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MINUTES - 10182005 - D3 (3)
} I VM two 0% I WOO BOARD Or suptrivi"34ORS . . Contra FROM DENNIS M. BARRY,AICAtw;osta COMMUNITYDEV LOPMENT DIRECTOR co, unt A�"1E. OCTOBER , 200 SUBJECT: Hearing on the Recommendation of the San Ramon Valley Regional Planning Commission on a Proposed General Plan Amendment, I Rezoning,, and Preliminary/Final Development Plan for Residential Development and Open Space area n the:H r y Ranch Propel, �n (2) an Appeal by Davidon Homes (Applicant) from a Decision to Deni Related Subdivision Application in the Alamo area (County Files: #GPO4 00101 #R 4*31, 01, DP04-3091 and 50044905, In the Alamo area) (District S CIPIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION Is R9!q0.MLAgNDAT,10N-After accepting any public testimony and Closing of the public hearing CN10 � � �*N� CHMENT SI NATUREit y a E ,0 m DATI M' 15 ON OF tOUNTY ADMINISTNAT, OMMENDATION OF BOARD:ZC MMITTEE APPROVE OTHER SIG UNow rs): ACTI04-Of"_ k N APPROVEDAS �C �MENDED OTHER OTE,OF SUPERVISORS i HEREBY CERTIFY THAT THIS IS A TRUE UNANIMOUS (ABSENTgj0q& AND CORRECT COPY F AN CTI k' '' r�: NOES "WAKEN AND,ENTERSD N T" E MINUTES ABSENT: ABSTAIN: OF THE BOARD Oz F SUPERVISORS ON THE DATE SHOW Contact: Ruben Hernandez (925) 335,4339 TTES` E Z Ze +frig: Community Development Department JOHN SWEETEN CLERK OF THE BOARD Patrick Roche, Advance Planning OF SUPERVISORS AND COUNTY Davidon Homes (Applicant&Owner) ADMINI ATOR Public Works Dept., Engineering Services Fii D TY (cont.) nl'f^k►^r I1 0 nAAC October 18, 2005 Board.of Supervisors Pile#GP04001 0, r" 04 1 3, DP04 091 and SD04905 Page H. INTRODUCE the ordinance, giving effect to the aforementioned rezoning, waive reading, and adopt the ordinance (See Attachment #3) 1. DECLARE the Board s intent t0 approve in substantially the form presented in the draft Williamson Act Contract Rescission r greement with Davidon Homes to rescind Land Conservation Contract, AP#4- 76 (see Attachment #5), pun ring a 244macre portion of the Humphrey Property in order to simultaneously place ether laird in Centra Costa County under agricultural conservation easements pursuant to Board Resolution No. 2004/405, canceling or rescinding said Lard Conservation Contract, P#4- 6; and DIRECT staff t0 return to the Board a r, esolution formally approving said agreeme nt al nkith the necessary findings pursuit to Government Cede section 52256. J. DIRECT, staff to post a Notice of Determination with the County Clerk. It. FISCAL IMPACT None. The applicant i's responsible for application processing casts. 111. BACKGROUND ROUN The Humphrey Ranch property comprises of 95.86-oacres located t 2900 Stone Valley Dead in the Alamo area. The site fronts on the north side of Stone Valley Road, directly across Monte vista High School. Two residential neighborhoods are located cif-site, on either side of the preart ; Moate P, Sereno to the east; and Store Valley Deka to the gest. Town Of Danville limits, and Monte Vista High School, are located across Stene Valley Road t0 the south. The site is also adjacent to a 121-acre East Bay Regional Parks District property that is part of the Las Trarnpas Mt. Diablo Regional Trail. The Humphrey Fancily owned the land from 1951 through 2004. The family engaged in various agricultural and equestrian operations during their ownership. In February of 2001 the Humphrey family filed a petition for cancellation of the Williamson Act contract over 24.43-acres of the 95.86- acres . - adres for the purpose of allowing for development of a 39-lot residential subdivision. As required by lair, the petition included a se ifi�ed alternative p land use plan, identifying the proposed uses of the site. The Humphrey Fancily also filed a request for authorization of a General Plan Amendment study for the potential development f the 39-let residential subdivision on the 24 acres October 13, 200 Board of Supervisor File#GP040010, RZ04 15o, DP043091 and SD04890 Page On January 4, 2005 Davidon Homes acquired the entire 95.86-acre property from the Humphrey family and subsequently, on April 4, 2005 the Sari Ramon 'Malley Unified school District acquired approximately 10-acres (9.6-acres) of the property fronting on Stone Valley Road. In response to the cancellation request, the Board of supervisors directed staff to have an Environmental Impact Report prepared to determine the environmental impacts of the proposed cancellation and specified alternative lend use plan. The specified. alternative land use plan identified the establishment of g residential lots on a 4-acre portion f the property, establishment of a X61. -acre open space parcel and establishment of a 400 parking.s acelot and sports field on a . -acre parcel owned by the sari p Ramon Unified School District. A. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) In March 2003, Contra Costa County distributed to public agencies and theeneral public a rat Environmental Impact Report (Draft EI R. that � reviewed the environmental impacts of both the partial cancellation of the Williamson Act contract and the proposed specified alternative land use proposal on the Humphrey property. The DEIR determined that the prc ect would r o►t have r ysignificant and overridinq considerations were not required for the project. The DEIR also determined that impacts related to the following environmental topics _ could beof ntiall significant without the implementation of mitigation p Y measures, but would be reduced to less-than-significant level when the mitigation measures are implemented: • Agriculture; Hydrology, flooding and Water Quality; • Soils and Geology, • Hazardous Materials; • Traffic, Transportation and Circulation; * Eloise; lip ... ...." :s. =z. ........ -w �y�� , ... ,... ..., ....i i i ..�. � i..... i....3 i. 3..... ....I I.....i ........ I .... r.. .:... .r.. .... ,....i.i .....i .... i....i i III .. 1.3 ......i � ..... .....7 ...... a,. ... .... i �-i , ..i ....Ii....i .,....i, I....i„ .... 1.3....Is I.,..... l.....I- ., �... � �' ...,i MM.....I ....I v'§ .. .. ..... J.. ...I. .i..... ... .....I., I II ....I. I....I.I .. .. i. 1.3 ll...3 3 .....� �.....� .....�, ...I i...,i� ....� �... ..... ....,.... ..�.........3....,b... ... ......, .......a... .... .�... .::. 3...i ..:i- !..... ..I ....! ....i, .... ..1 .......�...i..l....3 11....11 ..�I.....,. I... .....3...i...� �....I... .... .. r.... �. .... ....a� i..I,.... !..i...i.... ......... ,............ i....il...II.. I.i.... fid....f. IP I�I..... 1��'.... .. '."7 1�€.......�;........I................... .....: li .... I.... I.. l.1..... I. 1.. phi.. I�..... "!�".... .. i.... ;`!` ... 1.... ... ... ..I...�, ... .1 .I, �.�...�.. .A. ...i.. �.3. �:.. .. � � ... ..v .. .. .� � ..�...:✓ :.. ....:......:: ..: is ;: October 18, 2005 Beard of Supervisors File##G,P040 10, RZ043150, DP043091 and SD048905 Page 51 • ethtics and Visual Resources, • Public Serviced and Land Use. Contra costa County provided the public with 73 days (45 dad extension) to review and submit comments t on the Draft EIR. This satisfied the California Environmental Quality Act ' requirement for a 45-day P uhlic reviews erid. In addition, orae public rneetn of the ontra cat County unt Zoning Administrator to receive comments on the Craft EIS was noticed and held in Martinez,, Californiaon May 1 ,' 2003. Copies of the Draft El were made available to the public and responsible and trustee agencies. The Craft EIR was distributed to all organizations and person who requested a copy. Comments were received from 28 organizations and individuals. ,All comment do the Draft EIR and r+ p nse its were presented in the Response to Comments/Final EIR. The entire EIR consists of two documents, the Dr Environmental Impact Report end this "Response to comment /Final Eli" document. Together, these two documents constitute the Final EIR. On September 14, 2004, the Beard of Supervisors certified that the Final Environmental Impact Report for partial tentative cancellation of the Williamson pct Contract on the HurnDhrev Property was adequate and complete. The Board also adapted r o ution (Resolution1 o. 004/40 that included a m*tigetion rnoniterir program or the partial cancellation. The applicant was authorized to formally submit entitlement application for the General Plan Amendment, rezoning, tentative snap and final development plan. 1. Twelve Point Included in Supervisors creenher 's Motion to Grant Tentative rovel of cancellation of the Williamson Act Contract, cp art of her motion an granting tentative approval of cancellation of the Williernson Act contract, former Supervisor Creenber .apoke to a number of concerns that she wanted to ensure were taken into consideration during the processing of the current applications. The twelve items: of concern along with staff responses can be found beginning ning on page S-9, of the ,dune 15, 2005 Staff Deport to the Sari Ramon Valley Regional ional Plennina Commission. October 1 ,200 Board of supervisors File#GP040010, RZ0431 o, DP043091 and SD04890 Page All of the points have been addressed, either within the project description or by conditions of approval, with the exception of item #9, which speaks to providing a 131orse trail with a ,staging area to trail connections and equestrian usable traffic signal'r Beginning on page -12 of the July o oo Staff Report to the Planning Commission, staff: provided significant analysis of the equestrian trail issues and determined that providing an equestrian staging area and trail on the site is not appropriate and that there is no nexus for requiring one.' instead, the applicant has agreed to install a signalized equestrian crossing on Stone valley Road at the existing Las Tramp s Mt. Diablo regional trail, located about 1,600 feet west of the project site. B. PROJECT DESCRIPTION On October 19, 2004 Qavidon Homes (current owner of the Humphrey property)formally submitted the following applications. 1. General Plan Amendment uounly File #GP0400 The subject propertv currently has two General Plan designations, Agricultural Lands (AL) and Single Family Low (SL). Two distinct strips of lard, near .Stone valley Road, are designated Single Family Low (SL). A strip of Agricultural bands (AL) separates the SL areas. The proposed General Plan amendment would realign and enlarge the SL areas into one 4-acre area, where the 39-lot residential subdivision is proposed. In April of 2005 the San Ramon valley Unified School District a gu reed approximately 10-acre portion of the site t+ b used as additional parking and plyfield for nearby Monte Vista High School. staff has recommended that the General Plan designation for that 10 -acrepor Toni of the site be r - designated to Public/semi Public (PS). 2. Rezoning of 24-a res of the Pro ert fom A-4 to P-1 (County Pipe # 20431 o :' The applicant is r guesting approval of a rezoning rni+ir w3rrr n�rn.rrYriMru�r+rwwrr+N:r application that would change a 4-acre portion of the site from an agricultural (A-4) zoning district to a residential planned unit district P-'1 . The -acres to he rezoned would be developed with 39 semi-custom detached residences, related improvements and e stormwater detention basin. The 62-acre open space parcel will remain under contract and within the A-4 zoning district and will initially be maintained by the newly formed homeowners association, ��ry 3i::z3:?'•S ., � .. .. .. .... ... ... .. .. � .... ... .a..:!#'S`..:s 9 :,I See!p 5::3 3:e•ii'reee3:llii•��::::0i'::z' 3...33s.:e::�e:::::ii::::::3 p .. .�:: n...,..� ..�...��.... u.<. ... ........ .. ...r.ua:3l r::ua:yt;.p..uun•,.: .. ...,...... 3333 i':'e' 3333:3 i i33 :3:33 .. ... .. .... .. ... ..... .. .. ... .�. '��..., .�:.. .fie.... .. ..,. '1.r .. N... ...i�:U ..13 A ...i,':3 .z;d .j... EsY,s.. m8� nil' October 18, 2005 Board of supervisors File#GP04001 o, RZ04 15o, D P043091 and s 94 905 Page 3. Final Develo rnent Pian (Counly File #DP043 An application fc r approval of a final de el prnent plan to construct ` 9 semi- for custom residences, related improvement and a stormwater deterrtidn wain Jon the -acre area to b rezoned to P-1 has also been submitted. Approximately 10 acres of the Humphry property have been sold to the San Ramon valley Unified School Di trict. The school district has planned to use the 10-acre property for additional parking and pl yl'ield for Monte Vista High School located directly across the street, Development of the school district property is not part of the application. The remaining -acres of the site ►iIl be retain under the Williamson .Act contract, and will be dedicated as open space, to be maintained by the future h rneo rners association or the East Bay Regional Park District EBRPD , if n agree ment between the developer and EBI PD can be made. 4. Maior Subdivision Count File #S004 The applicant has requested approval of a vesting tentative map subdividing the 24- acre portion of the Humphrey property to be placed within the SL General Plan designation and rezoned P-1, into 39 single family y residential lots and a 1-acre st rmwater detention basin lot. The remaining 2-acre will be n open space parcel, and would remain under Williar nson Act contract. C. AGENCY COMMENTS 1. Alamo Improvement Association Review and Concerns Beginning in October of 2004, the Alamo Improvement Association AIA, began its review of the proposed applications. The applications were continued numerous tinea in order to alloy the applicant to provide additional information/details as requested b the AIA. The AIA held a total of nine meetings on the application. The final meeting of the applications. before the AIA was in July of 2005. In a letter to staff dated duly 14, 2005, the AIA recommended denial of the project. The basis of their recommendation was outlined in a ten page letter to staff. In the July 14, 2005 letter, the AIA identified the various issues and concerns that they had about the project and the future development of the School District roeY• Many of the concerns October 18, 290 Board of Supervisors File#GP04001 o, RZ043 50, DP043091 and SD04890 Page identified by the AIA were related to the School District property. ether issues relating to the residential. portion:of theproject were also identified in the letter, The AIA did'indicate in their letter that there was "....little opposition to a General Plan amendment for development of(the) property;" The development of the school districtproperty was the area of P greatest concern for the AIA. The traffic and pedestrian issues as related to thep ropo +ed roadway improvements were at the top of the AIA#s list of concerns. Other concerns identified by the AIA, included bifurcation of the EIR p rocess; grading of the site and the school districtro ert and its impact on the Monte Sereno p p y nei hborhood; edestrian trail access through the site; and overall compatibility of the project within Alamo. The AIA also questioned whether the project meets the requirements of the Planned Unit District. a. EIR Process The AIA expressed concern about the bifurcation of the EIR process for the tentative cancellation of the Williamson Act and the current application. The separation of the two processes occurred when the Board of;Supervisors directed staff to process the petition for partial cancellation of the Williamson Act Contract prier to the Board considering the development entitlements. The environmental review portion of the petition required preparation of an EIR to determine the environmental impacts f the alternative land use ro osal rhich included the 39-lot subdivision, open space p p component -acres,to remain open space) and the School District playfieldfparking lot proposal. The EIR was certified as adequate and complete by the Board of Supervisors on September 14, 2004. b. Traffic/Pedestrian Safety-Issues public comment period for the Draft EIR, AIA .ming the submitted a letter responding to the environmental evaluations made in the Craft EIR. Some of the issues addressed by the AIA for the Craft EIR are the same issues here, including traffic and safety concerns, most of which are related to the School district's playfield and parking lot......................... .............. . om .... . ........... ::.::.::::::::..::.:.:: .....:..::.:...:..:.:. :::.:::..::::#::.:::::: .............................................. ... October 18, 200 Board of supervisors File#GP0400o, RZ 4 150, DP043091 and SD048905` Page Responses to AIA's comments can be found on page 4-47 of the Final EIR for the Humphrey Property. Regardless of the responses provided in the Final EIl , the current application under review: is for the residential and open space components. The use and development of the school district property is not part of the application before the Board. Therefore, the impacts associated with development of the school district property are not relevant. Most of the traffic/pedestrian safety concerns addressed b the AIA had to do with the high school students and future users of the plyfield. currently daring the school year, high school students park their cars on the street along Stone Valley Road and within surrounding neighborhoods (including Monte sereno) and crus stone Valley road at random. In order to ensure the safety of students and patrons of the new pla fields, the school district will, as part of their project proposal, construct a signalized crosswalk across stone valley' Road. As a condition of approval, the developer will be required to pay for a porton of the bast of constructing the signalized cross walk. C. ra As identified in the EII , grading of the 24-acre residential portion of the Humphrey property and of the 9.6-acre School District property: will be done simultaneously eously In order to prevent the import or export of dirt. This is reflected in the grading plan submitted as part of the application. The school district and the developer have entered into a private agreement to allow the developer to do the grading for the School District property and residential development area together. Even though the 24-acre residential development area and the school district site are proposed to be graded together, it is understood that the County is not responsible for issuing a grading permit to the school district for the proposed work affecting the play field and perking lot. The County may provideontrr e its, but oversight of the work to be done on the school districtproperty will ultimately be the responsibility of the state, ... ........ ........................ October 18, 2005 Board of Supervisors File#GP040010, RZ043150, DP043091 and SD048905 Page 10 Notwithstanding the State's role over grading of the site, the applicant revised the original grading plan in response to comments made by residents of the Monte Sereno neighborhood, AIA and the Planning Commission. The latest version of the grading plan shows the final elevation of the parking lot and playfield equal to or lower than the five abutting Monte Sereno properties to the east. Lowering of he School District parcel below the abutting Monte Sereno I impacts the properties should lessen the noise and visua parking lot and playfield wwne ill have on the property ors. d. Com atibility with Surrounding Neighborhoods The AIA indicated concern with the compatibility of the proposal with the surrounding area and the project's compliance with the P-1 requirements. Theproject site is one of the last, undeveloped agricultural sal to construct 39 properties in the Alamo area. The proposal -acre property is an infill -acres of the 96 residential lots on 24 project. The layout of the subdivision is consistent with the pattern of development along Stone Valley road and conforms to the goals and policies of the 2005-2020 County General Plan. Theproposed guideline for the residential development is the R-15 zoning district, which has a minimum lot size of 15,000 square feet. However, the 39, parcels will have an average lot size of 20,458 square feet. With the largest lot having an area of 39,129 square feet and the smallest lot an area Of 15,000 square feet. The Monte Sereno neighborhood, which abuts the project - site to the east, is zoned R15, which requires a 15,000 square foot minimumlot size. The Stone Valley Oaks is neighborhood, which abuts the project site to the west, zoned P-1, the development standards for those lots are R 20 (20,000 square foot minimum lot size) for the 37 western most lots and -40 for the ten lots located within the eastern R mostportion of the development known as the "Enclave .. ... ..... N-MMIN ma.. . ... ......... .. ........ ........... om .. ......... non.- ............. . .. .................. ............. Pop........... October 3, 2005 Board of.Supervisors Fie# Po4001 o, RZ043 50, DP04 091 and SD043 o5 Page 11. e Trait Issues The AIA also identified equestrian trail issues as a major area,, of concern. The AIA indicated that they would like to see pedestrian)(equestrian trail access provided through the site, connecting t the existing Las Trampas/ t. Diablo trail system. The trail issue is an area of concern identified by both the AIA and Planning CommJssion. In depth discussion and analysis regarding trail issues can be found below and in the trail analysis portion of the three staff reports to the Planning Commission, f. Planned knit District e urenents The AIA questioned whether the project, as proposed sed, meet the intent and purpose of the County's Planned Unit District (P-1). The findings for a pproal of the -1 can be found in the attached Board Resolution (Exhibit A). The P-'I option was chosen for this project in order to provide the applicant Frith more flexibilit � in the planning of the project that would result in more diverse project than under standard zoning. The P--1 allowed the design of functional lots despite the constraints associated with the site such as topography and utility location. Development of the project under the R-15 orR-20 zoning districts would have resulted in the project requiring g numerous variances or a redesign of the project in a manner that would have resulted in incompatible, dysfunctional lot shapes. 91. Landscaping As part of the P-1 requirements', the applicant was required to submit a landscaping plan, showing the landscaping for all, common areas. A landscaping plan prepared by lose Associates, dated �1/05 has been submitted with the application and identifies landscaping for all open areas including the Stone Malley Road streets ape, internal street trees, perimeter of stormwater detention basin and perimeter of the School District parcelndition Of approval # 4 requires bonding for all proposed landscape improvements, including the screening landscaping along the eastern edge g of the school district property. October 18, 200 Burd of Supervisors File#OPO4 010, RZ04 150, DP043091 and SD04890 Page 12 2. Town of Danville An agency comment request form and copy of the application packet was sent to the Tern of Danville on October 21, 2004. The only issue addressed by the Turn involved frontage improvements. Initially, the Town of Danville indicated that they were willing to cooperate with the County Public Works Department and the developer's plan for frontage improvements along Stone valley Road. After further review, the Town changed its position and indicated that they did not went to allow improvements within their jurisdiction. However, Town Staff indicated to county Public works staff that minor encroachment achment into gown right of way resulting from Stone 'Valley Road widening to accommodate a right turn taper would be acceptable, provided an unpaved shoulder was retained. The Town also indicated that they had future plans for frontage improvements on their side of stone Valley Road The developer worked with the county Public Works Department to develop a frontage improvement plan that satisfied the Public Works requirements and some of the concerns of the Alamo Improvement Association and Planning Commission. . East Bay Regional Park District The East Bay Regional Park District (EBRPD) has been involved with thep roject since the beginning. Throughout the process the EBRPD has indicated their interest in acquiring the 62-afire open ace parcel, which would then be combined with other adjoining EBRPD properties into a new park unit. EBRPD has indicated that they would accept the 6' -acne open space parcel once maintenance and funding issues are resolved. The applicant has indicated that they are close to corning to an agreement with the EBRPD. EBRPD staff has also provided guidance on the trill issues, They have provided information on the existing trails in the area, specifically the Las Trarnpas/Mt. Diablo regionaltrail, and has p y provided staff with pedestrian/equestrian trail standards that were p P used in analyzing trail options. Overall, EBRPD has expressed support for the improvements proposed b Davidon Homes to the .as Trampas/Mt. Diablo P v . .. .......... .. . .... ........ M. M MMMMPM,1111 M-10 'M M":0,1NN' iq!p..... .... ..... .... ........... October , 200 Board of Supervisors File#GP04001 o, RZ043150, DP04 091 and SD048905 Page 1 Reginal Trail. This existing regional trail system through the Alamo con�rnur it his been rn t� end mnt in b the E RPD for almost two decades and provid es the Alamo community with direct access to Mt. Diablo, Access to that regional trail is located on Stone Valley Road, approxima41 tely 1,600 feet west of the project site. D. SAN RAMON VALLEY REGIONAL PLANNING COMMISSION HEARING IN The applications were heard before the sen Ramon Valley Regional Planning Commission on June 15, July 20 and August 17, 2005, Staff's recommendation to the Planning Commission was to approve the tentative map and recommend that the Board approve the General Plan amendment, rezoning and final development plan. During the three meetings before the Planning commission various issues and concerns were brought up by the Commission and members of the public. The item 'that received the most attention was the future de reloprnent of the 9.6-acre school district property, Some of the commissioners s well as many of the nearby residents indicated that they,had no problem with the residenAtial dev� laent +er 39 lots rc eked p by Davidon Domes but expressed serious concerns about the noise and traffic impacts that would result from +develo nr ant oU the school district property, staff indicated that development of the School District property is not part of the current application. It was. also explained that all school district projects are overseen by the state, The Courty g tonin ordinance has been in existence for more than 5 gears, and during that time the County has not imposed land use authority over any public school situ in the unincorporated area. Therefore, precedent has been set, and it is understood that the County has no jurisdiction over such School District projects. In addition to the issues, related to development of the school district property, the Planning Commission andrner�ber of the public cited concerns over a number of other items, includ rig; pedestrian/equestrian trails, maintenance of open space; compatibility of p oj ;ct with surrounding neighborhoods; gr dingle logy issues traffic issues, frontage improvements; and landscaping/fencingissues, I. sRVDSD Propertv In response to the Commission's concerns relating p to development of the school district property, staff informed the Commission that October 1 ,2005 Board of Supervisors File# P040010, RZ043150, DP043091 and SD048905 Page 14 development of the school district, property was not part of the application before them, and that throughout the past fifty years of implementation of zoning throughput the county, neer has the County imposed jurisdiction over school district property. The only portion of the project that is related to the school district property is the grading plan. The project description in the EIR describes a joint grading plan for the 24-acre development area and the 9.6- acre . -acre school district property. The two properties have to be graded simultaneously in order to balance the grading an-site and prevent the export or import of dirt. Notwithstanding staffs review of the limits on the County's authority on school district property, the Planning Commission requested that County Counsel provide a legal opinion regarding County jurisdiction over school district property. The requested opinion was not prepared in time to be presented to the Planning Commission at the last meeting. Subsequently, in a memorandum dated October 4, 2005, County Counsel indicated that in order for the county to assert zoning authority over a school districts use of property, the Board would have to amend the general Flan to expressly proviCe regulation of public school property and then amend the ening ordinance to establish zoning requirements applicable to public schools. The October rneprandur�n points out that this would overturn decades of county practice of deferring to school districts on 9 decisions re a din use of their property. ;dee Attachment #6 for a g copy of the October,4, 2005 memorandum from county Counsel. 2. Trail Issues During g the hearing process the Planning Commission expressed interest in the desire +of some to provide onsite equestrian/pedestrian amenities. The: omission's basis for requiring the applicant to provide such facilities is a list of concerns that were included in the Board's decision to approve the tentative September 14,ca ncellation of the Williamson Act contract' on e p 2004. Supervisor Gre nber 's motion to approve the tentative cancellation included a list of 12 points of "concern" that were to be considered during the planning and processing of the General Plan a mendment, rezoning, final development plan andtentative map 'Addendum to item D3 of the September 14,2004 Board of Supervisors Meeting #. ., ##0,1## -:. ..:., ... ..:...,......... :: . October 1 , 2005` Board of Supervisors Fila## P040010, 'RZ 343150, D 04 0 1 and SD048905 Wage 15 applications. 'dint## speaks to providing "tram linkage to existing train an d Vit. Diablo and point#9 speaks to providing a "Horse trail with a staging area to trail connections and equestrian usable traffic signal,' In response, the applicant included a pedestrian trail connection through the site and has offered to constructr a signalized trail crossing across Stone Valley dad for equestrians. If it is determined that a signalized trail crossing can safely be installed, and the public Works Department.. approved any such crossing, then a signalized trail crossing could proid+ safe + ressin point for equestrians and pedestrians using the Las Tr rnpa /Mt. Di regional trail, located about 1,60 feet west of the Humphrey y property. At one paint in the process the applicant offered to provide a decomposed granite equestrian trail through the site within the street `A' public right of way. Analysis by staff of the Community Development Department and Public works Departm6n t determined that providing an equestrian trail through the proposed neighborhood and adjacent neighborhood, within the _ public right of Way, would pose a number of maintenance and qal ty of life problems. Therefore, the applicant withdrew the proposal to provide a d cornposed granite equestrian trail through the development area and it is no longer part of thero'ect. _p � During one of the Planning Commission meetings, the Commission requested staff to analyze the po simutof establishing an equestrian/pedestrian trail through the Property, 9 along the western side of the site, which would connect to an existingtrail rear the top p of the site. The applicant's engineer prepared anchibitp er the Commission's request. The exhibit is included in the Board's package and shows a trail traversing the western side of the property and connecting to an informal trail at the to of the site. p An in-depth analysis of the trail issues wasrovi ed in the August P g 79 2005 staff Report to the Commission ion, beginningi a - , : orpg Section c, Analysis'of a trail-,connect on alonq the western side of the2r p rty. Aftera nalyzing the revised trail plan staff concluded that establishmentof a trail through the site near the western side _ of the Site is not appropriate or desirable. The alternati e trail was designed using guidelines provided to staff b the East Bay y Regional Warks District B.BRPD . Establishment of a trail that falls within theBPL guidelinesrewires the cuttin of numerous switchbacks and construction of several retaining walls along the October 18, 2005 Board of Supervisors Fie##GPO4OO1 O, RZ043150, DPO43091 and SDO48O0 Page 16 face of the hill facing Stene Valley Road. The trail and galls would be clearly visible from a distance, including Stone valley Road and surrounding residential areas. Additionally, the County's Consulting Geologist has identified concerns with the placement of the trail in the open space area which has two known landslides. As reported in the final staff report to the Commission (August 17, 2005), staff concluded that the proposed trail improvements (pedestrian connection through the site and signalized crossing on Stone valley Road at the existing regional pedestrian trail) would snore appropriately address the matter under point## "trail linkages to existing trails and Mt. Diablo". Requiring an equestrian/pedestrian trail through the site is difficult and problematic, not only for the applicant, but from a design, maintenance and user standpoint. Taking into consideration that there is no substantial l nexus for requiring the applicant to provide onsite equestr•iarlpedestrian trail facilities and that the Las Trainp as/Mt. Diablo regional trail is located on Stone Valley Road, approximately 1,600 feet gest of the site, requiringrequiringa neer trail through the site is not appropriate, 3. Traffic/Frontage., Improvement Issues The Planning Commission brought up a number of traffic related issues. the commission questioned the accuracy of the traffic numbersp resented in the E I R and expressed concern related to thero osed frontage improvements Tong Stone Valley Road, p _p specifically lly g turnin lane distances, impact of signalization in front of the School [district property and location and height of retaining galls within the public right-of-way. The traffic impacts of the residential portion of the project and the proposed ro teed use of the school district property were analyzed in the Board certified E I R The amount of peak hour traffic generated by the 3 unit deelop ment is roar inal in comparison to the amount of background traffic. Notwithstanding. the traffic analysis provided in the E.IR, and the fact that development of the school district rc eft is not part of the application presented to the Planning p p y Cornrnis ion, the Commission voiced numerous concerns related to traffic level of service issues. During the Planning Commission meetings, a number of changes were made to the frontage improvement plans to address concerns . ... :...:. :::::t:.:...::::::::::::::::::::.:::::::::::................................... October 18, 200 Board of Supervisors File#G o4 01 o, " 1 01 P043091 and S D048905 Page 17. old by Commission members. additional changes were made at h+ request of the Town of Danville. The modifications to the original frontage improvement plan involved rrn{oa of the lndseped rnea dln strip to alloy for additional turning lane distances; relocation of the retaining -wall behind dots thru 4 into the public right of way, allowing a reduction in overall height of the wall and an overall shift north for the frontage improvementsin order to stay out of the Town of Manville's right of Way. At. the hearing,' concerns regarding the amount o frontage improvements along Mone Valley dad were Is bona . In response to those concerns and after farther analysis of improvements along stone Valley les Road, the Public Works Department agreedz, o not require sidewal. improvements aloe `tone Valle Road. This, was cone in o r+ er to maintain the semi rural character of stone Malley Road and to beconsistent with the level of frontage imp ernents required for the adjacentStone Valley oaks project. . Grading c The grading plan for the pro e t inolud a grading for both the sore area to-be devlope for 9 residences and the . -sere School District property. n in-depth discussion regarding the grading issues for the site can be found above and on page S-7 of the ,duly 7, 2005 Staff Repot to the Planning Comnnission. 5. Public tom m nt During the: public hearing process, a number of residentsro�rid d p comments on the protect. Many of the comments and concerns voiced bar the publicalso reflects the concerns of the Commission, these included noise,se, traffic and safety impacts resulting from development of a parking lot and pla fie d on the school district prcprty, grading of the school district property, end tall issues. `here was also testimony submitted in furor of the pro"act, and _ .l general stater: nt in support oft the school district plan for parking lot and piayfied. October 18, 2005 Board of Supervisors File#GP040010, RZ043150, DP04309 and SD048905 Page 1 Responses to the concerns voiced by the public can be found in the staff responses' to AIA and .Planning Commission concerns above and within the Staff Deports to the Commission. . San Ramon Valley Reclional Plannina Commission pecision At the start of the third continued hearing date before the Planning Commission (August 17, 2005) the applicant requested that the Planning Commission make a decision that evening in order to avoid further delay. At the {end of the meeting, the Planning Commission voted unanimously to deny the project. In their emotion to deny the project, the Planning Commission found that the project ('including the joint grading plan) would; (a) not result in n inter rade plan$ b would not result ire a plan that is consistentcar g harmonious with the surrounding uses, (o) would result in a project that is not consistent or harmonious n onious with the character of the area due to the lack of equestrian facilities on the site; and d) would result in a project that is not consistent or harmonious with the character of the area due to the lack of a internal trail connection to the proposed open space parcel. Therefore, the following findings for rezonin g t tt a Planned Unit C istrict P-1 could not be made:: a, Re aired Findin In the case of residential development, it will constitute a residential environment of sustained. desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. b. Re uired Find in The development of a harmonious, Tete rated la justifies ceptions from tl�+ normal g application of the code. Due to the commissions inability.tomake the above findings for the rezoninq t ► the Planned Unit [district, the Commission denied the tentative map and recommended denial of the General Plan Amendment, Rezoning and Final Development Plan to the Board. Iv. APPEAL OF PLANNING COMMISSION'S DECISION The applicant fired a timely appeal of the Sari Ramon Valley Regional Planning Commission's decision to dere the tentative reap and recommendation n to the Board that the proposed cleneral plan amendment, re nein and final development plan be denied. g .. .... .. ... .... .... .... .:. €fNl fll. ..... .... :.... .... ... .. l.... _N€.. .., ...... .. .,':gyp.��. : ... ... .:. ... ..... ..:.. ...... .... .... � ...., 3.... ...i .. r. aa. .. !.... _. 1..E.�€... ........ :" 313....3 1... ...:. ..1..L�€. ..�.. iv.� '*. .. .._ .. .. .........:.. ...:..is...`3-. .:... ..:.... ........, 3I€€..,d.. .... ..__.. .. .,...,. l...... ,311.._�. October 18, 200 Board of supervisors File#GP040010, RZ043150, DP04301 and sD048905 Pace 19 letterIn a dated August 22, 2005 Davidon Hans (Applicant) stated the following rounds for the appeal (See Attachment# • finding theCommissionis a rt d bar the evidence fore it. Nopp • The Commissionexceeded its jurisd ction and abused its discretion b considering ratters over which it has noauthority. • The Commission purported to deny a Preliminary and/or Final Development Plan for the project, when the county Code (including section 4- .1206 provides that Commission n decisions shall be only recommendations s td the Board. • The Con mis ion considered and apparently ba ed its deoi i+ n upon information that is not relevant to the projec and which has already _ been finally addressed by the Board. V* REASONS FOR RECOMMENDATIONS The project i an infill ro'+ ct that will benefit the County by providing 2 .l p .l acres of dedicated open, space on--site as well as permanently rot ct ng + acres of agricultural lend elsewherein the County through aricpltdral •', cons rvetiOn easements. The proposed lot sizes and residential designs will compliment the surrounding , g n+ei borlods and the proposed landsapn and frontage improvements will irnprc ve th+e look and functionality of the area and the of ected portion of stone valley load. The project a ISO provides a _ pedestri n trail connection to ,Stene Valley Oaks Road, where a trailh ac connectins to the existing Las Tra pas/Mt. Diablo regional trail is located. The Plan. n Commi sion s decision was mainly based on issues that are outside the scope of this application and cannot lay s �portdd by edec in the record. staff's recommendation to overturn the San dawn Valley Regional Planning Commission's decision to deny the tentative map for 3 units, and approve the proposed General Plan Amendment, Rezoning and Final Develo ment Plan p is u: to b the evidence provided 'in the whole record before the Board. The proposed entitlement orr�pl�r with and �►r cnsisunt with the cal and pciis of thre General Plan. 11 findings and '� supporting evidence can be found in the attached findings document to draft Bard Resolution 20tJ5 � (Bee Attachment#1 . October 18, 200 Board of supervisors File#G P 4001 0, RZ043150, DP043091 and SD 4 5 Page 20 vl. MODIFICATIONS To THE CONDITIONS OF APPROVA� In the staff re' orts to the Planning Commission, the Community Development p Department and Public Works Department recommended several changes to the conditions of approval in order to address some of the concerns addressed by the Planning Commission and members of the public. A redlined/strikeout version of the conditions are attached to the Board Resolution. The applicant has reviewed and reed to all of the changes to the conditions pp � of approval. II.PROPOSE WIL.L�IA61ASO� ACT CONTRACT ' RESCISSION AGREEMENT WITH CAVIDON HQMES Pursuant to the California Lad Conservation Act of 1965, e Williamson Act contract between a landowner and a city or county may be cancel/ed if the landowner ner etitions the local government for cancellation, and if the agency makes a set of specified statutory findings. The landowner is then required to pay a cancellation fee to the state General Fund. In 1998, the Williamson Act easement exchange focess was created by statute to allow for the rescission of a contract in exchange'for,the use of cancellation feet to protect equivalent value agricultural lands in the region via an -icultural conservation ease rent. On September 1� 2004, the Board rade the required."tent tive c n ellation findings" to initiate the..Williamson Act contract cancellation process for the Humphrey Ranch Project ( ee Mages 2-- and Exhibit C of " esolut on 004/40As art of these findings, the Board also made the necessary p re irnine findings to Initiate, s an alternative o contract cancellation, the contract rescission and eaeent ech�an a process allowed by Government ernment code section 51256. tember of last ear Cavidon borne hes finalised many of the Since sip tails of the easement a ch n a rop ss, Througha co11 borative effort with de p ire Mount Diablo they have identified two 'aC�riultra prel in Contra Costa County suitable for placement of easements which meet the statutory requirements of the Government code and they have identified qualified easement holders for bothroerie . They have also had extensive discussions with the Department of Conservation about their agricultural easement � proposal exchange a and have received positive feedback from the Department about their proposal. .w:...: October 18,200 Board of Supervisors File#GPO40010, RZo 31 0, DP043091 and SD048905 Page 2 l The two properties subject to the permanent anent gri ultur l conservation easerrr nts under a ki n Homes' proposal are the known n s the Gateway prop ertv., which is a '36 acre site located off Forth Gate Road and the Chaparral Springs pry i) rty, which i ► a 333 acre site Iodated off Marsh Creek load. A rasp 'illustrating the location of the o sem nt properties is provide under Attachment The process detail d in r r art + �� requires a city or out to approve �illi � on ctortrct �csslor' re �ent with a landowner prior to sub Mitt nC a final applic tion packet tC the California Department of Conservation for approval. Section owl^56 (a-d) also requires the city or count to rake a set of se f ed findings as to the suitability f the easement exchange proposal! and as to the consistency of,:the e prC p►C seed agricultural conservation easements with the criteria set forthin Public Resources Mode Section 10251 and . Attached for the Board rd s consideration Sider tiC n is a draft ' villiarnsC n pct Contract Rescission Air errrent a een av don Homes and contra poste County (See Attachment #5 . Also attached are the draft Cgrcutural conservation easements for the two easement exchange properties. The attached �illla�nson Act Contract ntract Rescission: err ent sores as the "t rr ap, for submitting a final easement exchange proposal to the Department of Conservation upon satisfaction Cif various conditions and a p�p170 a f findings s pursuant to Government Code Section 512 56. At this time, staff is recommending that the Board declare its intent to approve in substantially the fora presented in the draft Williamson Contract Rescission Agreement with DavidC n Homes, and direct staff to return to the Board a resolution formally adopting this agreement along with the neecs any findings nes nC required documentation pursuant to Government Code a section 5225 ,staff notes that if the conditions cif the attached WillamsCn pct Contract Rescission Agreement are not, or cannot be rust, or if the Department of Conservation or the California Resources Agency does not approve the Agreement pursuant to Government Code Section 51 56.'1, Da rid n Homes could then seek final cancellation of the Williamson Act contract and pay the cancellation fere of $1,157,000.00 to the state as detailed in Government Code Section 51283.3. October 18, 2005 Board of Supervisors File#GP04001 o,RZ043150, DP04 091 and s 048 05 Page 22 'll . CONSEQUENCE OF INACTION OR DENIAL OF PROPOSAL BY THE BOR If the Board decides to uphold the decision of the San Ramon Vallev Regional Planning Commission to deny the tentative map and denies the General Plan rnendrr ant, l e t ni P-�1, and Final Development Flan, thecancellation, of the Williamson Act contract over the 4-ecru portion of the site would not � finalagricultural: i ed and theeasement exchange as proposed ed by D vidon _ Homes would not be pursued. Also, should the applications be denied, the t rights +over the proposed 62-acre open space parcel of the ei Humphrey Parch property would not be granted to the county. The ent of the site as proposed ire the applications submitted by Da idon development p p; e lade and the site would remain in its present Horner would not to p ,_ undeveloped Mate subject to the Williamson Act contract through at least February 2009 when the contract is due to expire. Additionally, the proposed frontage improvements alongstone Valley Road, which are a condition of approval,l would no longer be an obligation for C avidon Homes. , Denial of the applications submitted byDavidon Homes would not prevent the ' School District from developing the approximately San Ramon ��IIe �n'�f� �.� 0 acre • Humphrey Ranch property the own into a carping lot prion o the 1--Iup pro p i erre Monte Fists lei h school located directly cos the n pla�el� t street GAAdvance PlanningLada-plan\H m hrey\Humphrey 10 't8 05 Board\DP043091(Humphrey) Board order.doc .........:. : ...:..:.::..,..:. .;: ... ....:,..:.:.:. .. .... ,.�,,,.:,mow. .... .... ... ... .. ... ._tet. �:. c'- �; -�..