X d. Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses(e.g. farm equipment)?(Source: 6) X e. Result in inadequate emergency access?(Source: 8) X f. Result in inadequate parking capacity?(Sources:2, 6) X g. Conflict with adopted policies, plans or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)?(Sources: 1) X SUMMARY:No Impact a—b) The project will not result in significant traffic impacts. The project is located at the corner of Miranda Avenue and Livoma Road, significant arterial roads. This two-lot subdivision creates the potential for one additional single-family residence and will not impact traffic circulation. C) Air traffic patterns will not be affected. d) No hazardous design features or incompatible uses are proposed. e) The Fire District raised no concerns regarding access. f) Adequate parking capacity would be provided. g) The project does not conflict with adopted policies or programs supporting alternative transportation. XVI. UTILITIES AND SERVICE SYSTEMS--Would the project: a. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? X (Source: 6) b. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?(Sources:6) X c. Require or result in the construction of new storm water drainage facilities, the construction of which could cause significant environmental effects?(Source: X 6) d. Have sufficient water supplies available serve the project from existing entitlements and resources, or are new or expanded entitlements needed?(Source:6) X e. Result in a determination by the wastewater treatment provider that serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?(Source: 6) X 19 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Imnact Incorporated Invac Impac f. Be served by a landfill with sufficient permitted capacity to accommodate the project's waste disposal needs?(Source: 1, b) X g. Comply with federal, state and local statutes and regulations related to solid waste?(Source: 1) X SUMMARY:No Impact a-e) The two-lot subdivision project proposes annexation into the Contra Costa Sanitary District. There is an existing single-family residence on the property. This project will create one additional single-family residence and will not require the expansion of the current facilities. The residence shall be required to gain approval of annexation into the Contra Costa Sanitary District per a condition of approval of the project. f—g) The addition of a single-family residence will not create inconsistency with the capacity to accommodate waste disposal. XVII. MANDATORY FINDINGS OF SIGNIFICANCE a. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? X b. Does the project have impacts that are individually limited, but cumulatively considerable? (Cumulatively considerable means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? X c. Does the project have environmental effects that will cause substantial adverse effects on human beings, either directly or indirectly? X SUMMARY:Less Than Significant Impact a. Based on the evaluation of this Initial Study, the proposed project would not have the potential to significantly degrade the quality of the natural environment. The proposed two-lot subdivision is located on a site that is not environmentally significant. There are no significant habitat or other biological resources on the property. During the construction phase of the project there is a potential for minor short-term effects, however, these possible impacts are considered less than significant and an expected part of construction and would be addressed by the conditions of approval to lessen the effects to the extent possible. There would be no significant environmental impacts from the two-lot subdivision. 20 Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Inmact Inco orated LrM a C1 Impact b. The proposed development of the project would not have the potential to achieve short-term environmental goals to the disadvantage of long term ones. Relatively minor impacts such as air emissions and noise may occur from construction activities, but these effects would be of short duration and not cumulatively considerable. C. There would be no substantial adverse impacts on humans. .............................................. .,} r f.:: <. .' 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APN 187-441-002-8 APN 187-442-001.9 APN 187-442-M-7 BRUCE L&CAROL.E ROSENBAUM ROBERT A&K K L TRE CIANNINI RICHARD M & MARTHA C SLOUS 297 DAVEYCROCKETT CT 292 DAVEY CROCKETT CT 298 DAVEY CROCKETT CT ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 94507 APN 187-442-005 APN 187-442-006-8 APN 187-443-001-8 JEFFREY&CAROLYN TRE MCCLUNG JEFFREY& CAROLYN TRE MCCLUNG ADEL.ALDA B JOSE 480 LIVORNA RD 440 LIVORNA RD 593 E LIVORNA RD ALAMO CA 94507 ALAMO CA 94.547 ALAMO CA 94507 APN 187-443-W2-6 APN 187-443-M-4 APN 187-443-004-2 WILLIAM'A & KARLA L MUNKACSY E GREG & BEVERLY C KENT E GREG& BEVERLY C KENT 300 MIRANDA LN P O BOX 236 P O BOX 236 ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 94507 APN 187-47G-013-9 APN 187-560-003-1 APN 187-560-0049 EUNICE BREWER TRE & ROBERT B TRIG SCOTT& KERRY L TRE DAVIS WEI-PO&EUGENIA TRE CHEN P O BOX 888 2716 FALCON VIEW CT 2724 FALCON VIEW CT DANVILLE CA 94525 ALAMO CA 94507 ALAMO CA 94507 APN 187-560-020-5 APN 183-010-005 APN 193-010-013-4 ABRAHAM G &DEANNA TRE HSIEH CYRU S&CHER BOUZAR CARLO P& LOIS TRE BORLANDELL 2708 FALCON VIEW CT 315 MIRANDA LN 475 LIVORNA RD ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 945017 APN 193.010-0142 APN 193-030-010-6 APN 193-030»017-1 NORMA H TRE ANDERSON JOHN P HAYES BARRY S& EMILY J GARFINKLE 455 LIVORNA RD 345 MIRANDA LN 365 MIRANDA LN ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 94507 APN 193-1130-019.7 ANITA E TRE NELSON 15 CAMINO'MONTE SOL ALAMO CA 94507 Public Works Historical Resources Information System HSD,Environmental Health 1303 Maurice Avenue INTEROFFICE Engineering Department Sonoma Mate University INTEROFFICESonoma Park,CA 94928-3608 Native American Heritage Commission Department of.Fish&Game San Ramon Valley Fire Protection Service Region IIT 915 Capitol Mall,Room 364 RReeBo7 1500 Bollinger Canyon Road Sacramento,CA 95814 PO Box 4? CA 94599 San Ramon,CA 94583 Central CC Sanitary District EBMUD SRVUSD 5019 Imoff Place 375 11 Street 699 Old Orchard Drive Martinez,CA 94553 PO Box 24055 San Ramon, CA 94526 Oakland,CA 94623-1055 Alamo Improvement Association Monk&Associates Darwin Myers PO Box 271 1136 Saranap Avenue Community Development Alamo,CA 94507 Walnut Creek,CA Department INTEROFFICE .................................................................................................................................................................................................. .. . .......................... . . ............................................................................. Mr. Gary Balsdon Mr. Jeff Murdoch 1229 Lincoln Avenue 305 Miranda Lane Walnut Creek,CA 94596 Alamo, CA 94507 ...........