- . Ds 10/18/0. Humphrey Ranch ADDENDUM Catherine: utsuris introduced the item for the Board's consideration'. and noted a minor clerical error in the Boardpacket aterials, She requested that emote be called, in accordance with the wetter l�`overnrnent Ordinance to allow the inclusion of the most updated version of Public Works Conditions of App ravel for Subdivision 04 o , as way provided to the Planning Com *ss*on for their c nsiderati€n October P es f- Subdivision tru f- . As moved by Supervisor Pepho and seconded by Supervisor Glover, the:Board voted unanimously to include the materials, Patrick Roche, Communitv Development Department, provided a st tt report with PowerPoint visual support in regard to the history of the rezoning of the property, John Thayer, Vice President of Davidon Homes, John Wyro, Ron Brown, Executive Director Save Mount Diablo, and Seth Adams, Save Mount Diablo, Walnut Creek made a ten minute presentation to the Board on behalf of the applicant, appellant owner, D vidon Homes. The following persons presented testimony: Bob Oxenburgh,:mustang Soccer League of Alamo/Danville: Helene Connelly; Cris Eng,resident of Alamo Bob Conelty; Cindy Jansen,resident of Diablo; Charles Jarrett,resident sof.lama; Nancy Johnson,resident of Wille; Roberta Morris,resident of Al no; :dim Johnson,resident of Alamo(providedpetition signatures of Joy Rodrigues,,resident of Alamo area residents); Myron Bernstein,resident of Alamo; Joan Buchanan,member of San'Ramon Valley Unified School Jim Wadsl�rortl,resident of Alamo; istict; Greg Jones,I resident of Alamo; Joy President,Gateway Alliance,Walnut Creel; Margery Bernstein,resident of Alamo; Ashley Boh cel,:conte Vista High School,Danville; Janelle Bassett,resident of Alamo; Jaqui McCabe,Monte Vista High School,Danville; William W.Bassett,resident of Alamo; Sergio Blanco,Monte'lista I-1i shoal,Danville; e'Te!rrourian; Courtney RawitcI4 Monte:"vista High School,Danville; Bill Schrader,president of Alamo oaks Homeowners Shannon Lanzone,resident of Alamo; Association; Kathy Levit,resident of Alamo; Bill larl on,San aunon.Valley Unified School District trustee, Larry Lev t, ' eigl born for l�rral Alamo Preservation; Dave'Filson,Equestrian Trail Advocates Rosemary Creel,resident of Alamo; Pamela Swartz,Equestrian Trail Advocates Edwin Duurrrer,resident of Alamo; Debra Radish,Monte Vista High School; Steve Creel,resident of Alamo; Debbie Ailey;resident of Alamo; Jay Lewis,Monte Serreno Neighborhood Alliance,.Alamo Aldo Amodio,resident of Alamo; Kristen Johansson re ide t of Algia; Leslie Steller,resident of Alarm; Dent Johansson,resident of Alamo Natalie Woodbury,resident of Alamo; roger'Smith,Chairman,Planning Coffin ittee,A-lamo Jack Cowden,resident of Danville Ing rovernent association; Eric Kush-nick resident of Alamo; Perry Teyr ouriau,resident of Alamo; :Heidi Koch,resident of'Alamo; Patricia.Gulligan,resident of Alamo,, Mona Torres,resident of Alamo; lick Lyding Denis LeBreton Preston Taylor,President,Alamo Improvement Association Minna Harris,legal represent ve for SRVUSD,, Catherine Engberg,attorney, 'neighbors for Rural Alamo Jack Bel seresht resident of Alamo; Preservation, D*3 10/18/05 Humphrey Ranch The following persons did not wish to speak, but submitted written comments for the Boards�consideratiori. Linda J.P.Chavez, Senior Planner,East Bay Regional.Park Seth Adams Save Mount Diablo,'walnut geek; District; Ron Brown Save Mount Diablo,,Walnut Creek; Marge'Follette,resident ofAlamo; Marisa Samuels,resident of walnut Creek. Y%jttie Chapman,resident of Alamo; Sally shun; Rhonda RapheL resident of Al rno- inc y Jansen; Arthur&Deborah Brandt,resident of Dayville; + oldie Schnitzer,Equestrian Community,San inn Sallyosa,resident of Danville; :Vlvrson,resident ofMartinez; Steve Murphy,resident of Alamo; Marjorie Roper,resident of Danville; Janet Caldwell,,Equestrian Community,Danville; Clara King,resident of Danville. Jodie Moran; Carole Mason,resident of Walnut geek. The following persons:submitted written comments via email for the card consideration. Janelle Sand Sandra Petersen Robert Bl a Lou Lnucibello Terry'johnson Margaret Combs Ken Hanna Marie Wong Peggy Steffens Helaine Reznik-Kushnick Kenneth G.Veno Lida deli Steve Murphy Carol Dodge Diane Ski .p George ane Darlen Gayler Denise Jennison Nancy wander Raleigh and Lynne Audette Susan Elya Dorothy Schramtn Scott Lands Jill Beeman Sandra K.Markus Gayle Junes :Kathryn Hart Y'asmine Elsherbir�i Matt and l lari el twee G.Ri erb to S Bautista Michael Gallagher Tara Subramanian Gail.Miller Jim arr Sue Vain Nancy Downes Shannon Lanzone Lani Ha S Miller Jennifer Brandenburg Rhonda R, phelCrystal Eng Vickie Caton Deirdre L.henry Taylor Shumate Stere and Julie Moore are t tchell and Nancy boomer Bev Shumate Laurie Terzolo Shawn Luecht Leanne Paster Kathleen Ralyea Vicki JasinW Teresa M.Bounikson Cindy Jansen TOM Scorn Kim Johnson Gabriela Odell Danny dodge Lynne Southard Denise Justin-Reed Yvette Bunch Gargle Carlucc+a Tana Gu unere Cathleen Simmons Juan Nagore Sherri McInroy Dana Janes � c y y J Whalen Mangy Lyman D Govnik. Sally Nosal Pain Jarvis Ben Mendoza Christy Campbell Sheryl Paul submitted without nye The Burd discussed with staff`concerns voiced by the public, for clarification including ` but not lsrn.�ted to. a. There is no plan or expectation to.install I ighting at thero osed soccer field location n p P , o theSan Ramon Unified School District property b. The proposed student parking lot on Stone Valle Road includes measures to direct the e flow of foot traffic, discouraging the crossing of the read at a point ether than the crossing signal; C. The connection of the equestrian trails and staging area. ... . .. . _ _ I .3 10/18/05 Humphrey Ranch Following discussion, the Board tools the following actions. CLOSED the public hearing on the proposed General Flan Amendment ; FOUND for purposes of compliance with. the California Environmental Quality .pct (CE that the project was evaluated in the Humphrey :property Environmental Impact Report previously certified by the Board of Supervisors under Board Resolution No. 2004/405- GRANTED ' 0041405G A1` TED the appeal of Davidon Homes and OVERTURNED the August 17, 2005 decision by the San Ramon valley Regional Planning g omm ssion to deny approval of the project's vesting tentative map and recommendation to the Board to deny approval of relatedapplications for the Humphrey Property, APPROVED the vesting tentative map to subdivide 24-acres into 39 residential lots and open space parcels located at 2900 Stone Valley Road in the Alamo area; APPROVED ED the recommendation submitted by staff`to the San'Ramon valley Regional Planning Commission on related applications for the Humphrey Property including a) a General Plan Amendment to realign an enlarge an existing Single Family Residential—Low Density S to cover a 24-acre portion of the property, a rezoning of the 24-acre portion from the Agricultural Preserve A-4 District to a Planned Unit District '-1), and a Preliminary and Final Development Plan for 39 residential units and open space area, subject to conditions of approval; APPROVED the recommendation submitted by staff`to the San Ramon valley Regional Planning Commission to re-desi nate a 1 0-acre portion of the Humphrey Property, which has been acquired by the San Ramon Valley ey Unified School District,trice, from Agricultural Ends (AL),to Public/Semi-Public(PS)to reflect land area now under public ownership; ADOPTED Board Resolution No. 2005/660 which incorporates findings and conditions of approval as the basis for the Board approval ADOPTED Ordinance 2005-3 5 giving effect to the rezoning; DECLARED the Board's intent to approve substantially the form in the draft Williamson Act Contract Rescission Agreement with Davidon Homes to rescind Land Conservation Contra t, AP 4-76, covering a 24- acre portion of'the Humphrey property in order to simultaneous place other land in Contra Costa County under agricultural conservation easements p .rsuant to Board Resolution No 20041/405, canceling or rescinding said Land Conservation C ontr .ct AP-4076; and.DIRECTED staff to return to the Board a.resolution formally approving said.agreement along with the necessary findings pursuant to Government Code section 52256; and DIRECTED staff to post a Notice ofl Determination with the County Clerk.. October 78, 2005 Board of Supervisors File#GP040010, RZ043150, DP043091 and SD048905 Page 23 LIST OF ATTACHMENTS ATTACHMENT #1 : BOARD RESOLUTION NO. 2005/660 ATTACHMENT #2: SAN RAMON VALLEY REGIONAL PLANNING COMMISSION RESOLUTION NO. 27-2005 ATTACHMENT #3: REZONING FINDINGS MAP ATTACHMENT #4: DAVIDON HOMES APPEAL LETTER ATTACHMENT #5: WILLIAMSON ACT CONTRACT RESCISSION AGREEMENT ATTACHMENT #6: COUNTY COUNSEL MEMORANDUM, 10/4/2005 ATTACHMENT # 7: STAFF REPORTS TO SAN RAMON VALLEY REGIONAL PLANNING COMMISSION ATTACHMENT #8: PERTINENT CORRESPONDENCE ATTACHMENT #9: NOTIFICATION ATTACHMENT #10: DEVELOPMENT PLANS ATTACHMENT #11: CEQA BOARD CERTIFIED HUMPHREY PROPERTY EIR (SCH# 2002012029) ATTACHMENT #1: BOARD RESOLUTION NO. 2005!660 R:E1SOLU""IO OF THE BOARD of SUPERVISORS, COUNTY OF CONTRA COSTA, STATE of CALIFORNIA,IA, REGARDING THE HUMPHREY RAN RESIDENTIAL ENTI.A L PROJECT COUNTY FILES: GP#Cl4-001 Cl, R,.Z#04.31 , SD#04- 8905, and ISP#04- C 1 WHEREAS, on September 14, 2004, the Board of Supervisors ,adopted Resolution No. 2004'405 approviniz the tentative partial cancellation. of Land Conservation Contract, AP#4-76 affecting a 4-acre portion of the Humphrey .anc Property, located at 2900 atone eller Road, in the unincorporated community of Alamo, California. WHEREAS,Board Resolution No. 2004/405 adopted by the Board of Supervisors on September 14, 2004 also included the certification of the Humphrey Ranch Property Environmental Impact report (SCH# 200201202 as adequate and complete consistent with State and County C E A guidelines. WHEREAS, the Humphrey Property Environmental I-npact Report (SCH#2002012029) included three components, consisting of a Residential Component, San Ramos Unified School District Component, and an Open apace Component, and said Residential Component to the Environmental Impact Report evaluated a proposal to develop 39 residential lots and stormwater detention basin the covering 24 acre area affected by tentative partial cancellation of the Land Conservation Contract, AP#4 WHEREAS, the Board of Supervisors on September 14 2004 authorized a General Plan Amendment and rezoning studies for the Humphrey Ranch Property relating to a proposal for 39 residential lots and stormwater detention basin on.the 24-acre portion of the Hum a Rancr h proper which was the subject of the tentative partial cancellation of Land. Conservation Contract, P#4-7 . i E ERAa, I avidon Homes on October 14, 2004, submitted the following associated applications for the Humphrey Property: a general Plan Amendment to consolidate and expand an existing Single Family Residential- Low Density (SL) designation over the 24 acre portion of the Humphrey Ranch Property County File: CSP#04-0010), a rezoning of the same 24 acre portion of the Humphrey :Ranch Property from the Agricultural Preserve District (A-4) to the Planned Unit District P-1) (County File: #04-3150), a Preliminaryand Final Development Plan for a 9-unit single family residential project with a stonnwater detention basin of the same 24 acre portion of the Humphrey Ranch Property, and related grading improvements (County Pile: DP# 4- 3091), and a vesting tentative subdivision map to subdivide the 95.86-acre Humphre Ranch Property into 39 single family residential lots, a stc rmwater detention basin parcel of 1-acre, and an open space parcel of 63-acres Count File: SIS#04-8905). R.-1 y: ...... .. ... alts, ... „ .:..... „ �..:.a.��.......:..}. � i 3. '.9 -i i... i �.3 a•i 3:3:3 r.:::::i�...3. .......,rte-.......#� .1 ., a.: .�� .... ....,... 1 ......r.. ...Ii.....:�.i .. ....ii..IN,....,.3. .., .. .... ...i i....i.. a :�... IREUSOLUlt ION NO. 2 005/660 WHEREAS, on February , 2005 th �onunun ty D evelopment � artment deemed the associated applications (County riles: G1,0 - , Z -31 1, SIS# - and :gip#o -3091)f'or the Humphrey Kanch property submitted by D vidon. Homes as complete. WHEREAS, the San Ramon;valley Regional planning Commission duly noticed and conducted a total of three public hearings r ga rdin hassociated applications (C o my Files: -ooh R :# # -8905, ani. DP#04-3 091) for the Humphrey Ranch property submitted by Davidon Homes, on June 15, 20051 .duly 205 2005, and August 17, 2005.' WHEREAS, on August 17, 2005 the San Ramon Valley Regional Planning omission adopted resolution . - to deny approval o e project' v sting tentative map and recommended the Board of Supervisors deny approval of related applications for the develo ment of the Humphrey R nch property. WHEREAS on August 22, 2005 Davidon Homes submitted n appeal on the Ant 1 ', 2005 decision of the San amore Valley R.e lona P1 dor m ssion den ym approval of the:vesting tentative map for the Humphrey Ranch Property. WHEREAS,S, on October 18, 2005 the Beard of Supervisors conducted aduly noticed public hearing during which all interested members o the publicwere all owed to testify onz the associated applications dor the Humphrey Ranch property submitted y av don Homes. EREAS, on October 1 , 2005 the Board of Supervisors, having dully reviewed., considered, and evaluated staff reports; public testimony, and all other documents and evidence submitted on this natter, including Humphrey: Property Env ironn ental Impact Report SH#20 1.20 ),resolved a f llows: NOW, THEREFORE, � 1T p�� LVED that in accordance' with the � li ornia Environmental Quality Act E an Environmental tal Impa t Rep rt, referred to as the Humphrey property Environmental :hnat :�ep+ rt (SCH#2002012029), was previously preparrred for this project and certified by the Burd. of Supervisors on September 1 4, 200 under Resolution No. 2004/405 As more fall y described in Exhibit : Findings for Approval of the Humphrey ranch Residential Project Approval, which is attached and incorporated to this Resolution, the Board of Supervisors finds that no subsequent or supplemental environmental review is required because none of the triggers,causing new environmental review is present. Also attached and incorporated to this Resolution, is Exhibit B: Correlation of Previously Approved roved Mitigation Measures to Conditions of Approval, which is included to correlate the previously approved niti ation measures kith conditions of approval and aspects of the Humphrey Ranch Res*dential ResidentialProject, to sho all applicable mitigation measures are still incorporated into the project. B -2 RESOLUTION INO, 2005/660 BE IT FURTHER RESOLVED that the Board of Supervisors approves the proposed General Plan Amendment for the Humphrey inch Res dentlal Project Count File: GP#04-0010) which would consolidate and enlarge i t* Single Family Residential --- .,ow Density (SL) desinto one 24 acre area of the Humphrey Property, and approves the staff recommendation to re-designate a 10 acre portion of the Humphrey Property, which has been acquired by the San Ramon Unifed SO hoot District, from Agricultural Lands A to Public/semi-Public PS) to reflect the appropriate land use designation for area now under public ovMersh p. The findings for approval of this General Plain Amendment are more fully, described in the attached Exhibit A.. Findings g for Approval of the Humphrey Ranch Residential.A roval, which is 'incorporated by this reference to this Resolution. The Board of Supervisors approves this General Plain Amendment as the fourth of four consolidated amendments in calendar year 2005 as allowed under state law to the mandatory elements of the general Plan.. E IT FURTHER RESOLVED that the hoard of Supervisors approves the request to rezone the 24 acre portion of the Humphrey Property from Agricultural Preserve District A-4 to the Planned Unit District -1) (County'File: RZ#04- 150). The findings for this rezoning to.the Planned Unit:District P-1) are more fully described in the attached Exhibit A: Findings for Approval of the Humphrey ranch Residential Approval,which 1s incorporated by this reference to this Resolution. E IT FURTHER RESOLVED that the Board of Supervisors approves the proposed Preliminary and Final Development Plan for the -unit single family residential project with a atormwater detention basin and related grading improvements (County File: ISP#04.3 1). The findings for the approval of this Preliminary and :final Development :Plan are more fully .escri ed in the attached Exhibit A.: Findings s for Approval of the :l umprey Ranch Residential Approval, which is incorporated by this reference to this Resolution. BE IT FURTHER RESOLVED that the August 22 2005 appeal of Da.vidon Homes of the August 17, 2005 decision by the San Ramon Valley regional Planning Commission is granted and the Board of Supervisors overturns the .August 1.7, 2005 decision of the San Ramon.. Valley Regional Planning Commission by approving a vesting tentative subdivision map to subdivide the 95.86 acre Humphrey Property into 3 single family residential lots, a detention,basin parcel, and a 1.83 acre open space parcel (County Pile: SIS#04-8905). The firdigs for the approval of this vesting tentative snap are more Elly described in the attached Exhibit . . Findings Ior Approval of the Humphrey ranch Residential Approval, which is incorporated by this reference to this Resolution E 1T FURTHER RESOLVED that the Board of Supervisors adopts a conditionsof approval a.l on the foregoing entitlements the Conditions of Approval for the Humphrey Property contained in the attached Exhibit C, which is incorporated by this reference to this Resolution. B - R-3 LUT]0 r ! Th s Res lutlon �p rov d b the Board In tion; Tu sd y 1 , by the following vote: AYES: � � � � �"' � NOES: ABSENT: ABSTAIN: `AI 15 JOHN SWEETEN,, CountyA. mi;ii .i trat r and Clerk of the Board of the supervisors, County of Contra (Josh., State of California, hereby certify that the foregoing was dully called and held in accordance with lav on Tuesday,, October 1 1. 20050 ATTEST, , Ilerk. Sw n , Contm Costa.County Board of Supervisors :Attachments Exhibit"A": Findings For ApprovalfHumphrey Ranch Residential Proje t P, hi t"B" Correlation of Previously-Approved�-Ap r ec Mitigation Measures for Humphrey Ranch Residential Project Exhibit"C" Conditions of Approval for Hufhp wey Ranch Residential Project G:\Advance Plynni \adv-pl -n\Humrey\RESOLUTN NO. 2005-660 roe BR ZAMBIT + FINDINGS FORAPPROVAL OF HUMPHREY ANCH RESIDENTIAL PROJECT I. ROLE of THESE FINDINGS These findings are adopted by the County of Contra Costa for the Humphrey .arch Residential en:tial Proj ct (the "Pr o'ect"). These findings are "based upon the staff r its presented to the Sari Ramon Valley Regional Planning Commission and to the Board of Supervisors, including attachments, and the materials contained in the record of proceedings. References to specific reports and specific pages of documents are not: intended to identify those sources as the exclusive bads for the finding. These findings are attached as Exhibit A and incorporated by reference into the resolutions and ordinances approving and implementing,the Pro'ect. Also attached is an J Exhibit B that reflects hover the mitigation measures previously identified in the EIR have been made enforceable conditions of approval, or have already been satisfied. Also attached is an Exhibit C that contains the conditions of approval. All Exhibits are incorporated by reference into each other, and into the resolution or ordinance to which they are attached. The Board adopts these findings in connection with each of the approvals and entitlements to which this Exhibit is attached. The resolutions, ordinance and their exhibits reflect the Beard's independent judgment. II. BACKGROUND The "Project" referenced in these findings is the Humphrey Ranch Residential Project. .. T iero ect eco npasses khat was referred t in a poor on the I pbreyRanch Project (SCH #2002012029- the "EIR.") as the Residential Component and the Open Space Component. The EIR evaluated the impacts of the Humphrey Ranch Residential Prot, aid the kaon Ufied school District'sproposal to develop' a parking lot and a p ayfield on pari of Humphrey Ranch. The EIR was certified in connection with the Board's approval of tentative cancellation or rescission of a portion of the Williamson Act Contract on the Humphrey Property, in Resolution 2004/405. No one brought suit to challenge the EIR., the tentative cancellation or rescission, or any other aspect of the decisions reflected in Resolution 2004/405,5, and these decisions are now conclusively deemed valid. Capitalized terms other than"Project"have the same meaning as in Resolution 2004/405. In furtherance of its proposal for development of the Project, Davidon Homes, owner and applicant ".Applicant" , applied to the County for the following approvals and entitlements. General Plan Amendment to the Contra Costa County General Plan, Land Use Element Map to consolidate and expand an existing Single Family Residential Exhibit t - Humphrey Ranch Resident al Prof ect Findings Pacre I of 11 z: iT} _.Y Low Densit� � n over 24.43- . e %ort ` h i Vr` 404-001 0) and designate the -acre school district parcel Public/Semi-Public, Re-zoning off` the same 24.4 acres of the 95.86-acre.site :fir . . ri d .: tural 'reserve District c A-4 to Planned Unit Di strict "-1 .Z#0 -3150)0 . `reli� na � Development approval for � �g -� � presidential project with a st r nater detention basin and related grading improvements (TSP #04-3091)0 A Vesting Tentative Subdivision Map t subdivide the 95486-acre s�t ��+� 39 jingle-family residential ntial lots, a detention ►asi� parcel, and61.83-acre open space parcel (STS#04-8905). The San Ramon Valley unified. School District hasacquired a portion of the Humphrey ranch, This is the portion that was studied in the EIR as the site of the School District's procased project (thy parking lot and lay e d that comprise the SRVUS component). p . xp'I fined and contemplated %n the � opnt � � �� pr ctiee s to designate lands owned ether public agencies as Publ' Semi-Public PS . Staff` has recommended, a a technical amendment to conkm to the circumstances of the site being under p��l c c��nership�that tie Car d ase �l�n� nt � � Hended,to chan e the 4 esignation o the site �'the S.RVUST Component:te Public/Semi-Public (PSc reflect thech ►o District's pylic onersi �`appro� r�ate� l acres �`the Hu rnphr Ranch property, The Board ado ts,that change in lad use des gntion. The San Ramo Valley RegionalP I nn ng mmissien held public hearings on the 'roi ect at which it received and considered evidence ce and testimony, on June , 2005, July 20, 2005 and August 17, 2005. At each fearing,, Staff recommended approval of the Project and provided proposed conditions and Endings, revising them at subsequent, hearings to respond:to issues raised. On August 17, ' 005, the San Raman Valley Regil Plannin Commission voted to recommend denial of the General Plan Amendment Re-Zoning and .rinal D evelap hent 'lad., and denied the Vesting,Tentative Subdivisionap. The applicant timely appealed from that decision.. The Beard upholds the appeal and approves ther'of ect. I� . C"E.Q. A FINDING The Project was studied the EIR. The Board find that no subsequent dr,sup�►leneutal environmental review is required. CEO prohibits the Countyfrom requiring a supplemental or subsequent STT unless it finds that one of the following triggers is present.: i substantial changes are proposed in theproj ect which involve :new s g� cant environmental effects or a s� tanti l increase in the the o prev iously identified sipifiic .nt e `ectsii ustartia changes occur with respect to the circumst .nces under which the project is undertaken �hicb involve new significant environmental effects or a substantial increase in the seventy of �Xl i it -- �u�phr an s d retial rcj ect Findings Paae 2 of I 1 previously identified, significant effects; or (iii) there is new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIS was certified as complete, which and shows any of the following: the ptojeci will have one or more significant effects not discussed in the previous BIS., sigmficant effects previously amines will be substantially more severe than shown in the previous EER, c mitigation measures or alternatives revio►u l found not to be feasible would in fact be feasible., and wool substantially reduce one or more si nif cant effects of the project, but the project proponents decline to adopt the v iti anon measure or` alternati ve, r (d) mitigation measures or alternatives which are considerably different from those analyzed in the previous Ems' would substantially reduce one or more sig .if �t effects: on the environment, but the project prop€�ne�ts decline to adopt the mitigation measure or alternative, The Board finds that no such triggers are present. Since the EIR was certified and the terntative cancellation or rescission approved, there have been minor modifications made to the Prof ectthat are typical of any Proj ect undergoing land use processing after an EIR has been certified. There is a revised grading plan that makes the Prod est more compatible with properties,in'the Monte S ereno n I el Ylibothood. There is a refined roadway improvement plan for Stone Valley Road to address concerns the Town of Danville raised about its side of the road.. There are also additional conditions further restricting development and operation of the Project, including a restriction on height on lots I and 32,' maintenance of retaining walls to be constructed in the public right of way, and a condition limiting one-way traffic control on Stone ''galley Road to those times of year when Monte vista Hid School is not in session } 'these changes are environmentally neutral or environmentally beneficial, as documented in staff rd. . reports ancc according to the common seise and planning expertise this Board. In addition, a traffic study dated August 16, 2005 by Fehr and Peers confirms the viability and acceptable operation of the proposed Stone Valley Road improvements. The report identified no significant queuing impacts,` the only issue being a less-than iPifieant queuin impact during only -1 minutes of morning and afternoon peak hours, caused; primarily by School' traffic to which the Humphrey Ranch Residential Project would, not make a considerable contribution.. The report recommends that room for back-to bash left turn bays for the westbound left tura to Glenwood Court be created by reducing the eastbound left-turn bay at the Project Access, and that the Prject drive accommodate 120 feet of left tura storage. The Project is implementing the recommendations regarding left!unci lames into the Project and at Glenwood Court. The Burd has carefully lly reviewer all comments and evidence, including statements calling for preparation of subsequent or supplemental environmental revievv, and finds that none of them present the kind of eviceree t .at Wc►nld merit preparation f'additional environmental documents. Most of the comments seer to challenge the analyses already conducted in the ., which, as noted above,, is not open to challenge. Others urge that Exhibit A---Humphrey Ranch Residential Project Findings Page 3 of ._..._ .... ::: �... r .. ,.....ii....E.. .... » I....i!•. :IEE... .. .:.. �. r. .. ,:: a ... .....i i3 ... III.. i..... aa... ....:€h3 .. €.,..€ .3h� � .... ...r.... ...... ... ... .. .... :...:. .. ... :##.. €i it 3 k.... .a _. -�. s.,». F.. r .� .:#. N� i .. `Ili :u.,.,..I 1... i.3 �}7.I.�.. ..... �'f..... r- i ._ ychan6merit preparation "another Emix%1. but cotvdo,not establish ine ''presence "a trigger for. � f .�� � � � . r subsequent Ea. IV* GENERAL PLAN CONSISTENCE I GENERAL PLAN: AMENDMENT Th LN `hmendmBo4rd's action today in lubeth the change in land use�d signation t� Singl F�ily �. s � � ��. � w: nsi y, � � change usedesignation t Public Semi s ic. N t � '� � Amendment was,provided pursuant State Law and the County Code. Hearings have,been heli and a re yen tl n reee vend ft m th &n Ra�c�b V ll ��..eg onal : lann n C mm� n also pursuant to State Law and the County Code' 1. The General Man Amendment will net cause the General Plan to become internally inconsistent. After this amendment, the Gener .l Plan will continue to be an integrated, internally consistent and compatible statement of policies for the County. . The Pr j eet, inelu in its rezoning, prel ninary and final development plans,, and vesting tentative subdivision map, is also consistent with. ani . lernents the General Flan. t is compatible with tie b etive , policies, , neral land uses, an pro grams specified in the General Plan, specifically the followingpolicies: Policy -1 Promote the *individuality and unique character of each community based on existing community images. Pro'ect Fiadin : YW proposed zoningfor residential'portion of t project is -1, which allowsfor unique development skin arc s that are consistent with the pattern cif c envelop ent in the area. The average lot size within the development will be 20,000 square feet and the ui e is e for development standards will be the -15 zoning `istrialw The zoning districts and development standards for surrounding developments include R-15, R-20 and R-40. Policy 3-111 The character of the area as one of predominantly single family residences.shall be developed, and multiple family residential units shall be provided:in suitable densities and locations. A range of densities shah be of`tere in order to 1provlae tor a variety of family sizes, income levels, and age . ' 'eci .r n n .• fie �p o ct is to develop 39 single family residences. The proposed der sit is 2.1 units per acre, .the density roan, e "cox the Sinale ,Famdy Low ,(SL) designation in which the development ment viii be located is 1.0-2.9 units,per net acre. Exhlblt A-- HUMP re .ane Residential Project Find1n.as Page 4 of I ... .. ...i. .. .. .... .. .. .... ., .. .. ..::... .. :... .._ .... ..__.... ... :policy 3-118 When rezoning in Alamo, the appropriate single Emily residential cni in R-20, R-40 R-6. and R-100 and P-1. Both Alamo and:Diablo will have special characteristics which preclude custerixi, i establish ed areas. Project Findin .• .the proposed zoning or the residential portion Of the project is --. . The ',guideline "or development dor the 39 unit subdivision will be, - district, which the zoning zoning district of the adjacent Monte Sereno neighborhood to the east. Policy -120 Developments shall be reviewed to ensure, the continued rural character of the area. .f ro'ect Fin The project will pies rve the rural character o, the area b not installing frontage improvements that are uncharacteristic of Stone Valley,load and by dedicatine a -acre portion of the site as open space. Policy 5 35 Scenic corridors shall be maintained with the intent of protecting attractive natural qualities,adjacent to various roads throughout the county. Project Fin din : The project includes dedicating a 63-acre portion of the site to open space. The portion of the property to be dedicated is the hilly portion that abuts existing open space. Polk -37 Scenic views observable from scenic routes shall be conserved, enhanced and protected to the extent possible. Project 'iridin .� TheCountGeneral Plan identifies this portion of Stone Valley is identified as a scenic route.. the 63-acre portion o the site to be dedicated a open space is visible along Store Valley road and will protected through a dedication o development rights to the County. Policy 542 For lands designated for urban use along scenic routes, planned unit developments shall be en.eoura ed in covenant with lard development prod ects. '"raiect Fin in .the project includes the establishment of a . Tanned Unit Development for 39 knits and the dedication acres "or open space. Policy 9 Permanent open space shall be provided within the County for a variety of open space uses. xhib t - Humphrey Ranch Residential Project Finding Pace 5 o :. � A ..__ i....,i� i� .i g .. .�. � ... .. Ft 1i3. 3fl-... if...IM.......... :. .... ...,r ir. ri., i,...... i aa. r. ..:a#: x�. .3 .....:::: .....er .....II......i..ii.. l.s....I.. .....31113...............;�;:.�... .... ... ;�... .e.............. .'3�."3i..$:�,,,,":.f.�:,. ....`�:....... ......... ...,.. .:� m i� .i I.......... �...... �..... 11.11•.... ..iiik ... �..... 3`........ ,.... ..: �h. ....... ....... I,.���I......�... ....` °..3..... ....,,....�"i�'... ...3., .... ..:.. ... i�' ,y ..:'�,.�+:••3.3 ~�,. ' ''i� n The projectincludes thededication o 63-acres rotect )car open space. The Project will further the objectives and policies of the Ge eral Ylan and not obstruct their attainment. The Proj ect is compatible with, and does not frustrate, General Plan goals and policies. The Proj pct is in harmony with the policies of the General Plan. The Project will promote General Plan policies favoring compatibility neighborhoods and in 11 develop:,ent, especially since the Proj ect rovides p trrsitionin densities beteen existing neighborhoods and is located i.rrun editel adjacent to major infrastructure. The site is surrounded by numerous, residential zoning; districts including a P-1, - (Single Family residential, 40,000 square foot minimum lot size), R-20 (single Family Residential, 0, 2 000 square foot minimum lot sized and tingle Pail Residential, 15,00 square foot rn.inirnu ria lot size). The Proj ect proposes an average lot size over 20,000 square feet. The site is one of the few agriculturally zoneparcels that abut atone Valley o d b twen Highwa 0 and green Valley Road,, and the only pro�e��zoned -�4. ire tl across Stone y Valley Road from the Project site is Monte Vista High school � O� Hill Pari zoned for p tblic uses--.:. All, of the land use districts abuttin stone �'a/le Road to the y east and west of the site are residential, except Mill Parr anMone Vista High School, which are located in Danville, 4. The Project will proote General Plan policiesfavoring reservation of open space, _p' p _, creation of recreational opportunities and protection `visual resources. `be Prc 'ect J is designed to accommodate site constraints and o.. p only the lower elevations of the HumphreRanchproperty. The Project will provide permanent. �r lection of p p 61. acres of open space immediately adjacent to existing �blic o e� s c . � p .l Prajeet offers a trail link from the ter inns of an existing EBRP trail th-roe the northern portion of the Project open pace, The amount of pryp � to e converted from .ecu tural designation to residential designation com rues onlyabort acres p which *1 s not statlsti all significant to the amount of Op erg space, agricultural and d other non-urban uses protected under Measure C--1990. The Pr *ect is consistent witli J the 65'3 5 limitations of Measure C-1 990. 5. The Board further finds that the General Plan comprises many J objectives, p olicies principles, programs, standards, proposals and action dans collect*vel "' olicies" p as well as standards.. The Board... finds and recognizes that the policies necessarily compete with the ether. Examples of the tensions between General Plan policies are found between those policies thatpromote manages growth and encourage new residential construction, and those that provide f r thep rote�ctior of resources that exist because land is undeveloped (such as open s a.ce aid visual resources). �"b p Board has considered all applicable general Plan policies and the extent to which the Project conforms to each of these policies, and finds that the balance achieved by the Project is acceptable, and that the Project coo lies with all performance standards i the General Plan. Exhibit A.-Humphrey Ranch Residential Project Find.iha Page 6 of a� . The Growth Management Element (Chapter 4 of the General Plan re uire� requires that all new develops demonstrate that facilities and traffic services standards are met. The Project :meets these General Plan Growth Management P rfo rmance Standards as follows: a. Traffic: The Board already determined:, in cerci .n the EI. and adopting Resolution 2004/405, that the Project will have minimal impact to the traffic levels of service in the area and no mitiatio was re wired. q . Water: An EBN1UD water main is located at Sterne Valleroad. directly in f c nt 'the project site. 'ane : oar already de ermined, i . + erti� �� the E� and adopting Resolutio n 2004 4 5 that EB has sufficient c p city and Will provide waterservice for the site. c. Sani�tary Sewer: The subj ect property is not currently within the Central Contra. ;costa 'Sanitary District. Prior to approval of the final map, the applicant will be required to provide evidence dor the :Ducal Agency Formation Commission LAFCO that the site has been annexed into the Atr l San District. s note iia the End.the Board. alreadyCertified he Project is within the ultimate service boundary of the Central contra Costa Sanitary :District, and existing capacity of Central Contra Costa Sanitary District is sufficient to accept the wastewater to be generated b the Proj ect. d. Fire Protection; The ro j ect roul . fall l under the protection of the Say Ramon Valley Fire Protection district and would likely be served by stations #32 and #3 3, which are within 1/'2 mile of the site. The EI already imposed mitigation measures requiring an Open Space/Interface Management Plan., which must address emergency access route for fire service vehicles and firefights and a 100 root buffer zone between: open space lands and residences, and fuel modification requirements dor the buffer zone includir� ve etati n clearing, planting of:ire resistant plants, it tion and creation of a green bolt. This has beeninc :rporated into the Project as condition#1 . e. Public Protection: The standard for police protection is 155 square feet of station area and support facilities for every 1,0oulation created. The Prof ect will' not trig6r this requirement, 1"n" e applicant is required to participaten the provision : of funding to maintain and augment polite services by voting to approve a special tax:,for the parcels created. f. Parrs + ecreation: The General Plan're requirement for parks and recreation is 3 acres of neighborhoodpark for every 10+ papulation created. The project will increase the population in the area by less than 10�. 1.8 acres of the Humphrey Property will be offered for dedicated en space. ace. p . Flood Control an&DrainaRe. The Project site is not located with a 100-year flood area.. storm drain plan has been prepared for the Project which includes a 1-acre parcel to be used. as a stogy water detention basin. Exhibit. .—Hurnphrey,Ranch Residential Project Findings Page 7 of I 1 r .7 . '' ro is cons, te�t with � esi �io � � � a ranize 1.0-2.9 single family units per net acre. 'the �r �e t wild result he densit of 2.1 units per net acre. Primary land uses th are permitted in the SL desi pation include detached sin 161�n l r l o e accesso stru tures, hhare the se the Pr o sect., RE-ZONING F 24.43 ACRES TO P-1 The Project approval includes arezoning to chane the 24.43-acre port* of the site frre n a cultu al (A-4) zonin district to . resid ua a� � �t �"-1district. Upon f cancellation + r rescission ►f he W ll. :� n .pct C o tr tt. this r c�i i remove the su j ect land from the Williamson Act Agricultural Preserve. The 61.8-acre open space parcel reales within the _4 zoning.,districtd will initialybe .itaec by the newly formed homeowners association for the Pro'ec�t, J The repo InR� dill promote the health, safety and wel `acre of the citizens of the County b implementing the general Plan as noted bel, w, by providi4g, `6r tfifill �e�°,,lppment that discourages urban sprawl, and helping the County to provide housing for its citizens. Notice of this Rezoning was provided pursuant to State Law and the founty Code. Hearings have been held and a recommendation received from the San Ramon Valle Regional Planning Commission also pursuant to-State Law and the Count y bode, 1. Kequirea : ind n The chafe proposed will substantiall cow vu th the General p Plan. r t Find* he rezoning will substantiall�:comvlv with the General Plan as explained an section IV above. . Re 9' uired ,F mAin : The uses authorized carfro osed in the land use district are P compatible within the district and to uses au b.onzed in adjacent districts, . ' t�Rndin the su ed proper i, surrounded residential npublic uses (Hanle Vista High school, Oak .Fill Park Earp` Bay Regional .Warks .district lands Thirty-nine-nine single fcamil, residential :lets and related ireprovements are.the ouses only within isrict. eere, t� oc sect autlrze ' usefor the P-1 i co natilei tie uses in cacicent districts. 3. Requirea rind% : community need has been demonstrated for the usero osed* b� k: l this does not require demonstration of fture financial success. . 'ro ct n `in, .: 'omr un tvneed' has been ' mo str ted r the use r e Without re i ir g aY dere �asslrati€�n o 'future fin cancial success. ,-lie Project will provide, dditionral hoUsiner in an area where de-man ' is high. The site is located between twresidenti al n ighb:6rhoods On across the strut from a nign school making' it i cal lc c ct1 n �residentia development. :exhibit A—Hum hey Rancb Residential al P'ro ect Findings Page 8 oft VT "`NDINGS v�LATEM T '•I DISTRICT AND PRELIMINARY AND FINAL DEVELOPMENT:PLAN `nject a prov l also includes approval of a Preliminary and final Development Plan Pro for the Humphrey Residential Proiect. Notice of these Preliminary and Final Development:plans was provided pursuant to State :haw and the County Code. Hearings have been held and a recommendation received trom the fan Ramon 'alley Regional Planning Commission, also pursuant to the County Cade. Pursuanttd section 406 of the County Zonn Ordinance, te ►unt adopts the fallowing fn .in9 s. .. Required Fi*ndinR. The applicant intends to Start construction with in two and one-half years from the effective date of the zomng.change ani. lay approval. p ro!' The applicant ant has i nate that 'the>y plan to stat construction immediately,after approval oval of the,p o,'ect. . Reguired Finding: The proposed planned teat development is consistent with the county general plan. ,fro"ect F n `in The proposed ose rezonin g'jr and final development plan are consistent with the General,Flan as identified in section IV above. The proposal to develop acres of"the site with 39 single, amil residential lots anal a one acsstorm water detention basin will be compatible le with the revised low density single family residential S General .Flan Desinatio that it will be located in. T e s Designation identifies a density range of 1.0-2.9 units ernet acre. The resulting density dor the -acre portion of the property to be levelo e ' w ill be 1 7 units per acre. Primark lana" uses that are Lconsi Bred co a atible with the s esi nation include detached ed single arnil homes and accessory structures. Sources: 2005-2020:20 Contra Costa Couno� Gen e-ral Flan C-hap ter 3.: Land Use .tleinet. �: Reguird Prodi : In tn.e of residential deve c ne t� it mill constitute p residential environment c sustained desirability and stability,and will ben .armor Its the character of the surrc un inn neighborhood and commu it .:Pro'ect , "intro i The development will. constitute a residential environment Of sustained desirability and stability and will be in harmony non with the character of the surrounding neignporhood and community. ,proposalto construct detached, semi-custom: lime on ha -acre (average)e is typical a°' the other residential neighborhoods in the v cinhy. The proposed si e, design and location o the residences are desirable �chaacteri,stics ora loebves now and in the future. The Project involves the d'ed'ication of 61, 8 acres to open space, which may eventually be acquired by the .Fast Bay Regional .,Warks .district. The open .space portion of the Project abuts tiro existing EBRPD open space area. Exhibit A—Humphrey ,a.nch Residential Project Findincys Page 9 of I I 77777= ...i 1..:. ..:;;� :..; The Ap alicant will be responsible,for the development o�f'the entire Project, which will include construction of all required intro ernen s, including roa d way and stc rmdrain infrastructure.astr�uucture, homeowners associattion will be established to main tain the storm water detention basin and open space parcel. Source: Staff site visit, uesda l august 2, 2005. 4. Reg Wred F The development of hannoni u , integrated plan justifies exceptions from the normal pphc do of the code., * ro ect Fin din �f`the rezoning to the P-.1 zoning district were not being requested, the Tr ost appropriate district for the .� -acre At tic of the sitelocated within the single aril Low SL General .flan Designation, would be R.15 or R-20. Th r l ant liar ndica� e ' that the ; ie' e use ,dor the p �� et is the . -,1� ning district. The -R-15 zoning district is consistent with the SL ,general ,plan designation and consistent t with the pattern ofdevelopment surrounding the subject property. i'lie development standards . 'r the -15 zoning district include a 15,000...square foot aninirnur lot size, with an average lot widt t o.� .1 o feet. The R 1 district also requires a 20,foot;front setback, 10-foot minima (25-foot aggregate) side yards, 15- foot rear yard and a35-foot maximum height. the proposed development standark dor the project include a 20-foot setbackfor front-loading garages and .15-feet for side to ding, The side yards X ll I0-foot minimum (25foot aggregate)at ) and the rear w111 be 1�':�e t a i i� cam. �e �� sed lit sizes range in size from 5, o square . feet to 39,000 square feet, with an average lot size of 20 00 square deet, A number o�f the lots will have average lot widths; o�f'less than 100-feet. The layout and lot configuration of the area to be developed was done in a manner that tales advantage o,f` the configuration and topography of the -acre area. Preparation of a subdivision that is consistent with the goals, policies and density requirements o!f the General .Flan would not be feasible without the bereft o�f the ,proposed P--.l. Prepo:f a subdivision that would meet the requirements ta,f R-15 or R.-20 zoning could result in the establishment of odd shaped lots andlor require multiple variances to the bats size and width requirements of those'.coning districts. Approval of the .1-1 will provide a specific set of d veld met standards unique to this project. The P-1 will provide for improved lot configuration, better street layout and residential development standards that will comB ' rent the lot configurations urations . and topography. Source: 2005-2020 Contra Costa Count General PlanCounty `ode, Chapter -1 and -,14. Exhibit A— Humphrey Ranch Residential PrOJ *e ct Findings Page 10 of 11 VIL VESTING"'i"Elv,T T vE MA This approval of the Project includes approval of a vesting tentative mpsubdividing i�id� the _ 24.43-acre portion of the proe�t e place . within the s General Man: Desi anon and rezoned -1 into 39 single-family'Tesidential lots and a 1-acre st rmwat r detention basin lot, and creating a separate lot for the Open Space Component. Notice of this Ma was provided pursuant to state Later and the County Code. Hearings have been held and a decision to deny the map was made by the Saga Ramonwall+ e i+onal :Tannin Commission, also pursuant to the County Code. The Applicant: appealed that decision. pp _ The Board upholds the appeal and approves the vesting tentative subdivision map. 1. Reauired Findin : The advisory agency shall not approve a tentative ma unless it pp , _p shall find that the proposed subdivision, together with the provisions for its design and rr * * x pr ve a t, is consistent with the applicable general and specific plans required by law. , ' `ecr P indinz. As identified in Section IV above, the proposed 39 unit residential subdivision,ion, o, the with the provisionsfor its design and improvement is consistent with the A general plan:designation and with the goals and policies of the general plan s eri call, the goals a d olicie for tie. mc��- i � lo- c�,�k�aav�k areas. The single Family ow general plan designation in which the residential portion of the project will be healed"in has a density range of 1.0-2.9 unityper"net acre. The resulting densityfor the 24-acre portion of the property to bedeveloped will be 2.1 snits per acre. The SL designation also identifies single family harries and accessc r structures as permitted apses within the district. Source: 200.E-2020 Centra Costa Coum Genera' �'lrxnhater `, Land Use p Element. GAAdvance'P a ing ad - n\Jium re Ili .m brey 10_ 8_05 Board\SD048905 Legal Finds gs.DO E hi *t . . - Humphrey .anch Residential Project Findings Page 11 of 1 :.:... ..::::... ...... .. .. .. .z .s .._ .. .... ... .. .... .. ...1 .... .. ....... _ .. .. ... .. ..s ..� : .. .. .. .. .. ... ....3 h... ..QMH Cd „ 0 Cd gb 4-A *040k., c ? ` Cd > u'."' ,..�,, [ 3 Cd cd Pro Cd cl to Cd V Al 40MA ti 4-A cn ol .,.„� lot C* � � 0 �v (U � Q cts 1614 ENO tn Qal 4.0 cn 4-4 cn ."" �..► •'" h t 3,,, •may ', COP) C. •► +�€ rte.► } M cts - CCS p� v cu V" 4-0 CA W ; lu 14 rte, 60 Cl) CO 4—A crs V-" as 03 cz C. ,. tn C4 C: C3 cto 9 U CIO tO ong 4-4 .r: .. 03 y{ 9b cl f U `+4-0' . 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Exhibit C M0N§.,,.0F....AP�P8Q3Ak FOR"LCOUNTY.I. M, AS Al OHI C�1r'* traty This approval i .sed n the exhibits its received the ( munitv Develo ment epar e t�I sted as foll D tm-n- 1� ,ows: D&Nel Dev opm. ut A Prelim.inar... . el, -e V st* opment -Y Tt t v Map � Plan �dJjjugtrauve� het , Dated October 2004. for un rp a, o B. G' E�Wh4, Huni-Q19 2 0 Y ra ing Plan ve� :C utr virion Homes azul 200 - C. Preliminary Development Man/Final vel poem aril Vesting "e t t v � m �Grading Utility Play, Sheet. :� , p Dated October 20:04. ,e ev �. Prlir �at Iee vlom t vtn� JL 'tentative Ma . 'Preb in Grading an �t lit Ply, Sheet 3A , Dated,October 2004. -D E. Preliminary Development Plan/Fina'1 : Development and, Vesting 'rent *7005 at ve � p, Stone'' l y Alte � ve St a Valle R a rro ta. e jM � �` � . het Date �u �t � Dj�gu CU &F. Preliminary Development Plan/Final Develop e t and Vesting Tentative M.4p G I Map/Preliminary: an . 'Sheet 7 f0 10,Dated October 2004. =G. Preliminary ev lopmer t ve m t ar Vesting Tentat've map Cut/fill Map, $4eet,8. of 10,Dated ori er 2004. Pr liminary : evel�P�en P���`i�a Development ani. Vest*ing Tentative Map, Tree Rer ►. va Plan, Sheet 9. of 10, Dated October 2004. -H-.1. Pr it inry :� z sc� e ev e � �t Plan, Humphrey Prop ertyl Prepared by Pose Associates, D atedJune 1, 20705. F 'r•;,�.... :kt .�5, ....a�;ti...., �... �� n.. ... ...'�."a:�.�� ��>r-:€z..„.:'�`.x-a bs'�r.,�2h ... ... .. ': M P 1imihar Land fan, Prc ect Entry, H��p�e� e tv. SAPre p are � ,Dated Jae. , 2005 d By R . Sr scape �' n, ► eft , ail AUmphre Property, :prepared :.case Asse►c aces rated ���� �� . K.-L. Preliminary Landscape Flan, :landscape Section FR Humphrey Property, Prepared By Rose associates, Dated June 1, 2005. M. Alamo Crest ResidentialElevations received I �� _:.. r 2, 2004 :�. Geotechnical Ir vestigatio for H r�.p� Propert Prepared By erlt .r e atech�ical onsu tants,Dated a ust 3, 2001. MO. Regional and Potential Tr .ils'Circulation Exhibit,Humphrey Property, Prepared byDK Associates. 2. This subdivision is approved contingent nt upon the following Board of Supervisors actions* A. approval of the final cancellation o Land Conservation Contract leo. 4_70 on the 24.43--acre portion of the contracted land area that is a. pI ea�►le tc the eside�tlal ompo�ent off'the ect. B. Approval of the proposed General Man amen dr ent, County rile #GP 4 0l 0. :. Approval of the rezoning ap lic At (Count File #�043Q placing the 24.43-acre portio. of the property tb he developed within the P-1 ni d st c and c �fd�r it final re in In r development plan. This approvalallow r a ������ c ' res*d ial lots, a storm water detention basin lot and two opens space lots, one of which will be maintained exclusively by the homeowners ers association. 4. els applictio is shj est to iltlal application fee, which was paid with the application submittal, Dlus time and material casts if the application preview expenses ses exceed Q ° o the initial fee. a lditio al fee due must e paid withdais of the penia effectir dater poor to use o the permit whichever occurs first. The,. fees include costs through permit issuance plus five working days for file preparation. You may obtain current costs by contacting the project planner. If o owe .dditidnal fees, a bill rill �be seat to you shortly after permit s issuance. k F` 77 ...... .. ..a ... ... ...... .. .. .. ....., .,.. .. .,.... � .,. 3. ........ .. .,... ........ ..fir .. .... .. �.... r :except as modified y the Application Exh. is or the cc�ditior s herein, the � -Bevel p est shall be the � � til Ikesid ntial - i t:� t, and subjectJo the:ion n�. .d�inistrat�r's review� app o .a- t least th at � s y prcr the issuance + f bilinparts. Indemnification 6. Pursuant to G rrIMen o d 66474.9 the Applicant in luding.the suidr or an went thereof � I e in .en nib r, and hold harmless t e chtra Costa County larip � . enc �� �� its agents, f`fcer , and :� from any claim, action, or proceeding , anst the ��� � (the Co y) car it, eats ,_ officers, or employees to attach, set aside, void, or,annul, the Agency"s a p rcval ccnce:nin this pry eet, which action is brc►ugt within the: time rc vided fcr in �cvenent � c ° , � � dthat the C �t leas rim 'tl n.ctIf e he AP 4 a �.t f suc 1 �:�, ton r ��r c cd�� �n� r�tcs fl 11 inthe enn e: Coo Bance .e ort . t lust asp +�r t 11nfinal. map or lss���e of ���� t whe� - ' 9 ever occurs .first, the pl*c nt shall a��t report �n c�►�pl ce with the condlt ons f" " 'o +' tl tW fir the revte { (n1 1 g Arninistratr. The Beef41 this application is depst I, that is ��ject to true and rnaterals ca1.sts, �h �ld sta'� cysts exceed the dep� it, additia�nl fees will be required, a. :except dor these conditions administered by the Public' Work Deartment P the repot shad list each condition followed b� � descriti+en o what the ,,. p applicant has provided as evidenceofcompliance with that Bandit on. The report shall also indicate vheter the applcartt believes that� he has dine all the applicant i in a position.to.,do to comply:with thea liable c n�itl p co'D cif the coo ter ile containing the conditions of a royal may he pp availably to.Ary,lo obtain a cop , contact thepr ect lae at .,I . b. Unless otherwise indicated, the applicant will be required to demonstrate cc pliance with the condition of this report prier to film the dins m . p s �8. Covenants, Conditions and Restrictions shall be su r�itted for review with the final map, and shalls*:ect to Trevi ew and. approval �e nt �ci g d�inistrator. This document. shall provide dor establ shment o�nershipand maintenance of the corMon open space a pa�� �r pctectin, ehc private streets and drain ge ma ntenanc , l eepin a ` pets and e tolishr en of sibs. ;The maintenance of the scll nail wall nd arca arc►und gre4 + " ae Oak) shall be included in the common areas to be M. intained by the HOA.. F- � �' .� .� . zro. a r = � eowners-shalt Co! T`ront and andse .. r' h inud . th 6: � troy �: ' escrow, Such landsc HIV, shall bez in'-Recoi Jance w .: � ins develovgd by the pEoect leapt dor inclusion, in the Homeowner doeurnents. -prohibitohomeowners from the CCcR~s shall 'dentinas 1e `; �� ' E 0:t1 Pest: P Wit � �� � �. EP� list Xt Pest Plants Gr at st E 6lo' eal �' . n e� �� the reviewer �'ov le e oT" . e .et.e ► C�Id Care At least 30 days prior to f ll�.g �" na ��p, � � �t � .1 � �� two copies p f : m fi .Studd f ar ft �S - ed ft m the fatute project reside is �d appropnate responseprogram a cord vitt r �nr ee 8- , the Child Care.Ordinance., The demand study and response se 'program shall be subject to the review and approval of the Zoning Administrator, UrbanSe- ict xeor antz t on o. Urbanz Service Boundary Reorg nization shall be e�onsur r ate' throu h the Local Area o �atior' Com � an. `n to � �� � I r i�� � � �r permit, Whichever ems f r , evidence shall be s .bpm tt d to the ronin Administrator that the entire site that the entire site :has been nc� d to the Central Sanitary District. Trams c rt t 6Demand and Maria emen 11. Prior tol fil r g the bra map, tie app iea�t � contact .the Deal transportation,, -Contra Costa Cou xtV Connection to determine services presentlyprovided or d the `utue. appli provlcle evidence t the satisfaction of the Zoning Administrator that the Tranpo Aat on DemandOrdinance has been fulfilled. ;police Services 2. The owner of the property shall participate in the provision of fancling to maintain and augment police services by voting to approve a special tax for the parcels created this subdivision approval. The tai sial be the per prce'Iannu.al ar cut vii appropnatc f Lure CPI a:d ustrner t then established at the time of vo in. by the Board:of Supervisors. The election to provide for the TaX shall be complete+ prior to :�l �g the�`i al M . . The property o v er shall be're ponsi le 'c r pa ing the costa holding the election, payable at the time the election is requested b the owner. All d r t�l� � off`gree tee 'o ar�o� hs `o�r processing. F- .... � ... .. � .. .. ... .... .. .....�.. .... rG....y ...��:.. ..�.:.-s ..ice...: 3 P�gft Dedication 1 3. Prior to the recordin.g of the final map, the applicant shall provideevidence, for reviewa .& approval of the Zor ,in, 'Aministrator, of compliance with the Count Park Dedication Ordinance Di i ion 920). This mayr include evidence of dedication of the open space to the ;fast Bay Regional Parks District or other suitable public agency, in lieu of payment of fees. If tie cpe� space p and has not been accepted by the County or EBRPD prier to recording of final mapa $,2,00 _ per unit park dedication fee shall be required.. ODen Space 1.4. The applicants shall if feasible transfer the ac cc c � nent n f to the P p EBRPD, or preserve-open space uses bv Whatever means are acceptable to the : BRP . If involvem est c tie EBR.PD prove infeasible, the a-pli+ � ' t� shall, i feasible, transfer the open space componentin fee to aovate copse anon p organi zation such as Save Mt. Di .+blo, or. preserve open � ace uses bwhate�rc P rears are.acceptable to the private conservation organizati n. fin of rn t of a private conservationorgani ation proves infeasible, the applicants shall cove an open space easement to the County, with the Homeowner ,sociation holding fee title and responsible for maintenance, and a conservation easement to be entered into between the association and the Count to ensure that the ares will be maintained as agricultural and/or ergs opp ace land.. (MM. Lgnd Use -- . _ Open Spm ) I . Development rights shall begiant deeded to the County for the 1. 3-waore open space rcel to be naint pa.ined by the homeowners association and for all permanent opera space areas. 1 . An open Space/Interface Management Plan shall be developed to heel minimizeP p potential wildland fires and the darna. e to residences an. eo le that could occur p P with. fire. The filar, shall incorporate tie follown 9 Emergency Access Routes for fire service vehicles and firefighters. The creation of a separate open space parcel to be. exclusively by the Homeowners association. The parcel shalt ixiclude the area between the rear of lets 17-22 up to the 0o-foot elevation line. the intent cif this is to ensure that a re duffer zone and slide areas identified on sheet of 10, are ;maintained hthe Homeowners association exclusively, r�d not an y future propertyowner of the open space. For the Residential Com *,nt, a. requirement of a buffer zone between open space lands, up to the 700-foot elevation line, and residences and fuel modification requ remelts for the buffer zone (includin but pc t l mited to F-5 vegetation clearing, planting of fire resistant plants, n* atlon crea or of a green belt, etc.). +� L ply could also include computerized modeling of potential wild:lar d fire paths in the area. Trees and'free Preservation 17. ' Free �'resery tlo wide/lues c eslmed Hor S cle ce shall be implemented. tree protection tore should also be established around tree number 48, 63, and 84 as described in the"free;preservation Guidelines. 18. The Project proponent shall replace each eligible native heritage status tree with planted trees. The species of trees to be used to replace the heritage tree shall be val ey'oak (Quercus.lc��bata and coast'live oal (Quercus �� fol a-)or the,trees can be replaced in-kind if there s enough water to � � �ello� W lloW dal.� luc da ssp. lasiandra , box elder (Acernegunao), and' ll ' M1 lac al u t Jul y hindsi ► tier t* t* site. '�e Project: proponent shall d.evelOP &:.mitigation p ldor the replacement trees 'Which shows the location f the mitigation site, 'locate therepla.cement trees withinthe mitigation site, discusses mat on re herr entS, est b/lshes performance cn`ten*a,z and developsrnoni orin, protocols. the spacing o the, plated trees should be 20 feet apart. Tree Mortality can be 1 percent without adding replacemn .et tees. ` ply shall also discuss the rationale for the success of the proposed mitigat on. �M. Biological —3. Free:less 19. Less dense trees, and a�dsc Np ng, shall e used for screenl�,g Mori Mone valley Road,d, in girder to retain more open view. . revised Slone '`alley Road. frontal landscape plan shall be prepared showing, less dense, farther spaced screening vegetation, or screening that has more of a buffer to the north of Stone 'galley Road. The z number:of Redwood trees on the landscape Ian shaNll e reduced, so that the view of the bacouA bills to the northeast/ fromthe designated kg scenic roadway of Stone galley Roads is partially retained. " o he extent feasible, the vegetation shall mimic a natural and randomly occurring la�.ds�ape to retain as much of the existing feel +�� the Project elle s p�sslbl . �r`�e l �.d cad ; plan shall detail plant and tree species and low it would be placed around the development, s ec f call along Stone Valley Road. . 'r or to the recordation of the finalmai+, the applicant shall record a deed disclosure for lets 3 ' and 33 informing futurepr9perty ow ners that ma ntenance of the sol mall wall and' area around oaktree.,W48 alley alp. i1 be the responsibility of the homeowners a.ssociatiom 21. To assure protection and/or reasonable replacement of existing trees to be p rsevved (trace �+b and # which are in proxirity to project improvements,, the applicant:shall post a bond (Orcash deposit or other surety) for the eud work With the Community evel ent Dei nt The the bond shall extendfeast 2 mon S fey �� the c�� t� n fconstruction. Prior t costing the bond or deposit; �s eons! sh 1 value of the trees and reasonable ec mpen�a Pry berms in e event h a tree �obe preserved is destroyed or othe rwi se dama ed bonstructio �- ate t� ty. 'htree +�ndgrra review aria0 ' tie Zoning Administrator. 22.:The developer and a p %cast -I adhere ta: B I ow ng, trek reservation standards required by Sectio 816-6.1202 of the Cunt Code: . Prior t hB e ring stoeK g trexiching, gram e m action .v ng or eh g i� gro, � � cin site. t� trees t� be presrd, :the mart sadir� a1 fenei � t4rioli� tier area as determined y arra � � o �` trees deet to or in the area to be ater �, to, grading r issuance of -fences may be w Oto r at � n t� tion z sha11 tib date n heir m ere t er ry fencing intended t prtet gees tplaced � that rqnuecin red tng shall e installed pear to the commencement,Of ani o struction activity. B. radia , ompAic Stec kpi ng �tre�c �g avir , hange in ground g r eieva.t* n �� e � �it�i tie I ss indicated the gracing plans approved by the my :� addressed n a; required report prepared y an a rb rst. �'�radi�g r co strUcti n is a pr ve with ir the drpine rrtar required treser drg grading operations. The air on*st shallhave the authority t require rete t�ve meas to protect and st� �t t � � tion an rev vel arborist shall pre�ar� re c��rtt 0ntflining a Chermh . rye+ u nng for tree pr to ti r 'any are re u red. :�. a cyst � �e shall be borne by the developer and applicant... CO No parking r storing . vehl e , eq �rr�.e�.�, a ii ery or construction an Rs or chemicals shall be .materials uction: constr ,trailers dum �n ,,of 61, aermitt d within the,dfipline of any tares to ba . D. All work that encroaches, within:the dr ive ffree e reserved shall e conducted under the supervision of a certified arborist. Res& tia Desi 23. The guideline for residential development shall e tbe,R-15 zoninPdistrict, except t for the following: Fr nt set ae�s �aii reduc -� 'ee 'e- �r �t ad arae and `eetz f6r side leading garages, F-7 � � �t� ei �. o feet for a. residences. i � the �' i � 32 which shall be:111711ted to sin91e stery an fee n.nes. int. Lnsca 4. Comply with the following Jan+dscapehm'ga ion improvement and initial protection requirements sunject to the preview and, approvatof tic . 'onin Administrator: Ilk A. Final:Lan .sc� a PI At least C days prior to the issuance �' ,,racing permit orae ept nce f n map whichever' comes first), a final ian scope m at en n, prepared by 4icensed landscape architect shall the , m4nie�eicpr� (CDD)subntetom ► proviC ing fC r ian. scape improvements f'common areas, areas within the �U is igh � a nc Cin the , were San���� ale Unified �c�C�c�l S property. The inal Plan aha i tae wi ne in genera accord vit t o p�reii��i�a y ian s ape p � e hi� t, prepared y R*%ose associates, dated .n 2, 2005,which:was submitted wit .the:app lication. Miii ao,e Puts: All: ropoeid �r �. i b� minimum of 15-gall, n side; �i i s sh e a minimum -gallon size. 2 MaintenanceCost an s pin shag en �r .li es t. tc minimize iaCsap rriaintenance cyst. 30 C�cm iia ce vltb Water C c servation and Si bit C str.ctio Ofdin nc Rni ernents: T landscape pian shall contain sufficient information to demonstrate coinpliance with the reporting requirements, and standards of the Water Conservation La ds aping in New Developments ents ordinance (Chapter --�' car fetter, a t� Sight Obstruction at Intersections ordinance- (Chapt er2— . The latter:ora n nce applies t intear ee io .s with publicroads. Th landscape arch tett shall certify that the pia: complies with the ordinance improvement standards and reporting reC uireme s. B. Security to Assure 'Correct Installation of Landscape'hnroverne .ts and Replacement of� � roverents oow,� b itiTall i'n landscape plan shall be accompanied by an itemized estimate from the anCtscpe architect car ' landscape tie cost atrial and Tabor for the proposed. improvements. Prior to issVdn.c of a building'gradirig hermit er e eplar e f final map', whichever comes first, the app i ant s�aii 1; enter into � ars supe F- agreementp t cash p r r�� c �� for the approve,landscape play. h a.bo agreement shall Assure �� ���ect installation of the approve landscape improvements, �d 2h f 440 MOD1 24 period followma- the date o .. �provem crts of the Zoning dmihiSOat �r in,.t. e cwt ' .il rctber; or dun deficient improvement, Prior to : ll . landscape awee nt pra�p al � . ca.nt h 11 contact the p��*ect pl��er tc� � .� tie ap�r� r ate � � � f long fees. ccptace ' tie secs�trstr � �t cess. e requires acceptance from the roar psons. C. Lgndscgpe Alchilect Report q� ���� . 'fit �-+ �� S aar After eat c� �s t �� � a� � � Zoning mistrat r ceptance � � �Pf t � � the IAn scape etts ani � �� aftersd datetipr � e Landscape Architect: s l �� -ssped c�'' �`the, fr p c �� r t for any failed � � tS sh �r f c �r � d � �.�e Dans, Substitution ofion-pertormingply t� � � �ir �ppr �� of the Zoning Administrator,,. Before the Community DevOlopment will consider the release or partial release the lan crap �� tie inspection ��� ng � tie lands upe architect aid s c rr ctivc ac ►� rpt* tied y t� appc mt shall be submitted ttcr r t t� � � t D el ent ep ent, copy:of the report shall �c►rw rded t tie HO : ., , e Delete., , In I t 4Y t w , 26.7 Plants Esc for l ndscapl , er si centrcl sh �l .be rest�cted t native plant-, p cies and nor-invas ve n . plat peel T � ��' la��� a��i� p a:� sl y e review f'►r n si e fa is �s � the ifo Ex -1c "est Plant Ceunci 's C IEPPQlist 1`PM. c c Pest Plants of ria ost010ica 'neem in California: and the reviewer's knowledge. of inva.s ire species. nplata palette � l r � 'or ;� c species n r't rc► . ' he g�adihg panby a l star ist, The species ire Tab shall be 0, a rr � t� plant palette. In addition codes cants,and restrictia�s ����' s��l prc►�zbit subsequent planting ting these:plants it i vi a l e tre ers, In addition, the Ian scape contractor should t)e int4twed that they must notify the crrunteelprert � a. tre�t or i SRVUS: if: s . stittions arc made during plant installation. iasis will help to.protect the preserved open space areas trom fi rther intro ductidn f iuva ve�� S. Mme. Biological - . Colonization y invasive ses Pede stfigpffisduestr Trail East 27 r0or to re ordin of the final ma the applicant shall make and irrevocable offer of dedication of a 250-foot wide f+ t-ina pedestrian:,and equestri trail easement, to the East Bay Regional Parks District or other appropriate public agency, as identified on the' .e io al and P�otetztigl 'grails Circulation Exhibl t submitted with the licatio . The..applicant shall r ide e ridence to tie Zomn Administrator pp that the dedi6ation has been made prior to recording of the final map. Cultural Resources . anisignificantcultural�a �als such a artifacts humanburials or the like are encountered durinton str .ction operations, such,o ►erations shall cease within 10 feet oI'the end, the Co rn�t t evelc pn ent Dep ent shall be notified within 24 -:hours And qualified archaeologist contacted and retained for further recon ir er dat ons. 'ig ficant ultu ra. material .clue baare not limited to.) bo it al b remain , c�.ip ►e stone, v dstone, bel and bone artifacts, concentrations of fire cracked rock, ash, cb rcoal, shell, bone, and. historic .features such as privies or building foundations. 29 . In accordance with section 050. cf'theHealth nd aaf"ety c and Sections 0 , and { of tie clic Resource s od.e, if human remains are discovered during, � avatioor� ball i � ediatel stogy at the construction site, tleout� Cot tier shape cortac'ted the Nativeericanetae Commission shall be contacted. If the remains are determined to be Native American in onn, the remains shall be protected, and the most libel descendants shall e notified. MM. Cultu.r i - .' U d�sea►vered Cultural 'Resources) }. Prior to approval;of a "adin plan, a veli survre s al b c ndt cted to deter ni e the location and characteristics of each well. Thesure shall be conducted and documented .a State registered ,geologist or engineer, and the results submitted to tie ;ount `or revriew. Identified water su pl ells B all either be: (a) proper abandoned in compliance itl t e atif`or a.ia epartmebt of Water � eo�rces, ali `oa well standards prior to final aprcva 'the grading plan, or, ins e� ted a ualif ed professional to determij.e whether each well is sealed at the s�rfa to prevent'infiltration of mater--bogie contaminantsproperly 'into the well casin or surround n� r vel pack'and sealed if necessary cc-ordi to the California Well Standards. Documentation of the inspections and seal installations,'if an , shall be provided to the County mor td f n ap �o al of the � p radin lan e. 'u tu: -- 1 dud scover+ed t ult ra s): g p .raod%t:in F-1Q NPON77777Z . Pori or i. � � endue d er e the !2cation and-Charac 6rls-tids bf ie#�L 11, Th',', b� and doci—OtN DY %ft-It'Ost n Lp b to tI-le � �� rye . e � � 1 � �� � � : 41 ��dy abi k. pp. pngd,�ej mo M91'e, W M t6 �al R gs C-g Ii,:Lm M i a W S or bb)� te4 bv� _tp�jL e, w :w. 11 is erly sealed. � : c � 0 - n ns_ � vni Qns� an ea _IrtoM, ell S, A -0 al if AVI d UTMI MMY •� r1or to ISSU Ing 32 P 0 4, R A. P. f gra— sj C1 arl -i es bya hot-__,.,n]*S ts-us go T P RE The restricted,:t a :r -A isiv;D� gn in 16 fin I I a,n.d' uldbe:,� 4 Sggpingr p M, tMed or i is _I ;he f mia � P, t't�E X0 ij 'E S " � � AD �" iom2 K s ureatest IC Colo C:LL r IL in �IV gic _v L. iL L: LL�:LL , L g.QXen aIVL Se V entL.,'L at ie s �di � � � � e�r'._L L � �� ID'L L L � the 0 tor 54,.of th L enter L AR Cant has b t Qn MOL erenOL tl I qd 1,114YL 2005 p res2p1gd L: at he j :a letter ftQM the W CAn!L', a en :%r and ade � .�� 5�. �� � � t . zoll.11��'T tL Administrator a, reVi.'SiLo-n to ILe July,20Q5 �4cti n, a im m nte i Ild L Sereno � :�.' I " �'� � q�"I. pj 1er �V L LLL� �' � � or_) 1� �jL,i � r..� dee amtn he*�ight and:I & hL �.cC€�►rdanc with the i � � `�� � �.�� � �, r �'�� �' � � � �.� �� r.0��e+d the Loni � r� s r � n b.e � f e �,radn��e eC S removed aLi .ebris,Lshall b � ff ILI re ii L LL of the W *d L Thi$ edial L L qu hillside elevation of appro ately for Lands and670 feet for Landslide B. Landslide s not located above the proposed deve opment,and F11- therefore would not impact the building site if it were to slide in the future. (MM. 1 o address t e hatlo deposits. 'land ide dchr s i the i l id ravine ,are � � the north d west sides fthe, site Lndsiides and D), well- asdrained b� ttrdss fids shall e cons t�eted and founded .n �� firm bedrock matriasnderii the hillsidesoiu unstable surieii hi is'id.e soil that mles most p t a depth of few f`ee exposed in cut slopes will want ret:6ediai treatment, which iii in ludo Complete rer o�vai df,a portion f tie coli glum, in the'cut slope;or removal of th.e eoliuviurn ae n ent with eineere nd T buttresses shah he of cuff ie ent depth . size so as to rovid ale irate literal u ort the �� area,. �"h,e routine, s :all e remedial grading efforts are sufficient for the Pro eet and o engineered slope stabilit anal si is not needed. (MM. Geo o �- 1. Potential for Landslide Hazards) :� i� , fhe F roi et Cote ieengineer: � �e � geologist shad observe sio�es a tu�r�be b► tie mss ad n o ►eratio ,for the osihie resenee �' natural wins s �� . If deemedeeessar " the p ro'eet engineer rrndii aeons shall b in� e� nted. erediai acinous latraluin , `finero ndnl include e construction ofeCdrains" to i teree t see in � t::*r or the iuse e '� der � rs � .ieh acre d ei �o�zoot i :rain which re Il ed direei l nt+e the s rir area: � eo o Y- ,. T to i l for Landslide Hazards) :��. � e►te ie d sig on-8 ear tion f'dr a drainage and suhd.r is system shad e cdordiated rit hrdrloie desid irui � of the stdr drains 8 stere', 'qhs mill ensdre that st+�� mater det�ntiox basins can s .fie e construct d ih areas la, .ds ide'activity:and. that bows rthe s� ci in system .re accounted for together ri,h t ri water runoff in desi nin o esti facilities ecorevent downstream B odin . In addition, raise in wale areas where eat sdil tend to cc rx late to eater .epths is a rir ary c nsi derati on end eoteeh ie l e+ �cerr s must e coordinated with drainage facil' e . MM. - Geology 1. P tentia Lor L�aods die HusWds) 4 �t llo i finish grading, the grading areas Will e seeded:,with an-.38. ro ate eg tato =.x:to► e �.ter:..,erosion and. promote h bitat aloes. (MM. Geology— x. ju otetl for Landslide Hard ) : . e recc rnrr endat ons rade by BGC (August 2001. for cut and fill slopes foundation tior s' stens, retaining walls, exterior flatwork, utility tenches, seismic y hazards, pavement sect]on, corrosion conside ations, and cut/fill transition lots shag e ire ler ented. eei'fieall the f�llowt-n measures shall he i demented to ensure oten�tial sol set le e t aid me vem t irr p acts are addressed F-12 slsignaccountills dor th ` nst cti n on POP construction. sig Shall ng veered t + unt for hnmsC, over t rshould:. sed � e esus f Ia��g-term :§O- ti � fest . ,� � � ern mo� � program may be required eonsdenim the eptb ' and x n of the proposed fills. The � �� ��g � �� ��a1� � � n y the Project enginthe lopme� dadi � �� � � � een finalized. ► R elat* um so co d it ons,.i, :b steal ed across a re as. T :� can a accomplished y ve�r4exc�. ating �� areas un er a�� y the naive sail mat �iis repl e e�t�t� ew '�'� depth f the:r quire ever-exc ifion � �1be dep��d��t upon the actual differential t ick ss i of the new: ►� � � � ���� r�. ���, but it is expecte. that.3 to 5 feet would be require d Exact fill peications *11 bepr ► ed t tie Contrast � � � � spetn �ea : rt � �reten� prior t6�grad permit approval. � d cume�ted mai t r a.s sial e re-owed down t� � car p to .t so edr k pric►r p acemen o�n-e compacted fill. As hese Sols were � 1 generated onsite, they cap - I reused : � at �► rye wed cat ons n the proper �c d.eterb.�.at o ��r re�sc carp c made during gr aCUng y me: r ct c tbchm . V'Oee . � tcri�� 'dctcra � d the get + h a. ce �:cr a. being un suitable f r tic ��tci p�� hall be removed free. the site and t mer rated to new ccpa.+cted fills. MM Geology�-' . Potent al for L h& H .zards -7 . The design of the fill swill �e �ngir eered to a .dress expansive- sails. The fills shallreflect'the results of swell t sts performed o �repr��sentative samples � Solt e se s� e � . '�� t t� �� � r e t t s co str� �ted soil moisture coedit ►�s, 0 *.tin etn used, na tieipate changes n soi nloist�re s to t due tc ,.clip atic c �d tics �d e" g arc � t the c e elc ri �t ' he s t . M� + v- 3. Te ti r L �tW e a ds site dr- ag fa.c It e � e +d a cd t Project c � n t+ revent ponding of mater �g d� a id after g g, Each c t shad be dies. ed to dram reed a ere s on res tta�t dna ag �' �s � �d 4k� cud Construction cif in swa es around:4 structure- orated ev 1 graded building pads. MM. Geology--3. Potential for Landslide I azara$) ;942- At the com etion o the r�.ass g adiii c p rat n the Pro, Ct eotecb.n ca engineer shad. observe and test the exp nsio�. p� e�da c► of e�p�sed � the building, Dad areas. eased these c►bser at � aid tests, a foundation systems for: the pr �sed3esdcnces sad. be designed tc resist tie anticipated. farces= Specific building approach s that maybe: pleen d i�c u e th ase � deep pier and made'bean �r struct nal a type ounda�an s�lstemsl measures to reduce up.i t F-13 p rest es, - atmen f it o const�c o of ubdraisystems (Mm. �� m � ing �� f�r � nthe oi � � � st residence, a 00 scant shall r ide ev denee accep ableo► e .Admin strat r that e above sted e Utes have been plies with. on�tet n!Endlt n 4-17744. Pri or t 'issuance,of a building permit for demolition, renovation, or r - o fin �tb xist� . b * i . s� � as s ns sure � �a �►�+�� t� � der the at n l Emissions �t r d rd I zard .s Air Pollutants NEsHAP) ui ell es c tend 11 ab e be tc s-ednt i. in a e�als shall be removed, e►ns tent �th NES standard , p��r t� bulldin demolition MM. HazM t ui i lids) Hazardous-B Id n Mater �4-)4 5. ,A lead sur of the parted b Iding surfaces and surroundingsoil shall be If the lead-based pa any�:COA rtior,to m em 1&4 tmc .....nJee con ervi ant on so the ite th Wd serve as a VP olso: d" rb, th� s r dig �� i� l s r r is r�� r�l�� � � act1v t s t . The name, � and telephone �� f ih in hal e posted � � �+ �� � �rd�ect it . d d mato � � the Commun ty revel �ment Dep## o t at two eAs.ifiterVa s, any records f an y cornplamt&al wi, the disposition Pg enc T con the DIP: At Jeast one: week: pno to,, com, ej,� �, r 'me. t f Ing lrt � �r � � � � � . ��� or ►�str:�. � 7_ �tx+o� �+ mill ' e ,, st c� at s �` x.11 owners id s f t with 500 feet �� the _tea r l�oun o r site n hat st qli ed'mss * rl�. �' :noticeshall include a list O�c�r�ta t ���� wo game, t��l+�, p��e►r�e � r �d area f respo sib llty. n person res cosi e toy Main' .nn the list hae �c �d d. �"� lists li rcpt current , t ll, times ani shat c �sl� � ` ersc�:�s It authority indicate d l�r ►leet .rective' frier area r . si lzt . Tie names o is d rld��ls rc pc�sl le �c else l tt r �+ , tree p. tecticx, eon-, tru, t�r� c d e i � erosion C.,O relan �� 24 hour � � � r� er, s� .l e �ress � detl� ed l� tie �ctc . ons `ucti � tY. . f all notices shall e �.c��rre�tl trans ltted t tiety : evel er t De r ment. A list �`the names �� d.+d�r ss s of t ie � �� rt wa s noticed. and a map identifying'�nthe area noticedsell accompany the notice.. E* .t least 3 . .y nor t the issue. nce of a gr hermit, � � shall e s� mitte to tl,e � in s rat r � r���e� �d a� r � l; addressing rist ct e► a �c se dist, liter �d n tiu t n 1 n �lt� cl r�es�res to address t es l� �ats� �violation t� � vd program or lc l +ard i a� es sh I rewire it red ate rk sty age. I�nece saryl O stru.ct o rk shall n a1lc� d t ► ►ume until an appropriate construction bond nas been pest d. '. The kart shall not interfere.with:existing neighborhood traffic now An on site area �n �� � � e��-� yin :u � bt aid employee vehicles shall e provided. G. Th r ite §hl 11 a main tain d �rderl� "ash on. F llowingthe 'cessat c n con cti + t t l car sty ton sial removed from the site. . cl a uca s and petro duft.1 cts shred 6�-site der�� ec stract c� shall t� � n edcc lst � other The F- 5 i:. .: :.. .:? .. .........-'s:.. stbra be in acc rd =6 ith �� uivale t on file Wth the County Services : � � � � teals ivisic n. refueling and ___ vehicle i i itena ce eti its � .� Ioca ted ro creed orrid ►rs. `o��t�cti�n �&Dem liti on � 4 A 7. At least 3 o days prior to th issuance of the building and/0r ernolition :hermit(s), tie developer shall subm.it a "Debris Recover Plan"' demo: strating ow ffie� intend to recvc e, reuse or saly g building rnaterials c th deb ns r enerti� � � the der� liton ` elstbg the onstrctiox ' yew ,buildings. :fit lest d . s friar to the final inspection + �tie first residential unit net including � ►dels, the aev+i to er sh 1 subnai �mpl t d "Debris Recover R port"" doeur�e tip ctu I debris recovery efforts in luc .in the u �tities �rec ve ed and l df fled m, en: s t� .t resulted rro the r ect• Bioko ical c oEndibo .s permits::required y shall e obtaine IrOM th USFWS, CDFG, RW CB, USACE and USall mitigation m6asures r qWf6d, by federal and stateSato reduce, ofset, car avoid impacts to an species fisted under either the st .e r fede ral E dur ge ed p ci s .ct'or protected under other state or federal lav shall be implemented. Evidence of eor pliance wi.tb these requirements,shall be submitted to the Zoning Administrator at lust 30 days prior to the, filing of a final rnap aid prior t � iss ce `a . --a: * r building permits. 'Ifo avoid disturbance to active, raptor nests, the followir g measures shall be lemented if grading is to occur,within the nesting season,(Febru.ary l to ir ►uust l , l grafin will occur outside the raptor-nesting season, no mitigation is necessary. The foil o w Ing measures are: qualified,bi ►lo ist shall c: on uct a pre-cons 'On survey w tb�r� 2 days of the beginning f grad in or tree rer�n�val to search fir active nests, The results of the, survey shah be.,suinmarie& in a letter submitted t the Co 'costa countd prior t g;radir g. o If testi raorse found duan t ureracin or tree remo �tll OC r within feet o n active nest nti1 the young have fledged as' determined' by a qualified biologist), or until the + nreceivesrite athratibn from to ceed. If impacts to oast tries are u , vc idable, they shall be remove during the nen-breeding season. Stan ar take' avoidance measures t- lud � mom.tot .= imtial clearing of�vege� �o�, nu i fence .g the no�rtber� bound.ar�� of F_1 h.egr ; , and an education program, for contractors working on site. (MKBI*olog�Caf. 1 0 4 q-..*r)'0 To avoid disturbance to n-e'ting,,California lark, ,and loggerhead shrikes, �� h � be �pm+ � Viadin IS el ! ► occur wigthe este season (March 1 to J _ t � � u cc r of e st season o mitigation is �.e s �. �'� oho r��xr easy es are:, qualified ed biologist l conduct a � -cons on survc wi in21 ►. dins hn o gradin 9 - 'fie + � � to' se reh tor active rests. "i' i �� � c uld b co ducted n Conjunction:with thea for sue :: sabove,, �' rsuts ft � � sellarized in aletter,.submitted to the Crtao� taCounty:and,DFGprior to grading. If nesting,e Cal forma horned larks s r loggerhead shrrikes. are found duringthe:: u � gad ng tree ren 1, ia al 11 Q c r withz � feet of an active nest'ur it th.e � h fled��ed, as detert� �e�lad a ltie ert receives written�biolostr Pr u�ti � auh r pati+ r from IFt r eed. If r ducts to rest Tees are una idable,they sh �re oved du to non- reedingseason, +• St ndard t ke avoidance measures. including. monitor du g initia clearing of ve etat o� an exclusion en e alb t ,noxt �bo���a� of th �xad g aid rs aeducation program for contractors woon site. (MM. B iological—2. Raptiots Nolle Conditions 1, nor to recordation f the final maps the s=u di�lder shall �r aye deed disclosure, for review and u r of the Zonis Adin.i �strator info�� � future pro v owners of the potential tial Bevel meof the 9.6-acre school district prop err . The approved disclosure shall he recorded w i th the deeds of all lots within the subdivision. 4w. Structural noise mitigation shall he incorporated into the d sib c the resideeerosed construction Iot , to the eters eeesar , t achieve .n acceptable interior;noise level of5 dB NLThe S.Pecif c meaasur+ s to implemented shall be determined based on an acoustical Twtigation investigation, leh shalle prepared qualified acoustical corsultrt, eugin. er or architect with prior ex en ec ce in mitigating traftic noise., Mitigation measures shall ensure that interior role levels i.thr � hlthle areas � �e residence reduced to an acceptable level dBA DNL/CNEL. such r ensures include, but are got 1mlted t the use f :�e r amore the f flows measures Vi +• increased setback of dwell i . from roadway, ► construction of a sound bamer, use of increased Wall insulation,: and i �t i � + � �. n .min . � � Mm. �c�ie -- . Comp��ib �►� r p os�e La se '-ed c a Trafflic Conditions) Noi*se Contours Project (Year 2020"11 Water Conservation meas .res Water conservation measures fir both internal and external use shou d be IN inco rparated into the design a d constr ction of the Project. P roj ect sponsor Landscaping in New Developments (Contra Costa Court Ordinance 0-5 , Chapter 82-26). � . mD emeht tion of ecomm gid. ��� ed � tf �e .sue (:SCM) for co: troll ng con cit o�-�gener .te . ffigi ive du§ . These measures include. 1 Water all active cor struction areas at least twice daily. 2) Corer all frucks haulig acid, sed, and other loose materials or require trues to maintain at least two feet of freeboard. Pave, pp grater twee tr. e daily, or apply nou.-�to .ic soil stabilizers cru all r � av d access roads,parking areas and stages areas t construetion sites. 4) Sweep dail (with crater sweepers) alldpavaccess roads, parkin areas and staging areas at construction sites. 5) Sweep streets daily (with water weepers) ifvisible sail material is carried onto adjacent public streets. ydr seed or apply non-toxic) soil stabilizers to inactive construction areas (previously gTaded areas inactive for ten days or more), 7) Enclose, cover, water twice daily or apply non-toric) sail binders to exposed sto Kpnes (dirt, sand, etc. .: 8. Limit trattic speeds on unpaved roa&:to 15 mph. 9) Install sandbags or other erosion control 'measures to prevent silt runoff to public,roadways. o)Replant vegetation in disturbed areas as quickly as possible. Street Names 1. . At l99 east 30 dais prior to fit o a the l�'inal. Map, pro sed street aures public and p:rivate shall be submitted nor review 'b tie Comer unty eveloprr er t l epartr e� , ra �hics 'ect ou (Phone #335.,.-12 'o'). Alternate street ar es sh at lr►e submitted. The e q ua M p carmot'he'certified by the Community eveloprr er t I parer eut w*1 tl out the approved street names. PUBLIC WORK` RECOMMENDED CONDITIONSOF APPROVAL FOR F--1 04 11 1 cant shall e��ply with the re u ent$ ` T9nd title f C+ ��� Ordinance � �e pti � ��t ulat � Ti hese a nditi ns of apprva . � e pProraare s � �� esti �"ertativereceived, by the Cmmui y Development Department on October 19 2004. OVAL Pw6k:TO OF COMPLY WITH THI�::FoLLOWING CO TION$ APPXII' RECORDATION OF THE FINAL M, ►.P u ral RNuirements: 5156 I� with S ctio ��-� rdir ee C0.4e, this subdivision sal Conform to all appl 1P ab �r��i i+��s �` h+ ��b division rcl nee Title A. y �e pt � der �r � pe i� all listed in this editil approval tt �re�t. ThO. �ri�a�e, road.,And, �tilit� ire��ert �tlire elm �� .11 re �ir � reie per a o th.e u.blie � T epartment and , are d o� tie � � � tat re reeei ed tie cnmiye�rlpj#ent�ep�rrart -ob 9:12004. -54-.57. Improvement plans prepared by a registered civil engineer shall be u nit ed to tie �'� lic � er S e e t, � �eeri � er ice :division, Wong with review and 'i: speeti .feesWF, Wsceu its fir iii improvements ei ed by the rdir anee Code fb t e on i, �" ap r dal f tl i� S--di�ri_i" These plans shall include any x ee ssary tra gic� si �a e � st ipi�� pl n der review �b the " ra �prtti � r� eerirr� ivn. isic . Roadway Improve:ments,(Sto.ue::valle..Y- R61ad)* . ►.ppli ar t shall -�f ee st .et e� b, 0 sic e*all 0dth asureel frees CU ry face) : necessary! lonptodioal andtray v rse d 4mage, pa er�cnt w ening,, trasitiers, and street on gi.altie `rretae f' ter ales �.eadet een Street "A" and the easteria pr€�p rt line f the � n�al� ��ni�e, �cho,61 District prop rtv where existing frontage irnprc�ve e is end jest f Monte Serene :give. Pavement widening and transitions shall provide for a 56-foot road width mit legit l a �ebzatie� aid l r se ,ed r e is s. ��i� shall specie ca incl d.e one i -deet Widc tr l 1 i� each it �ctid�,` -foot i e bike lane in each directi n and a 6 f et l�d��ea a ie i n. Where left turn pockets'ars re �ired fey legit-tura � veet� i�td tereedeeer field. parking lot and existin Moate Vista High School park ng. I tl, 14-footWid�e left-- um pocket shall be provided. The roadway improvements shall be constructed along,both the north e�th sides el`Sto e Valle� �� �it� tie e�� ptiono�` ter , grutter, and siealkain tl sett sidehere tee facilities already exist. "-19 Fri ii i '� applicant sbrlt a re imn.a�r imp rove�ent sketch plan and rof e to Public Werra for review showingall required improvements and right of wad fronting �e rojee an of � ��Ston Vdlle �. . " ' ketch.plan be tb scale, slew hor zontal and verde .l .ts trans:itions, curb lines, ane str.pirag, and cross sections.: 57-.00z. 'he applicant shall word with the Town of Danville to acquire rights.of entry and/ r eneroae� ers permits fr the Tom i rider te► cons Cruet �l read improvements on atone ValleyRoad'. : If t .e .eeessa� right of entryandt r encroachment permits cannot be acquired prior to filing the final map, the applicant shall submit a sketch plan indicating interim improvements along the project frontage, subj ect to the review and approval. of the Public Works Department. The sketch plan shall be to scale and shall reflect interim p rovembht and right of ay, � l include ho��ent l and vertical a i �� nt ' travellanes, ho�ld.ers ian.e , and necesar� pave��er�t ra�asitidn a� well as provide appropriate sinig � stripig. ' h appliea�rt shall coristct the interim p prove i accord a ce with approved plans f` r the road sectio required n to e va e load. The interim improvements shall rear der around..the Town ` vide right ' ' ' interims improvements' sial allo for the future construction+ `the' It nater ad vI e in as defined in these conditions of approval. .p s ca t shall construct p avem,ent vide ing . transitions a.on g the ftonta`e of Stone valley Road between Street "A" and the westerly property fine. Pavement ent deu halresu, n a 56-feet goad. width with left turn haa� li�ati n , la ds aped m diat.s, an tra�.�ition to patch existing re d im provements on Stone valley Road at the westerly property line., 'his shah . specifical1y include one 14-foot wide travel lane in each direction', one -foot vide bike lane in each. direction, anda l �-poet ode ��d cap c e+c� ate. A.44- foot wide left-turn pocket shall be provided for eastbound left-tern movements onto street �� �� . center turn lane shall be::,. e for turning movements in and cut of the OAkh IY:parr parking lot. The roadway improvements. shall be const r cted Siong both the nort.� and south sides of Stone al es �.cc►a the applicant s� .� tend the e r� gutter, �d s ew .kj en the south side cif` Stone ValeRoad to Glenwood Court. 5 The applicant sh .11 submit a preliminary impro�remen-9.6,20W t s et � plan and Profile to public Works for review showing all re red:improvements an n it of va y fronting the project and off-site alonStone"' alley ea .. The sketch pian shalle to scale, show h nzonta. and vertical aliments, tran iii ns curb pines, fame stomping and cross-sec Jhe ficant shall work with the Town of Danville to acquire :rights' of pp entry and/orencroac me�t permits from the Town in order to construct full road improvements n Stene' ValleyRoad. If the necessary rights of entry and/or encroachment permits cannot be acquired prior to filing the final map, the F-?0 v ._ .. µ..: ... ..... .. .....3•:.. °�. '. `.Sea.. u................r........: .... :. ".'. .... ...»I".. 333' ...........,u,....� �e pi the Mit n. gnpTpvm applicant.shall sub, a etch p1anih*40 9 iot ews i� ong irefrontage, t the preview' d � 4 f he Pui Wres Department. The sketela plan : shallbe to Seale and shall reflect interims i �renents intf way o ' sh &� � � � � � � � � � � of travel lanes, s ld� rS. turn lane , d n ees a� � � � � � a per id appropriate signin and striping. The appy icant shall construct the re re Stone': " �� � d nten Ir pyre a ants � � � around the Town of Danville right f way. Tb interim rnp�rovement� sh allow f r the fu tune construction �' t� tiat read �i e �� defined., + inthe., conditions of approval. 4776 . Applicant shall construct a minimum 24`of wide project entrance/exit to :accommodate a minimum � --foot wi m d � and � o .tb and la s. " houtbound: �h consist creinirru l��-' ri �t� u n access wesl and Slane dal cy ,. X440'i . le turnane: o access eastbound ound �t ne Valley load. �e read shall aad,4 t an ni n ft a - `eet width to a 36-foot width between the project entr�0,/exit and the northerly curb re turn. �d rernalnuniar at 3 feet heron. "65. A fi nt shall e6 stru t a ter et-� ee►nue ct ►n �it� � rade curb returns at intersect on within the er ect i e dd � tie r ect elAr! c e: it (Street 43766. Applicant shall install pedestrian ramps at all curb returns w thi the project as well as along the:frontage o*f Stone Valley Road..,z Ade uof way shall be dedicated at the curb returns along the prqject frontage to, accommodate, the return � ur r n s. et�ect-ble wor0i � urf`ac ( .g. tru +c .te t dom s hall installed as a. of all e��r ► ramp nstrue The applicant steal install safety related i�r�pr�vernents can all streets (including traffic signs n sip n�) asapproved by Public Works. T'raMc Signal: 65-,68. Applicant shall contribute a one-quarter share of the estimated cost to construct a signal at the intersection of Stone Valley Read and the future entrance to tie sc cer f eld/school arkin Jot. The fundshall be dep sit kd into the County,s Road Improvement `rust Fu (No:. 819200 ande � s*gnated "the Cot Ct l' 'a si,gnath8 1 tion, Roadway Improvements (On-Site): Applicant t s al ccnst� t the n� ite ro dwa s ste tc current County ty public road scan atds, with a minimum:traveled �iOth cit`� feet.�it� n -poet F-*1 'Wi vii, 0§ iiiFii TI �Utilitv:Plan.(Sheet 3 of nary of- j il!� t ay', own o r a d n g:-z h 1 n the:rre imi Gradin 9 minimum �-sac arouna 10) :C�u-1 d Aum s S I have, 31 -toot,radii., t,.,.,rminus::of'the driveway on shall c a around:at t 47770. Ap lidant gtrtict t- PP serving propo ed Ut ect to IfTequir6d, s f th-e F ir'e Di strict. s Lot 32 the review o te:�or other alternate paving:material at the Street Use of stamped coocretib TO r Y, n'o !il:pe m Department. "A p foject entrance shall t be itt d b the Pubb Works P Access to Adjolning: rope Proof of Access Works �of the:.=quisition of all 69772., Appli cant shall:�z furri'sh oof to Public pr perm t d/ easements for the ' 87�� of necessary rights of wa right ent sl�l an a�h,ent,,,. publ i*c:. and fivate,,,Toad and cons on::0-f ff ite, temporary or p erm P d rainage.improv ements. 74-.73. Applicant: shall:filtti sh proof to Public'Works that emergency venicie access (EVA) is available from the terminus of Street "A" to Monte S ereno Drive i�gnme an e 1 s of Stone:Valley Oaks Drive to Street::"A"'on an,al nt d from:th term-nu s-+b ec o Works::review ::and"...:the. review and �approvali:., of the:�Zoning u t A Public s shall be Admim*strator. Through traffic, other than emergency acces not permitted.to use these emergency vehicle access roads. rmcroach-me, t Pertifit Irom-, --n �—,74. A� HcW�,, sha-11 obtain e t the. County's encroachm permit pp Application and Permit Center:�for.construction bf improvements within.tne right of way of Stone Valley Road. A Dn I c o ain a I n encroachment enni m x-I-I* ant shall, I bt p t1ro �,Ihe Town,of Danville for any improvements constructed within,the right of way of Stone Valley Road that are within the Town limits. Site Access App I iednt:s inquisn �,ig ��.76. hall Tel abut+ter's r hts of access along:the Stone Valley tage o entr ron with the tion:ofthe Street ance, as Road f f this'property, Ifically appro nditions- f appro spec ved under these co, val. Road Dedicaflons: conveVL to th U y edication nght of The plican h 1: e:�Co nty b OffeTo.f D 7-4/-.77 t::s W 4 on *dth:along,the frontage of St e Valley way a& necessary t ptov -Je��ia foot wi I n 8 Road according to the Precise Alignment" established by the County in 1967 F-22 77 arawmRPA-43,31 on file with the Public Works I epar�tment . The applicant shall or lth the San�. on Valley Unified School :district to dedicate right'o wad along the soccer field and proposed parking lot ft nta e. If the applicant is not successful in working with the San Ramon valley Unified School I)istr�ict n dedicating the necessary right of way along the soccer field/parking lot parcel owned by School District, the applicant shall submit a letter to that effect from the School,District and this condition of approval sh l be eliminated `�happlicant shall dedicate additional right of way, as necessary, along the north side of Stone Valley xoad to accommodate interims. irr rovernent , if necessary, adjacent to the Town of Danville richt of way. 7.7 8, pplicant shall convey to the County,, by offer of Dedication, the right of way necessary for the planned width of 56 feet for each of the followtn90 Street '"A", Curt , and Court"C", including additional right ofway to accommodate the cul-de-sae at the teius of each strut. 74-.79. Pro id e sight distance at the Street "A" entrance and entrance to the soccer Fparkin arktn lot entrance for a through t affic design speed:of 45 riles per hour. Lands a i , walls, fences, signs, or any other obs coons must b� placed to maintai n:1adequate sight ance. 77:80. -Provide sight distance at all on-site roadway intersections for a through traffic design speed of 35 :miles per hour in accordance withLLChapter:82-18 of the Cont rdinance Code and. County comer sight distance standards. andseap , walls, fences, si fir , r other obstructions must be placed to _ malntan adequate sight distance. ML aten a.nee of 4,&81. homeowner's association (HOA) r ether acceptable entity other than the Cunt or the.Flood Control District shall be formed to insure maintenance of all cot��on areas, public and private a d ca. ed meas, Teta n , ails Within ul lic n*olit of wa perimeter all /fences, EVA's, and the detention basin., ncludn� the outfall into the pub lich of way, neither the Count nor Flood Control District will accept ties facilities for maintenance. Applicant shall develop and enter into ' a maintenance and plan of operation agreement that will insure that all common areas,L public and private landscaped areas retain. walls within ub c of ixtavperimeter walls/fences, ff .'s, and the detention basin will be maintained, for the review and approval of the Public Works and Community Development pmen Departments. en.ts. W.83, Applicant shall record a Statement of obligation, in the form o a deed notification'. to inform. all future property owners of their legal obli ation and specific responsibilities to maintain all common areas, public and private landscaped areas,retaining wall within public ricrht of wav perimeter walls/fences, w A.'s and the detention basin. -84The applicant shall appy to Public Works for annexation to the Count a dscapin District 1 - L--2 for the future maintenance o public landscaping and automatic im'gation facilities prior to filing of the :dual Map. This may entail annexation to the existing zone {done and/or formation of a new zone. Pedestrians :facilities: 81-85. Curb ramps shall be designed and constructed.in accordance with current County standards. Truncated domes shall be installed on all curb ramps. Adequate right of way shall be dedicated at the curb returns to accommodate the returns and curb ramps. 83z86. The applicant shall design all public and private pedestrian facilities in accordance with Title 24 (Handicap ,Access) and the Americans with Disabilities Act. This shall include all sidewalks, paths, driveway depressions, and pedestrian ramps. Equestrian Facilities. 7. The app,licant shall Rrej2are a detailed study that determines whether or not horse trail crossin can safely be installed across Stone Valle y Road. Tie study shall be preRared b r a Traffic Enai .peer. If it is determined that a horse trail crossing is needed the stud* shall recommend en.d an appropriate« location and d:esi n includin eometrics lavout, signine, strijaing, and arnin fights, as necessary., to address safety issues along Stone Va.11ev Rad. The to d shall be subject to the review} of the Public Woks a a r � nt-and the review and approval of the Zoning Administrator. The app l cant shall be res onside for all costs associated with the preparation and review of the stud as well as the costs associated with the desiLyn and installation of ani iu roveme�ts that r av- be deemed necessar ; by the stn lv and approved bv the 'Public Works Department and the own , dmin,istrator. Underground Utilities. 941--88. A.11 new utility distribution facilities shall beinstalled: underground. Existing utility distribution facilities on the north and south sides of Stogie valley Road shall be installed underground if rights of entry and/or encroachment ennits are obtained from the Town of Danville and full road improvements can be constructed.. The requirement to underground existing facilities shall be P- 4 h3...h33•, 3.43..... #3^..:`.v 4,..., w. .. .... a3. . ^'v!q.... .i.. i........... ........ fir..,i# €.... ......... ......... ...... .. �... .:...... .. .... .. .... ... ... .. ..:.... .... .::. ... .: ...... -... ::.J .. : r r .3 ...... ....... ! ....3 i....31 3...€ ..... ....€ .r ....� �. .. ........ .. .. ..1 ,3, ,.,i .... .... .... ... .. x. . I li...I I.....Ili...I.....I.....I........IIS � ..... ........ ......... �... ... :,. 13....i,....li....i.....€, ..3...I € s .. .�.it..i 3...1 I....I...�.....i....il II w. .t .. .. ::., .::::�... .,.:... ....:II....I i........I,I,....,3. .. .,....... .. I .., 3.f .. .:_. ..��. eliminated if said rl ghts of entry and/or encroachment permits are noted and interim improvements are constructed. S "` U Me 8-5789. Property ty caner shall apply dor annexation to County Service Area L-1-00 Lighting District by submitting. a letter of request; a ^metes and bounds description- and pay the {current LAYCO fees. Annexation shall occur prior to filing the :final Map. The applicant shall be aware that this annexation process must comply with State Proposition re .r m t , which state that the property mer must hold a special electien'to approve tie annexation, This process may take approximately 4-6 months to complete. Detention Basin: W.90. The detention basin shall be designed and constructed in conformance with Contra Costa County's "Detention Basin Guidelines" and shall be previewed by the Mood Control District. All hydrologic is calculations and hydraulic analysis shall conform to Mood Control :District requirements. Noise Studies: 8191► Any noise studies,, which. may he required, shall be based onultimate road widening and ultimate traffic under the general plan. The applicant shall install any 'sound walls includ n footings),,, which may be required,, outside of the public road right of way. Drainage improvements. Collect and Cnve . The applicant shall collect and convey all storm water entering and/or inin this t without divrwadequate stc r Bra nae'facility, to, an adequate natural watercourse having definable bed and banks, or to an existing adequate public storm drainage system which conveys the storm waters to an adequate natural watercourse, in accordance with. Division 914 of the Ordinance Code. Provision"C.3"of the NPDES Permit: This project is subject to the County's Stormwater Manaenent and Discharge Control Ordinance, As part ofthese requirements this project shall ncC rp rate Best Management Practices MPs to the maximum imum extent practicable into the design of this proiect, implement them and provide for perpetual operation and a'intena.n e for all treatment BMWs. F-25 .Xceo_ X94. This project is not subject to Provision "C.3" of the NPDES Permit since the proposedproject was deemed complete prior to February 15,2005. Storm Water Pollution.Prevention Plan.; -94-.95. Prior to ground disturbance, the applicant shall prepare a. Storm Water Pollution Prevention Play (SWPPP) to mitigate construction related impacts and submit it to the Regional Water Quality Control Bo rd. The SWPPP shall be Dept on-site at all times and shall be amended whenever there is a change in contstruction.or operations which may affect the discharge of significant quantities of pollutants to surface waters, ground waters, or a municipal separate stogy sewer s stem., M ' Hydro-lj . Miscellaneous gain. e Requirements 92 6. The applicant shall design and construct all storm drainage facilities in compliance with the Ordinance Code and Public Works Design Standards. 797. applicant shall prevent storm drainage from draining across the sidewalk(s) and driveways in a concentrated manner. 94:98, Applicant shall dedicate`a public storm drain easement over the drainage system that conveys storm water run-off from public streets. The applicant shall obtain off-site offers of dedication to the County for any ,conduits, outfall structures and appurtenant access to said: facilities that convey public road drainage beyond the subdivision boundary. 99• Amlicant shall reduce the project's impact on Green Valley Creek by reducing thepear hour design storms, and smaller design storms, leaving the flows from the site a minimum of 0% less than the pre-development conditions using the design storm as a basis to the satisfaction of the,Flood'Control District. 9 -6- Erosion protection and energy dissipation;measures shall be provided at the ends of all surface and subsurface drainage facilities (EIR Section 4.2.6, "Impact Hydro-3,"paragraph "c 0 1. The project lies within the San. Ramon Creel. watershed, To reduce the impact of additional tonn water run-off from this development on San Ramon creel., one cubic yard of` channel excavation:material will be removed from the inadequate portion of San Raman creek for each. 50 square feet of new impervious surface area'created by the development. All excavated material shall be disposed of off-sitee by the developer at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. F-26 ..... : :.. u ... a. ... .,... .. ... ... OR Upon written. re uest, the applicant may make a cash payment in lieu of actual excavation and removal cit"material tom the creed.. Th cash pa�� �t � be calculated at, the rate of $0.10 per square f6ot ofne v impervious surface area created by the devlopment. The added impervious surface area created by the .evelopent w*11 be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to woxl on the creek .uali . 10 . The prod " ect lies within the Green alley Creek watershed. The applicant shall contribute to the "'drainage deficiency fund'!.for Green a ey Creek at the rate of $o. .0 per square foot of new impervious surfaces created to further mitigate potential cumulative impacts of increased storm water runoff i.e. increased o of rr e, rate n sedimentl+loading) (EIR Section 4.2.6, "Impact Hydro-3 paragraph"f' (page 4.2-13)), MM, Hydro-3) :National Pollutant Discharge Elimination,System DEQ 103. The applicant shall be required to comply with all riles, regulations, and procedures of the National :pollutant Discharge :diminution Systems NPDES dor municipal, construction. and industrial activities a.spromulgated by the California Mate Water Resources Control Beard, or am of its .eg ional WaterQuality Control Boards (San Francisco Bay Re9'on or Central Valley Region). 14. 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 CostaCounty Clean Water program for the site's stogy mater drainage: minimize the aount of directly connected impervious surface area. Stencil all st drain inlets «► Construct concrete driveway weakened plane *pints at angles to assist in directing runoff to landscaped/pervious areas prior to entering-the street curb and gutter. Shared trash bins shall be sealed to prevent leakage, OR, shill be located within a covered enclosure. �* Sbllew roadside and on-site grassy swales. Distribute public information items regarding the Clean. Water Program to buyers. other alternatives, equivalent to the above, as approved by the Public Works Department. - ADVISORY Y NOTE PLEASE NOTE ADVISORY NOTES ARE ATTACHED TO THE CON TIONS OF APPROVAL L T ARE NOT A PART OF THE CONDITIONS of APPROVAL. ADVISORY NOTES ARE PROVIDED FOR THE PURPOSE of INFORMING THE APPLICANT OF ADDITIONAL ORDINANCE REQUIREMENTS of INFORMING THE APPLICANT of ADDITIONAL ORDINANCE REQUIREMENTS THAT MUST BE MET IN ORDER TO PROCEED WITH DEVELOPMENT The applicant/owner should be aware of the expiration dates and renewing require- ments prior to recording the Final Maps. Comply with the requirements of the Contra Costa Sanitary District. Comply with the requirements of the San:Ramon valley Fire Protection District, Comply with the requirements of the Health Services DepartmentEnvironmental Health Division, Comply p►ly with the requirements of the Building Inspection Department. Building permits are required prior to the construction of most structures The applicant Xll be required to comply with the requirements of the Bridge/Thoroughfare :dee Ordinance. for the Area of Benefit,as. adopted by the :Board of Supervisors, NPDES Requirements The applicant shall be required to comply with all rules, regulations and. procedures or the National Pollutant Discharge Elimination System NPDES permit for municipal, construction and industrial activities as promulizated by the California State Water resources Control .Board or any of its Regional Water Quality Control Boards (San Francisco Bay-Regional lI or Central valley-Region V. • Vesting Tentative la Rights-- "ne approval of this vesting tentative snap confers a vested right to proceed with development in substantial compliance with ordinances, policies, and standards in effect as of May 10, 2000, the date the vesting tentative neap application was accepted as complete by the Community Development Department. The vested rights also applies1to development fees which the Counthas adopted by ordinance. These Nees are in addition to any other development fees which,may be specified in the conditions of approval. +► Additional requirements may be unposed by the Fire District, the Health Department and the Building Inspection Department. It is advisable to check with F-2 ............�r �3. 1 n ...f ,.�:. ...........,'a ir.....i....,....:... ..:i." ,I�...........:.�...�,:�..�I..............I ii l............I i.3�.........I.II.i1l�...........I..IiI.;::.......3i.1.!�r.,.....I.i.II,.......I....i., .,......i_I...l,.. i.t I.....I ii h..,...3.I.�.....I�.�.I....N.i.I.,....",.,............... IIII,.IF,.,.......: ......, 3.3 ...I...3IM.11 .111, ,3 3 3.......ifi.,e.: m .3.....,..... .......�.........1'Ii�.1 F.r.....�.�. .., f..,�..."..1.,3'..n,,......,1,.:.....................�:. :.3;...31. ,.........,..., .y. .<� .....:.. I these departments prior t r gestin a building �t or proceeding project « 'Me :wilding Inspection Department will require two sets of bu.ildin.g plans which roust be stamped by the Community Development t department and by the Sanitary District or, if the site is not within a Sanitary District, by the County Health Department. * The applicant is required to pay all costs for the Community Development Department to monitor tie.compliance with mitigation ation measures and conditions of approval. * If requested, the County will arrange for a meeting of all the regulatory agencies that would be involved in permitting the installation of drainage improvements and storm water quality improvements and facilities. These agencies, such as the Department t of Fish & Game, .army Corps of:engineers and the Regional Water Quality Control:hoard, would be able to collaborate on any mitigation measures or conditions associated with the issuance of their permits. F-29 ATTACHMENT #2-. SAN RAMON VALLEY REGIONAL PLANNING COMMISSION RESOLUTION NO. 27-2005 P::.:3:..P .... :.. �! ...313 31.... ...1 ..... .... ..... ..r. .... .. ea.. ... ... e...� .....i, .i..i 3 i3 i.3. 3ri....I.............. .............1 .. �. .. ... �: .. .i ...:..... .i 3 i..i i....I ,. .I ......... .......... .:. .. .. ... ....ilk � .... .........a...:. .. < a � .. t .. :.. .. ............i.::.!a....i...l1....i13...I... i�.N.. ....I:...III...11.,....1.3 ... .....I�� .�... .,.3.... r .: � .,., ...i .....i,�...�:,..,..:....ir......-....I....li.i,....i:.....k...I'.....1.3.......!. � � �.. 1.. !.. is RESOLUTION NO. 217-200 RESOLUTION OF ' `ffi"ra SAN RAMON VALLEY REGIONAL PLANNING COIMM SSION OF THE COUNTY OF CONTRA COSTA,�STATE OF CALIFORNIA, NCC 'ORATING FINDINGS AND RRC OMMENDATI. N OF THE REQUESTED GENERAL PLAN AMENDMENT, CHANGE, IN..ZO1N4.z, NG..9 FINN ► DEVELOPMENT Pl"A AND VESTING TENTATIVE MSP FOR THE HUMPHRE ROPERT LOCATED IN THE ALAMO AREA OF SAID COUNTY*. WHEREAS, L avidon Hames (Applicant & Owner)proposed development of 24-acres off" a -acre site commonly known as the Humphrey property, located in the unincorporated area of Alamo o within Centra. Costa Count. which entails the development of sinal family residential lots, related improvements, construction of a st€nnwat+er detention basin and ded.icati,ob of -acres as open space, for which application was received for on October 19,: 2004; an. WHEREAS, for purposes of compliance with the provisions. of the California Environmental Quality Act and the State and County CEQA Guidelines, the Board of S er is rs, on temear 14, 2004, deemed as complete and adequate, a Final Environmental IMPact R�eportfoi the tentative cancellation of Williamson.Act contract and specific al.temative use plan over:a 2.4-acre,. onion of the -sore-Hum hrey property which was identical to the current application; and WHEREAS, after notice having been lawfully given, a pudic hearing was scheduled before the San Rarnon.Valley Regional :Manning C ornmission on Wednesday, J� 15, 2 , where alb persons,interested therein might appear and be heard-an. WHEREAIS, after opening the public hearing and allowing public testinie .y and re utfa.l by pp the applicant the Planning onun ssion requested that the applicant and staff provide additional information/analysis and continued the open public hung to the Wednesday, July 20, 2005 hearing-date; and WHEREAS, after allowin.g the public hearing to remain open and allowin , additional public testimony and rebuttal from the applicant, the Planning Commission again requested that the ppa li cant and staff' provide additional information/analysis anal. continued the open public . hearing to the Wednesday, august 17 20105 hearing .ate; and WHEREAS, at the public bearings the Planning Commission on. reque to .that staff and the applicant provide additional analysis/nfbrrnation dor the prosect including; revised trail plan analyzing the possibility of placing a equestrian/pedestrian trail along the western side of the site. Page + A.revised frontage improvement plans addressing queuing and turning lane issues, as well as identirying the height and location of any retaining walls to be located along the frontage area. •� A reprised grading plan that lessens the impact the school parking lot would have on the Monte Sereno property owners to the east. * A copy of the sale contract between the property owner and the school districts +� A legal opinion from County Counsel regarding County jurisdiction over the 10-acre school district parcels WHEREAS, the applicant provided staff a copy of a revised site pian identifying a trail along the western side of the property, and after analyzing the plan, staff reported to the Pla nin Commission t .atp roviding a trail connection along the western property line of the site is not appropriate and would create a number of maintenance, drainage and aesthetic issues; and WHEREAS, per the request of the Planning Commission, the applicant prepared a revised rontag e improvement plan incorporating issues brought up by the Commission at the hearin i The revised plan included a Ionizer left`tura lane heading westbound into Glenwoo g d _ Court,,aid identified the revise l+ ratio andheig t f the retaining wall to be located within the p ublic t-of-way, adjacent to lets l thru. . The revised plays was reviewed and approved by the p gh Public Works Department; and WHEREAS, per the request of the Planning Commission: the applicant prepared a revised grading plan that addressed some of the Planning Commission's concern.s relating to the ading ,plan and the proposed elevation of the school district property. The revised plan identifies a final elevation that starts off even with and ends up lower than the five Monte Sereno properties that abut the school district property; and WHEREAS, having provided the Planning Commission with the required findings for approval of the General Plan amendment, rezoning, final development plan and tentativemap, the stat'rec+ommend.atio �to the Planning omission was t'or approval of the tentative,rn� p and a recommendation of approval to the :hoard for the General Plan Amendment, Rezoning and Final Development Plank and WHEREAS, staff having indicated to the Commission that the project under review is consistent with thei ro ect description found n the Final Environmental Impact Report prepared p � for the partial cancellation of the Williamson Act contract and'specific alternative use plan; and WHEREAS, on Wednesday August 17, 005 Tuesday, the San anion valley Regional County g Pla .nih Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; r .. .. ,1....31... ...... II. ...I�....i..i : .. i� .l.i:l ,....i.................... ........... .... ...... I..............�M....�I�........ ..................3........................... ...r... ....3�:r... .....3: .. .... .,F. 1.... �..''.. I. ...,......�..�......,. _. 'rte........... l'a, e NOW �` EREF RE BE IT RESOLVE , that the an Ram n Valley Region .l lap in Co rxi son 1. FIN D&t .at the proposed joint grading plan for the 24-acre site and 10-acre school district property will not result in an integrated plan and will not result in a ply that is,consistent or harmonious it i the surrounding uses; . :FINIS that the lack of�equestrian facilities on the site will result ina project that is not consistent or harmonious with the character of the area; . :FINIS the lack of an internal trail connection to the proposed open space parcel will result in a project that is not consistent or harmonious with the character of the area; 4. FINDS that there is insufficient evidence to support the required evaluations listed below, identified in Section -66.1406 of the CountyOrdinance, for autho Planned Unit District for thispry eta a. Reauired Finding: the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character ofMe surrounding neighborhood and community. b. R uired Finding: The development of a harmonious.. integrate'plan Justyies exce t ons rom the normal application of the cede. 5. FINDS that there is insufficient evidence to conclude that the proposed subdivision, together with the provisions for its designanal improvement, is consistent with the general plan goals aid policies. Page 4 E IT FURTHER RESOLVED that the San R,arnon.Valley Regional Planning Commission-, DENIES the tentative map application for 39 units on 24--acres of the Humpbrey property; and RECOMMENDS that the Boar. of SupervisorDEN the�e propos General 1 C OMME` amendment,rezoning and final development plan. AYES: McPherson, Gibson,Heeley and Matsuna a NOES: None ABSENT: Mulvihill, Couture ABSTAIN: None On August 22, 2005, Davidon. Homes filed an appeal of the San Ramon Valley Regional Planning Commission's decision to deny the tentative map. NEIL MAT SUNAG A, Chairman, San Ramon Valley.Regional Planning Commission County of Contra Costa, State of California ATTE T: &nLoo\• DENNISM. BARRY, A.ICP, Secret County Planning Commission, County of Contra Costa, State of California ..... -�: .... .... ....1.1, Im.r.. ..lfi.. ....313.3 .3 ... .. � ..... ... ... .... .....�T ... .. ... "ss:XA �� ..... .. .. .... .. . ..,<Y '3 �... .... .. ... .. .. 13....311. ....... ..... 3 .... .... ::#:. ..... 3 3i��f�}^' ....... ... � .. . 3 ;:... ... ... .... .... I i 1. Il.�.. �3.h �.. ,... �... ........ ..,.. ...: ... .v.... 3. ..... ....a3 ...3 ..... ... ...if ..:. .... r... I.... 3..l ,.. 31l .. .. .,.... 1..... .. ...1....a I....1 ... ..a � ,�.� I.........� ,.l I. .. ,. ,............ I. ... ATTACHMENT #3: REZONING FINDINGS MAP F'i'ndwings Map' :._ P, .1 Aw4 .......... *................ r: { f k . ...... ............ ............... L.... Mil .....,....,..,.. , ...... ....... _ }... l !v .! v,.r �' 3 ..e. . • .. . ..a !'Y \ !j•L S t x _7 ...5 .t yt-3.k •....y ; f\ l ..S ............,... .... .,,.r r4.,.... ..r t!!:' 20. t .........; r�r ... ` �• .......... ........... R ..... .,XI .. 7 •... ♦s e •a• f PP\ it d i�4.", Y ••.♦ � } `r � '• r�.'r yi 'r �'�.,s s'.j ............ Rezone From. A::-4 - .. San Ramon Area I NI. M atsunao a Chair of the San Raman Valley PlanningCommission,fission State of California,do hereby certify that this is a true and correct copy of We R-16 of the Count 1978 tonin MQD indicating thereon ereon the decision of the San Ramon Valley Flaming Commission in RZQ43150 the matter of [vidon Ho es- -N(I d ATTEST: i s S s l Secretary of the Centra Costa County Planning Commission, State of Calif. RDINA CE NOR.., . (Re-Zoning .and in the z5an RmnArea) The Contra Costa to C ounty oard of Supervisors ordains as fellows: SECTION 1.Page R- 6 of the C ountys 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 ty Development Department File No.. RZ043150 • FROM: Lard t se District - 8aricultural Presenig, T .and Use District ` P rine �. gve went and the Community evelopment Director shal-I change the Zoning Map accordingly, pursuant to Ordinance Code Sec.84.2.003. P:m ......I., A4 .....-1 . ............ IV. ........... ....... ....................... ........ 17 :.. ')? ,.yry,{� 5 �1+r �,+r« •,..�,..��. i� `' .4«art,...�+....k;i «7w'.««.... .tu....:. it nr., } , y t � •»+''�- `}, l _ �.,z•4 2s"'Y'"}''+y�s1S., ••.rp•;,,.r:_;� S r� ,.��.«i, a` r ti.: �`•�...•. S. .r,' �'a+ +.•�.` ..,, At., k S �r.r,«� 'i..i.>».+, i• ,:.'y�+,...R a JI a ..* ORDINANCE If ,.S z. i,r +t ti R ;4 ♦ ia, f�+� r { r g «1 : r t 't ,«.,.„5..,,,t .•... '>-•'> -ti arty• '� �+t„ 4y�' } ,.�+,.,,,�y��..y�..� "20 RA, ' yIA �i "ti",�a.w,ri#•ra #l ..y�-1 •"' Vis. i# 4.-.w #.#.at.r `•.+.it p'h: �.. t.i, .'s q ,!',i'4 S �, ��t ?., #s.+tt4t # � t.i� ✓ it ��' i -t„ :.. : Y A r `�N«*+v 'S. E • #R t«F:.R $ tat Ly l! `i i�N'+.f t4• 0 !#•!R ##t � »y t`i� . k t�#�R�,•�y�.{es iY1;lY rrww �...�.................. h r SECTION II. EFFECTIVE`E DATER This ordinance becomes effective 30 days after passage,, and within 15 days of passage shall e published once with the names of supervisors votingfor and against it in the ,a'newspaper published in this County. PASSED o, yth follo ing vete. Supervisor � No Abp Abstain 1. J.Gioia } 2. G.B. it ema C 4. M.DeSa,ulhiLer . F.D.Glover ` ATTEST:John Sweeten,County u ty ,drninistratAl or m<< and miler C oft e arc of Supervisors s q,hairman of the Beard By Dep. (SEAL) .Z0 3150 Davidon.Homes ATTACHMENTDAVIDON HOMES ►PPEAL LE E .. i� .r# �. ....m.��uerw.-�.a#- .�,.,:u u�•�:,* .. .... ., i.... ....i .... i.....i....., 3..... .........I...1....i, i.... .... I.... I....,13.... .I.....1 ...... H...... .I. ....�I ...................... .... ......... .... ....... .... ..............,..::..... � -� �.. ^N2.: � I.... ,....i.... 3..... 3..... ...3 !1....!W ..N ....I N.....i...... i..... �.l.......N.........I � "�.`�'�...........'�..... a z , �J 'x s �, Via Hand Deliver Chair Uil ema and Members of the board of Supervisors c/o Planning Department dnta .Cod Con inwity:r ewelopment Department 1 Pine Street,grid Floor,North Wing Martinez, A 94553-1290 Re: Humphrey Ranch Projecii Appeal of San Ramon Valley Regional Planning Commission Decisions Ladies andGntl me : Da vidon times the applicant, appeals. from all decisions the San R.ar. on V .11 Regional PI anning commission made or purported to make on August 17, 2005 regarding the Humphrey Ranch pro)ect. I believe toe decisions consist of a denial of : avidon's ampli ati n dor a Vesting Tentative Subdivision Map File SD 8905), and a purported denial of a Preliminary and/or Final Development Plan (File 043091). To the extent the Commission purported to make any other decisions regarding the Humphrey Ranch project, we appeal those decisions.as well. The grounds for tie appeal are as follows. o No finding of the Commission is supported by the evidence before it. •► The Commission exceeded its Jurisdiction and abused its discretion b by considering matters over which its has no authority. These ratters include, but are not limited to, th e Commission's attempt exercise jurisdiction over matters that, as already determined b the : card, are within the exclusive jurisdiction f the San Ramon a le minified SchoolDistrict,'the Commission's .tt n�pt to exercise authority over ic tions for school district proper that ,were not before it, not noticed, and not f a endize , and the Commission's ion's attempt to deter the project for lack of information related to development of the SRVUSD property. • The Commission purported to deny a:preliminary and/or Final Development Plan for the re r e t, b n the the County Code (including section84-66.1206) provides that P Commission decisions shall be only recommendations to the Board. • The Commission considered and apparently based its decisions upon infort-nation that is not relevant to the project, and: which has already been finally addressed by the Board, as noted in the accompanying letter. The Commission apparently believed i had the peer to reconsider and alter final, conclusive determinations already made by the Board. Enclosed is the appeal fee of$125.00. .Also enclose:is a letter from our attorney requesting that certain matters already decided by the Board not become the subject of extended debate in the hearing on:this appeal. Please let:tee know if there is any other information you require from]C avidon Homes to pursue this appeal. 'Thank you for your attention to this matter. Very truly yours, Jeffrey Thayer `ice President Enclosures cc: (with nclosures) Catherine:Kutsuris, Deputy Director Patrick Roche,Principal Planner Lillian Fujii,DeDutv County Counsel John Wyro Marie A. Cooper .... ..:.r.. i 3'..::, 3.... #..... .. .. .. ..... ..i. 3Y3 R..,i .... ... .. .. .. ..... ��.... i ...ii .. 1.. ii.....lh....�......:. 3::........:;....'# ..... ...#. .....i ...i .... l...3i 3..... ....... i. ... E:.. ..3 . I z aif#. .....i ...i....i.....ii, ..1 i i�..i... .... ....II I...:1 1...3i! ...i ..... ....i i.,3.I .3. ..,i ............:#.:; P..... i....3. ii I.....i ! 3 li i. .. .3i ...a>€.... ....� I !f..!..3Ii i....l14 !. l.....'!! 7... ...(... 1: . B I N HAM MUTH E Js Marlie A.Cooper Our He e No. 30296 August 22, 2005 Via Hand Delivery Chair Gayle B. U lkerna Bingham McCutchen LLP Members f the Board of Supervisor Suite;210 Contra Costa Count North lDeveloPmmuni n ent Department a PO Box 1 Pine Street,2nd:Tar, North Wind WalnutCreek, CA Martine, CA 94553-1290 94596-1270 :fie: SCOPE OF BOARD HEARING NDA ID N I S HUMPHRE 925.937,800a RANCH PROJECT 925.975,5390 fog Dear Supervisors: bingharn coo 1 m writir to request that the hem �'n the -unit Humphre arc project i Boston', the Alamo area be limited to:natters relevant to av do 's pending applications Hartford London s you know, Davidon is appealing from the Planning ;on��issic�n lecislens to Los Angeles deny the Humphrey;ranch project. The bearing on ay don's'appea.ls will libel New York e held concurrently with the hearing,on D yido 's applications for a General Grange Count . ,Plan Amendment and ez nl relatedt the -unit Humphrey Ranch San Francisco res denbal pr+� ect. We dully appreciate that these are legislative matters over Silicon, vol e tie + unt has bread, olie ..ming discretion. he applications also Tokyo include a.PDP, FDPand vesting Tentative ve Su division Map, which address Walnut creel numerousplanning,and engineering issues. Accordingly,we expect the Washington discussion of this project to be wide-ranging. We also rete, however,that processing.,.of the Humphrey Ranch project ect was, at the instruction of then-Supervisor Gerber,brc�ken.into t o separate steps, and that the Board has already considered and approved tentative cancellation of the Williamson Act Contract. The Beard adapted Resolution 2004/405, w icl approved tentative cancellation and Made several findings and determinations. Planning D "artent August 22, 2005 Wage Resolution 2004/405 was not challenged in court, is now beyond challenge, and cannot now be reconsidered. We accordingly request that at the hearing on this project, the Board or staff advise the public that some issues are no longer open for consideration. In general,while the EIS..the County prepared studied the Say.Ramon valley School Bingham McCutchen LLP District's proposal to build a parking lot and playfield on what was formerly bingham.com part of Humphrey Ranch,along with I avidon's residential project and I avidon's proposal to offer 63 acres of permanentopen space, it is only 3vidon's project at issue in these proceedings. Specifically,the matters that were already finally decided in:Resolution 20041405 include the following; •► Whether the bounty has jsdiction over development of the San Ramon Valley Unified School District parking lot and playfields. Board Resolution 2004/405 already determined"that development of the SRVUSD Component is within thejurisdiction of the SRVUSD and not the County, and that the Board cannot mandate that any particular development plan be pwsued, or ' Resolution 2+ 04/405 certified and adopted the conclusions an analysis of the EI , adopted findings,and approved tentative cancellation of the Williamson Act Contract, which is an administrative, adjudicatory decision. Sierra Club v. Hayward, 28 Cal. 3d 840, 849(198 ). No one sued to challenge Resolution 2004/05, and the time to bring a challenge is long past. Govt Code 5128+ (180,day statute of limitations). Accordingly,the decision cannot be reconsidered. .heap v. City of Los Angeles, 6 Cal.2d 405,406(1936)(city civil service commission,having Ornade its final decision on the discharge of a:city employee, "had no jurisdiction to retry the cittestion and make different finding at a.later time's); Olive Proration'Pr Rram Committee v.Agricultural Prorate Core m'n, 17 Cal.2d 204, 209(1941)(agency could not change its prior final decision without express authorization to do so). It.is conclusive and final. Hensler v. City of Glendale, 8 Cal. 4th 1 (1994)(final`adjudicatory decision is res judicata);State of California v. Superior Court 12 Cal. 3d 237(1974)(same);Patrick Medici Croup, Inc. v, California Coastal Comm n, 9 Cal.App. 4th 592(1992)(sarne) Rossea Holdings, Inc, v, 'tate cif California, 21.2 Cal.App. 3d 642(1989)(same), California Coastal Comm�n v. Superior Court,210 Cal.App. 3d 1488(1989)(same);City and County of San Francisco . .Padilla, 23 dal. App, d 388,39 -39 7(1972)(discussing application of doctrine of administrative res judicata against local agency that made the administrative decision) Pub.Res. Cade §§ 211 (once EIR.prepared, no additional EIR.may be required unless specified circumstances involving new significant impacts are identified); 21167.2 (if no one sues to challenge an EIR.,the EIR."shall be conclusively presumed to comply"with. C QA for use by responsible agencies). z. . ...... _..- 3....3,��......3- ....! ��. ,.... .. .. ... aa. .. ��1 1 3 13� .....3 .. .... .'aia ..., l ..... ,.3, ..! .. „ .9 ... ... ........ 3 i.,....1 3...1 I....i.... .a..... .. .. ... .a. r...I.... .. N+3�..i..,lilt!..3h .E,....ii......:.,h...31' ...3... ...,....311E l.� l.. 3114. 1..... ......... ......... ..... .. .. ., ms's P .... ..... .ne. ..a.w ... .. .,, .3 3 .. .9 ,....i i I,....i C. ...�: .... .:�. .... .�....�...I .,i. .3 II i....i I.....h .....I I .. ...., f ..... ....... ..... :�. 1, H. .II ...Iii A h �.. ll. .... ............� 1. `�,.... s... II .,. ... t `Yid.......I ""�... ,...... E Planning Department .uust 22, 2005 Page that any particular mitigationmeasures be implemented." Resolution 2004/405 further determined that the EIR."adequately studied the impacts of the SRVUSD Component and determined which mitigation measures may ce potenifentfeasibly red uiimpacts of that component to a level less than significant, and that these measures are within the responsibility and jurisdiction of the SRVUSD and not the County." Bingham McCutc en LLP bi g am.com Whether the Williamson Act Contract::on the 4-acre residential project site (23 acres for housing and l acre for a detention pond) should be cancelled, or whether evidence supports a cancellation,through demonstration of a public benefit or otherwise. Resolution 2004/405 already granted tentative cancellation and adopted findings supporting the cancellation. • Whether the .EI .is adequate, sufficiently detailed,or complete, or'whether it reached the correct conclusions. Resolution 2004/405 already certified the EI as adequate, p�rc ct-level :SIR for full development cif the residential component, for the open space component, and"for the SRVUSD to pursue the SRVUSD component." It further found that the EIR.is adequate regardless whether the school district pursues its project, and that"the Board would have certified the:SIR.as adequate for the Residential Component and the Open Space Components alone." Whether the EIR properly includedall three components in one SIR. Resolution 2004/405 already determined that the EI.R complies.with all applicable requirements, explains why the BIR. addresses all components in one:SIR, and concludes that by doing so, the EIR did more than CEQA requires. We male this request to avoid the confusion that was apparent in the hearings before the SRVRPC regarding whether certain issues remained open for f ! f decision. We also`think it more respectful to let speakers know certain things have already been decided, and not risk m sleadin. Borne to believe that issues are open for consideration and decision, when clearly they:are not, For example, at the RVR-PC hearings,the Commission went so far as to ask for a legal opinion regarding whether the Board's prior determination that it lacks jurisdiction over the SRVUSD was correct. Likewise, ewise, C ommissio er requested information about the correctness of the EI 's conclusions and whether its studies were adequate, Plannina Department August 22, 2005 Page 4 We look forward to pursuing Davidon's appeal and applications, and to presentip the Humphrey Ranch project to the Board. Thank you for your consideration of this request. Very truly yours Bingham McCutchen LLP binghom.com v Marie A. Cooper cc: Catherine Kutsuris, Deputy Director Patrick Roche, Principal Planner Killian Ful ii, Deputy County Counsel Dina Harris, counsel to SRVUS Jeffrey Thayer John Wyro #.. ; ..: ..#., .�...................... ................ ......,.,: .:..... . ..............,... .,.. .,. ....e ................................... ATTACHMENT #5-0 WILLIAMSON ACT CONTRACT RESCISSION AGREEMENT DRAFT 10/18/05 Williamson Act CRescission Agreement This Williamson Act Contract Rescission Agreement("Agreement") is made and entered into as of October 1 2005 by Davidon Homes(hereinafter "T av don"or"landowner" and.the Contra Costa Board of Supervisors(.hereinafter"County"or"Board"'). RECITALS WHEREAS on r eoruary 5. 2001,the Humphrey family petitioned the County for partial cancellation of Land Conservation Contract A#4.76 on an approximately 24 acre portion of a 96 acre ranch near Stone valley Road, in the.Alamo area of Contra Costa County hereinafter"Humphrey Ranch:")pursuant to Government Code Section 51282 in order to seek County approval roval for"an alternative use of land" for residential construction purposes (hereinafter"Residential Component")- and WHEREAS, on September 12, 2002, the Humphreys mended their petition to seep in the alternative . contract rescission pursuant to Government Code section 5 256, and ME Z.EAs, on.Jul 7,2004 the County Boars of supervisors held a duly no ticed public hearing to consider the Humphrey's W lliamson Act petition for tentative cancellation or rescission; and "HEREA. on September 14, 2004, the County Board of supervisors approved ResolutionNo. '' 004 40 ncludi its n.corporatedexhibits)which tentatively approved partial cancellation or rescission of a portion of Lan Conservation Contract_AP 4-7 comprising sink approximately 4 acres more particularly described in Resolution 2004/405 (hereinafter"Partial p y � P ' Williamson.Act Contract"),based on the recitals and cancellation. findings, includin., findings under Government Code section: 51282, sett in that Resolution; and VvrHEREA , no lawsuits were filed challenging any aspect of Resolution 2004/405 and the time for bringing any such challenges has passed, resulting in Resolution 2004/405 being deemed valid, and WHEREAS, on September 14, 2004, the County Beard.of Supervisors also certified the amount of the Williamson Act cancellation fee as required by Government Code Section 51283 at the amount of one million, one hundred fifty seven thousand dollars ($1,157,000.00); and WHEREAS, as part of Resolution 2004/405, the County established various conditions of final cancellation or rescission of the Williamson,Act contract for the Humphrey property. These conditions were a. The County's approval of a General Plan Amendment and rezoning, that would allow develo rnent cif the Residential Component or any of the p alternatives, with any such approvals conditioned upon the applicable ... .. u -. .. a .. �:. .. ..... ..:. ... ....:.... .....:.31.....111,.::1 3 1i1.. .. 3... ... ,. �...... ',.r , :3... .a, .. .3 ,....i .... ..... .3.:..�I 7. .. 311 ....1 3....`3 ..�`3.. ''M.. ,.... ......... .. .a .. ..:.::.: ... .:.:............ ..��..� v .��...c ..."-r....r`i:: 13 l... ,.:. D-R-AFT 10/113/05 Migtion measures identified the EIR for the Humphrey Ranch Project _ '(SCH#' 04 20 20 . b. If the property owners elect to pursue cancellation,payment of the cancellation fee set forth above. C. If the propertyl owners elect to pursue rescission, grant of an easement which places witn ontrr Costa County y under an agricultural conservation easement that complies with Government Code Section 51256, as determined by the Community Development Director(PlanningDirector). WHEREAS, this A reement is entered into pursuant to Government Code section 5 l 256,which provides in part: "Notwithstanding any other,provision of this chapter, a city or count, upon petition by a landowner,may enter into an agreement with the landowner to rescind a contract in accordance with the contract cancellation provisions b Section 1282 in order to simultaneously place other land within that city,the county, or the county where the contract is rescinded under an agricultural conservation ea errtent, . . . WHEREAS,, I avidon Homes acquired the Humphrey property on January 4, 2005, and to San aon Trti;i cd school :district subsequently acquired .pproximately 10 acres o the Humphrey Property on April 7, 2005. WHEREAS,I avidbn has identified two properties to be subjected to a permanent agricultural conservation easernemnts, in Contra Costa County,known as the Gateway property and the Chaparral'Springs property, and more particularly described in Exhibit A attached and incorporated by this reference (hereinafter"casement properties"): and WHEREAS,the precise terms of the easements to be placed upon the easement properties have been,generally ne otiateu,but the fine details off`the language remains to be determined; and WHEREAS, the evidence in the staff'report and submitted b Davidon Homes p_ y establishes that they easement properties meet the criteria of Government Code section 51256, specifically: a.. i nevroDOsed agricultural conservation easement is consistent with the criteria set forth in Section 102 51 of the public resources Code, which, in turn, pro vides: Applicants for an agricultural conservation easement or fee acquisition grant shall meet all of the following eligibility criteria. (a) The parcel proposed for conservation is expected to continue to be used for, and is large enough to sustain, commercial zricultural production. The land is also in an area that possesses the necessary market, infrastructure, aidgriultur l support art e ry c s, and the surrounding parcel sues and land uses will support long-tens ccrrercial agricultural production. DR-AFT 10/18/05 (b)The county has a general plan that demonstrates a long-term commitment to agricultural land conservation. This commitment is reflected in the goals, objectives,policies, and implementation.measures of the plan., as they relate to the area of the county where the easement acquisition is proposed. (c) Without conservation., the land proposed for protection is likely to b converted to nonagricultural use in the foreseeable future. b. The proposed agricultural conservation easement has been evaluated pursuant to the selection criteria in Section 10252 of the public Resources Code,.a . particularly subdivisions a), (c), (e), , and h), and the proposed easement will make a beneficial contribution to the conservation of agricultural land i its area. C. The land proposed to be placed under er an agricultural conservation: oa emerit is of equal size or larger than the land subject to the contract to be rescinded., and is equally or more suitable for agricultural use than the land subject to the contract to be rescinded, taping into consideration the soil quality and water availability of the land, ad j accent land uses, and any agricultural support infrastructure. d. The value of the proposed agricultural conservation easement, as determine pursuant to lection 10260 of the Public Resources Code, is equal to or greater than 12.5 percent of the cancellation valuation of the land subject to the contract to be rescinded,pursuant to subdivision a of Section 51283, as determined in an easement value and the cancellation valuation dated October 7, 2005,which is within 30 days before the approval of this Agreement. Therefore, the parties mutually agree as olio l s 1. Davidon and the County agree to rescind the partial Williamson,Act contract and simultaneously place the easement properties under a conservation easement in substantially the forms attached as Exhibit.A and:exhibit B. Modifications may be made to the form so long as the easement properties, and the easements,continue to meet the criteria of Government Cade section 51256. As provided in Resolution 2004/405, this determination will be read.e by the Director of Planning. 2. The exchange of easements for the partial rescission of the Williamson .Act contract shall not take effect until approved by the Secretary of Resources, through its designee, the Department of Conservation ("Department"). pursuant to Government Code section 51256.1. Section 51256.1 provides: No agreement entered into pursuant to Section 51256 shall take effect until it is approved: by the Secretary of Resources. The secretary may approve the agreement if he or she finds that the findings s of the board or council, as required by Sections 51256 and 512821, 3 .... ...:... r... ,.�� ....r ..li 1 .............3 .i.:..I.....3..3 :.:..-.'.�......... 1.................:. ........,1..3."3.1 3..:.1.:.,.....3N1,1-.-.r......I i.,,....NI Ii�;...i.:.......I H..x......3l,I.......3 II.I...................� 3I.t.I........ .. OMNI Wi...I. .YPIP`... ....1.. 3I�....3..5.....7.. ...,............. '.�3....u........3.1..N:.�^...3!.�'1...........,�.....-.1:�qT.......:.�a...Y�;.a...�.3.............,.... ... fi ... .. .... .. .. _ DRAr 1 0/1 `5 8/u are supported by substantial evidence, and that the pro osed a `cultural conservation asex�ent cons stebt it the eligibility criteria set forth in Section 10251 ofthe Public Resources Code and will make a beneficial contribution to the conservation of agricultural land in its area. The secretary shall not approve thea rnent if an gr agricultural conservation easement has been purchased with:ends from the Agricultural Land Stewardship Program Fund, established pursuant to Section 10230 o the 'ubl�c Resources Code, on the sane land proposed to be placed under ars agricultural cin er ati ►n easement pursuant to this section. . D .vi on shall immediately prepare and submit an application to the Department for the approval required by section 51256. 4. Upon approval of the easement exchange proposal by the Department and the Secretary,the County shall immediately issue a final certificate ofrescission in recordable form., documenting the approval of the contract rescission and the agricultural easement exchange. . . To the extent permitted by law each partshall release each ande-very other Ply and their officers, agents, employees, and independent contractors from any liability what oelver used or asserted upon any act or on�i sidn of said p� u.r uant to this eerr ent• Party ' � ` , and each:Party that is named in a leaf action with any other party and their officers agents, employees, and independent contractor based upon such alleged acts or omissions shall cooperate in the defense of the other Warty and their officers, agentsy p, employees,ees, and independent contractors to the extent permitted by law. As used throughout this paragraph, ',officers" includes, but is not limited to, any person who is a member of a Party's governir boo car rh+� _y exercises executive responsibility. . This agr eement shall become effective on the date the Parties hereto have executed it, and shall remain in effect until such time as the Department and the Secr tar have made a decision to approve the Agreement pursuant to GovemmenA. t Code section 51256.1. Any Warty may withdraw from this Agreement by delivery of a notice of intent to withdraw at least silty daysprior to the proposed withdrawal date. After the withdrawal date, the withdrawing Party shall have no further obligations under this Agreement. Signatures and Author*patio Clair, Contra Costa County Jeffrey Thayer,Vice-President Board. Of Supervisors Davidon Homes D—R—AFT 10/18/05 ATTEST. COUNTY OF C ONTR COSTA JOHN SWEETEN C jaunty Administrator and Clerk of the Board of Supervisors Deputy Clem Approved as to Form Si vanQ B. Marchesi, County Counsel • Deputy County Counsea .... I i.....I v. .w.v.,.;, Y. .. ... .... I....N ... ......:. .� ... �.. ::: .. ........ .... '' ... �... ,....E 3....7.., .... ..... ..... .....I ..i A.... .,i, 3... .... ... ...... ..... t. ....i i i.x.. ....I .... .... .,i 3.....311 IW .II ..... ..,i. 1. I ... .... .. .. .. ... .... ..... .... .. .. .., ...... ... .3... !.3..w...I ... .... I 3... .. l... ....1 ...,Ifi ., E..... 1 .. II 9....1 .. I.....i it 3... 11, ..11 !. .,.... ,..... u.,..il,....1 i....i,....I.....I....A3..�...91. !.. .. ..N.. .s IPI..il. .1. .1.. 1 ....... ... I...NI.E,. 113....N6...11.,.....11.....�. .. .. .... .,..... DR.. .Vr 10/181101005 Exhibit to Resoltion n 200 a/ Williamson Act Contract'Res ��l � � ngs Pursuant to Resolution av don Homes and Contra Costa County have aRreed to p rt .11 rescind W* l arns ,fit Contract � the urnphrey.Ranch property and simultaz neously place two easement properties ur d r perpetual cons at on easements in substantially the farms attached as Exhibit and Exhib t M d.ficatlons m be made to the carm so long as the easement prop rte , and the � en �, a of Government ent Cede section 51256. . provided.in Resolution 04/405 this determination will be made by the Director of Planning. The findings n Resolit _ are�b ed upon the Bre t yet orth in th � ut to which this;exhibit is Attached'. on.the findings in other attachments to the same resolution, o information in the Fir al ro ec Ems. (especially Master Com m- ent and on the following: 10 The easement properties, meet the criteria of Government Code section 51256, inca l Tie proposed agricultural conservation easement is consistent-with the criteria-set forth in Section 1025 f the Pudic�. sonrc%s Cocle, Wh Bch, � turn, r vid�es p (a):Aearce&.0roposedfor conservation are expected,to continue to be use or, and is large enough o sustain, commercial agricultural roduct€gym The land is also in an area t Coatossess.es the necessary market, ire rastructure, a,� 'aa, ri+cu�`ur�c�'� �►�►�services, and the surrounding ►arcel sizes and "and uses will support`long-termcommercial a� ri�e�x%urai production, The Iwo parcels inquestion-, the"Gateway"property(otherwise knowns as the fine Creel Surplus Lands and the Chaparral Springs property,are both large,rural parcels of open lard which are perfectlysuited to long-term- grazing and other agricultural uses as well as key additions to the o en_space environment of the Mt. Diablo foothills. Both are classified as grazingla ds by the Calif"o is Department of Conservation's Farmland a d pp Monitoring pr6grarn general description of each property is as follows: Gatewa pro ger P ne Creek Surplus : ads The Gateway property is ars approxiim ately 35 acre site owned by the Contra Costa Count Flood Control and Water Conservation District. The sub, ectro ert is comprised of five p p p adjacentAssessor parcel Numbers 13 -16o-001- -002, -003 and 13 8-170-001 and -007. The land is in unimproved.condition and zoned - (General Agriculture) under the funs zct on of contra Mosta County. The topography ofthe property is fairly consistent, and slo esg entl downward from Hort Fate.Road to rine Creep Rc ad fro: n east to west direction. The site contains perimeter barb ire fencing, it is supplied with a water well with pum and has been used for cattle p DR—AFT 10/18/2005 grazing. Tie property_ert is supplied with water from the Contra Costa Water District, and hot gas and electric service is available from North Gate Road. Other than cattle grazing,the proposed easement for the Gateway property would allow for a . acre staizing area for equestrian events and the deposit of ells on a periodic and as-needed basis from the adjacent Pine Creek Detention Basin. Based on the'terns of the easement, deposit of these soils will actually m ro e the foraging anality ofthe gr asslands on the ro ert p � property. Theis larger than the Humphrey property, in a better location to sustain long-term grazing activities and is currently being grazed by the Ginochio family who operate one of the largest cattle grazing.operationsin Contra Costa County. Gateway is adjacent to the 1,024 acre Diablo Foothills Regional Preserve,which is adjacent to the 1,422 acre City of Walnut Creek Sell Ridge open Space,both of which are grazed and both agencies have demonstrated long-term commitments itinents to the use of grading as a management rent tool. Gateway is also adjacent t to the private 2,100 acre Ginochio Ranch which borders the two parks. The Ginochios own more than 7,00ages in Contra Costa County, and with additional leases on public lands, ,graze up to 13,000 acres. They are the grazer of the Gateway parcel, and have the proven market, infrastructure and access to a ricultural support services and to surrounding lands to remain in agricultural production. a a.rral S gilts ro e The Chaparral Springs property is a 333 acre parcel adjacent to the Black Diamond Mines Regional Preserve on Marsh Creep Road. The property is owned by Save Mt. Diablo• The s abs ect property is comprised of t' urAssessor Parcel Numbers �- } - , - 4- 009-91, -- ►4� -X11- , - - o-t . The�p�rop rt is:coned A-2 Agriculture) under the jurisdiction of Contra Costa County. The property is named for an unusual south slope spring stretches nearly a mile along the north side of Marsh Creed.Road, east of Clayton, Chaparral Springs has bath water service, two ponds and a variety or seasonal streams. Preservation:of the parcel will create a permanent lard.bridge and a Marsh Creep Road scenic condor eastf layton, d permanent protection or this land for agricultural use and open-space is an important step in creating a protected corridor from Mt. Diablo. p Chaparral rings is currently grazed.pursuant to a Crazing Agreement with the family o p Jerry Glavin Sr. Grazing is used as a land management tool and to reduce fire danger on the prop ert . The proposed easement portion of the property(approximately 200 acre ) is:many times larger than the Humphrey property and sr a much better suited location to sustain lone-term grazing activities. The property is adjacent to the 1,030 acre Clayton Ranch. unit of lacl iat�ond Mines _ Regional Preserve (0,251 acres) which is grazed. The East: ay Regional Park District , RP 3 has demonstrated a long--term cornrnitrnent to the use of grazing as a management tool. The property is also adjacent to thousands of acres of private grazing lands ine ud n p p y ones owned b y the Galvin family who grazes Chaparral Springs, The ra vin fail and the nearby Thomas family holdings have the proven market, infrastructure and access to rcu.ltural s� part services and to surrounding lands to regain in aicultural production.g PP fi.. :.... x ... ... :.: r..:... .. .E.. i .....:I .. 3h....., .7iE ...i, 3 I .I ....1E NOT .. ... .'! ...,�. ... .. ... .. ....: : ..... i.. 3... 1 3, .....i i..... .... I'. I. .. .�', I.. i.... ..::........as..r. .... .3.....r,. .:n �`.'�.: ._... ..�.�,.. ..-. .,: .. i } ....I :.. ..... .::.ili .... ...!is I... .. ... ,13 ,... ...it �:.... .� ....... ......, t.-.,r ..i ... ... ..i....i.r.i:........ii...I.:..II..,ii13...i., ...:GIiI il....I.....I. I.. ... .. ........ ....... ...,...... !. �`.. _.. �� r- ��� ... .,.......i...,il:.......ii....II3:....ii,.... ... I..A., I.........II. .Ig !It 3.I 3.�. �.,... i.. .... ,.::.. .. ,: .. RA " `L! ae gen erc'plan th at demotrat a 'ogter, ccomimett to agricultural and conservation. This commitment is reflected in the goal's, objectivespolicies, and implementation measures of thep L Ian, as they relate to the area oft the county where the ease e t acquisuron is proposed,, Contra Esta a nt has a long term commitment t agricultural land c ns rvatlOn i its Lexi rat flan via laud use policies that include agricultural lard preservation and growth management policies including an Urban:limit rine outside of which major subd viaicn an provision of most infrastructure are not allowed. The County also has a"right to farm" ordinance, supportive AF C p�r�cedur s to bolster the U, an limit Line policies, C:� policies to include an analysis of impacts to agr*cultural land res�urc s,Willi�scin.,pct preserves and the existence of several agricultural land conservation trusts and conservancies. {'c) Without conservation, the landproposedfor protection is;likety to he converted to nonagricultural usein theforeseeable future. Without conservation,the Gateway parcel will be developed gives its location with Contra Costa+ unit 's Urban.Limit:line,the CitWalnut Creek s Sphere of Influence and the + int pity-county Nob Cat sped c Plan, given art p ' ti the Contra C: sta Curit `� cntr+ and eaterxiservatn District fir entileets for lit residential subdivision. Chaparral Springs was purchased in 1994 by save Mt.Diablo. The property is subj ect to pressure from ranchette development proposals as indicated by the Save Mt. Diablo group beim outbid several times y private buyers who rade various subdivision proposals for the property. The ending appraisal will previd.e uch greater detail as to,the development value of the property. 2. The proposed agricultural conservation easement has been evaluated pursuant to the selection criteria in Section 10252 of the Public Resources Code, and particularly subdivisions (a)l (c),.(e), f), and (h).,and the proposed easement will made a beneficial contribution to the conservation of agA ultural laud in its area. (a) The easements both meet multiple natural resource objectives. preservation of wetland and creep areas on site; enhancement of wildlife and open-space corridors;preservation of scenic and visual corridors and, primarily, the protection of agricultural resources. (c) . ,s detailed above, Contra Costa Count"has a strong commitment to agricultural lard protection in its general plan and other county policies and the existence of experienced and effective land trust and conservancies (e) The Gateway property is adjacent to the City of Walnut Creek Sphere of Muen e and its preservation could serve to buffer the sphere and adjacent agricultural lands. The Chaparral Springs property is within two miles o the City of Clayton's sphere of influence and its preservation will buffer the sphere and adjacent agricultural lands. (h) The parties involved in the two easement proposals (Contra'Costa County, the City of Walnut Creek,the East;day regional park:district, Save Mt. Diablo, the gri cultural'frust of C on.tra Costa County collectivelyhave the demonstrated fiscal and technical capability ISI ,A,F T 10/18/2005 and experience in agricultural land conservation and management to effectively cry out this easement exchange proposal, 3. The land proposed to be placed under an agricultural conservation ea ement of equal size or larger than the land subject to the contract to be rescinded:, and s equally or more suitable for agricultural use than the land subject to the contract to be rescinded,taking into consideration the soil quality and water availability of the:land, adjacent land uses and anv agricultural support infrastructure. .AA,`.s detailed above,the portion of the Humphrey property proposed for contract rescission is 2 ages. The two easement properties are, literally, almost 10 times the acreage of the Humphrey parcel and are much more suited to long-term agricultural use based on soil and water quality, adj a ent land uses, agricultural support infrastructure and all other relevant factors that contribute to the long-term success of fanning and ranching operaion s. 4. The value of the proposed agricultural conserva tion easement, as determined pursuant to Section 10260 of the Public Resources Code,is equal to or greater than 12.5 percent of the cancellation valuation of the land subject to the contracts to be rescinded,pursuant to sr bdivision(a)of Section 51283, as determined in an easement value and the cancellation valuation dated October 7 2005,which is within 30 days before the approval of this Agreement. The Contra Costa County Assessor has valued the Humphrey property Williamson.Act contract cancellation value at$1,157,000 The easement value of the Gateway property(based on a March 24, 2004 appraisal by John Bouyea and Associates)puts the value of the conservation easement at$8,590,000. .A..portion of the Williamson Act cancellation fee (approximatel 615,000)will go toward this easement purchase, and the remainder will be used for placement of an easement on the Chaparral Springs parcel. The Chaparral Springs easement and appraisal are currently being completed. .... ...,. .."i ...h,.... i .... NMI,: .:.�.. .-....-. ....»~.a .. ... ...I ., .::" .3 .,-....... ..Iia...Ili....: -i' 3:,.....1 -?..... ..'"...-.� .... '3. a :�:... ...f...: ...'#"'. ...... ani..... ., .. :�.E3 .....,. ...:ui .,. .. ...... , A...11 .. ... .r .. a. ... ..... ...�1'F... ..... ..... ., r..:� .....,�7 i..31r .3 ...... ..I ..i ..I i.... .....il ......... .. .. ..11 s....i...1 ...... �`P �. ..ez^ � ...� .i.. ........... .......... .. ..... .f .1 ........ .. ..� .13.�.,I..�E..1�1..............,......... ...�..............��,qq....E.. �.:::Eu.a:u: 3 ..... :... ......... �: _:`..£.. ... 7 "y -...�... .. ... ....... ...... .... ..,..., ...a.. ..�i, .. .�. .>.: .. ,, ...... ......3, .. ,.� ��...���, li!IP`...�1�....7p.�1....�........a..�il�.....Inir............. 1..�. ... ,:(.. WHEN'ID%-'io�,CORD�yt*"liRETURNTO- East Bay Rginl Park DstTict 2950 Peralta Oaks Court P.O.Bozx5381 Oakland, CA 94605-0381 Aft. N. Wean n er ARNs 138-150-00 7, 138" 60-001, 'O-002, -003 138-170-001, "00 7 GRANT OF PERPETUAL CONSERVATION EASEMENT "Easement") is IS GRANT OF PERPETUAL CONSERVATION EASEMENT made ade day of �' 005, th �`Ef ecti a ;date") day �d between the ` qtr Costa County Flood Control and Water Conservation District, a political subdivision of the ,State of Calffbmi ("Grantor"), and the fast Bay .egi6nal Park District, a California Special 'District ("'Grantee"). RECITALS Grantor is the owner in fee simple of certain real property, comprised of approximately acres, located in an unincorporated area of Contra Costa County.. California,, adjacent.to the Citi of Walnut Creek and commonly referred to as the County r loud Control and Water Conservation District Property (.VPNs 138-150-007, 1 -002, -0033 138-170- 001, . -170- 0oI, --0 7), and described in Exhibit "A" and as shown on Exhibit "B" attached hereto ars incorporate . by this reference the "Property") The current Walnut Creep General Ply designation dor tie Property is "Agricultural," and the Property is currently being utilized for grp . B. Grantee is a special district that acquires, develops, rnanaes, and mai .tains a diverse System of interconnected parklands, balancing public usage with protection and preservation of natural and cultural resources. C Grantee,believes that the Property possesses rat zral scenic, agricultural, open space and/or recreational values (collectively " nser ation values") of great importance to Grantee. In particular, the Property contains the arroyo del Cerro Greer, which provides corridors for wildlife`and critical habitat for the federally listed. California red.-legged frog and the Alameda whipsnake. Preservation of the Property is intended to protect other onsite resources including wildlife.habitat for a variety of species including valley oak, deer and golden eagle. D. Grantor desires to covey this perpetual conservation Easement to Grantee, and Grantee desires to adept the grant of'this Easement, on the terms and conditions set forth below, to insure that the "onser ation values of the Property will be promoted, preserved and enhanced by engaging in land use practices permitted hereby that will preserve and will not impair or interfere with those values. E. The Conservation Values of the Property, including the ability to support the agricultural use of the Property, are documented in an inventory of relevant features of the. Property, all of which are described in Exhibit ` ," which Exhibit is attached hereto and rade part hereof: Exhibit "C" is entitled the "Description of Existing Property Features," and includes, but is not limited to, orthographic photos, topographic maps, and digital photos, .All of those items described on Exhibit "C" are on file in the offices of both Grantor and. Grantee. Grantor and Grantee agree that the material included on :exhibit "C" collectively provides ars accurate representation of the Property at the time of the execution of this Easement, and which is intended to serve as an objective information baseline for purposes of monitoring compliance with the express rens ofthis Easement. F. Preservation of the Property as open space is intended to preserve the visual gateway from the central portion of Contra Costa County, through. the Northgate region of Walnut Creek and up to Mount Diablo and will provide a buffer between residential uses and the adjacent open space areas of Diablo Foothills regional Park,Mount Diablo Mate Pari, and Shell Ridge and Lime Ridge Open Space. C a�. Protection of the Property is also intended to protect the water duality of Arroyo del Cerro Creek, the adjacent Pine Creek Detention:basin wetlands, as well as Pine Creek. H. The City of Walnut Creek (110 ")t' is a municipal corporation that adopted the North Gate Specific Plan, a joint planning effort between. the City and Contra Costa County. Such plan includes the subject Property. I. This Easement is being fronded, in part, with aportion of the funds generated by the termination of a contract entered into by the Countyof contra Costa pursuant to the California Conservation Act of 1965C'alifornia Gove�n�ent Code section 51200 et seq.) with respect to a different property. J. The State of California Department of Conservation., acting pursuant to authority delegated by the California Secretary of Resources, has approved the transaction referenced in Recital I hereinabove pursuant to California Government Code section 51256 and will contribute funds toward the acquisition of this Easement. For the State of California to forego these funds represents a substantial investment in the long-terrm conservation of land that possesses agricultural values and the retention of agricultural land. in perpetuity. 'he rights vested therein in the Mate of Californiaare commensurate with the State's role in fostering the conservation of agricultural laud. in California. K. This Easement is also being acquired in part with funds provided by the State Coastal Conservancy, an agency of the State of California ("Conservancy"). The Conservancy is providing funding for the purposes of preserving the Property in perpetuity for open space and habitat conservation, and to the extent consistent with the preservation for open space and habitat conservation of the Property, for public recreational use and limited public access. 2 -'13,' ... .... ........:" 3., .....Y ..1. i- .... 3., i....i :'.... .. i ...ii.. ...�... .: i....,... ..... .., ... .. .. 1. .... r. .r. ..i. i.....7 3.. ,... ., ..3Z,-;;4;,- ...3 .3.. ....i ,._ Y3 .. ..,.... ... ..... .3 ...., i..... ...i .... ....l...i ..... .......i 3....13 : ii i.. ..... � 3 ..... .. .,... ... ..3 ,....i .r.. .... 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AGREE ME NT THEREFORE In consideration of the above and the mutual covenants, terms, conditions and restn* tions contained herern, and pursuant to t ie lames of the State of California and California Civil Code Section 81 et seq., Grantor hereby voluntarily grants and conveys to Grantee a. perpetual conservation easement over the Property'of the nature and character and to the extent hereinafter set forth. . Purpose of Easement. The purpose of this Easement is to ensure that the Property will be retained perpetually and pr dorninantly n a scenic; a cultural and open space condition and to prevent any use of the Property that will significantly impair or interfere with the Conservation Values of the:property. To that end, Grantor hereby grants to Grantee, and Urantee hereby accepts from Grantor, a perpetual conservation easement over the Property on the terms and conditions set forth Ierein. The purpose of this Easement is to establish certain restrictions on the use of the Property, asi expressly provided herein, and to enable Grantee to monitor compp lance with.: he restrictions placed n the use of the Property. To the extent eo�sistent, the purpose f this Easement is also to provide for future limited uh c access and recreational opportunities, subject to and under all of the terms and conditions specified in this Easement, and in particular subject to the conditions precedent set forth in Section 8. Reggirements Regardimiz Pphlig. below.. This Easement does not grant a present Myht to any member of the public to enter poi or use the Property in any way at this time. Further, Grantee shall only have the right to eater upon the Property .s specifically provided herein. 2. Rights of Grantee. To accomplish the purpose of this Easement,the following rights areconveye to grantee bythis Easement: (a) 'po uphold the purpose and terms of this Easement, and to preserve and protect the Conservation Values of the property consistent with the terms of this Easement. (b) All development rights, except as specifically reserved herein., that were previously, are now or hereafter are allocated to, implied, reserved or inherent in the Property, and the parties agree that such rights are terminated and extinguished, and may not be used on..or transferred to any portion €f the 'roper s it now or hereafter may be bounded or described., Grantor and Grantee expressly acknowledge that this Easementshall not create any development r fits, except as specifically described herein, (c),The right tc enter upon the p'roperty at reasonable tines upon -hour notice to Granter in order to monitor compliance with and otherwise enforce the tees of this .Easement in accordance with Section 7. Grantee's Access, herein. Grantee shall not in any case unreasonably interfere with. Grantor's use and quiet enjo rnent of the Property, provided that such 1.use.is consistent'with the terms ofthis Easement; d The right to prevent any activity on or use of the Property that is inconsistent with the purpose of this Easement and to require the restoration of such areas or 'features of the `ropertr'that may be materially damaged by any inconsistent activity or use, as and to the extent permitted by Section 6. Remedies. .. .. s=. .::i .. .. .. .. t. .k ,.. ..,.z: .... .. (e) The right to eater the Property to engage in the following future activities: the planning, design, construction, operation and maintenance of a staging area and recreational trail(s) for_future use by the general public for hiring, bicycling, equestrian uses and other similar recreational uses, subject to satisfaction of the requirements of Sectio. 7. Grantee's Access (as to planning and design activities) or Section 8 Requirements �.e ard.in Public Access as to construction, operation and maintenance), below. Grantee shall not disturb the land or commence any grading, site preparation, or construction activities or allow any access or use of the Property by the general public unless and until grantor and Grantee have entered into a separate written agreement, addressing, among other tem ,Grantee's construction,management, maintenance, operation., liability, indemnification and insurance obligations with respect to the activities described in this Subsection; (f) The right to enter the Property to engage in the following future activities: the restoration, improvement or enhancement of the Conservation values of the Property and the planning or design for such activities, subject to satisfaction of the requirements of Section'7. Grantee's access as to planning and design activities) or Section 9. restoration by Grantee (restoration, improvement or enhancement activities), below. Grantee shall not disturb the land or undertake any physical activities designed to restore, improve or enhance the Conservation Values of the Property uless and until Grantor and Grantee have entered into a separate written, agreernent, addressing, among other items, Grantee's con tr .cti n, management, r� aintenande, operation, liability, indemnification: and insurance obligations with respect to the activities described in this Subsection; and (g) To erect and maintain a sign or other appropriate marker in a prominent location on the Property acceptable to Grantor, visible from a public road, bearing information indicating that the Property is protected by grantee and acknowledging the source of Grantee's funding for the acquisition of this Easement. The wording of' th.e inf ern at on shall be determined by Grantee, and Grantee shall be responsible for the costs of erecting and maintaining such sigh or marker. . Prohibifted Uses. Any activity on or use of the Property inconsistent with the purpose of this .Easement is prohibited. Without limiting the generality of the foregoing, the following activities and uses are expressly prohibited.: (a) Placement, construction or maintenance of any structures and/or improvements, ether than those necessary to implement the reserved rights described in Section 4. ;deserved Rights and Res onsionities, below including, but not limited to, trails and/or a staging area; (b) beveling, grading. landscaping, cultivation, or any other alteration of existing topography, including the building of roads and including the exploration for,or development of, mineral resources, excepting all work necessary to implement the reserved rights described in Section 4. Reserved Rights a.nd :des onsib liti s below ... ...II .....N ...., 13 i....1 .i.. ..! .3 - .... ... Ili.. ...I I I....'!I .i .i. .......i i.3 1. ..., ....... ..�... �:��� ... ....... ....._... ,�,....,. .... ..... .l .. .... I I I ....lil .I.. .,.... .. 33 .... .... 1.1 llil E! it iN i 1. 3.....i,..i.....i i....i....�. ,..�v ... .... .. .... .. ... .l III. � .....� ....IS .. i. EN ....! Yr•..�_ 3M1... ��:. 3 ..... ...... ....... ....... ... .. .:.. .3 .. I.i I....II.... ....I 1...1fi3 ..... .s..i..Ei3 17., 31, i.. #.... .., .. � 3.. 3 ...I.i �. .... .. .. ., .hi .... i..... I..... '3I .r.. (c), ischaxgedumping, burning, or storing of hazardous wastes, substances or materialsgarbage csitting or clippings, sludge from sewage treatment plants, or .ousehold chemicals (d) Killing, remo val, alteration, or replacement of any existing ;dative vegetation, enc required lam for the maintenance of existing roads and trails, fire breaks or: the prevention or treatment of disease or non-native vegetation control; (e) that may alter the hydrology of the :property and the associated watersheds, including but not limited to, excessive pumping of groundwater, inappropriate water aligation, Wacement of storm water drains, or unseasonal watering, except as required for Initi tion rojects, car to implement other reserved rights described in Section 4. eserved Rights and Responsibilities below. ) Use of pesticides, herbicides, or rodenticides, and any and all offer uses which: In'. ay adversely affect the purposes of this Easement, except as required or allowed by law for maintenance, p revention, or treatment of disease or non-native vegetation control, or to implement the nghts,described in Section 4. Reserved Rightsand Responsibilities,below; (g) Subdivision of the property, h velo rnent of the property except as specifically authorized in Section 2. Ri hts of grantee and Section 4. Reserved Rights and.Resvonsibilities,.Subsection (b); and Vii) Use of off`road vehicles except for property management ement purposes, including activitie s necessa to implement the rights described in Section 4. Reserved .i hts and Responsibilities, below. 4. Reserved a Rights and. Responsibilities. Except as expressly provided in this ;basement, C rahtor retains all possessory rights s to the Property. Further, Grantor reserves to itself, and to itspersonal representatives, heirs, successors, assigns, agents and present and potential future lessees or licensees, all rights accruing from its ownership of the Property, including the'right to engage in, or permit or invite gathers to engage in, all uses of the Property that are not expresslyprohibited herein and are not inconsistent with the purpose of this B .semerIt. Granter retains all remaining rights and responsibilities related to the ownership and operation of the Propertv that have not been conveyed to Grantee by this Easement., or are not conveyed in subsequent related agreements. Without limiting the ;generality of the foregoing,the following rights are expressly reserved by Grantor: (a) Grantor preserves the right to deposit fill material, on an annual basis, acid/car emergency basis, from the adjacent pine Creek Detention Basin and from Pipe Creek upstream of the Valnut Creek channel, to a location generally indicated. on Exhibit"D" as "fill." Exhibit is a wading plan, which shows the existing topography, elevations and contours on the Property and also shows the intended final graded appearance of the Property. The intent of this deposit is to create natural-appeaing contours on the Property and to restore the Property to a more natural appearance and topography. Grantor agrees to notify Grantee prior to its placement of such deposits with respect to the timing, amount, location and cumulative total of the deposits. (i) The parties agree that such depositswill not exceed 80,000 total cubic yards, that the deposits shall only be comprised of soils, sand, rip-rap, including but not limited to broken concrete(as restricted below), and.Other natural materials such as rocks, roots, or other vegetation from: Pine Creek or the Pine Creel (Milton : bicep) retention Basin and that Grantor shall use its best reasonable efforts to take care that the fill deposits not include these materials described in Section 3. Prohibited Uses, Subsection 3, above. If, despite such best efforts, those materials are included in any deposit, Grantor shall promptly remove those materials from the Property. To the extent that concrete and rip-rap materials are deposited, such fill material shall be placed at the base of the fill and shall be at least four feet from the final surface. The parties agree that the height of such contours shall b limited to the approximate PPro imate elevation of the southwest property corner of APN 138-170-006 estimated to be approximately 312 feet above sea level as shown on :exhibit"D"), anal.that such contours shall be located as far away from North Gate Road and Arroyo del Cerro asp racticable (ii) Grantor shall.secure any and all required state and federal permits and authorization to conduct such dredging and fill, and: will comply with the California Environmental Quality Act and federal and state laws regarding endangered species. (b) Grantor reserves the right to allow Grantee, p ursua:nt to lection 8, e p rerr eats ReaardinaPublic Access, and entities other than Grantee, to construct, operate and/or maintain an equestrian facility and/or staging area and recreational trail(s) for hiking, bicycling, equestrian uses and other similar recreational uses on the Property the "Recreational Uses"). Any equestrian facility or related improvements shall comply with the following: i Any equestrian facility and staging area., if approved, shall be located within the 5-acre building envelope as generally shown on Exhibit "E." The The construction of any such facility shall be done in full compliance with all applicable state and federal laws, statute's, rules and regulations, including, without limitation, all applicable land use and permitting laws, statutes, rules and regulations. (ii) The parties understand and acknowledge that Contra Costa Count has the land use approval and permitting authority over the final design of any equestrian facility and./or other related improvements, subject to the requirements of the North Cate Secihc Plan. P The parties understand and acknowledge that the County has full authority and discretion to grant or deny applications for land use entitlements, buildin emits and an other a rovals. p y -approvals. (iii) Any equestrian facility may be comprised,,of up to two outdoor arenas, hitching posts, restrooms and a public address platform. Such equestrian facility will not be a boarding facility. Grantor, acting in its capacity as property owner, shall not unreasonably withhold consent to an application by the City of Walnut Creed., its nominee and/or Grantee for a license to use the property or_a portion thereoffor the purpose of constructingoperating and a equestrian facility and/or staging area as described hereinabove; provided, however, no construction of any such facility shall occur until the applicant and Urantor have entered into 6 Y ^ ... .. .iia E....:: .r- t ' .1. ....i ....3 .... 9gEa..9 ii'...3, 3::1... ..;�... � ..ice... 3 r1... �.. �.. ....� I�.... .. .S.... I 41' -.ilEi" 3..h a S .3 .:�:3.. .. .. .r.. .'+.. ....� � �.... ... ..., ..... °Ilia..1 � i.I..�I.1 �. .. .... i}:... i..,i 1@'a n $: 3 3 a.... .3 .... .,. .... ...... .... ..... ......... �: ..... ..... ...3yyn.�ni....;3rt'i.....�i:+s........��i "3�.,a ... ........ ........s .., ..X;�::'^:..'........ :............ .... '�.. .. .. .... :. .... x �� CS'E ... ...... ......3! .., E3.a .. .. 3.... .. .... :a.,.".3�......;;...........,e3;.... .... .... a�.,'X, .�:^.;..... '.�.,..,'4.':. .k.. separate written agreement setting forth the rights and responsibilities associated with the const`oct en, nalntenance and operation of such a facility, and other terms associated with the use of the facility, i cludin but not limited to, compensation to, and. indemnification of, Grantor for such use. (c) Grantor reserves the right to use the Property for mitigation purposes... to compensate for adverse changes to the environment elsewhere caused by public pro, ects undertaken by the xraf.tor, or by the Contra Costa County Public Works Depatt r e .t, provided tree miti:nitg t o efforts are consistent with the purposes of this :basement, and have been reviewed by and have received the pri otwri*tten approval of the State of California through the Executive Officer, or designee, of the Conservancy, or any successor organization.. Such approval shall not be unreasonablywithheld. (d)' Grantor reserves the right to install and/or maintain fences, gates,water swells, and any other fixtures or Features that are reasonably necessary to implement the reserved right described in this Section. (e) Gfantor reserves the right to graze livestock, maintain orchards and to engage e in sound, generally acceptable agricultural practices, including, but not limited to, weed control and the placement of wood chips within orchards, provided that such aetivitie� are riot otherwise inconsistent with the provisions of this Easement. (f) Grantor reserves the right to widen North Gate Road in accordance with. the standards set forth in the North tate Specific Plan. (g) Grantor reserves the right to use the Property for water quality andwater conservation improvements:to the extent consistent with the purposes of this Easement. 5. Notice and Approval. (a) Notice of Intention to Undertake CertainPermitted Actions.ns. The purpose o requiring `rrantor to notify Grantee prier to undertaking certain permitted activities, as providedin.Section a) above, is to afford Grantee an opportunity to monitor the activities in question to ensure that they are designed ;and carried out in aimanner that is consistent with the purpose of this Easement. Whenever notice is required under the terms of this Easement, except _p in to ease of errergercy, Granter shall notify `rrantee, arid, when applicably, the Conservancy, in writing not less than 3.0. days prior to the date Grantor intends to undertake the activity in question. Following receipt of the notice, {grantee may request an opportunity to meet Frith {grantor to discuss the proposed activity. grantor wi l reasonably acco�rnfldate such request. The notice shall descnbe the nature, scope, design, location, timetable, and any other material aspect of the proposed activity in sufficient detail to permit Grantee or the Mate Coastal Conservahcy,' to make ars informed � dgme t s o the consistency cy ithi thep a ase cif` this Easement. (b) Grantee's Approval. Where Grantee's approval is required ander this Easement, grantee shat 1, i n Writing, grant or withhold its approval within 30 days of receipt of 7 Grantor's written request therefore. Grantee's approval may be withheld only upon a reasonable deterrnination b Grantee that the action as proposed would be inconsi tent with the u case of this Easement. If Grantee withholds approval, Grantee shall provide Grantor a written explanation of Grantee's reason for withholding its approval. Grantee's failure top rovide notice to {grantor granting or withholding its approval in accordance with this Section shall be deemed approval of the activity in the manner proposed by Grantor. f Remedies. Grantorand Grantee shall have all frights available in equity or at law to enforce the term and: conditions of this Easement. Forbearance by eitherparty to exercise its rights under this Easement in the event of any breach of any tern of this Easern nt shall not be deemed or construed to be a waiver'by such party of such. term or of any subsequent breach of the same or any other term of this Easement or of any of suchp art 's rights under,this Easement. 10 delay or omission in the exercise of any right or remedy hereunder shall be construed as a waivers Nothing contained in this Easement shall be construed to entitle Grantee to bring any action against Grantor, including, but not limited to, an action for injunctive relief, for damages or for restoration as a result of an y injury to or change in the Property, e°caused b car resulting g from any of the following: i) natural causes including, without limitation, fire, flood storrn earth movement, (ii) the bon.-�pennitted acts of unrelated tbirdart es to as Granton has p so g taken reasonable steps to control such: acts that are feasible, economically nica.11 or otherwise and practical in light of all circumstances, or (iii) any action toren by Grantor under emergency enc conditions, or otherwise, to prevent, abate or mitigate significant injurer to the Property resulting ftom such.causes. 7. Grantee's .Access. grantee, its successors, assigns, a.gepts and ern io ees, shal p have the right to access the Property for the purposes of monitoring g'rantor's substantial compliance with the terms of this Easement. Such entry shall beer pitted upon 24-hour written p P notice to Grantor. Grantee shall also have the right to access the Property for theose of undertaking p � g planning and design for any proposed Public Access and Recreation Plan orp ro osed Restoration Plan, upon reasonable advance natio to and written approval of the Grantor, which approval shall not be unreasonably withheld. 8 i :Rec u rear eats :Regarding Public Access. Grantee shall not be entitled to, and shall not, exercise its rights under this Easement to utilize the Property for any of the Recreational Uses, unless and until i Grantee has submitted to Grantor and Grantor has approved, in writing, a "PublicAccess and Recreation Plan," as described below, for the proposed Recreation Use(s) and (ii) and Grantee have entered into a separate written agreement that incorporates the approved plan and establishes a reasonable construction plan and schedule, by which the Grantee agrees to manage, maintain and operate the approved activities; and improvements, to indemnify the Grantor, and to maintain insurance or self-insurance in reasonable amounts with respect to the approved activities and associated improvements. a The Public Access and recreation Plan shall include all of the fallowing: ga (i) A description of the proposed public access or recreational activity; (11) A map showing the location of the proposed access and any improvements for the proposed access; and (iii) Conceptual drawings of any improvements for the proposed access. (b) Grantor r shall not nreas+ na withhold approval of the Public ,access d Recreation dor the recreational Use provided that the proposed activities do not interfere with otherPer n.itted uses cel' the Prop rty b Grantor or other tiers, and do not materialIair theConservationValues of the Property. Grantor's' c . Public p Access �d Recreation Flan'shall not relieve Grantee of its obligation to obtain all necessary permits (e.g., encroachment permits, land use permits, building permits for the public access or recreational activity proposed and for all associated improvements. (c) Upon Grantor's approval of a Public Access and recreation Plannd following,,excution of the separate agreement referred to above and the issuance of all necessary P ermits b all ro riate a encies, Grantee shall construct, man .,ge, rn�,intairi operate the p � pP. p public access way and all associated improvements in accordance with the terms and conditions ol`the separate a reement entered into between Grantor and grantee with respect to such public access aid associated improvements,r rveets, axed shall ind ennifand held haness gator ar its boards, directors, officers, employees, agents, contractors, personal representatives, successors and asi sof each cif' them l`rcr and against al.l liabilities, penalties, 'costs, losses, damages, expenses, causes of action, claims, demands or judgments, including, without limitation, reasonable attorneys' fees, arising :from or in any way connected with injury to or death.of any pp erson, or b sical damage to any property, resulting from any act, omission, condition, arising out of or related to the construction, use or maintenance.ance cif the public access way and/or the associated im p roven�ents, except to the extent of the adjudicated proportionate fault o grantor. 9. Restoration by Grantee. {grantee shall not be entitled to, and shall not., exercise its rights under this Easement to utilize the Property for activities designed to restore, improve or enhance the Conservation values of the Property unless and until igrantee has submitted to Granter and Grantor has approved in writing a "Restoration Plan," as described below, and (ii) Granter and Grantee have entered into a separate` written agreement that incorporates the approved plan, establishes a reasonable construction plan and schedule, and by which the Grantee #gees to manage, maintain and operate the approved activities and improvements, to ind.ernnit't the Granter and to maintain insurance in reasonable amounts with respect to the approved activities and associated.improvements, A Rests ration Plan shall include all of the following: a description of the restoration activity proposed., including, but not limited to, the intended method of restoration, and the anticipated final condition of the area after such restoration; (b) A reap showing the location of the proposed restoration activity and an improvements for the proposed restoration activity, and (c) Conceptual drawings of any physical improvements or changes associate with the proposed restoration.. Grantor shall not unreasonably withhold approval of a Restoration Plan provided that the proposed act v ties do not interfere with other permitted uses of the Property by Grantor or other users", and provided that the restoration activities result in signp significant improvement to the habitat natural resources on the Property or to the Conservation Values of the Property. Grantor' approval of a Restoration Map shall not relieve Grantee of its obligation to obtain all necessary permits e.g., encroachment permits, land use permits, building permits), or other governmental approvals,for the proposed restoration activity and for all associated:improvements. Upon Grantor's approval of a Restoration Plan and following execution of the separate agreement referred to' above and the issuance of all necessary permits by all appropriate ro riate agencies, Grantee shall perforin, construct, manage, maintain: and operate the restoration f M M activities and all associated improvements in accordance with the terms and conditions of the separate agreement entered into between Grantor and Grantee with respect to such restoration activities and associated improvements, and shall indemnify and hold harmless Grantor and its hoards, directors, officers, employees, agents, contractors, ersonal representatives, successors �' - censors and assigns of each of there from and against all liabilities penalties casts losses g � p � _ � , damages, expenses, causes of action, claims, demands or *u .gments, including,including,f without limitation reasonable attorneys fees, ansing from or in any way connected with injury to or death of an person, or physical damage to any property, resulting from any act, omission, condition, arising out of or related to the performance, construction, use or maintenance of the restoration o activities and/or the associated improvements, except to the extent of the adjudicated proportionate fault of Grantor. 10. No Warranties. Grantee understands and acknowledges that Grantor makes no representations, warranties or guarantees of any bind or character, express or implied, with respect to the Property, and. Grantee is entering into this transaction without relying in g y manner on any such representation or warranty by Grantor. .1. Vesting of Grantee's Interest in the State. If Grantee shall cease to exist for an reason, or cease to be a qualified organization under sectio. 170(h) of the Internal Revenue Code, as amended, or to be authorized to acquire and bold conservation easements under California law, or if any of the essentialp revisions of this Easement are violated then Grantee's right, title, and interest in the Easement shall automatically vest in the State of California for the benefit of the Conservancy or its successor, upon acceptance of the Easement and approval b py the state Public Works_:hoard.; provided, however, that the state, through the Executive Officer of the Conservancy, or its successor, may des*pate another public agency yor a nonprofit organization to accept the right, title and interest, in which ease vesting shall be in that agency car g y organization rather than in the state. For purposes of this paragraph, the "essential provisions of this Easement" are those set forth in Sections l* 2, 11, and 12 of this basement and the .ilW3 NI x C �p i... ......:. :..:..:, .Nr......I.. .., .� ... .. ..�� ...it .... i.... ... !- i. .. .. ..3 ..... ..... ..... ..�,.. ..,.... ...... ....... .. ... �,..... -.i.1.....1.....313....N:....a.. ...:""�... �.... i' re irements for approval of the Conservancy with respect to mitigation pro* 1 ects undertaken pursuant to Section c of this Easement. 12. . e radtee its is o li ions under this Easement only y g to an organization that is au fie organization at the time of transfer under Section 170 h of the Internal Revenue Code or any successor provision then applicable), and authorized to acquire and hold conservation easements under California Civil Code § 815 et seri or any successor provision then applicable) or the laws of the United States. Any,a silent of nests under this Section. shall be subject to the prior written consent f Grator and the State of eali oris throughthe executive Officer of the Conservancy,, or their succe so s. Any assignment without ut such consent shall be void and of no et`fect. such consents shall not be unreasonably withheld. As a condition of such transfer, Grantee shall require that the conservation purposes that this grant is intended to advance, continue to'be'camed out. . Indemnification, grantor agrees to indemnify and hold harmless the Grantee for the Grantor's share of any and all claims costs and liability for any damage, injury or death of or to any person or the property of any person, including attorneys fees, ansintz out of the willful misconduct or the negligent acts errors or omissions of Grantor, in the performance of this Easement# Grantee agrees to indemnify and hold harmless the Granter for the grantee's share of and all claims costs and liability for any damage, injury or death of or to any person or the ro ert of ars person, includingattorneys 'fees, arising out of the willful misconduct or the p negligent acts errors or omissions of( grantee in the performance of this Easement. 1.4. Subsequent Transfers. Grantor agrees to incorporate the terms of this Easement by reference in decd rot other legal ns ent by which it divests itself of any interest in all or a onion' of the Propertyebcu ab �r 1� tb asemnt., inclu� inn, without li�itatioh, a. leasehold interest. Grantor further agrees to give written notice to Grantee of the transfer of any interest at least days prior to the date of such transfer. The failure of Grantor to perform anact required by this Section shall not impair the validity of this Easement nor limit its enforceability in any ways 1 Notices. Any notice, demand, re 'u.est, consent, approval, or communication that either partv desires or is required to give to the other shall be in writing and be deemed to have been delivered and given upon receipt by addressee if: i delivered in person to the specified address �1*i) sent by registered or certified United Mates mail, return receipt requested., addressed to suclart at the specified address; (iii) sent by p"eaeral ;express or other reputable overnight P carrier for next da detiv r addressed to such party at the spect£ie . address; or (iv)b facsimile with the`oma` final delivered b other means set fit hereini Tie specified addresses of th. attics'' are as follows (provided, however, that Brointime,to time either party may designatp another address within �aliforn. a y giving the other party not less than thirty (30) dais' written notice of,such ch.an e of address in accordance with the provisions hereof): To Grantor: Contra Costa County Flood Control District Deputy Public Works:director :public Works Department : 55 Glacier Drive Martinez, CA 94553-4825 Facsimile: (925) 13-233 To ur ntee. :fast Bay Regional Park District Land Acquisition Manager 2950 Peralta Oaks Court P.O. Box 5381 Oakland, CA 94605-0381 Facsimile: (510) 569-1417 To the Conservancy at: State Coastal Conservancy 13 3 0 Broadway, 11 th Floor Oakland, C. . 94612 ttr: Proect Manager EBRPD Diablo Gateway Easement 16. No Secondary Rights. Nothing herein contained shall be construed as conveying access or other secondary rights over any of Grantor's adjacent lands lying outside of the Property. 17. Recordation, Grantee shall record this instrument in timely fashion in the official records of Contra Costa County, Cal for ia, and:may re-recor it at any time as n ay required to preserve its ri (c) Serah t; �e provisionof this:basement, or the application thereof to any,person or circumstance, is found to be invalid, the remainder of the previsions of this Easernent, or the application of such prevision to persons or circumstances other the those as to which it i found1b invalid, the case may be, shall not be affected thereby. (d) Entire Agreement. This instrument, and the Purchase and Sale Agreement to which this-Easement is attached as an exhibit, including all exhibits attached to this Easement and too the :purchase and Sale Agreement, set forth the entire agreement of the parties ith respect to the Easement and supersede all poor discussionsnegotiations, understandings, or agreements relating to the Easement. This Easement may not be modified in any maimer excepti,by an instrument in writing executed by the parties or thein successors i interest. (e) No 'third Pari Beneficiaries. Noth ng in this Easement, express or implied, is intended to confer on any person., other than grantee, and their respective successors in interest, anv rights or remedies under or by reason of this Easement Successors. The covenants, terms, conditions, and restrictions of this Easement shall be binding upon, and inure to the benefit sof, the parties hereto and their respective personal representatives, successors, and assigns and shall continue as a servitude running,in perpetuity with the Property. (g) Termination sof Rights and Obligations. A party's rights and obligations under this Easement terminate upon transfer, of the party's interest in the Easement or Property, except that liability for acts or omissions occurring prior to transfer shall survive transfer. (h) CThe captions in this instrument ent have been inserted solely for convenience of reference and are not a part of this instrument and shall have no effect upon construction or interpretation. (i) Counterparts. The parties may execute this instrument in two or more counterparts, which shall, in the aggregate, be signed by all parties; each counterpart shill be deemed an original instrument as against any party who has signed it. In the event of any disparity between the counterparts produced, the recorded cozen erpart shall he controlling. g TO HAVE AND TO HOLD unto Grantee, its successors, and assigns forever. I WITNESS WHEREOF, Grantor and Grantee have executed this Easement on the day and year first above written. GRANTOR: GRANTEE: CONTRA COSTA COUNTY FLOOD ST BAY REGIONAL CONTROL&WATER CONSERVATION DISTRICT PARK DISTRICT By- MauriceBy M. Shiu Pat O'Brien, Chief:engineer General Manager Approved as to form: Approved as to fora: Silvana B. Marchesi, By County Counsel Ted Radosevich, District Counsel By Sharon L. Anderson Chief Assistant County Counsel el PJ :h HAFlood ControlNorthgate ConseTvation Easement'Rev. -09--05.d®c 14 ...:, ��.i3 .i... ...... .....: , ....:', „- ..i... .... ...., .3i3 3 '!3 ...,i ...:i i.. ..... 3....3 h1 3..33�: ,Xi 1.. .....r. F lfi3 .i ...9 .... .... .. .. ... ...�� �?'�+... :,...... .....3 ...3 .. ..is ....! l ......i 3 i, i.... .,.... .f iii E!3 .-:9.i ..;._. :.... .....i ., 3.s .. 3... ,,.. �i- i .... 3.: ... E :...,i• i'.... ,..... ,.�� .......... �....�� '�:. ��'c .�t.. ... i ... 3... .... 3':... ...... .......... .... _�_ ...".'`�.. .�... .. ..... 3,....i. .. .......... .,....... .1, ......1....I....911. ,1..F3. .. ... ......... ..,.. ........ ..,.... .. ....., .II.II il...3il ......1., ... 1. .. ... ....3.....I ........ ..fl�i..`� LIST OF EEKHBITS EXHIBIT"A" regal Description EXHIBIT "B" flat Map EXHIBIT C� Description ion of Existing Property Features .res EXHIBIT'41)" Site Grading Plan -Existing and:future Conditions EXHIBIT r*f*E9'5Building Envelope.area After recording, please return..to 3 AGRICULTURAL LAND TRUST of CONTRA COSTA. COUNTY 5 DEED of AGRICULTURAL.TR AL ONSERV TION EASEMENT 9 o This Deed of Agri culturalonscrvatio�Easement i r nt d on this dav of 200 ,by Save Mt. Diablo ("Grantor"), to Agricultural Frust of 2 Contra Costa.County("Grantee"), for the purpose of forever conserving the agricultural 13 productive capacity and open space character of the subject property. 1 5 Witness that: 16 17 The Grantor is the sole ower in fee simple of the farm property ("Property") legally 18 described in Exhibit A ("Legal Description"), attached to and rade a part of this 9 Agricultural Conservation Easement("Easement"), which consists of approximately 333 20 acres of landan.d is commonly mown as the Chaparral Springs Farm/Ranch,"together 21 with buildings and other improvements, located in Contra.Costa€ oun.ty, California, and 22 identified by assessor's parcel number(s) 078-280-002-3. 078-040-009-91 078-040-011-5 23 and ° -070-026- The existing buildings and improvements on the Property are show 24 within Building:envelope as depicted in Exhibit B ("Building Envelope andExisting 25 Improvements"), also attached to and made a part of this Easement. Except as shown in 26 Exhibit CB, the Property is open farmland., whose sails have been classified as grazing land 27 by the Natural Resource.rce Conservation. Service,U.S. Department ofAgriculture, and b 28 the California Department of Conservation Farmland Mapping and Monitoring Program, 29 because this land has a soil quality, growing season, and:moisture supply needed for 30 sustained,agricultural production. 31 32 The agricultural and other characteristics of the Property, its current use and state of 33 improvement, are documented and described in a:Baseline Documentation Report 34 ":Baseline report" ,prepared by the Grantee with the cooperation of the grantor and 35 incorporated herein by this reference. Grantor and Grantee acknowledge that it is 36 complete and accurate as of the date of this Easement. Both the Grantor and Grantee 37 shall retain copies of this report. The:Baseline Report may be used to establish that a 3 change in the use or condition of the Property has occurred, but its existence shall not 39 preclude the use of other evidence to establish the condition of the:property as of the date 40 of this :Basement. 41 42 The Grantor grants this Easement :for valuable consideration to the Grantee for the 43 purpose of assuring that, under the Grantee's perpetual stewardship,the agricultural 44 productive capacity and open space character of the Property will be conserved and. 45 maintained forever, and that uses of the land that are inconsistent with these conservation 6 purposes will be prevented or corrected. Tie parties agree,however, that the current Page I of 18 ...... .:i.... ...:; .s.. :::i ...:' .. N;` ...:.T - 3 '.:. .;.... 3...... :i3.. :: ........� ... 3....,i- 3' �M1�.:3 :1... ..:iN ....iiia....3 :., .3..... .. 3i3 .....! .. ...:..i 13.. 3 .1. 3: ...i.. .3 ..3 ........ ........ .3..... i .... :x: ...:t! ....... ..Iii i.... ...... d... I 1....... ..,�.......A 3 .. 3., ..... .... .... .... - .... ��'� .7. ...."�.. .:HS.i6.-.. ... .... ... ...... it .....i i..Y... i... i ....ii ., it I. 1.. .. 31:....A.... ...�3 ..:�s ...`{��'........ .... .€� .. iiia..:... ..� ... ........ 3.I i.I3...:.i31...�i.l....i.....l.11..1, i.�....�. ���...�I .. ..... ..,.:... ..::::... ..... � .....�. .. .: .. .., .iiia.... .� lrt.': i,3�3... .. ...... ....... ..��... ... ..�-..-.. ...�``�.v.dN.. .�.. ... ... �..I..=�.. �.,..... 9. ... .� 1.. ... ... i.. .. ..:.. .... ..�.. .. .. ...... �.°' ... ...iiia--- -.� �_'��'--�... 47 and improvements toa �cultural sy Property are the 48 eonserva or purposes o this Ea.sernent. 49 50 The conservation purposes of this Easement are recognized by, and the grant of this 51 seen serge, the following clearly delineated governmental conservation policies: 5 53 The Farmland Protection Policy Act,P.L. 97-98, 7 U.S.C. section 4201, et sect., S ho e purpose is "to rn nimize the extent to which Federal programs and policies 55 contribute to the unnecessary and irreversible conversion of farrnland to 56 nonagricultural uses, and to assure that Federal programs are administered in 5 manner that, to the extent practicable,will be compatible with tate., unit of local 58 government and private programs and policies to protect farmland;" 5' 60 The federal Farmland Protection Program., authorized.by P.L. 1.04 127116 U.S.C. t 3830 section 388,whose purpose is to authorize the Secretar .of Agriculture to 62 purchase conservation easements or other interests in.laid with prime, unique, or 3 other productive soil for the purpose of protecting topsail by limiting non- 64 agricultural uses of the land; 65 66 lection 815 of the California Civil Code,which defines perpetual conservation 67 easements; 6 69 California ConstitutionArticle XIII, section 81, California Revenue and Taxation 70 Code, sections 421.5 and 422.5, and California. Civil Code section 815.1, under 7 which this .grieult cultural Conservation Easement is an enforceable restriction, rec uiririg that the'Property's tax valuation e consistent with restriction of its use 73 for purposes of food and fiber production and conservation of natural resources. 74 75 Division 10.2 (sections 10200, et seq.)of the California Public resources Code, 76 which creates the California Farmland Conservancy Program 77 78 Section 51220 of the California Government ment Code, which declares a public 79 interestin the preservation of agricultural lands-, 80 i The California. General Plan law, section 65300 et seq., and section 65400 et seq. 82 of the California Government Code, and the Contra Costa County General Plan, 83 which includes as one of its goals to protect all viable farmlands designated as 8 prime,of statewide importance, unique or of local importance from conversion to 85 and encroachment of non-agricultural uses; 8 87 Resolution No approved by the Board of Supervisors of 88 County on the day of , 20 whIcb 89 expresses support for the acquisition of this Easement on the Property, and such 90 protection is consistent with.the County's General plan. 91 92 The Grantee is a California nonprofit organization within the meaning of California Page 2 of 1 93 Public Resources Code section 10221 and California Civil Code section 815.3, and is 4 tax exempt and "qualified conservation organization,." within the meaning of sections 95 501(c)(3) and l o(b)(1 )(iv) as defined by the Internal revenue Code. 96 97 The Grantor owns the entire fee simple interest in the Property, including the entire 98 mineral estate. Any and all financial liens or financial encumbrances existing as of the 99 date of the execution of this Easement have been subordinated Exhibit C (Prior 100 Encumbrances) sets forth all the non-financial encumbrances. Grantor represents an 101 warrants that the Property is not subject to any other conservation easement whatsoever. 102 103 Now,therefore, for the reasons give:, and in consideration of their mutual promises and 104 covenants,terns, conditions and restrictions contained:herein, and other good and os valuable consideration,the receipt and adequacy of which are hereby acknowledged, the 106 Grantor voluntarily grants and conveys to the Grantee, and the Grantee voluntarily 107 accepts, a perpetual conservation easement, as defined b section s 1 .1 of the a iforna 108 Civil Code and California Public Resources Code section 10211, and of the nature and 109 character described in this aserent for the purpose described below, and agree as 110 follows: 112 1. Purpose. 113 114 The purpose ("Purpose") of this Easement is to enable the Property to remain in 115 productive agricultural use by preventing uses of the Property that will impair or interfere 116 YYIth'th\rProperty's lLt productive agricultural capacity, its sand oils, its [. rVu1+{ 117 character, values, and utility. To the extent that the preservation of the open space 118 character and [scenic, habitat,natural,or historic., etc.] values sof the Property are 119 consistent with such use, it is within the purpose of this Easement to protect those values. 120 121 2. .Right to Use Propegy for Agricultural Purposes s 1:22 123 Grantor retains the right to use the Property for agricultural purposes, or to permit others to 124 use the Property for agricultural purposes,in accordance with applicable law as long as the 126 agricultural productive capacity and open space character of the Property are not thereby 12 significantly impaired. 12'7 128 3. Prohibited Uses 129 130 grantor shall not perform,nor knowingly allow others to perform, any act on or,affecting 131 the Property that is inconsistent with this Easement. Any use or activity that would 132 diminish or impair the agricultural productive capacity and open space character(nor 133 scenic, habitat, natural, historic etc. values) of the Property or that would cause 134 significant soil degradation or erasion is prohibited. This Easement authorizes the 135 Grantee to enforce these covenants In the manner described herein. However, unless 13+6 otherwise lse s eC fled, nothing In this Easement shall require the Grantor.tor to tale any a.ct'on p 137 to restore the condition of the Property after any Act of God or other evert over which it 138 had no control. Grantor:understands that nothing in this Easement relieves it of any Page 3 4f 18 .. .. .. ..3::.. ... .3.:. 3.3.... 3:3. i �. a'. i.... ...,.. ..3. -,.. .. .. ..i .. .. .....E -.��, .t., 7i::.... -.. `�...... � ^.. ...... ...... ., .. 13 ..3 i .. .. .... .....i ..... .N! ..... ..a.. .....I i I i t I. 11 .... 139 obligation or restr ction on the use of the Property imposed by laws 14 4. Permission Grantee. 142 143 Where Gr for is required to obtain irrantee's permission or approval for a proposed 144 action heretoder,said permission or approval shall not be unreasonably delayed or 145 w� c Grantee, (b): s� c s t e ire rr �n , with copies of all 146 documents to be provided t ► the Department, and cshall:,in all cases be obtained b 147 grantor prior toGrantor's taking the proposed action. Grantee shall grant permission or 148 approval to Grantor only w ere Grantee, acting in xr ntee's'sale reasonable discretion 149 and � faith, determines that the proposed action not significantly diminish or 150 impair me agricultural productive capacity and open space character of the Property. 15 15 153 5. Construction:or Placement of Buil inns and tither Structures, 1,54 155 grantor may undertake construction,n, erection, installation or placement of buildings, 156 structures, or other improvements on the Property only as provided in paragraphs a) 5 through d below. All other construction, erection, installation or placement of 158 buildings, structures, or other improvements on the Property is'prohibited. 159 :before undertaking any construction, erection, installation or placement that requires 160 advance permission, the Grantor shall notify the grantee and obtain prior written 161 permission.from Grantee. 162 163 For purposes of this section, "improvements" shall not refer to trees, vines, or other living 164 improvements for agricultural purposes;nor shall it refer to iMg .tion 165 improvements necessary or desirable to irrigate the Property for agricultural purposes all 166 of whick may.be made without the permission of Grantee. 167 168 Fences—Existing �enc�es may e cepa r r r�lac+�cl, ��� r �"e� e r� be 169 built anywhere on the Property for purposes of reasonable and customary 170 agricultural management, and for security of farm produce, livestock, equipment, 171 and improvements on the Property, without any further permission of the Grantee. 172 1 3 g c Mural tr ct res l�provernen s -Exist ng agricultural structures and 1 improvements as shown in Exhibit maybe repaired reasonably enlarged, and 1 replaced at their,current locations for agricultural purposes without further 176 permission from the Grantee. New buildings and other structures and 177 improvements to be used solely `or agricultural production on the Property, 178 including harms, equipment sleds, and improvements to be used for agricultural 179 production purposes or sale of farm products predominantly grown or raised b 180 the Granter on the Property,but not including any dwelling or fann labor lousing, 1 :nay be bui t on the Property v'thin the Building Envelope depicted in Ex ibit B 182 without further permission of'the Grantee. Any ether agriculture reduction or 1 rnarletng_reated structures may be constcted'on � it�the critter permission 184 of the Granteepursuant to Paragraph 4 Page,4 of 18 185 18 c Single-Family . s . nti Dwellings--Thesingle-family dwelling shown in 187 :exhibit B may be repaired:, reasonably enlarged or replaced at the current location 188 entirely within the Building Envelope shown in Exhibit B without further 189 permission of the Grantee. No other residential structures may e constructed or 190 placed on the Property except(for agricultural employee housing per Paragraph 1 Cd • (NOTE. .Depending on the size of the Property and other circ stances, it 192 maybe appropriate to establish a maximum size of the single-family dwelling. 193 d)Agricultural E plo ee:Mousing--No agricultural emto ee dousing may be 195 constructed or placed on the Property without advance written permission of 1-96 Grantee. Grantee may only grant permission pursuant to Paragraph 4 and only if 197 Grantor can demonstrate to Grantee's satisfaction that such agricultural enaplo ee 98 housing is reasonable and necessary for the agricultural operation off'the Property. 199 Any agricultural employee housing must be located entirely within the Building 200 .Envelope as established.in:exhibit B. 201 202 6. Subdivision. 203 204 The division, subdivision, defacto subdivision or partition of the Property, including 205 transfer of development rights, whether by physical, legal, or an.y other process, i 206 prohibited 20 208 The Grantor agrees the Property has 4 existing legal parcel (s), and that no additional, 209 separate legal parcels currently exist within.the Property that may be recognized by a 210 certificate of compliance pursuant to California Government Code section 66499.3 211 based on previous patent or deed conveyances,ces, subd.vision , orsurveys. Grantor will not 212 apply for or otherwise seely recognition of additional legal parcels within the Property 213 based on certificates of compliance or any ether authority. Granter shall continue to 214 maintain the parcels comprising the Property, and all interests therein,,under cornron 21ownership, as though a single legal parcel. 21 7 Lot line adjustment may be permitted solely with the written approval of Grantee 218 pursuant to Paragraph 4, and for purposes of:maintaining, enhancing or expanding 219 ameultural practices or productivity on the Property. Grantor shall tale no ether steps 220 towards lob lige ad justrnent unless and until Grantee approves the request. 221 222 7. .development rights. 223 224 Grantor hereby grants to grantee all development rights except as specifically preserved i 225 this Easement, that were previou.sl , are now or hereafter allocated to, implied, reserved, 226 appurtenant to, or inherent in the Property, and tr e parties agree hat such rights are 227 released, terminated, and extinguished, and may not be used on or transferred to any 228 portion of the Property as it now or later may be bounded or described, or to any ether 229 property adjacent or otherwise, or used for the purpose of calculating permissible lot 230 yield of the Property or any other property. This :basement shall not create any Page of 1 . Z .3 ....... ....... ....3 i, i 311 ...... .._... .r. p .. .......e.... y.3...9.+i: ....�... .:..3'rt ........:.ii .. .... ...i II.�,i ..li.....i.... �:.... ......i.... .a,... ....... .,.. ........ ....... ....N .... a.::� ... .... ..... ...X ....la ...is , ..... .i t...,h ..... ....3iN1 .... 3.. ..... .... `�e.:k. ..3�a. .... I':''.'��. .. ''�.,. ... .. •:�.. v:.a....�+...-..��..y .....t...... .,.... .. ... �.I NN.... ... ... .....N ., ii .3.. i..3.3... .. i.... Itl .. .,1 .....i 1.. .....:. ...3(n ........ ..... .. .,..�.,.3...�ii16...;�NI,�....I,.h..1.N ........ ...... ..:... .... ..,...... .......,. .. .... .i, .� .3 ....... ..::.... 1.:3...13"a�:�t ...... ...... ...: ....�.. .. :.. ... ...�§.:�lh-'.. 23 t development.rights. 23 233 8. Mining. 23 235 The mining or extraction of soil, sand:, gravel,rock., oil,natural gas, fuel or any other 236 mineral substance,using any method that disturbs the surface of the land, is prohibited. 23 238 9. Paving and Road Constniction. 23 240 Nportionof thePropert �r sent unpaged sial paved. or otherwise b covered with 241 concrete, asphalt, or any other paving material,nor shall any road dor access or other 242 purposes be constructed without the advance written permission ofthe Grantee pursuant 243 to Paragraph 4. Unpaved faun roads as required by agricultural operations are permitted 244 without furtherGrantee permission. grantor shall notify Grantee of any relocation or 245 addition of unpaved roads. 24 247 10. "rash. 24 249 TheAumping or accumulation ofany bird of trash,refuse,vehicle bodies or parity, or 25o hazardous waste on the Property,other than farm-related trash and refuse produced on the 251 ProPerty, is prohibited. However, this shall not prevent the storage of agaricultural 252 products and byproducts on the property, so long as it is done in accordance with. all 253 applicabIte government lags and regulations. 25 255 114. Commercial Signs. 256 257 Commercial situs (including billboards)unrelated to permitted activities conducted on 258 the Property are prohibited. 259 260 12. Recreational Uses. 261 262 Resort structures,:golf courses, non-residential swimming ming pools, public or commercial 263 airstrips, commercial equestrian facilities, public or commercial helicopter pads, and any 264 other ion--agricultural recreational structures or facilities are prohibited on the Property. 265 Other buildings and facilities for any'other private recreational use may not be built on 266 the Property without the advance written permission of the Grantee pursuant to Paragraph 267 4. The use of motorized vehicles off'roadways and outside of t o uil+di g envelope is 268 prohibited except where used for agricultural production or for the purpose of monitoring 269 this Easement. 27 271 13. Water R iea5 is 2'7; 273 grantor shall retain and reserve all ground water, and all appropri .tive, prescriptive, 274 contractual or other water rights appurtenant to the Property at the time this Easement 275 becomes effective, The'Grantor shall not permanently entl;y transfer, encumber, lease, sell, or 276 otherwise separate such quantity of water or water rights from title to the Property itself aoe6of 1 277 No permanent separation of water or water rights shall be permitted:. All water shall be 278 retained in Contra CostaCounty for agricultural production only. Water may be 279 distributed to a contiguous property or other property owned or leased by Grantor on an 280 annual basis for agricultural production only. Any temporary distribution of water shall 281 not impair the long-term agricultural productive capacity or open space character of the 282 Property. 283 28£4 14. .Rights.detained by Grantor. 285 286 Subject to Paragraph 7 and to interpretation under Paragraph 22, as owner of the 287 Property, the Grantor reserves.all interests in the Property not transferred, conveyed, 288 restricted or prohibited by this Easement. These ownership rights include, but are not 289 limited to, the right to sell, lease, or otherwise transfer the.Property to anyone Grantor 290 chooses, as well as the right to privacy and the right to exclude any member of the public 291 from trespassing on the Property and any other:rights consistent with the purpose of this 292 Easement. Nothing contained herein shall be construed as a grant to the general public of 293 any right to enter upon any part of the Property=. 294 295 Nothing in this Easement relieves the grantor of any obligation or restriction on the use 296 of the Property imposed by law. 29' 298 15. Responsibilities of Grantor and Grantee of Affected. 299 300 other than as specified herein,, this Easement is not intended to impose any legal or other 301 responsibility on the grantee, or in any way to affect any existing obligation of the 302 Grantor as owner of the Property. Among other things, this shall apply to 303 304 a Faxes--The Grantor shall be solely responsible for payment of all taxes and 305 assessments levied against the Property. If the Grantee ever pays any taxes or 306 assessments on the Property, or if the Grantee pays levies on Grantor's interest in order to 307 protect Grantee's interests in the Property, the Grantor will reimburse the Grantee for the 308 sarne. 309 3 (b}Upkeep and Maintenance--µthe Grantor shall be solely responsible for the upkeep 311 and maintenance of the Property, to the extent it may be required by law. The:Grantee 312 shall have no obligation for the upkeep or maintenance of the Property. If grantee acts to 313 maintain the Property in order to protect 'grantee's interest in.the Property,:Grantor will 314 reimburse Grantee for any such costs. 315 316 (c) Liability and Indemnification—In view of grantee's and the Department of 311 Conservation's negative rights, limited access to the land, and lack of active involvement 318 in:the day-to-day management activities on the Property, Grantor shall indemnify, 319 protect, defend and holds harmless the Grantee, the Department of Conservation., their 320 officers, directors, members, employees, contractors, legal representatives, agents, 321 successors and assigns from and against all liabilities, costs, kisses, orders, liens, 322 penalties, claims, demands,damages, expenses, or causes of action or cases, including Pa(-Ye 7 of 18 ..... 3. 3i .3 i - aa..:..�.... ...i .� .. .. .. .... .. 311....i.... .. ... .. i ...-, ' ...... 'a. 'a .... ... y ...... ......tl. 31.........3t.... a... ....f....15..,a i., i3 k, .l...HI .5.:..1 .... .. ..�t1n �... .. e,..... :.... 1 5� .Ir.335'. :4£m+:...i':....•,. i.�i... ..!.,r.7fi?........i i�f 3� N.. lid.,..: ..::::.:. 3.::.. ...:.:, 3...-3:r.......�3. ... ....I.:> 3! �i.. i.l....... .:.',`� .'�:'�..... 323 without limitation reasonable attorneys' fees, arising out of or in any way connected with 324 or relating to the Property or the Easement. The Grantor�h . be soler liable for injur 325 or the death prs n, or physical damage n prpet or any other costs or 326 liabilities resulting from any act, omission,, condition, or other matter r .te to or 327 occ t UMng on or about the Property, regardless of cause,unless due to the negligence ence car 328 willful misconduct of Grantee or the Department of Conservation. Grantee shall be 329 named additional Jinsured on grantor's general liability insurance policy. 33 331 Grantee and the Department of Conservation shall have o responsibility for the 332 operation of the property,monitoring of hazardous conditions on itt, or the protection. of 333 Grantor, the public or any thin parties from risk gelatin t� conditions on the Prop t . 334 Wii.hout:711miting the foregoing, grantee shall not be llabe to Grantor or ether person or 335 entit in co ection with consents given or withheld, or in connection with any entry 336 upon the Prcpert occu n re am to this Easement or on.account of any clairr., 337 liability, damage or expense suffered or incurred by or threatened against Grantor or any 338 other person or entity, except as the claim, liability, damage, or expense is the result of 339 Grantee's or Grantee agents and assigns negligence, gross negligence, or intentional 340 misconduct'. 341 342 16. Monitoring n, . 34 344 The Grantee shall act as custodian of this Easement in order to uphold the purpose of this 345 Easement. Grantee's responsibilities as custodian of the Easement, include,but are not 346 limited to, annual rn nitofing, such additional monitoring as,circumstances may required, 34 record l eeping and enforcement, for the purpose ► `preser in the Prop rt 's 348 agricultural productive capacity and open space character in perpetuity. With reasonable 349 advance notice,the.Grantee has the right to enter upon, inspect, observe and evaluate the 350 Property to identify the current condition of, and uses and practices on the Property and 351 to monitor the use and practices regarding the property to determine whether they are .352 consistent with this Easement. 35 354 The Grantee shall report to the Department ofConser atiot by Jure 30 annually after the 355 a ual rnor itorin visit, d.escri in method of n onitonng,, condition of the property, 356 stating whether violations were found u� the period., describing any corrective 357 actions taken, the resolution of any violation, and ani transfer of interest in the Property. 358 Failure to do so shall not impair the validity of this Easement or limit its enforceability in 359 any way. 360 361 17. EOment 36 363 The Grantee:may take all actions that it deems necessary to ensure compliance with the 364 terms, conditions, covenants and purposes of this Easement. The Grantee shall have the 3 rift to prevent and correct violations o the terms of this Easement. if the Grantee finds 366 what it believes is a violation, it may at its discretion tale appropriate legal action to 367 ensure compliance with the tenths, conditions, covenants and purposes of this Easement 368 and sha have the Wight to correct violations and prevent the threat of violations. Exeep Page 8 of 1 369 when an ongoing or,imminent violation could irreversibly diminish or impair the 370 agricultural productive capacity and open space character of the Property, the Grantee 371 shall give the Grantor written noticeofthe violation and thirty(3 )days to correct it, 372 before #ling any legal action., 373 374 If a court with jurisdiction determines that a violation may exist or has occurred, the 375 Grantee mai obtain .n injunction, specific performance, or any other appropriate 376 equitable or legal remedy. A court may also issue an injunction requiring the Grantor to 377 restore the Property to its condition prior to the violation. hr any ease where a court finds 378 that a violation has occurred,the Grantor shall reimburse the grantee for all its expenses 379 incurred in stopping and correcting the violation, including but not limited to reasonable 380 attorney's fees. The failure of the Grantee to discover a violation or to taleimrnediate 381 legal action shall not bar it from doing so at a later time. Grantee's remedies under this 382 section shall be cumulative and shall be in addition to all remedies now or hereafter 383 existing at law or in equity, 384 385 Without limiting Grantor's liability therefor, the Grantee shall apply damages recovered 386 to the cast of undertaking any corrective action on the Property, Should the restoration of 387 lost values be impossible or impractical for whatever reason, the Grantee shall apply any 388 and all damages recovered to furthering the Grantee's mission,with primary emphasis on 389 agricultural conservation easement acquisition and enforcement, 390 391in the event the Grantee fails to enforce an.y term, condition, covenant or restriction of 39 this Easement, as determined by the Director of the California Department of 393 Conservation, the Director of the Department and his or her successors and assigns shall 394 have the right to enforce this Easement after giving notice to the Grantee and Grantor and 395 providi: g reasonable opportunity under lie circumstances for the Grantee to enforce the 396 tern:, condition, covenant or restriction,including e; surin that the agricultural 397 productivity of the:property and any multiple uses created by incidental activities, as 3 9 sped f i ed in Public Resources Code Section 10262, are not significantly impaired.,In the 399 event that the Director of the Department determines that the Grantee has failed to 400 enforce an.y of the terms, conditions, covenants or restrictions of the Easement,the 401 Director of the Department and his or her successors and assigns:shall be entitled. to 402 exercise the right to enter the Property granted to Grantee including right of immediate 403 entry were the Director of the p rime: t or his or her successor or assign determines 404 that immediate entry is required to prevent, terminate or mitigate a violation of this 405 Easement. 40 407 Failure or refusal.sal to exercise any rights under the terms of this Easement by Grantee in 408 the event of a breach by Grantor of any terra herein shall not constitute a waiver or 409 forfeiture of Grantee's right to enforce any terra, condition:., covenant or purpose of this;. 410 Easement or any other term herein, 41 412 18. Transfer ofEasement. 41 414 This Easement may only be assigned or transferred to a private nonprofit organization Page 9 of 18 g A.. .:..:i Ste'; S ... a y ..,.. ... ........ ...;;. .. ... ......... :.: k.... ... r.... ....:�I' .7... .... ....... ... .. `§.. ..... ... ... ., ..�..._ '�... ..v. u tar..� .'x.'��.�.-...�:�-�:x,�_�.... .. 3 Ji : � ��I ry,^'3�1. .. S.... .. .. '3....'3 .... ....'Yifl. '�... .. .. ..v "§3 .:. .. Y 4ii• .'.. 3e'::3:i:zi:.�::::::::@». .:. ....... ....... ....... .... .... ......�....,3 .. .. .., ... ., ..i•. .. .. .: ... ......... .::'i�'��.�F;£..�YtK .. .. .. �c�v�.�3z:��33� '�Si�'-�..:...s��u.�c+ 415 that, at the timle of transfer, is a"qualified organization" under section 170(h) of the U.S. 416 Internal Reven.W Code and under section 8153(a)(a) of the Califon ia Civil ode and has 417 similar purposes topreserve agricultural lands and open space. if no such private 41nopproft organization exists or is wiling to assume the responsibilities imposed by this 419 Easement, then this Easement may be transferred to any public a endy'authorized: to hold 420 interests in real property as provided in section 8153(b) of the California Civil ode 421 Such an assignment or transfer may proceed only if the organization or agency expressl 422 agrees to assume the responsibility,imposed on the Grantee by the termsi of this Easement 423 and is expressly willing; and able to hold this Easement for the purpose for which it was 424 created.. All transfers shall be duly re orde . 425 426 if the G ee should desire to transfer this Easement,the"Grantee must obtain w tte 427 permission frorn the Grantor and the Department of Conservation, which permission,shall 428 not be unreasonably ably withheld. 429 430 if the Warrantee or its successors ever ceases to exist or no longer qualifies under section 431 170(h) 'of the U.S Internal Revenue Code, or applicable state law, the California 432 Department of Conservation, in' consultation.with Grantor, shall 'identify and select an 433 appropriate private or public entity to whoa a this Easement shall be transferred. 43 435 19. Transfer of Property.interest. 43 437 Any time the Property itself, or any interest in it, is transferred by the Grantor to any third 438 party,the Grantor shall notify the Grantee in writ.g at least thirtydays prior to the 439 transfer of the Property or interest, and the document of conveyance shall expressly 440 incorporate by reference this Easement. Any document conveying lease of the Property 441 shall expressly incorporate by reference this Easement. Failure of the Grantor to do so 442 shall not impair the validity or this Easement or limit its enforceability in any way. 443 444 20. Amendment ofEasement. 445 446 This, Easement may be amended only with the written consent of the Grantor, the 447 Grantee and the Director of the California Department of Conservation. Any such 448 amendment shall be consistent with the purposes of this Easement and Frith, the Grantee's 449 easement amendment policies, and shall comply with all applicable laws, including o section 1 h. of the Internal Revenue Code, or any regulations promul9 a.ted i 451 accordance with that section, and with section 815 et seq. of the California Civil Code, 452 and the California rarrdland. Conservancy Program Act as codified in section 1.0200, et 453 seq., of the California Public�.esources Code, and any regulations promulgated ated 454 thereunder. No amendment shall diminish or affect the perpetual duration or the purpose 455 of this Easement nor the statin or rights of the Grantee under the terms of this Easement. 456 457 his :basement and any amendment to it shall be recorded in Contra Costa County. 458 COM of any amendments to this Easement shall be provided to the Department of 459 Conservation. C Page 10 of 1 461 21. Termination ofEasement. ent, • ''tie the administrative termination provision d.eflned.in :landowners may' a 462 (NOTE. � ' 102'7 - ' in which case otent easement termination 463 Public Resources Code sections p 464 shall be governed solelv by judicial termination proceedings.Under such cases,the 465 Department artrnent will continue to include language concerning proceeds as defined to 466 paragTaph 21(b).) 4+6 468 (a) Termination of the easement shall be governed by sections 10270-10277 of the 46 Public resources Code of California. This Easement shall not be terminated unless it anon of this�asen�ent including, California Constitution 470 :meets the criteria for termination • II section 8 -California Public Resources Code sections 1.02'73, l O74, and 471 Acle I , 472 10275Revenue and Taxation Code sections 421,5 and 422,5, and other applicable laws, 473 rules and regulations. Grantee and the Department of Conservation shall be notified. at p �'an days prior to initiation of any proceedings to terminate this 4`74 least thirty(30) 475 Easement. 47 477 o inaction or silence b Grantee shall be construed as abando�ent of the Easement is not in a 'cultural use is not reason for termination of this 478 The fact that the landgri 479 Easement. other than pursuant to eminent domain or purchase in lieu of eminent 48o domain,no other voluntary or involuntary sale, exchange, conversion or conveyance of ` fall car art of the Property, car of any interest n it, shall int or terminate the 481 any lend o p 482 provisions of this:basement, 483 Should this easement be condemned or otherwise terminated on any portion of the 484 S rt the balance of the Property shall remain subject to this Easement, In this event, 485 Prope y r� 486 all relevant related documents shall be updated and re-recorded by the Grantee to reflect 487 the modified easement area, 488 48 (b) The ant of this Easement gives rise to a property right, immediately vested 4 in Grantee, For the purpose of determining the amount to be paid by Grantor in a 491 repurchase of the Easement at the time of a voluntary termination pursuant to sections 492 10270 -102 of the Public Resources Code or pursuant to judicial proceedings, and. for purpose of allocating proceeds from a sale or other disposition of the Property at the 493 the pure... ... ' the Easement and Grantee's property right therein shall have a value 494 time of terminatio 495 equal to the difference between the then current fair marke value of the Property nencurnb►ered b this Easement and. the then current fair market value encumbered by 496 u ' e determined b appraisal performed by an appraiser 497 this Easement. The values shah b y an pp 498 ontly selected by Grantor and Grantee. The cost of the appraisal shall be paid by sisal is sub•pct t a rc val by tlae D►epart�rnentNothing herein shall 499 Grantor and the app J p _ nter grantee or the Department from having an appraisal prepared at its own 500 prevent Gra , P 501 expense 502 If the aserrent.,o an ortion thereof is terminated by an entity exercising the 503 (c) y,p ower of eminent domain,b PUL in lieu.cif'condemnation, or for any other reason 504 p . nt of proceeds due from. Grantor will be determine according to applicable 5 e an�ou 506 stage law and distributed as set forth in Paragraph 21(b . Page 11 of l On .. 50 508 d If Grantee obtains payment on a claim under a title insurance policy insuring 509 this Easement,payment shall be distributed as forth in Paragraph 21 ). 510 511 22.1 Interpretation. 512 51 This Easement shall be interpreted under the Imus of the State of California, 514 resolving nambiguities and questions of the validity of specific provisions so as 515 to give maximum effect to its conservation purposes. 51 eferer ccs to authorities in this Easement shall be to the statute, rule, regulation, 517 ordinance or other legal prevision that is in effect at the time this basement 518 becomes effective. 51 No provision of this:basement shall constitute governmental approval ofany 520 improvements, cnstrction er other activities that rxaa be permitted under this 521 ;basement} 52 523 2 3. .Perpetual Duration. 52 525 This Easement,pursuant to California Civil Code section 815.1 shall run:with the land in 526 perpetuity. Even provision of this Easement that applies to the Grantor or Grantee shall 527 also apply to their respective agents,heirs, executors, administrators, assigns, and all 528 other successors as their interests;may appear, 52 53 No merer title, estate or interest shall be deemed effected b any previous, 531 contemporaneous.oraneous or subsequent deed, grant, or asci nr ent of an interest or estate in the 532 Property, or any portion thereof, to Grantee,-or its successors or assigns. It is the express 5 intent of the parties that this:Easemer t not be extinguished b , or�.erge .into, or 534 modified.,or otherwise deemed affected by any other interest or estate in the Property 535 now or hereafter held by Grantee or its successors or assigns, 53 537 24. Motives. 53s 539 Any notices to Grantor and Grantee required by this Easement shall be in writing and 540 shall be personally delivered or sent by first class mail, to the .following addresses, unless 541 a p,ay:has been notified by the other of a change of address 54 543 To Grantor-, 54 545 54 547 54' 549 To grantee: 550 551 552 Page 12 of 18 553 554 555 Any notices required by this Easement to be sent to the Department of Conservation shall 556 be in writing and shall be personally delivered or sent by first class retail, at the following 557 address, unless a party has been notified by the Department of a change of address: 558 559 To the Secretary of Resources/Department of Conservation; 560 561 Department of Conservation 562 801 K Street 563 Sacramento, CA 95814 564 Attn: California Farmland and C onservancy Program 565 566 25. Gr'antor's Environmental Warranty. 56 568 The Grantor warrants that it has no actual knowledge of a release or threatened release o 569 hazardous substances or wastes on the Property and hereby promises to defend and 570 indemnify Grantee and the Department of Conservation against all litigation, claims, 571 demands,penalties and damages, including reasonable attorneys' fees, arising from or 572 connected with any release of hazardous waste or violation of federal, state or local 573 environmental laws. 574 575 Notwithstanding any other provision herein to the contra, the parties do not intend this 576 Easement be construed such that it creates in or gives the Grantee or the Department of 577 Conservation: 578 579 a) the obligations or liability of an"owner" or"operator",as those words are defined and 580 used in environmental laws, as defines below, including, without limitation, the 581 Comprehensive ive n ironmen. al Response,se Compensation and Liability Act of 1980, 582 as amended (42 USC section 9601 et secs. and hereinafter``C E CLA.")7 583 (b) the obligations or liability of a person described in CER..0 LA at 42 USC section 9607 584 )or(4); 585 (c), the obligations of a responsible person under any applicable Environmental Laws, as 586 defined below; 587 (d) the right to investigate and remediate any Hazardous Materials, as defined below, 588 associated with the Property; or 589 (e), any control over Grantor's ability to investigate, remove, remediate, or otherwise 590 clean up any Hazardous Materials associated with the Property. 591 .592 The term. "Hazardous Materials" includes, without limitation, a) material that is 593 flammable, explosive, or radioactive; b)petroleum products, and (c) hazardous 594 materials hazardous wastes, hazardous or toxic substances, or related:materials defined 595 in the CER.0 LA (42 USC" section 9601: et seq.), the Hazardous Materials 'Transportation 596 :Act(49 USC section 5101, et secs.), the Hazardous Waste Control Law(Califomia Health 597 and Safety Code section 25100 et sect.), the Hazardous substance.Account .Act 598 (California Health and Safety Code section 25300 et seq.), and in the regulations adopted Page 13 of 18 . i..:.: ..:.: aa:. .3.. .. 3:3... .. 3. 3....:- i.r.. ... T' ... #e .:. .f. z `v y...�.......... ...:.. .: ......3 .. .. ... ...... i. .....i ... .... .....1 i... i ..:.... ....:i. � x ..... ....... ..... I.3 I.. ..... .... .... ..... ....3. II ...: .3 i 3 1..- .. .'C. .. ..... ....... I. I...i i....3 ..... ..... ...,i ,:....il. 3 .. ..,tl r lfl :..... ...:.3 ..... .. ..... ... .3. I.I.. 13....1 ..... ..... .... :3 .,i �-.I i. 91 H. .I... ....li ...1 - .... ...�.' ...� ..� 'c..._ ... .. .. .. .3 3...1 I':... .....1 3 .I, 3... i... Iii 111... 3. .3 3. 3. .... .�'..... ...... ..... .. i .....N �...,i �3 .. dl .. ... 3. I.1... ..... ..... .:..:.... ...... .. .� 3�A1 1... ... ....�....�: ..._ ...... ...... .. .:. ... .. �_ .: ..".. ^x3f�+... 3..........�.....>il. .3,lii..it .. 1.3. .. 3 !., ... 91 . ....... ,...h .1.....1 il.f .. .. .. .. .. ... .. .... .. ....... ... ........... I.. .,..! .�. 3�..�`k`'.{i3�= .✓r"�:...'�..,..�..+. '�_ _:13.:_.'x"'.... ....... .... .. ... .:.... 599 publications prop ulgated pursuant to them. oar any other applicable federal, state, or 600 local laws, ordinances, rules, or regulations now in effect or enacted after this date. 601 602 The term "Environmental Laws" includes,without limitation, any federal, state or local 603 or administrative agency statute, regulation,rule,ordinance, order or requirement gelatin 604 to pollution, protection of human health, the environment or Hazardous Materials. 605 606 26. Grantor' Title Warranty} No Prior Conservation.basements. 607 608 Grantor represents and warrants that Grantor owns the entire fee simple interest in the 609 Property, including the entire mineral estate, and hereby promises to defend this Easement against.all claims that may be made against the Easement. Any and all , 611 financial liens or financial encumbrances existing as of the,date of the execution of this 612 Easement have been subordinated. Exhibit C (Prior Encumbrances)ces) sets forth all the non- 613 financial encumbrances. Urantor represents and warrants that the:property is not subject 14 to any other conservation easement whatsoever. 615 616 7. Subsequent Easements. 617 618 The grant of any easements other:interests in land, or use restrictions that might.t diminish 619 or impair the agricultural productive capacity or open space character of th 'Property is 620 prohibited. Grantor may grant subsequent conservation easements or use restrictions on 621 the.Property provided that such easements or use restrictions do not restrict agricultural 622 husbandry practices, or interfere with any of the teras of this Easement as determined by 623 Grantee. "Husbandry practices" means agricultural activities, such as those specified in 624 section 3482.5(e)of the California Civil Code, conducted or maintained for commercial 625 purposes in a manner consistent with proper and accepted customs and standards, as 626 established and followed by similar agricultural operations in the same locality. Grantee's 627 written approval shall be obtained at least thirty days in advance of executing any 628 prop I O. sed easement or use restriction on the Property, and such subsequent easements and 629 use restrictions shall make reference to this Easement and be subordinate to this 63o :basement.I"I he Grantee shall notify the Department in the event that it approves any 31 subsequent easement or use restriction. Grantee shall disapprove any proposed 632 subsequent easement or use restriction which appears to restrict agricultural husbandry 633 practices,or diminishes or impairs the agricultural productive capacity or open space 634 character of the Property. 3 636 28. Severability 63 638 If any terra., provision, covenant, condition or restriction of this Easement is held by 639 court of'competent J uri sdiction to be unlawful, invalid, void, unenforceable, or not 640 effective the remainder of the agreement shall remain in full farce and effect and shall in 641 no way be affected, impaired., or invalidated. 4 643 29. :entire Agreement. 4 Page 14 of 1 645 This Easement is the final and complete expression of the agreement between the parties 646 with respect to this subject matter. Any andall prior or contemporaneous agreements 647 with respect to this subject matter, written or oral, are merged into and superceded by this 648 written instrument. 64 650 30. Acceptance. 65 652 As attested by the signature of its President affixed hereto,''n exchange e cr consideration, 653 the Grantee hereby accepts without reservation the rights and responsibilities conveyed 654 by this Deed of Agricultural ConservationEasement. 65 656 To Have and To Hold, this Deed of Agricultural Conservation Easement unite the 657 Grantee, its successors and assigns, forever, 658 659 In,Witness Whereof, the grantor and Grantee, intending to legally bind themselves, have 660 set their hands on the date first written above. 66 662 663 Witness: Grantor: 664 665 666 66 ' b 668 66 67 67 672 ixH 6?3 674 4 cptea 675 676 Witness. Grantee, 67 6°78 670..ri 680by 681 682 683 684 685 68 687 688 - 68 690 Page 15 of 1 1. .:.. M .3 - ... 3 ...: '){....... .. .... ... .. .. n i. .,1'L£`v� .^ .i..�. ...1...... ......, 3....!w, li..I Ik...:�.....:�.....�.. ..........i......,il....lin..:I9 N.. ... 1.... ....... .. .. .T'.3fl"3�...c...IM.... ... ........ ........ ."�.`5-'`��.R.................�.. ..�`... "5..,,.......� ., r'a... -^moi :i�.�.t�--.. ii.... .....N.... .... ..,.....li....I....Ili....If ..... ..... ..,,...F��{ �. w ��.. .�.. r- I. .....�.......�.� I I. ......... ...... �...NCI...N.I....... .i.. .. ... ........ I., .. ... ,...,"�..... .., ., .._... ,. ...,-..�...,,..:�.....,. ��' .;�... 691 + 92 693 i9 9 " 9 697 9Acknowledgments 699 700 County of 7ot 702 State of California), s 703 704 On this day of , 20—,before me 7 o personal �r appeared personally known to 706 me or, roved to me on the basis of satisfactory evidence to he the person(s).whose 107 name(s) subscribed to the,withininstrument and acknowledged to rhe that 708 he/she/theyhe/she/they executed the same in his/er the r authorized caaeity es , and. that by 709 his/leer/their signature(s) on the i*n trume .t the person(s),or the entity upon behalf of 710 which the persons acted, executed the instrument. 711 712 Witness my land and official seal. 713 714 715 716 717 Notary Public (SEAL) 718 My commission expires. 719 720 721 722 County of 23 State of California) ss: 724 72 72 ► 7 Personally appeared before me on this day of 728 , and. cknowle dged that he is the , and 729 that the execution of this reed of Agricultural Conservation Easement is with the 730 authority of the Board. of Directors of said. corporation. 73 732 733 73 73 736 Notary Public (SEAL) Page 10 of 1 73 738 My commission expires. 73 740 74 74 743 744 Acknowledgments 745 746 County of�.. 747 748 State of California), ss 749 750 On this day of ,before me 751 • personally appeared ,personally known to 752 me(car proved to me on the basis of satisfactory evidence)to be the persons whose 753 ayes is/are subscribed bed to the within instrument and acknowledged toz me that 754 he/she/they executed the same in his/beer/their authorized c pacity(ie , and.that by 755 his/her/their signature(s) on the instrument the or the entity a behalf of 756 which the persons acted,_executed the instrument. 757 758 Witness nay hand and official seal. 759 760 761 762 763 Notary Public (SEAL) 764 My commission expires: 765 76 767 768 County of 769 State of California) ss: 77 77 77 773 Personally appeared before me on this d.ay of 77 , and acknowledged that he is the , and 775 that the execution of this Deed of Agricultural Conservation Easement is with the 776 authority of the Board of Directors of said corporation. 777 778 77 78( 78 782 Notary Public (SEAL) Pages 17 of 18 ... .....i ..:. .�. I u....i.... .....3 3 31 31 ..3i.. ..... .f ... ...i� .....1 ....:. .....l ...I ....... ....... 3.5..... .13 i..3 3 i.. 31 .31 .3! ...31 ...�.. ..S 3 .3.. .� ..: 3 .�.. ...... .., .... i.... ..... ).f.... I. .. 3.: II ..i_.. :....: ��:3 i :is .... .. .� .. !.. ..,. .. ., .. .... I.: ..I :....1 :....is 3i. .,.. �.... .. .. .. .. ...,.... ... ....... ..... .......... .. .. .. 11 i.... .....:.....IY IS' :i.... I ... 1. ......i 1. i.: lis lfl ! :.....3....: ... til .. 1.1 ........ ........... ...... ... .. ... IiM .... .. .... �.. ... ...: �.. x`83' 784 M coo fission expires: 785 78 x'88 789 Exhibit A(Legal Description)Attached 790 791 Exhibit B (Building Envelope n Existing h provements) Attach 792 793 Exhibit C (Prier Encumbrances) Attached 794 Page 18of 1 Contra kCosta CountY Assessor'sOffice 253Arnold Drive, sui te D Martinez, CA 94553-4359 DATE: October 7, 2005 TO: Contra Costa County Board of Supervisors FROM: Oxus Kramer, County Assessor By: Walt Busen us, Principal Appraiser SUBJECT: CANCELLATION ELLATION VALUATION OF LAND CONSERVATION CONTRACT HUMPHREY PROPERTY Reference is made to a request by the Community Development Department for the cancellation iorof a porton of Land Conservation Contract 4-76 covering a parcel of?4.31 acres, farther identified as Exhibit "A" on the attached maps. Pursuant to Government Code Section 51283, the County Assessor hereby certifies to the Board of Supervisors the following value as of October E, 2005 for the purpose of determining the cancellation fee: CancellationValuation: 9 256500 The cancellation fee shall be an amount equal to 12 1/2% of the cancellation valuation. In this case, the cancellation fee is $1,157,000. This fee is only valid if paid., or a Certificate of Cancellation is issued within one year from the date of valuation. 'Kindly advise this office of the recording of the Certificate of Cancellation. Cc: Dennis M. Barry, Director of Community Development Patrick Roche, Community munit Development, Conservation Programs Stephen Ybarra, Auditor-Controller Williams.J. Pollace ., Treasurer- Tax Collector John Sweeten, County Administrator Jane Pennington, :deputy Chief, Clerk of the Board Adele Lagornarsino, State Department of Conservation on Jeff Thayer, Davidon Homes s:jv cancellation valutin3 i. 311 €., �i.. ......... ................is r "va ...... �. .,..... 3,3 N...;.... ...." ... h... ..... ...,..... ., ... i .. ...... .... iis.. .....i ..... ...... .. €.... .,ii.. .... ,....... .... ?..... 3.1 .3i....31 N € iE i€ i..:.i: ....i a ...r i.... ...... ... .I � .... .... E. .. E.... €i.... .... .....i.. 3 i.. ....,E ..:.,� :E.... I 3. i I.HI i. li.. ,i, rH! 3 s .s.... .."."if ...,... w .... ... ... ... ...9 .�.... .. 3..... ..� i ....3 3., 1. E....3 ....E' :'a... :.... ... .,... .� 3.. €.�:'.. ..... ... .. .. 3., 311 3.. ..... 'NN...,..:i .. .... ... .... .... sem.. ...... :':: ......... .. ....... ..... .,......... .. .... .,.... .3. ..., ........ ....,....... ...... i....3 9N3..i_.... � �3� ..3'3,.. ...39,......... .. 31.....i......... ....."�: ... s:.. ! 1, .....i H.�.EH3 E.. 1. 3 ...... ....... .,.... .......... ...,...... ....... .. ..P .�3 €.. `3.�f.......`.i(?M'.`Nl3" ......'NN'.'�:* .R..E.!N". .....3.i�... :�.. »... �.ay... !. .. i.,"'E..`1.. EXHIBIT LA T; MAP IPA 1 r t � t t r 1 �► � .1"f2 /t7x t- �j tr 2.69 1 t P� fy 41 AREA x 83'11`41, N 88'46'49" E 869.83' ` R=244.00' _ �- 6=13'56'334' ,--- N 20'44'52)" W 160-.73` 6=1 2'04" c� R=995.90' L=62.16' ZN=03'34'34" ,rte`N 88'4049" E 36.03' B1*57'12" ! �.`�.. {/) =30.31' 88'40'49" E 632.64 N 031'19'11" W 34.81' STONE VALLEY R�OAD\t p rlEf., C.X. RVI EA.S. 1 >t j i ` L LEGAL DESCRIPTION SINGLE FAMILY LOW PORTION THEPARCEL OF LAND DESCRIBED IN THE DEED TO HUMPFREY, RECORDED JUNE 9 1993 IN BOOK 18635 OF OFFICIAL RECORDS AT PAGE 51 7, DESCRIBED AS FOLLOWS: BEGINNING AT THE EAST CORNER OF SUBDIVISION 891 , RECORDED APRIL 18, 2000, IN BOOK 419 OF MAPS AT PAGE 17, THENCE FROM SAID POINT OF BEGINNING ALONG THE S OF S AID SUBDIVISION 8016 THE FOLLOWING OWING COURSES: NORTH 0900010011 EAST 811.29 FEET; THENCE NORTH yam,0 y,0 0rl EAST 400.00 FEET; THENCE NORTH 27000'00" EAST 525-00 FEET; THENCE LEAVING SAID EAST LINE SOOT 78°14'22" EASE` 762.69 FET' THENCE SOUTH 46055#49#1 WEST 470.00 FEET; THENCE SOUTH 34"46'2711 EAST 395.13 FEET; THENCE BOTH 07059'13" EAST 80.88 FEET; THENCE SOUTH 8804014911 fl ! !! 889.83 FEET TO THE BEGINNING OF A WON-TANGENT CURVE R�/Jj CONCAVE TO THE EAST HAVING A RADIUS CSF .99 FEET, RADIAL. LINE TO THE BEGIWNING OF SAID CURVE BEARS SOUTH: � 8301114111 WEST; SOUTHERLY 89.38 FEET ALONG THE AFDC OF SAID CURVE THROUGH (�+,�]j y/ j!! CENTRAL A GL.F OF 13°88'33", THENCE SOUTH TH-20c44'52" EAST 189.73 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE w(f�, H WEST, HAVING A RADIUS OF 996i90 FEET; THENCE SOUTHERLY 282.93 FEET ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL 18016'38" TO THE BEGINNING OF A REVERSE F C R F CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 20.00 FEET, A RADIAL LINE TO THE BEGINNING OF SAID CURVE BEARS SOUTH 86°31'48" WEST; THENCE SOUTHERLY 39.31 FEET ALONG THE ARC OF SAID CURVE F TH CENTRAL ANGLE OF 8604928"; THENCE SOUTH 01°`19' 1 EAST 34.81 FEET; THENCE SOUTH 88°49'49" WEST 632.69 TO THE POINT OF CONTAINING 23.34 ACRES MORE OR LESS, ...... .... .... ... .., .. Edi....3 �,.. .. RPM" �b��.,.�' ..............I�., I ,.. WNW #rm .. ., ........... .,.. .. ., �.. 'nf^.' ,. 3.. ��!.. ;. ....... ....... ... .. .. �... .. 3.. �., ....... t P EXHIBIT "A" PLAT, MAP r ,y, r } i r --- A' : ! 1 ' sy ' 3�1}�yFl t M a 1 d r 0 p Q,#0 R=244:00# .ly 161,77' � f a ICL R-995.90' N S8'40 4J" E 361,03' STONE VALLEY ROAD =►�,a1`-f EX. RW EAS. 1 '. f x 1 GY.�'tix I �� •,'�3 a��...;.... 1 � a �P a 1 ! t 1 LEGAL DESCRIPTION DETENTION BASIN A PORTION CSF THE PARCEL. OF LAND DESCRIBED D IN THE DEED 4� �LJ�L..! LJ E E D T HUMPHRE , RECORDED MUNE 9, 1993, IN BOOK 18635 OF OFFICIAL RECORDS AT PAGE 517 DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF SUBDIVISION 8016, RECORDED APRIL 18, 2000, IN BOOK 419 OF MAPS AT PACE 17, THENCE FROM POINT OF CO MMEN EME IT NORTH 39001'18" EAST 743.90 FEET TO THE TRUE POINT OF BEGINNING, BEING THE BEGINNING OF A NON-TANGENT CURVE CONCAVE TO THE EAST HAVING A RADIUS C 244.00 FEET, A RADIAL. LINE TO THE BEGINNING OF SAID CURVE BARB SOUTH 83011'41" WEST; THENCE FROM SAID TRUE POINT F BEGINNING SOUTHERLY L.' 59.38 FEET ALONG TIME ARC OF SAID CURVE THROUGH CENTRAL. ANGLE OF 13058'33''; THENCE SOUTI 20,4 ' ,, � � EAST 18 .7" FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE TO THE WEST, HAVING A RADIUS OF 995.90 FEET, THENCE SOUTHERLY 220.77 FEET ALONG THE ARC OF SAID CURVE TNROUH A CENTRAL.ANGLE L.E CS F 12°42'04", THENCE NORTH 88148'49" EAST 36.03 FEET- THENCE NORTH Dl 019'11 WEST 451.37 FEET, THENCE SOUTH 88040'49"VVEST 161.77 ww]]qyr TO THE TRUE POINT OF BEGINNING. . CONTAINING 0.97 ACRES MORE OR LESS. ,... ...F.. �. '9::..r. r 44 :... ...... '. .. .. .: t.:... 3 ..... .... .a:. ... ..... .. ...i ..... .... .... ..... �.,i lA, 3 .73. ....3 3..., 3 F- .... � ..: .... 1'� .. iif! ...,tlil` yy .. YY ...... .. .. 3... ....�i o.a. ..... ..... I-::T ..� .... +t.. .. .a... �. ...�tl .�.. 3La .. .. .. .i.. ....3 �:..:i .... 3.-t: 3 3' .. .... 1.I !. r... r u 3 y�. y� I s.3 n...r...., ..,... .. ... .... ...... .. ... s...T....,...�ta...t.... .... ..... �I; �......liS. .91^"..3111i..��!!�n..............,i....:;:;x......:........................�tt'..�'�..3 .,'f1:.`. 0cc E 0 � ` �cc 0+c ©' CD v .c p pCD� II ca 4) CL Q w CL ...•+..w.k}, If M� s' (DU C I '5 Co -o mom CJ cu cn LU cz CC oom CL cc mom r: °1 .... oc CD co C Ike cz s Mom cz CV CL _ ui - CO) 00 +qC� ■wr , � Irr ca 0) .0 M .. #.. :e '- .... ...:.... a:. ::... ATTACHMENT #6: COUNTY COUNSEL MEMORANDUM, 10/4/2005 ffice of fC ► O �rasl Contra Costa County 651 Pine Street, 9th Floor Phone: 92 )335 - so Martine Fax: (925)646-1078 October 4 2005 To: Dennis M. Barry, AICP, Director of Community Development Attn: Patrick Ruche, Principal Planner, Advance Planning Division From: S lvano B. 11 archesi, County Counsel By: .. T. Fujii, Deputy County ou Jillian ii atien of cunt � nin uati ►n to Publicci�ooa��ciiifiies Re c ------------- n behalf of the San Ramon 'Valley Reg ional Planning Commissions you have i office's o inion whether the Count , fihrocgh its zoning ordinance, mai asked for th p y re elate or otherwise im ose re uirements on the San Rarnon galley Unified Schoolg District'sp ro osed la ield and parking lot at the Monte Nista lig School. p P AS noted in staffrep's art to the San Ramon valley Regional Planning Commission, the County has never asserted jurisdiction over a school district's use of its ro ert . For the Board of Supervisors to now decide to regulate a school districts use of p p y its property, the Board would have to overturn decades of consistent County practice of deferrin g to school districts on decisions regarding the use of their school property. if the Board of Supervisors now decides to assert zoning authority over a school district's use of itsp roperty, it appears that the Board would have to first amend the n to e ressi- provide for the regulation of public school property, and then general pia p �' p g amend the zoning ordinance to establish zoning requirements applicable to public schools. Moreover, even if it does so, a school district, by two-thirds vote of its governing board, can zonin ordinance inapplicable to the school district s classroom rendartheCounty'sg pp fitsproperty. Case law has held a school district's determination that a related use o la ield is related to classroom instruction; consequently, any County zoning regulation p y� . can be rendered inapplicable to the District's proposed playfieid at Monte Vista High the situation with the asking is not s clear-cut, a court could determine School. Although_ P that a parking y arkin lot use b students attending school falls into the seine category. DISCUSSION: "The public�c seho shschools of this state are a atter of statewide rather than local or . , nisi al concern; their establishment, regulation and operation are covered by the mu p _ toConst�tut�on and the state Le islature i given comprehensive e powers in relation there 47 Cal. 2d 177 17 . When the state "engages in such sovereign (Hall v. Tai (1956) � activities as the construction and maintenance of its buildings ... it is not subject to local h Constitution Sa s it is or the Legislature has consented to such regulations unless the y regulation. at a e 183.) This, coupled with the fact that the Legislature has tasked g (1d. p g HIP ?: . . ... . ..... Dennis M. Barry, AICRP, Director of Community Development Attn: Patrick Roche, Principal Planner, Advance Planning ivision October 4, 200 Pa The statute itself confirms and helps clarify this suggestion by; enumerating instructive examples of"nonclassroorrr f ciiiv s." The statute lists " aret ouses, administrative buil�in s, [arid) automotive storage and repair buildings[.] These facilities neve r otting dire �kEy towith classroom activities. Rather, they are devoted completely to ancillary, noninstructional functions. Thus, we perceive in section 53094 an intention to distinguish,between instructional and support facilities. Accordingly, we consider it reasonable and consistent With the le gislative history and purpose of section 53094 to interpret "r o class oorrr , c uti s"to mean those not directly used for o related to student instruction. (Cf.:§§ 53096 .[Footnote] Moreover, ver, this inter petaticn preserves the balance in section 53094 between the state's strong,interest in pudic education and the value of loch zoning controls. (Cit, ofsa eta Cruz v. Santatruz Schools 8d. o Education! sUP)..P*a21.0 :Cal. App. 3d 19 7-8, emphasis added.} In the Santa Cruz case, the court found that lights for ars athletic field could be exempted from the City's zoning regulations because there was substantial evidence that the athletic field was used for or directly related to student instruction. (1d., at In the Santa Cruz case, the school district presented declarations.stating that the athletic field was primarily used for physical education classes, interscholastic athleticactivities, spirit activities, and band performances. (1d. at page 8.) Such activities are ars integral part of the educational program at the high school for which students recei ►ecademic credit, and lights are necessary because marry football and soccer games as well as band and spirit activities must be scheduled on,weekday evenings (Ibid.) If the uses that the San Ramon Valley Unified school District plans for the Monte vista l000ligh School playfield would primarily be for physical education classes, interscholastic athletic activities, spirit activities, and band performances, the District Board may, by two-thirds vote, remove it from the coverage of any County zoning requirements, n the authority of the Santa Graz case. The situation with the parking lot is not as clear. In the caseof Peo lee red. doe n o Santiago College (1990) 2 al.: pp. c 128'1 �� poop&' the court, basing its decision on the above-quoted language from the Santa Cruz case, held that the school district could rot use section 53.094 to exempt a swap meet use of the school's parking lot from city zoning requirements. The court rioted Santa Cruz correctly r0 es the tensionbetweenthe state's interest in, education:and the local. entity's interest in toning control.. Based on that standard, a commercial swaps meet operated by a third party on a community college district's property cannot be exempted from a city's zoning ordinance under section 53094 College makes no effort to argue the snap meet is part of the educational process of the school. It is not sponsored by anyone connected with the school as part of the educational process College tries to tie the scrap meet into the educational process by noting that 20 percent of its proceeds are turned over to the school and the income (approximately 5,loo per month) funds instructional programs which benefit both College and its students. Dennis M. Barry, AICD, Director of Community Development Attn: Patrick Roche, Principal Planner, Advance Planning Division October 4, 2008 Pa2e 5 We are unpersuaded by this financial argument. Taken to its logical extension, if a school district could exempt itself from a city's zoning controls simply by receiving some remunerative return for use of its property, section 8309would become meaningless. Thea is,no justification for exempting this commercial enterprise from City's zoning ordinance. (People ex rel. Cooper v0 Ranco Santiago Cao e e (1990) 2 dal. App. d 2 1 1286.E Although the Cooper case involveda,parking lot, use of the park n let for students was not an issue as it is with the Monte 'Vista high School situation. we therefore consider theNonte Vista High School parking ,lot situation to be somew ere i ri betwee n the ata Crucage and the Cor case. Relying on language froth Beata Graz and Cooper, arguments can be made either way. For example, the parking lot is directly sponsored" by the school district; however, a court might not agree that a parking Lot is ; art of the educational process." (Cooper at page 1288.) And, while it can b argued that prc id* parking for students is related to a school boards unique ue function, distinguishing it from any other agency (Santa Cruz at page , it may be difficult to equate a parking lot to classroom activities (Ibid.) It is a support facility, but under ar ta Cruz, support facilities would be "nonclassrdorn" facilities. lick. In any case, we nate that section 304p) places a nigh burden or the County's ability to overturn a two-thirds vote of the school board, b►y !inning judicial authority to overturn such action to situations wheree lie school district's vote i s arbitrary and capricious. In other words, although the above-discussed cases raise questions about arguments that the parking lot is a classroom facility, a court would have to find that the School Districts vote to exclude the parking lot from County zoning regulations is arbitrary and capricious, which is a very high standard for the County to overcome, if the Districtis.able to make findings linking the parking lot to classroom-related activity. In conclusion, even if the Board decides that imposing zoning controls on school districts is desirable and accordingly amends the County ordinance Cade (and the general plan) to so provide, as to the San Ramon Valley Unified School D stri is use of Monte sta I•- gh property, two thirds of the District Board votes to render th e ordinance inapplicable to the "la ield based upon findings similar to those made in the Santa Crus pp p � case, it will be able to exclude the playfield from County zoning regal do s. Itheugh the situation is not as clear with respect to the parking lot, one must keep in in that the standard of review of a District Beard decision to remove the parking dot frcam County zonin is deferential to the District. Therefore, although the board in the Cooper case g made no attempt to tie the swap meet use of the;,parking lot to the education process, if the San RamonalletejyJ{ Unified School District Board snakes findings tying the parting lot to the educational process, a reviewing court may not be willing to find that the District's ► tion is arbitraryp and capricious, and thus uphold the the determination. LTA H:ICDDMISCIL U\SR lRPC schools Q.wpd ............. Nmo NMI R1,.. ip ..,..m, .......... ..... ..... ..................................... ATTACHMENT # 7: STAFF REPORTS TOSAN RAMON VALLEY REGIONAL PLANNING COMMISSION Agenda Item Community Development Contra Costa County CONTINUED PUBLIC HEARING SAN RAMON VALLEY REGIONAL PLA.I I ING COMMISSION WEDNESDAY, AUGUST 17 2005 7.00 P.M. HUMPHR.EY PROPERTY I. INTRODUCTION DA.VIDON HOMES licant & Owner Count File: GP#04--0010 RZ#04- 3150 D#04- 905 and DP#04-3091: The subject project consists of the following related entitlement applications A. GP#04-0010: The applicant request to amend the Contra Costa County General Plan (2005-2020), Land Tose Element Map to consolidate and expand an existing Single Family Residential —Low Density ( ) designation over a 24.43 acre portion of the subject site. B. File #Rz04-3 150--A request to rezone 24.43 acres of a 95.86-acre property from Agricultural Preserve District -4 to Planned Unit District (P-l . C. File #DP043091 -- A request for preliminary and final development plan a royal for a 39-unit single-family residential project with a stormwater Pp detention basin. The proposal would also provide for related grading improvements on an adjoining 9. -acre parcel owned b the San Ramon p Valley Unified School District. D. Subdivision 8905 --A request to subdivide 95.86 acres into 39 single-family residential lots (24.43-acres of site affected) and a 61.83 open space parcel. The subject site consists of 95.86--acres located at 2900 Mone Valley .oad, across from Monte Vista:high School, in the Alamo area. The adjoining School Districtro erty also fronts on. the north side of Stone Valley Road, �' p approximately 200 feet west of the intersection of Monte Sereno Drive, and across the street from.Monte Vista high School. (CT: 3461.02) -1 .......: ..: : ............. ............. #.............. ................. . II. CONTINUED HEARING This staff report has been prepared and distributed in compliance with the _ requirements of the Contra Costa County Better Government Ordinance. Staff has prepared the report and provided responses to the Commission's request based on information available at the time of preparation of this staff report. Please be advised that additional actionby the t.,ommission may be re a*red in order to accept requested information that may be available at the time of the hearing. Information not available at the time of preparation of this report includes a response from County Counsel relating to County jurisdiction over the School District property and the add itional Stone Valley Road traffic ifornatiob. At theprevious hearing the Commission identified a number of issues to be addressed. The following issues were brought up by the Commission: +� Jurisdictional status of the County over the school districtp arcel. Design and traffic issues relating to the frontage i rovers eats alt�n p g Mone valley Road. In depth analysis of a trail connection along the western side of the property. County Counsel, Public Works Department and Community Development ment have provided responses to the Commissions concerns below. II. RECOMMENDATION Staff recommends that the Planning Coms is io reeve the project est as p p_ J proposed with the following ch.an., es to h.e conditions of approval roval: _ Add a condition restricting buildings on lots 31 and 32 to single story. " pprove the changes to the conditions of approval as identified in the attached memo from the County Public Works Departrnent dated Au ust g 11, 2005. III.' RESPONSES TO COMMISSIONIS REQUESTS . A Jurisdictional Status of the Count Over the bcnoolistrlct Parcel In reson.se to the Commission'sconcern with the County's Jurisdictional status with respect to the parcel owned by the an Ramon Valley Unified School District, a request for a legal o p inion has been forwarded to the Office of County Counsel. At the time ofp re aration of this staff report, County Counsel's analysis was still in progress and not available. B. Desian and traffic issues relating to the fronta a inn. rove rents alone Stone''dale Road. In response the Commission's traffic concerns regarding the operational feasibility of the proposed roadway improvements and changes in circulation patterns for the Nigh school the applicant contracted the traffic engineering firm, Fehr & Peers to analyze traffic operations on Stone Valley Road after it has been improved. At the time of preparation of this staff report,the analysis was still in progress and not available. co ,final sis of a trail connection along the western side of the ]Rropert The applicant's engineer has prepared an exhibit showing the possible location of ars equestrian and pedestrian trail through the property on the western side of the site. The placement of the trail was determined using the Commission's comments, the proposed and existing topography of the site and trial guideline information provided by the East Bay Regional Parks District (EBRPD) Existing rails At the July 20, 2005 hearing the Commission indicated that there was an existing trail through the site. After visiting the site and analyzing the aerial photos of the site, staff has found no evidence of a trail which passes completely through the site as indicated by some members of the public and the Commission. Staff has identified two partial trails on the northern part of the site;.neither of which traverse the entire site. Both trails connect through the adjacent Bryant Ranch IdoA property. One trail, located on the northernmost portion of the site, connects the existing floating trail easement on the Stone Valley flaks HOA open s ace property to an informal trail on the Bryant Ranch HOA. open space P property. s part of the current application the applicant is required to _prep . _ formalize this trail by granting a floating trail easement to the EB :PD. A second trail located near the center of the site appears to be a fire trail. The north/south trail also connects to the Bryant Ranch HOA property and terminates near the top of a ridge about 650-feet north of the development area. The alternative trail plan provides a connection to this point. S-3 ......... # :. ..................... Alternative Trail Aligment The alternative trail was designed using the trail specifications provided by the :fast Bay Region Parks District (EBRPD). According to Linda Chavez of EBRPD, the maximum grade for a trail should be 10%. . Grades of up to 15% are acceptable, ��t only for short distances. Using this in formation .as a ul e, staff directed the applicant's engineer to prepare a map indicating the most appropriate location for a trial through the property. The final alternative trail plan. exhibit sho rs the alignment, grading, retaining fall requirements and Branae improvements associated with establishment of a trail through the site. The trail was designed to meet the guidelines provided b the ; RPI' as much as possible. In order to place the trail along the steep area above the development area numerous switch backs would have to be installed along with retaining walls and drainage improvements, all of which are visible froom stone Valley Road and surrounding residential areas. The difficulties iculties d f establishing this trail are apparent when looking at the revised trail play.. The level of required improvements, the complex aliment of the trail and the view impacts must be taken into consideration. The a,li m eht cif th trail would severer rn aet the yard areas of lots 4 thru 11 effectively reducing usable lot sues and yard areas. Placement of the trail in the rear yards of lots 4 5, 6, 91 10 and 11 would require the erection of safety fencing cing on both sided of the gall acting the views and usable yard area. The elevation of the trail and required retaining wall is up to 20-feet higher than the pad elevation at some points. Additionally, Public Works has 'reservations withP lacing a 'trail in this location because it would'potentially create additional drainage impacts n lots 4, 5 6, 9, 10 and 11. Also, Public Works is concerned about the trail's connection at Stone valley Road. This concern relates to the downward slope of the trail toward the roadway, which has the potential to create a safety :heard for trail users, corning down the trail towards Stone valley Road. The impacts that the trail would have on lots 13 ter . 16 include fencing and priac issues. Where is also the potential for meter torunoffthe trail into the rear yards of these lots. The impacts of the trail on lots 17 thru 2 are similar to the impacts on lots 4, 5, 6, 9 10 and 11. The elevation of the hail and the height of the retaining walls and the fencing recluirernents would significantly impact the views,privacy and drainage. The trail would also impact the open space area. Establishment of a trait that falls within the EBR.PD guidelines requires the cutting of numerous switchbacks along the face of the hill facing Stene Valley Road. These switchbacks, that- would cut into the hillside and the construction of retaining walls above the development area would be clearly visible fro a distance, including Stone valley Road and surrounding residential areas. .Additionally, the County's Consulting Geologist has identified concerns with the placement of the trail in the open space area which has two known landslides (source: Landslides A & B identified in the open Space area by Berlogar� geotechnical Consultants, Appendix 1 C,Humphrey Property IJIr , March 2003). p y p y Additional Vail Considerations Requiring the establishment of a trail along the western side of the site places an unnecessary burden on the applicant considering that `A' street will be a public road. The alignment of 'A' Street was based on the location of existing utility lines through the property. The constraint of the utility lines and the location of the School District property dictated the layout-of the parcels on the western half of the property. Placing another constraint on the western side, such as a pedestrian/equestrian trail would further restrict the property. Requiring the establishment of separate trail between proposed `A.' Street and the western property line is unnecessary since `A' Street could be used as a trail connection. At one point the applicant proposed establishing a: decomposed granite equestrian trail adjacent to `A' Street.`That proposal has been withdrawn and is no longer a part of the current application. Alternative Trail Conclusion Althhou h placement of trail on the western side of the Hurnphr g ey property erty nay be feasible from an engineering standpoint, it is not recommended. The impact that the trail would have on lots 4, 5, 6, 9 10, 11, 12 thru 20 would be significant. The fencing and retaining wall requirements impact on views, privacy issues and drainage considerations substantially affect lots 4 thru 20. The placement of the trail throu gh the open space area would require significant grading and construction of retaining walls, impacting the view from Stone Valley Road and surrounding residential areas. The cost of maintaining the trail wouldp lace an unreasonable burden on the future MOA or EBRPD. The safety concerns relating to the trail connection at Stone Valley Road is also a consideration. ' Personal Communication with.Darwin Myers, Consulting Geologist, 8112/2005. S-5 .......... .,.. ...,..:... ... ........:.. ..... . #. Conditioning the alternative trail alignment would not meet the developer's objectives in establishing the 39 lot subdivision and a clear nexus for re/ui ng the trail has not been established. lished. Therefore, staff recommends approval of the project as proposed, including the establishment of an improved trail crossing across Stone Valley Road near the existing regional trail. Thep ublic benefit in providing the unproved crossing outweighs any benefit that may he gained from establishing the alternative trail. GACurrent Planning\curr-plan\Sta't Reports\SD048905 S.17.05 STAFF.doc - Agenda Item# -o Community Development Contra Costa County CONTINUED PUBLIC HEARING SAN RAMON VALLEY REGIONAL PLANNING COMMISSION WEDNESDAY JULY 20 2005 7:00 P.M. HUMPHHUMPHREY PROPERTY . INTRODUCTION. DAVIDON HOMES A. Meant & Owner), Countv File: GP#04 R #04-315 SD#04-8905 and.DP#04-3091:'The subject project consists of the following related entitlement applications: A. CP#04-0010: The applicant request to amend the Contra Costa County General Plan { -2020), Land Use Element Map to consolidate and expand an existing Single Family Residential --Low Dens ter L) designation over a 24.43 acre portion of the subject site. . File #p,204-31.50 -- A request to rezone 24.43 acres of a 95.86-acre property from Agricultural Preserve District(A-4)to Planned Unit District P-1 C. File #DP 4 09 1 --A request for preliminary and final development plan approval for a 3 9-unit single-family residential project with a storm aster detention basin. The proposal would also provide for related grading improvements on an adjoining 9.6-acre parcel owned by the San Ramon Valley Unified.School Distri �s hearing is a eontinuatio hearing.held before tle San.Ram valley Regio r aI Planning Commission on June 15, 2,005. At that hearing, a number of questions and concerns were brought up by the public and the Conmiission. Members of the public attended the hearing and voiced their support or opposition to the project. The public comment portion of the project continued late into the evening and the hearing was continued to the next meeting, at which time the applicant will be provided the opportunity to respond to the numerous public comments. In'addition to the previous reco nendation, staff recommend that the fan Ramon Valley Regional Planning Comrnission 'approve the project with to following modifications to the previously recommended conditions of approval: a. Replace exhibit B (Preliminary Development ent Plan/Final Development Plan and vest.ng Tentative. Map, Sheet 3 of 10, dated October 00 of the original conditions of approval with the revised grading plan dated July 14,2005 b. .At least 60 clays prior to issuance of a grading permit,,the applicant shall provide evidence, acceptable to the .honing Administrator, that all the owners of Lots 48'' thru. 54 of the Montez Sereno neighborhood have agreed to allow gracing of fill on to the rear yard of their properly; concurrence is obtained b all of the above rnentionec property owners, the no grading shall be permitted offsite. This will require submittal of a revised gra ing plan,with additional retaining'wads.The revised plan shall provide design and height details of all new retairuing, walls in the revised grading plan. The revise. plan must be approved y the Zoning Administrator prier to issuance of the grading permit. C. Limit the wild height to -feet,per the applicants'request. d. Revise condition cat'approval#43 A.to read s follows: "Noise generating constructionz activities, including truck traffic coarnin to and from the site, shall b listed to the hours of 7 A.M. to 5:oo P'.M., Monday through Friday, and shall be prohibited on Saturday mid Sundays and on County recognized state and federal holidays. The apRlicant shall also avoid creating construction traffic during school hours which are 7. to 11830 AM and :00 to 4:00 PM during the school year.Noiseeneratin g activities of this type shall be prohibited on Saturdays, except as approved bye the Zoning Administrator on case-b -ease basis as necessary to complete 'grading before the close of the gradin season. e. Revise condition#27 to read as follows: "Prior to recording of the final reap, the applicant shall make and irrevocable offer of dedication of a -foot wide floating eIeted a pedestrian and equestrian trail ea.semen, to the Bast Bay Regional Parrs District or other appropriate public agency, as identified o the Regional and Potential Trails Circulation :exhibit submitted with the application. The applicant shall provide evidence to the Zoning Administrator that the dedication has been madeprig t reco inp,of the final inap." In a memo dated July 14, 2005, the public Works Department provided a number of revisions to their staff report and conditions of approval for the project.The memo has been attached for review by the Planning ommission The proposed changes have not been incorporated into the conditions of approval, IV. COMMISSION aL.IRI: S FROM THE JUNE 15 2005 HEARING Int UIRY AND STAFF RESPONSE-BY C.A `p, }R"Y' SR VUSD SCHOOL PROPERTY 1. a fission Inqui :Does the `aunty have any approval andlor oversight powers with regard to the San Ramon Valley Unifies`School. strict decisions on the location, layout, design, cxnd construction of parking lot and lay ield ,0-Monte Vista High School on the . acres o theformer Humphrey 'a 1� now owned by the school district? Staff Response The Boardof Supervisors has already dealt with this issue. In adapting Bayard Resolution No. 2004/405 whichgives tentative approval to cancellation of the Williamson Act Contract,it states page 4 of 16,3dresolved paragraph) "The Boardfurther acknowledges that development of the SRVUSD Component is within thefur sdi tion of the SR VUSD arra not the County, and that the.Board cannot mandate ate that any particular development plan: e pursued, or that any particular-mitigation measures be implemented." S- i....-i!. 3 ...i' ....31... ... .... .... is...i P.., i... ...i.. f I.3 i..IE ,, il... ... ...#.i ...., i�3i3 3:3 i... ... ..... ..... ....... .4 .. .3.E 1.3.. ... .....1- ,, is 3: ...,i.. ..... .,,.. .... ..,.... .. .. ...4 31 ..:. "::...i N....Is :s... is.. :i ..... ...... ...... .. .. .! ...I ....3E ,.I. .:.. 3......1 it ....... ... ...... .... ..... I... ....3 4. .. .. ..... ... ....I ?.... ..3i ...... ..... .4....I..IIs I.... ..... 3.: ....i i...,i Nl...ii :.. .. .. ... ..,.... -. �.:.. ..._: ...... ....... .. .. ........ I. ., li. .,i , .1 i...:3i i.... .. .....:....... ... ... .. ..... .... :... .... ..., ..... ........ I.s ....II .. IE ,... ... ..... ..... : .. ...... .... �:..... ....... .. ... I.I 1.... ..... it. ....3 .... i ....3is :..:. r 1:.. ........ lih....i,....ii.........I....It...141.3is a..: ...... ...., .:... .,... .. .1�1'...........311... .I ...J. 3....I!I:....i.....:...:i..,..:::::. .::.. :.. ?E..# ... I.I 11CI t...... 3 .. Yi E3..II�N.....1:......... IE#.. ..:, . 1: In addition, the EER certified by the Boardunder resolution No. , 004'4}5 states the following conclusions regardmng the lack of County planning or zoning authority over f he San:Ramon Valey'Unif'irit ed School'Distc : FEIR Master Res onse 1 a e The County is evaluating the S ,component[of the project]in this Ip to provide a conservative, inclusive environmental review, and so that the county may suggest to the '. those measures SR VUSD can and should impalement to avoid or mitigate potentially significant environmen `i npacts rc rn ids pra�}ect. However, the County has no jurisdiction to determine whether the SR VUSDcomponent will 90 forward, or on what conditions. FEIR,Master Response 2 page,3-6. "The SR VUSD, as another governmental agency, should conform.to the County-s General Plan in its planning o 'school, ac%lines, but it is not legally required to be consistent with the Count '.s general Plan. Therefore, the School'District would not be restricted by the L designation in pursing its development plan. SIR Res onse c�coinnent - 8 a e 4-5 0 4 "SR VUSA as a governmental agency, cannot be restricted::by the County in its use oftroperty it acquires. " A copy of the Board Order and Resolution No. 004/405 is attached for Commissioners' reference. The following is staff's understanding of the law with respective to approval or oversight powers for bath the School District and the County in the planning and development of public school facilities. A. State Law and State Role The establishment, regulation, and operation of public schools are covered under the California Constitution and more specifically under the Education Code. State law grants these pourers to a 'school district for the purpose of providing public education within a deft e+ ,deo ra hic area.Accordingly,the San Ramon Valley Unified School District is a political subdivision of the State of California that was fanned for the pose of providing public education. As with all school districts in California, the San Ramon Valley Unified School District S .VUSI is independent and autonomous from either City or County government. State laver has established that the planning S_4' and development for a public school facility by a school district in California is a matter of statewide:rather than local or municipal concern. .Accordingly} beginning at Education Code Section 17280, the State Legislature has enacted laws that define a school district's roles and responsibilities and ultimately assigns the responsibility for approval and oversight related to the design and construction of pudic school facilities to two state agencies. The California Department of Education and, the office of Public School Construction, Division of State .Architect, California General Services Department, are the two state agencies tasked with the responsibility for establishing building standards, and reviewing and approving school building plans. These two state agencies in tandem with the local school district are directly responsible for the planning and design of school facilities. State regulations have been adopte&that set very detailed standards for school campuses, including elementary, middle, and high schools. The design and construction of a public school is subject to extensive and intensive oversight by the state. Chapter 13 of Division 1 of Title 5 of the California Code of Regulations (beginning with section 14000) contains detailed requirements for schooldesign and construction that regulate virtually ever aspect of school design and construction. Before public school facilities may be constructed, the local school district mustabtan approval' from the state based on these standards. These standards range from building layout, size,'` and location for both classrooms and supporting facilities, including the parking and the amount of playfields. Such supporting facilities are acknowledged under the state regulation to be an integral part of a' school campus. In addition, state fading for school construction projects is tied to meeting these standards. The Department of Education has published a guidebook on school design, which is available at h .//www.cde.ca. ov/ls/f'a/sf`/ ocu ents/schoolsiiteanal sis 000. df'. California Government Code section 53904 spears most directly to the applicability of local zoning on school district property..At_section 5394( it, allows a school district, by a two-thirds vote, to render a City or County zoning ordinance inapplicable to a'proposed use of property by such district except when the proposed use of the property is for"nonclassroon facilities". An amendment to this section in 2001, Assembly Bill 1.367, now requires more extended communication and coordination between the school district and the local government, and adds procedural requirements to a school district's ability to render a local zoning inapplicable. B. Case Law There are several court cases related to the question about the approval and oversight role of local govermnents with regard to public school facilities.The baseline case gees back to 1956 in which the court expressly acknowledged that the design, construction, and operation of public school facilities were -- ...... I.r .. ..... .. 313 .:.. .3 ... ....... ..,i, i 3 .. ...... ....... ...... .....,....... II..... ..:::..i.... ...... ....... .. €i I.....€ .....I... ........ .. €.,.. li it i ...:I .... l.l.. �.I... II I I I € i.3 i.! € �....� .... 3 h E.. 3 ... .... ..... .,.... .. .. ....... .. �... .... ...,i I. i.i .. i €....€ I.....li 3 R. 3 W.... 3'... A frt �....N.!. i i.l 3. 313 1..... i.,.... �+ ..... .. ... x. ...: ..... .... .,... ..>.. .::.., ... INN �, �.. .. , .., ..., ..,.. ...,,. ...r.::. ... ..;: .., �.3.. ....::... .:........ �. 3..1 `3x,. iif.....�i111:.....::::.........:........�q�...:..l......a..3?!i....3�.,, ... recognized as a state, rather than local or municipal concern, under,Hallv. City of Taft 1956,47 Cal.2dl 77, 179). As noted above Government Code section 53094 provides for a school district to render a Circ or County zoningordinance inapplicable to a proposed use of property,by the school district except when a proposed use of the property is for " onclassroorn facilities". Unfortunately the tern "nonclassroom. facilities" is not refined in the either the Government or Education Codes. This ambiguity has resulted in uses where the courts have wrestled with the question of what constitutes a nonclassroorn facility in which there are conflicts over whether local zoning applies to a school district facility. The three most prominent cases on this issue are: l fit of S nt&Cruz v, Boardf of Education. tai. . 3d.I In this case the City of Santa Cruz attempted'to impose requirements upon light standards that the school district intended to install on an athletic field. The court held that a school athletic field°ryas a"classroom facility for the purposes of exemptionfrom a city's zoning ordinance, and, therefore, the installation of new lights was exempt pursuant to a two- thirds vote by the school board. Pen le ex rel. Cooper v. ranchoSantis c CoMMRm ,226_�V,Cone e 1 990 Cal. 3 d 128 1): The court held that the community college district could not use the Government Code section 53094 to exempt a swap;meet use on a college's parking lot from city zoning, because the swap meet was not in any wady related to classroom instruction, City of Sarato a v. West Valley-Mission Cogg aunily College District It In the City of Saratoga the local community college district wanted to build a stadium on a community cc�lle a campus with seating up to 5,000 spectators, ticket booths, concession stands, and an amplified public address system. In anun l hccl decision, a divided cow determined that the stadium intended for entertaining sports Taus was not exempt from'Saratoga's zoning ordinance because the stadium was not a vital part of the college's educational mission. However, as an upulished decision, this case is not citable axil may not e relied upon according to the rules of the court, Since the Saratoga case, as an unpublished decision, is not a legal precedent, the Santa Cruz case is the decision that provides guidance on how to consider the a plicability f a'local urisd*ction's.zoning ordinance or,regulations for a public school f; di The Santa Cruz, decision recognizes that the Mate preemption from local zoning extends to supporting facilities for a school that are necessary;to flilfill the school district's educational mission site,not solely the classroom area. - C. County Ordinance Code Title 8,Contra Costa County Zonina Ordinance Code makes no reference to a requirement for a school district to secure a land use permit or any other associated approval from the County for a public school facility in any zoning district. Privateer operated schools, however, are subs ect to land use permit requirements in various applicable zoning districts under the Code. Furthermore,there is no record of the County ever requiring a land use pest or other approvals for a public school facility.Staff has not found any instance of the County having attempted to regulate the location, layout, design, or construction of any portions of any schools within the County. It is wow noting that the County did not attempt to regulate construction of SRVUSD schools in Dougherty Valley or Alamo Creek. Furthermore, SRVUSD staff cannot recall any attempts by the Town of Danville, or any other city, to regulate location, layout, design, or construction of any schools, even though the District and Danville have had ongoing discussions about the layout and configuration of parking at Monte Vista High School. It is the School District's practice to consider the input of a local jurisdiction about school p arkiniz and circulation. 2. Commission InThe grad ng or the 39-lot residential subdivision proposes to include the rough gradingfor the school property. Why are they linked?Is it ►err issible to link the gracing if the school site is designated Pu l aclSern -Pub►l is(PS)under the County General Plan? Staff Response The grading for the 3 -lot' residential site is limed: to the School District property clue in part to the sales agreement between David.on.Homes'and the San Ramon Valley Unified School District. The sales agreement calls for Davidon Homes to grade the 9.6 acre portion sold to the School District and tura it over to the school district 'in rough grade condition. See attached copy of the sales agreement. It is permissible under the County Ordinance Code to grant a grading permit to a developer to grade a designated school site under the "PS`'designation where there is an agre meat between the developer an the school district. Not only is it permissib e but it has been.generally`encouraged by the County because it can lessen the amount of disruption and inconvenience to the public during the construction period. Them are several instances in which the County has approved grading permits where the grading has been performed by the developer simultaneously for a residential site and an adjoining school site. Not only is there an established precedent for laking the grading of a school property with new residential construction, but it his now become a common practice in the San Ramon valley to lire the grading between neer Source:Personal communication between Patrick Roche,CCC-CM3,and Tina Perault,SRVUSD Facilties Planner, 7/12/2005. S- .:'yHfib."mak'-1St .. '#.... .. 5.. >...,. ,+�'`�.t ... . : -•. ..: �a va e .... ... ... _ ...... .....: ......... .. .... .. ..tr �..........,.....:.,._ ,., .:: ..:__. .... :5k�... .,iH_`-,[ �:zka..x.:w:_.dui n residential subdivision with an adjoining new school site. All of the school sites in the Dougherty Valley were initially graded by the developer not the school district,and,these school sites were either turned over in a rou9 h.grade condition to the school district, or were graded by the developer as part of turnkey school building pro,ect:Also, a developer has rough graded the new elementary school site within the Alamo Creep development, and at the Diablo Vista Middle School,'a developer for the new subdivision adjoining the middle school campus is dedicating a l -acre a pansion to the campus for playfield.s and a parking lotz and they are rough grading the site.These grading arrangements between the school district and the residential developer are typically done under a contract for the mutual benefit of both parties, � r, Linking the grading of the two sites provides several public benefits. Since the grading activity would be occurring over the two sites at the same tune, it avoids having to grade in the area twice resulting in less disruption and inconvenience for beth nearby residences and the high school. It would also facilitate the balancing of the cut and fill between the two sites, avoiding the need to haul away dirt for the construction of the residential site or the school site. There is also the public benefit for potentially siificant cost savings to the school district by linking the racing for school site adjoining a new residential subdivision, because the cost for grading is not directly borne b the school district. Coop fission Inquiry:.alternative plans(from those proposed in the 611512005 staff report)have been circulated in the community. How can the Commission obtain copies of those plans,and what o they`imply abort discussions between the applicant and the neighborhood. What's the difference in elevation between the school parking lot and backyards of homes on Monte,sereno Dr.' ' Those alternative plans seem show a greater pack differential,between the lets on Monte Sereno Drive and the proposed pad elevation f6r the District's parking lot Why Staff Response On July 14, 2005 a` revised grading pian -was received,by the Conununity Development Department. The nein grading plan shows revises the previous plan previously submitted by the applicant. It reflects discussions they have initiated on heir own with the homeowners along Monte Sereno Drive on the eastern side of the Humphrey property to lower the elevation of the parking lot and provide fill on the rear yards extending the usable space on several properties. The revised grading plan has theparking lot elevation at Stone Valley Read even with the neighboring property to the east (lot 57, Mionte;, Sereno Dr.). As the lot extends north the difference in elevation grows, with Source,Personal corrantihication between Patrick Roche,CCC•CDD,and Brian Olin,Ltnuar Communities.developer of Wiideniere i l Dougherty'Valley,6/20/2005 and personal cunuuunication between Patrick Roche,CCC-CDD,and Tina Perault,SRVUSD Facilties Planner,711212005. - the parking lot situated nine feet lower than the nearest adjacent property(lot 53,Monte Sereno DrJ. The revised grading plan also identifies the proposed grading of fill in the rear yards of lots 48 thru 54 along Monte Sereno Drive. The proposed grading in the rear yards of the affected lots would benefit the property owners by extending the usable areas of their yards. The grading will fill the steep ditch in the rear of the affected lots and flatten out the rear yard.This grading plan can only work if all affected property owners agree to allow the grading in their yards. Under this plan, if concurrence and agreement by all owners is not obtained prier to issuance of the grading permit, then the applicant would not be allowed to grade offsite.::Under this condition the entire site would be raised by a :marginal amount, and additional retaining walls near the western property line would be required. Approval of a revised,grading plan,that does not extend offsite would require additional review and approval from the Zoning Administrator. Staff has prepared a recommended condition for the project in a:manner that addresses these possibilities. The applicant intends to present and explain the revised grading plan at the upcoming meeting. 4. Commission In ui : How many parking spaces are on the Monte Vista High School campus? Staff ReMonse There are 492 parking spaces on the Monte Vista:high School campus shared between the students and staff 5. Commission In uir ;bequest to provide Commissioners with a copy of the sales contract between the developer and SR FUSS Staff Response A copy of the sales contract agreement between the developer and SRV SIS is attached as requested, STONE NE ALL Y Rt AD 6. Commission In uir Will the Commissioners be provided with the new roadway improvement a an or Stone Dalley Rd based on the comments receivedfi-om the Tawe yawf' anv lle? Staff Response As requested, attached are three roadway and frontage improvement plans that have been considered for Stone Valley Road. As indicated at 6/15/2005 3 Source:Personal communication between Patrick Roche,CCC-CDD,and Tina Perault,SRVUSD Facilties Planner, 7/12/2005. - ....::.....3: -.S 3. .3... .. ..... ........ i 3......:ie .." t..1.�l. . . .. .. ... ..... .. 3., ,3.1 ..r. .. .... .. ... .... ,.. ,., :...:- .... ... ... .. ��i ...} .... .. ... ........ ... .... ..� .... .... 1 a:.H� fl. xz. hearing, public works staff'and the applicant's engineer have been ming t address concerns from the Town of Danville about thsidef the road controlled by the town.,alternative 1 is the improvement,plan for the roadway preferred by the Public Worts Department.anent and theTown:of Danville is in concurrence. Alternative I provides for two foot travel lames, a 12 foot center left tarn pocket,:and two 5 foot bicycle lanes. Alternative I would no longer carry the median traffic island feature, but would *instead con nue the sane typical cross-section aloe. Stone Valley Road. from 1..680 to Green Valley load. It would accommodate a sufficiently sized left turn pocket into the proposed residential development within the County controlled area and results in lower retaining wars on the Humphrey property side of Stone Valley Road: . ommssion In. ui .lased on the new..roadway improvement plan, ist still possible to have a landscaped median ian atone this section o , c. tone Valley as recommended by Zone.fit ? ffplanting improvements are not possible at this time, is it at least possible to require a water pipeline stubout so that future landscaping might be easier to implement in't e uture should resources become available? Stagy o See discussion above about be preferred roadway improvement plan which no longer includes provision:for a landscaped median. 8. ommi ion;In i , "o ne testthat `mull res ansible ar planting, constructing and maintaining some of the proposed landscape improvements along Stene Valley Road.' How does this division of responsibility square with staff's understanding of who will be res ons ble `or implementing the proposed landscape improvements? If tharis thattrue, how should the recommended COA be modified(if atr all; to tale that recxssi rnrnent of responsibility to a third party Staff Re§R�one See discussion above about the preferred roadway improvement plan which no longer includes provision fora landscaped median. 9. Conunission n u` How will the new traffic signal unction at the school parking let entrancel'exit? Will a-turns be prohibited?Will there be queue at the signal? How'will student crossing bel regulated? Staff The new signal will be located at the parking lot entrance opposite' Monte Vista High.School. It will be operated as an actuated signal that will remain green:for Stone Valley Road traffic unless there isve .icle conuing out the side street or a pedestrian activates the signal phase. S_i his signal should not cause any unusual traffic delay. Side street traffic and pedestrian traffic will be generally very low with the exception of periods at the beginning and end of the school day. At braes of the day when school begins or ends there will likely be continuous calls for the pedestrian phase and the side streets. The pedestrian phase will last about 25 seconds, and the phase for side street vehicles will last about 30 seconds. During this time a maximum queue length of perhaps 8 to 10 vehicles will form on Stone Walley Road. This would not result in an excessive delay, and it is considered to be quite normal operation at a traffic signal. SRVUSD Board member ber oa t Buchanan indicated in testimony at the 6/15/2005 public hearing that the School District will consider using school staff to monitor student crossing. 10. Commission In ui There is the potential impact of construction-traffic c from the 39-lot residential development on the school. In view of`school traffic and construction traffic converging in this area, would it be reasonable to include restrictions on construction traffic while school is in session? If so, how Staff Res ►onse The applicant is willing to agree to include within the conditions of approval related to construction traffic the requirement to restrict construction traffic, equipment operators, and suppliers during the peak school hours frorn 70 8:36 a.m. and 3:00 -- p.m., and they will male best efforts to inform all construction equipment operators and material suppliers of these restricted hours for project access. The restricted:hours were identified after consulting with SRVUSD staff. 11. Commission In uir `; What percentage o `pro Beet traffic would resultfrom residential development vs.studied schooldistrict�;�`c�cil ties?How many new trips are being generated by the new residential development and haw roan new tris are from,the parking lotlpla eld? Stahl"Res onse The residential development would generate approximate 61% of the projected daily trips. The EIR. assumed a strip generation rate for the 39-lit residential development,at 13.41 trips per day per unit,which was an upward adjustment to the 9.55 trips per day under the 5"' Edition of the 'drip Generation Manual, ITE, because it was assumed that vehicle ownership would be higher in this area. The EIR.breaks the trips out'as follows, in Fable 4.5-4 on page 4.5-1.2 of the Draft BIR.: -11 .... ..i-.. ...1 3.. flfl .... .. .9. ..... ... ..... a.:. ... �...FF ... ..... .... ... ,".. ,.... �3 3,3.. .�i ....:i i..., 1 '�.. .... ,.. iii:. ..... ..... ... .., y`T .. , .... .... ....,.. ...�. ::• -:: ". ! ,i":. 3 -�31 i , I. II i..... ..i....iE i .. .,... 3. ...... .... .. ... , ..., .... ..,....... �... . v.. ...... ::.. r i i,....i i.. i �i i,....ii3 ...... .fl 3.... ...,ii ..... .. .. .�3 i....313 , i .. .... If i.. ....... ... ...II .. ..... 3. .......... �...'�'�� .... ,.".�33 .. ... ..., '.� � .. ...., ,....i, ....I.,� ....ii ....i i i..,i. .....�..,1.1 .I ... ...... 1..... �... ., �. , i... ... .....ir...f> XE3...i 3:...I,....I....Il .. ., .. .. .... .�., .... :......, ..... �. ��: Daily AM AM AM P1V1 PM P1' evelop ent Trips Peak Peak Peak Peak Peak Pear In Out Total In Out 'I'ot ] 39 Single 523 38 47 37 18 55 Family Detached Homes Monte Vista 340 5 5 10 24 26 50 High School Parking Sportsfield Total 863 14 43 57 61 44 1(} Stone Valley toad carries approximately 15,000 vehicles per clay.. As indicated in Table 4.5-4, page 4.5-12 of the Draft BIR, the 394ot residential subdivision would contribute 523 daily vehicles to Stone Valley Load and this represents about 3 percent of the overall traffic on the goad. The text in the Draft EIR, at pages 4.5-12 and. 4.5-13, explains that trip generation to the new parking area would involve a change in traffic pattern for students and teachers, but these are not necessarily new trips to the area. Many of these trips would be made by students who are presently using on- street parking. Traffic to the new:. playfield vwould be new, but this traffic would not regularly occur during Ali peak lours, and heaviest field use in terms of trigs would likely occur on weekends. 2. !Commission Ingu��: 'commissioner ibson's question about,bevel ofService (LOS)at the intersection of Stone ''al e, Rd. and Green Valley Rd. Staff R.egonse At the intersection of Stone 'galley Rd. and Green Valley Rd. the BIS.traffic analysis concluded that the project traffic would result in a change in LOS during the AM peak period, from LOS D to LOS E -- an increase of delay from 32.8 second to 39.3 seconds. However, at an uns nal ed'"stop sign>' intersection, this is not consider a significant impact. At a four-way st© intersection, the total amount of delay is frequently higher that with'a traffic signal, but the all-way stop'control is the safest operation. Based on Caltrans signal warrants,the traffic volumes do not warrant a traffic signal. FRAIL ISSUE I3..Commission IRequest_or staff to review and report on the trail issues, including trail alignment fcr equestrians, crrrcl the staters of the. 'I , as raised in public testimony(e.g. what are the options in aligning a trail within the,site and where is the logical place to connect it with the regional trail?). S-12 Staff Response The Commission requested that staff provide an analysis for pedestrian and equestrian trail options on the site. The project, as proposed, provides a pedestrian connection to the lit.Diablo Regional Trail.Pedestrians wishing to access the regional trail would use the 30-foot emergency vehicle access easement, located between lots 13 and 14, connecting Street ` ' to Stone Vallee Oaks Drive (a public road), where'a public connection to the regional trail is provided. The current project does not include a provision for equestrian trails onsite. Existing Trails. The subject property is located within 1,600 feet of two established-access points to the Las Trampas/ t. Diablo Regional Trail.A.major pedestrian and equestrian access point is provided on Stone Valley Road, on the western side of the Stone Valley Maks subdivision, about 1,600 feet west of the Humphrey Ranch site.The connection to the Las Trampas/Mt.Diablo Trail has been used by pedestrians and equestrians for a number of years and has been owned and maintained by the East Bay Regional Parks District since 1987. second trail-connection is located within the Mone Valley Oaks subdivision, off of Stone Valley Maks Drive. The connection is located at the northernmost part of Mone Valley Oaks Drive, and passes through the northern open space property owned by the Stone Valley Oaks HOA.The connection was required as part of a mitigation measure for the Stone Valley Oaks project. The mitigation required that the developer ,grant a 50-foot floating (pedestrian equestrian?) trail easement (through the open space parcel) to the East Bay Regional Parks District EBRPD). The easement is located along the path of an informal trail that connects to the Mt. Diablo regional trail through the Stone Valley Maks open space parcel, the Humphrey property and the Bryan Ranch subdivision open space parcel. The trail has been used by pedestrians for some time,but the portion on the Stone Valley Oaks open space is the only part of the trail that is formally maintained by the EBRPD. The remainder of the connection passes through private property Humphrey property and Bryan Ranch HOA). As part of the project the applicant will be required to dedicate a 50-foot wide trail easement across the northern portion of the site to create a formal connection between the Stone Valley Oaks trial easement and the Bryan Ranch property. Proposed Trails and Improvements. The project, as proposed, provides a pedestrian connection to the Las Trampas/Ivt. Diablo Regional Trail. Pedestrians wishing to access the regional trail would use the 30-foot emergency vehicle access easement, located between lots 13 and 14, connecting Street`A' to Stone Valley Oaks Drive (a public road), where a public connection to the regional trail is S-13 ::: provided.The current project does not include a provision for equestrian trails onsite. s for equestrian facilities, the applicant is prcpir tc stall ars equestrian trail crossing on Stone Valley, .dad..... The proposed crossing will include signage, striping and crossing buttons. The proposed crossing will be located approxirr ate;ly 360-Feet gest of Stone Valley Oaks Drive, directly in front of the Las Trampas/Mt.Diable Regional Trail connection. Trail Considerations: `here are a several considerations that must be kept in :mind prior to determining the best placement of a trail on the Humphrey property. One of -the first considerations is grade. In a letter dated July 12, 2005, Linda Chavez of the East Bay Regional Parks District identified some general trail standards that the park district has developed in their 70plus years of experience. Ms. Chavez 'indicated that trails can be three to six feet wide, andthat grades should be kept to a nunimum.since steep grades are tiring on the trail user and can create erosion.Grades of 10%or less are desirable, and for short distances up to 15%grade is acceptable if there are no alternatives. This, information is critical when determi ing the'best placement of any trail on the Humphrey.Property.As part of the original application package a slope analysis plan was submitted(sheet 6 of 10).According to the plan, a maj crit of the area above the proposed development,area has a'slope of 6%or greater (this is one of the main reasons the applicant chose to develop on comparative flat 4-acre area). Establishing a trail through the open space area above the proposed residential development area would require the establishment of MU ltiple switchbacks in order to create a trail close to EBRPD standards. .s. The Commission should also keep in mired that:the existing Las TrampaslMt, Diablo Regional Trail is located about 1,660-feet west of the Humphrey property: The pedestrian and equestrian trail has been used for decades' and has been owned andmaintained by EBRPD since 17. The trail crosses 'tone ''galley Road and is widely used by both pedestrians and equestrians. Additionally, requiring an equestrian trail through the site means that equestrians would have to pass directly through two residential neighborhoods (Humphrey property and Stone Valley Oaks).to get to the trail connection: Trail options: The Coninussion requested'that staff'provide an analysis of trail options. The main options identified at the hearing in terms of providing pedestrian and equestrian trail facilities on the site, were; )provide a trail head at the site; or 2) provide an equestrian and pedestrian trail along the western edge of the Humphrey property'line;or 3)realign the trail to go through the site. -14 { 3,11tian 11:Provide a trail Dead at the s to far pedestrians and equestrians. Staff Analysis of option##1 Providing a trailhead on the Humphrey propel would be beneficial if a pedestrian and equestrian trail connection were to be established on the site.However,there is inadequate space within the footprint of the proposed residential development to provide a trailhead with staging area that would include vehicles and trailers parking, horse water troughs, restroorns, etc., and'just as important there is no nexus to establish this as requirement on the applicant, The School District has already indicated that they would be unwilling to host a staging area on their property because it would interfere with school. operations. Staff notes that the Macedo Ranch trail head at the end of Green valley Rd., approximately 1 %le away, provides a full service equestrian staging area that includes adequate parking for vehicles and trailers, horse watering, and restrooms t is located on EBRD property and provides a direct connection to the Las Trarnpas/Mt. Diablo Regional'frail. O tion#2:Provide an equestrian and pedestrian trail along the western edge of the property line; Staff.Analysis of option#l2 This option raised at the hearing would establish an equestrian/pedestrian trail along the western edge of the property, with a trailhead located at Stene valley:Road. The trail could then connect to.Stone Valley Oaks Drive or possibly continue up the western property line and connect with other existing trails There are a few benefits to placing the trail along the western property line. The first is that the trail would be a natural (dirt) trail, which is practical for equestrians. The second benefit is that equestrians and pedestrians using a trail along the western property linewould not have to pass through a residential neighborhood on a residential street. .As an additional benefit, a trail head could be established at the beginning of the trail connection at Stone valley Road. After discussing this trail option with staff from Public Works Department, EBRPD and the developer, placement of the trail along the western property may not be the most appropriate location. There are a number of issues associated with placement of the trail along the western property line including grade,drainage and maintenance issues. The grade of a trail located along the western property line would exceed 20% for a distance of almost 2010-feet behind proposed lot 11. A grade this severe for that amount of distance is well beyond EBRPD standards. The slope of the trail as.it approaches Stone valley Load is also a concern to staff, especially with equestrians. S-15 Placement of a trail along the western property line would also necessitate additional drainage i provers ents since this would likely create a new watercourse follow trail's grade. To address the drainage concern an irnprovernents such as concrete lined v-ditch along the edge of the trail would be needed. The rewired maintenance for a trial along the western property line would be significant. . trial in this location would refire above average erosion control and drainage improvement maintenance. ,O,t on,#3:Realign the trail to go through the site. Staff Analysis of Option 3.' There are a number of constraints associated with the Humphrey property that limit the placement of a pedestrian or equestrian trail on the site. The topography of the open space property above the area to be developed is not trail friendly.A vast majority of that area has a slope higher than 26%. Placement of a trail connection on or through the 9.6- acre school property is also off limits, unless the school district agrees otherwise. Regardless of the placement of the trail on site, the logical connection to the existing Las Trarnpasl vlt. Diablo trail is through the 30-foot EN.A.. easement that connects to Stone valley Oaks Drive, which connects to a dedicated public trail easement. Staff Conclusion. Given the inherent difficulties with each of the three trail options, staff supports the applicant's original proposal for improvements to the Stone Walley Road crossing for the has Trampasl Vit. Diablo Regional Frail. This improvement would provide a direct and tangible public benefit for all trail users (hikers, bikers, and equestrians) in the'Alamo area. A concept plan of this proposal is attached for the Commission's consideration.. 1.4.Commission Inquiry: The Commission requested that staff to confirm whether the proposed trail access r©m the Humphrey pr~a� e�ty to Stone Valley Oaks .give is a valid access point. Staff ResRonse After reviewing associated ;maps and plans and discussing the Stone Valley Oaks Drive right-of-way with the Public Works Department, staff` has determined that using the 30-foot E.V.A. easement on the Humphrey property as a trail connection is valid. 15.Conunission In uir : The.planning Commission requested that sta�f'look into the approved conditions of`'ap rQval for the Alamo Springs and Stone Valley S--1 yaks projects. hath projects are within the Alamoarea and both were conditioned to provide trail improvements. Staff Response Excerpts from the approved permits have been attached for the Commission's consideration.The Alamo Springs project (Del Chase property)a condition of approval(condition 2)was included that required the developer to make an irrevocable offer of a 50-foot gide,easement to the EBRPD, Contra Costa County or the Town of Danville or other appropriate agency for an equestrian trail in the vicinity of Hwy 1-680. The Stone Valley Oaks project several conditions of approval were included to provide for trail improvements and dedications. Conditions #16 and 17 required the developer to work with the EBRPD in preparing a dedication of a 50-foot vide trail easement on the open space parcel. The trail easement is accessible via Stone valley Oaks Drive, a public road. OPEN SPA CE 16 Commission Inquiry: The Commission requested staff"to review and report on the recommended conditions of approvalfrom EBRPD related to fencing, water, and maintenance of the 63 aci�esf the Humphrey Property that would remain in agricultural/open space. Staff Response The East Bay Regional Parks District (EBRPD) indicated that they are interested in acquiring the open space parcel but will only do so if certain conditions can be met. Linda Chavez, Park Tanner,EBRPD, indicated that if the developer were willing to fence the property, provide a one inch water connection and meter for the water troughs and provide a funding mechanism, the EBRPD would accept the dedication. The applicant has indicted that they would be willing to fence the property and provide water, pending approval of the ;East Bay Municipal Utility District (EBMI ) and Local Agency Formation Commission (LAFCO),but providing funding and at the same time as dedicating the property,to the EBRPD is not acceptable to the applicant. 17 Commission Inquiry:If EBRPD does not use the open space area for a park, who would then e responsible,f rA maintaining this area?.Is a GHA necessary? Staff Response If EBRPD chooses not to acquire and develop the open space area for a park, the conditions of approval require the new homeowners association to assume fee title to the property and responsibility for its maintenance and upkeep.The conditions of approval also require the development rights to this acreage be 5-17 ....n....... mml :::::::::::::::: .....:# :.. .............. #.#. .. # . ... ............ ,.:: ....... ..... .............. �.................... im ...... deeded to the County, which would limit its use to open space and agricultural uses(e.g.grazing). .A.Geologic Hazard Abatement District(GHA. )is a local;government district farmed to address geologic hazards and related concerns. A GHAT may be formed to for the p arpose of the prevention., mitigation, abatement, or control cif a geologic hazard, and also for mitigation or abatement of structural hazards that are partly or wholly caused by geologic hazards. A GHAD ants to prevent damage resulting from earth movement by identifying and monitoring potential geologic hazards and undertaking improvements as necessary. The EIP.identified four known shallow seated landslides(Landslides A through D on the Humphrey property, which are locatedon the steeper hillside area of the property. The :SIR recon vended mitigation measures to address landslides affected by the residential development(Landslides .A, B, and D) including engineered buttress fills, that were subsequently adopted as part of the Mitigation 'Monitoring Program. Landslide C is located' above the proposed residential development and would not impact this area. The question for the Commission is whether a recommendation to form a GIA , in addition to the adopted mitigation measures, is necessary to address Landslide C which is outside the area of development on the portion of the Humphrey property that is to remain in open space/agricultural use. Assigning the responsibility to the new h meow ers association for the one landslide (Landslide C) on the 6I.83 acres set aside for open spacelagricultural use night be more appropriate given that this entity would have fee title to the property, and then should EBLM D acquire the propert -they would then become responsible. I$.Commission Int uir : Woulr there be ars difference between designating the 6 .8.3 acres as Open pacLL e(OS)or Agricultural Land(AL)under~the General Plan? Staff Resi►onse: As a practical matte r,there would no real'difference between the OS or AL designation under the General Plan since as described above the conditions of approval tivould require the development rights to be deeded to the County, which would only allow open space or agricultural use of this area. It has been the County.practice in the past to designate as OS under the General Plan the undeveloped, deed restricted remainder areas of an approved residential s bd vision. staff had recor:mended retaining the AL designation as a transitional designation:until such time as EBRPI determines to acquire the land, at which time it cud b desigrattd as parkland or Ply under the General Plan. LL 19. Commission Inquiry: 'ommissioner Gibson requested to see a section that would show a sight line to demonstrate that it will be possible to "see the lana"(the hills above the project)from a Stone Valley Road vantagepoint, and that landscaping will along road will not block the view of the hills. S-1 g Staff Response Simulated views of the project from.Monte 'lista High School, and from Oak Dill Park, both across Stone Valley Road from the project, and from immediately in front of the project on Stone Valley Road are included in the Draft EIR. in section 4.9.1 Aesthetics and Visual Resourcesp ages 4.9.1 to 4.9.29). A.s shown in the visual' simulations the hills above the project gill clearly remain visible from various public vantage points, including Oak rill Park,the high school campus,and at the entry to the project: The applicant has prepared another diagram providing further information illustrating that it will be possible to "see the land" (hills above the project) from.a Stene Valley Road vantage paint. They will submit this for the record as part of their testimony. CEQA' 20.Commission In ui :Explain how the already certified EIR applies to the entitlement applications now before the Commission. Explain how the entitlement applications match the residential component studied in the EIR. Explain the Commission's role in rna.king the CEQA determination f for the entitlement applications based upon this certified EIR. Staff Response The EIR and the 'resolution certifying the EIR.explain that the EIR. applies to all levels of project approvals, and that the EIR. is sufficient to support development of the entire project and each of its components. See attached Beard Resolution No. 2005/405, 1 resolved on page 4 of 16, and CEQA Findings, Exhibit B to the resolution, for conclusions about the Residential Component analyzed as a 39-lot residential subdivision over the 23 acre area of the Humphrey Rand property. The EIR. has been certified;by.the Board, and the time to challenge the EIR in court has passed. "Therefore, it is now conclusively deemed valid.. The role of the Commission is to determine whether a Supplemental or Subsequent EIR.can be required. CEQA.prohibits the County from rewiring a Supplemental or Subsequent EIR unless it fids, based on substantial evidence in light of the whole record, that one of the following triggers is present : {I) Substantial changes are proposed in the project which will require major revisions of the previous EIR. due to the involvement of new 4 - Source:CEQA Guidelines Sec.15162-15164 S-19 .,.................,............. ,.,...,............ s...,..,............................. significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR clue to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects;or ( New information of substantia l importance, which was not kncurn and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete, shows any of the following: (a) The project will have one or more significant effects not discussed in the previous EIR; (b Significant effects previously examined will e substantially more severe than shown in the previous EIR; c) litigation:measures or alternatives previously found not to be feasible would. in Fact be feasible, and would substantially reduce one or more significant effects of the project, but the prof ect prop 3nents decline to adapt then tigation measure or alternative;or d) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR. would substantially reduce one or more significanteffects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. Accordingly, the Commission's CEQA role is to limited to determining whether,based on substantial evidence'in light'of the'whole record,one of these triggers is present. Note that the threshold for determining if a Subsequent or Supplemental EIR is necessary is based on substantial charges to a project that clearly have an impact on the physical environment that were not previously considered. The applicant(Davvidon Homes)has proposed changes to the project since the EIR was certified in September 2004, but those changes are environmentally neutral, or environmentally beneficial. For example, the applicant has proposed a revised grading plan for the site so as to reduce impacts of the project(e.g. lowering the elevation of the parking lot and providing fill to rear yard to extend usable area of adjoining properties)and.,in response to the Town of Danville,an alternative roadway improvement plan for Stone Valley Road has been prepared to address their concerns about the side of the road'they control.These proposed changes do not rise to the triggers'described in the E+ A Guidelines to require preparation of a Supplemental or Subsequent EIR for the applications submitted by Dav don Homes. S-2Q 21, Commission ngu ry: Why should the Commission use the EIR certified in 2004 for purposes of determining the applications' compliance with CE ? Should the EIR have been recirculated? Staff Response The applications now before the Commission relate to Davidon Homes' proposal to develop a 39-lot subdivision on a 23-acre poen of the Humphrey Ranch property. The Humphrey Ranch Property EIR, which was certified by the Board of Supervisors on September 14, 2004 (see attached Board Resolution No. 2004/405), studied the same proposal for residential development that is now before the Commission. It was referred to as the Residential Component in the EIR, The applications submitted by Davidon :domes cover the same location, layout, configuration, development footprint, and number of residential units that were evaluated in the EIR. when the Board certified the EIR, they determined that it was adequate for purposes of CEQA. compliance and adopted CEQA. findings for the project. The Board's determinations are final and binding. Recirculation of the EIR would,only be'required if as discussed above under question 21 there are substantial changes to a project that clearly have an impact on the physical environment'which were not previously considered'. 'There is not a substantial difference between the Residential Component evaluated in the EIR. and the 39-lot residential subdivision proposal submitted by Davidon:domes now before the Commission. MODIFICATIONS S To CONDITIONS"'OF APPROVAL 22. Commission Inouiry:At the June.15, 2005 hearing, the Commission pointed out a couple of items in the conditions of approval that need to be addressed, including a clarification on building;height and prohibition of construction on a Saturday, Staff Response The Commission had questioned height condition of 31.5-feet with the applicant and requested that that be made part of the conditions. After consulting with their architect,applicant is now requesting that the overall height be extended to 32-feet to allow some additional room for different roof types, The Commission requested that condition #43 A include Saturday as a prohibited work day.See staff recommendations for this revised condition. S-21 V. CONCLUSION Staff has responded to the c nunission's inquiries form the June 15,2005 hearing and provided the requested additional information. After reviewing all of the requested information, staff has determined that the project, as conditioned, substantially complies with the proposed General Plan designations, and P-1 zoning requirements. Therefore, staff is recommending that the San Ramon 'alley Regional Planning Commission approve the prc�j ect with conditions as modified. GAC-urrent Planninglcurr-pian\StaffReportslSDO48905 July 205taff,doc Agenda Item ## Community Development Contra Costa County SAN RAMON VALLEY RE I NAL PLANNING COMMISSION WEDNESDAY, JUNE 15., 2005., 7:00 P.M. U PHREY PROPERTY I. INTRODUCTION TRODUCTIC I3 AVII C C /IE A licant Owner fount File: GP##o4-001 Z#04-31 SI ## 34-8905, and IP##o4- 091: The subject project consists of the following related entitlement applications: . C P#04-0010: The applicant request to amend the Contra Costa County General Plan (2005-2020), Land Use Element Map to consolidate and expand an existing Single Family Residential --Low :density (SL) designation over a. 24 acre portion of the subject site. B. File ##R04-3150 --A request to rezone 24.43 acres of a 95.86-acre property from Agricultural Preserve District (A--4 to Planned Unit DistrictP-1 . C. File##DP04�3091 -- A request for preliminary and final development plan approval fora 3 -unit single-family residential project with a stornwater detention basin. The proposal would also provide for related grading improvements on an adjoining 9 --acre parcel owned by the San Ramon valley Unified School District. D. Subdivision 8905 -- A request to subdivide 95.86 acres into 39 single-family residential lots 04.43-acres of site affected) and a 1.83-acre open space parcel. The subject site consists of 95.86-acres located at 2900 Stone valley Road, across from Monte vista High School, in the Alamo area. The adjoining School District property erty also fronts on the north side of Stone galley Road, approximately 200 feet west of the intersection of Monte Sereno Drive, and across the street from Monte Vista High School. (CST: 3461.02) II. RECOMMENDATION A. Recommend that the Board. of Supervisors 1.) Find that the Humphrey Property Environmental Impact Report (previously adopted by the Board onSeptember 14, 2004) as adequate for S-1 purposes of satisfying the requirements of the California Environmental {duality Act for the present entitlement applications. 2.) .Adopt the recommended prod ect findings. 3.) Approve an amendment to the General Plan Land Use Element Map with the designations as proposed. 4.) ,approve the proposed rezoning of 24 acres from Agricultural Preserve District(A.-4) to Planned Unit P-1District. 5.) Approve the proposed preliminary and final development plan application for a 39-unit single-family residential project, subject to conditions. 6.) Adopt an updated Mitigation Monitoring Program to be prepared by staff that is keyed to the set of project conditions recommended by the Planning Commission. B. Approve the tentative subdivision map application to subdivide the site into 39 residential lots, and open space parcels, subject to conditions, including requirement that the approval of the subdivision is contingent on the Board of Supervisors adopting conforming general plan amendment,rezoning, and preliminary/final development plan approvals for this project. III. GENERAL INFORMATION A. General Plan: The subject property currently has two general plan designations, Single I.�ovv (SL) and Agricultural Lands (AL). General Plan amendment realigning the single family designation is being processed concurrently with this application. See Exhibit `A' a reap of the current General Plan and Zoning attached to this report. The amended Genera Plan map will consolidate and expandthe SL portions of the site into one 24.43-acre area. The remainder of the property will remain Agricultural Lands, with the exception of the . -acre school district parcel, which will be designated Public/Semi-Public. B. Zoning: The property is currently zoned A-4 Agricultural Preserve District. ct An .Alternative Land Use Proposal was submitted, along with a petition for partial cancellation of the Williamson Act contract, to the Board of Supervisors on February , 2001. Cancellation of the Williamson` .ct contract over the 24-acre portion of the Humphrey 'property to be developed was required prior to the applicant seeping approval of the General Plan amendment and other approvals. As part of the petition for cancellation, state lav required that a specified alternative land use plan be prepared and along with the cancellation.. The Specified Alternative Laid Use proposal entails a 39-lot residential subdivision on the southwestern.24.43-acres'of the 96.5-acre Humphrey property. An Environmental Impact Report was prepared for the Specified Land Use Proposal, and the Board certified.the FIR. as adequate and complete on September 14, 2004. The residential portion of the site will be rezoned to P-1 and the remainder of the property will remain under the A-4, Agricultural Preserve, zoning district. C. C:EQA Status: An FIR was prepared for the partial cancellation of the Williamson Act in March of 2003. The :SIR was based: on. a Specified Alternative Land Use Proposal that was prepared: for the partial cancellation of the Williamson Act contract. The Alternative Land Use Proposal included residential development on 24.4 -acre portion of the site (plus one acre for the storm grater detention. basin). The applications currently under review are a portion of the project studied under the FIR. The Board certified the FIR. as adequate and complete on September 14, 2004. (copies of the FIR. were previously provided to the Planning Commission under separate cover). I . Previous Alications: The Board tentatively approved a petition for partial cancellation of the Williamson .Act contract on ;September 14, 2004. The approval vas based upon an FIR. that was prepared for the Alternative Land Use Proposal for the site that included the establishment of.39 units on 24.43 acres of the site. E. Re cul atory Programs. 1. Active fault Zone: According to the FIR., no active faults are known to exist on the site. 2. Mood Hazard Area: The site is not located within a 100-year flood zone. 3. 60 dBA Noise Control Zone: According to the FIR the average daytime noise levels in the vicinity of theproject range from approximately 43 to 56 dBA,with maximum intermittent noise level ranging from approximately 58 to 68 dBA. Iv. SITE/AREA DESCRIPTION The Humphrey Ranch property comprises of 95.8 -acres located at 2900 Stone Valley Road in the Alamo area. The site fronts on the north side of Stone valley Road, directly across Monte vista High School. Two residential neighborhoods are located off-site, on either side of the property MonteSereno to the east; and Stone Valley Oaks.s to the west. The Town of Danville city limit,' and Monte vista High School, is located across Stone Valley Read to the south. The site is also adj cent to a 121-sere Fast Bay Regional Parrs District property that is part of the Las Tranpas to Mt.Diablo Regional Trail. Ther has an irregular shape that stretches northward fr p om Stone 'valley Road. Currently, a single family residence and multiple agricultural building are located 'on S-3 ...: #.. '11: w;''m......;....... ........ :::::::::::::: ## ..:..... ..... the lover portion of the site near stone valley Road, and a riding corral is located in the fat area in the southeastern corner of the site. The project site is characterized by topography of hills and valleys and is situated at the southern base of the Diablo Rangewith slopes that range from 0 to over 30 percent. The property ranges from about: 500 Feet in elevation at the southern most (Stone. Valley Road) portion of the property to 910 feet above sea level at the northern most portion of the parcel. The vegetation is prirnanly non-native grassland; oaf savannas and woodlands with ornamental trees clustered around an existing`` residence; and'limited individual oak tree clusters. The site is one of the few remaining undeveloped agriculturally zoned properties in the Alamo area. The area surrounding the site is characterized by mostly suburban, semi-rural residential developm ents. :Numerous zoning districts including P-1 (Planned Unit District),, .-100 (Siegle Family Resid.ent al, 100,0 0 square foot minimum lot size), R40 (single Family Residenti .l, 40,000 square footMinirnuni lot sized and A- (General Agricultural District) all.surround the pro ect site. Lot sizes in the area ranee ft6m 15,000 square feet to 5-acres. Parcel sizes within the Stone valley Oaks neighborhood. range in size froom. half to one acre. Average lot sizes within the Monte sereno nei hborhood. are 15,000 scl are feet. The Alamo Oaks neighborhood, across stone Valley .oad.to the west, is within the R- o zoning district, which is equestrian � en lly and adds to the rural character of the area. Most ho es in the area are executive style homes,varying in lei,anal. size. V. BACKGROUND In February of 20011, members of the Humphrey Family Filed a petition for partial cancellation of a Williamson Act contract on aporti+ n of the:�urphrey Ranch in the Alaimo area.. The Hur phrey Banc property,, which is comp sed of 96.5 .ares located: at 2900 Stone valley Road., was placed tinder a Williamson Acct �;ontract on February 10, 1976. The Humphrey'Family owned the land fror 1951 until recently. The family engaged in various agricultural and equestrian operations during their ownership The petition filed by the Humphrey Family sought cancellation over 24 of the 95.86-acres for the purpose of allow*ng for le elopm nt of a. 3 let resident*al subdivision. The E u nphr y amily also fled a.request for authorization off'a General Plan Amendment study for thepotential development of the 3 --lot residential subdivision on the 24 acres. Prior to the Board's consideration of the Humphrey Family request for authorization of a General plan Arnend hent study the Board of Supervisors directed the Community Development Department to process the petition for partial cancellation of the Williamson:Act Contract. In March of 2003, Contra. Costa County prepared a Draft EIR to review 'the environmental impacts of: (1) the partial cancellation of Land Conservation Contract; and (11), the ro osed ecif ed ,alternative Land Use Proposal ori the umphrey, -proposed P Property submitted as art of the Petition. for Partial Cancellation of Land P y Conservation Contract. TheP ublic was invited to review and comment on the Draft EIRr`> The Specified .Alternative ,and Use proposal entails a 39-lot residential subdivision p p p on the southwestern. 24 acres of the 95.86-acre Humphrey property. In addition to the 39-lot residential subdivision, the Specified Alternative Land Use Proposal includes the proposed acquisition by the San Ramon valley Unified School District RVU D P of a . -acre ortior oaf the Hux�r�.phre Property t .at directly fronts torte Valley Road for a parking lot and school playfield to serve the nearby Monte Vista High School. On Jul 27 2004 the Board of Supervisors held. a hearing for the tentative cancellation of a onion. o the Williamson .Act on 24 acres of the Hump re :Ranch property. Recommendations to the Board included certification of the Final Environmental Impact Report, adoption of a resolution (which included a mitigation monitoring program), and approval of the tentative cancellation for a 24-acre porton of the Humphrey Ranch property. The Board continued the hearing to the September P y p P 14 2004 date.. At the close of the public hearing on September 14, 2004, the Board certified the EIR as complete and granted tentative approval for cancellation of the Land Conservation +C;o .tract Williamson Act), AP -�'7 . .� Board certified Board Order and.the EIR.were previously provided to the commission under separate cover. V1. PROPOSED PROJECT The p p �'ro osa scope of the project includes the following. A. Partial Cancellation of Williamson .Act Contract: On September 14, 2004, the Board of Su ervisors tentatively approved the partial cancellation of the p Williamson .Act contract over 4-acres of the site subject to conditions. The 9.6-acre site to be sold the School District will automatically be removed from the contract upon exchange of tide. The remainder of the site will remain p g under contract, B. General Plan Amendment: The project site currently has two General Plan deli anon A. , ricultural Lands (AL) and Single Family Low (SL). Two .. distinct onions, near the bottom of the site, are within the SL designation, p stri p of AL land separates the SL areas. The proposed General Plan amendment would realign and enlarge the SL areas into one 24-acre area, where the 39-lot residential subdivision is proposed. In.,March of 2005 the S q RVUSD acquired possession of the 9.6-acre portion of the site to be used as additionalg arkin and p layfi eld. Therefore, staff will recommend that the P General Plan. designation for that portion of the site be Public/Semi Public (PS). S- : .... #: .. ......... ........ ............ :-:-:.:-:.:-:.:W...... ..... Rpm.. ........... ........... ... .. .# Re of 24-acres of the.,Proverty ft.,olm A-2 to -l: The ' is requesting approval of a rezoning application that would change a 24-acre portion of the site from an agricultural -4 zoning district to a residential planned unit district (P-1). Th 4-acres to be rezoned would be developed with 39 semi-custom detached residences, related improvements and stormwater detention basin. The -acre open space parcel will remain under contract and within the .-4 zoning district and will initially be maintained by the newly formedhomeowners association. D. Develo went PlanApproval: An application for approval of a final development plan to construct 3 9 semi-custom residences, related improvement and a storm, water detention basin on the 24-acre; area to be rezoned to P-I has also been submitted. The .acre school site will belongto the school district, and the remaining 63-acres will remain under- Williamson Act contract, to be maintained by the homeowner's association and eventually transferred to the.:fast Bay Regional Parks District, E. Subdivision M ; 'rhe applicant has requested approval of a vesting tentative map subdividing the 24.43-acre portion the Humphrey property to be "placed within. tie SL General l Plana designation ation and rezoned. P-1., *nto 39 single mily residential lets and a 1-acre stormwater detention basin lot. The remaining 61.83-acres, will be an open space parcel, and will remain under Williamson Act contract. VII. AGENCY COMMENTS :Public Works Dgpartment, Enizineering Services: In a memo dated May 24, 2005,the Contra Costa County Public Words Department has submitted conditions of approval for the project. (memo attached Public Works Department, flood Control. The Mood Control District had some'initial concerns regarding the application and requested that the Community Development ment Department:deem the application incomplete until issues relating to the stormwater basin had been resolved. In a follow'up memo dated February ar 31 2005 the district indicated that they had met with the applicant and that their concerns had been resolved. (see attached memos Alaimo !Mprovement Association. The application bac age was initially routed to the AIA on October 21, 2004. Since then the applicant has been to 7 meetings with. the Alamo Improvement Association. Numerous issues have been brought up at the various meetings, including the continents made by Supervisor Greenberg at the final EIS. hearing. The applicant has provided the numerous exhibits requested by the association and concerned residents. Some of the more prominent issues brought up at the meetings include; trail issues, S- equestrian access, maintenance of open space and compatibility/impacts of SRVUSD parcel. To date, the Alamo Improvement Association has not provided any final recommendations or comments regarding the project. :fast Bay Regional Parrs :,district: In a letter dated November 22, 20 , the;fast Bay Regional Parks District (EBRPD) submitted comments and conditions s of"approval for the project. They indicated that they are interested in the passible delic atien of the open, s-pace parol to the district, but have some concerns regarding the maintenance of theproperty. The district indicated that instead of accepting the 3-acre open space property in its entirety, they might possibly accept a public trail easement across the property, and require that the rest of the: property be protected from development through the grating of development rights. The EBRPD also included some suggested-conditions of approval. The conditions include providing for maintenance of the open space property, fencing around the Property, rc yldi g water to the site and. establishment of a.buffer/fire br ak between the property and the development. The proposal requires the newly, established homeowners association to maintain the open space area. If the open space were to be acquired by the EBRPD, maintenance would presumably be the re pons%ails�y of EBR EBRPD. A.passible mechanism for.,funding the maintenance would be to establish an assessment district for the property.,As the sale property owner, the applicant could vote to approve such an assessment district. An agreement of this type would be reasonable if the assessment fees were comparable in cost to the homeowner fees for maintenance of the property. But the EBRPD has indicated in their letter that the requirements for their acceptance of the land include installing improvements that world increase the maintenance of the open space parcel. San :Ramon Valle Fire Protection District. In a memo dated November : , 2004 the :dire Protection District submitted comment son the application (attached). :fast Bay Munici al Utilities District: In a memo dated November 5, 2004, EBMUD indicated that water service was available to the development area of the site but the proposed open space area.of the property was outside of the district's service area. P P A.request for comment was sent to the following agencies, but none were receive. Town of Danville # Central Sanitary District +• San Ramon valley Unified School District County Planning Geologist ist ( Meyers VIII. CES VIE S- .. .:::..,..:......r....... :.�_.....: ���,:43,, PROW... ..i ... ..a. ..... ....� �.,.. :. .. N.. ....� .... ..., .. .. ....... .....,. ... .. ....� �.::-.. ..... �., ..rte -',:.�� ..... .s.... -�:� .: .... .. ....i ....i �....., ...... .. 3.i .. In Maarh 2003, Contra Costa County distn*buted to public agencies and the general public a Draft Environmental Impact Report (Draft FTUIII` that reviewed the environmental impacts of both the partial cancellation of the Williamson Act contract and the proposed specified,alterative use proposal on.tie Humphr ey proem , hhincluded tie -lot resldentlal proposal that now before the Commission. . 'flee DEER determined that 'the prop ec woe not av any significant and navoidable lnpct o envlro � ental resources, so a statement of Overriding Consideration was not required for the project.t. The �� � � determine � that impacts related to the following environmental topics would be potentially significant w t�. ut th m m nt ti n f r lti .t on meas re' but would, be reduced to less- than-significant ess- than-si nirica .t level when the mitidation measures are implemented ented copy of the ap pr d lt' t n monitoring program has beep. attached to thestaff rep ort): • Agriculture; Hydrology, flooding and Water Quality; foils and declog , Hazardo s Materials, Traffic,Transportation and Circulation, poise•, Aesthetics and Visual'Resources; Public Service; and Land Use. Contra Costa. County provided the public with.'73 days + 28 day extension) to review and submit comments on the Draft EIR. Thi s satisfied the California Environmental Quality Act CE requirement for a 45-day-public review period. In addition, one public meeting of the Contra Costa County ZonimrAdministrator to receive comments on the Draft EIR was noticed and held in Martinez, California on May 1. , 2003. Copies of the Draft EIS. were made available to the public and responsible and trustee agencies.ies. The Drat EIS. was distributed to all organization,, and persons who requested a copy. Comments were received from.28 organizations and individuals. .11 comments on the Draft EI and'responses thereto were presented in the response to Comments/Final EIR. The entire EIR consists of two documents, the Draft Environmental Impact Report and this "Response toComments/Final EIR" document. Together, these two documents constitute the Final EIR. On September 14, 2004, the Board of Supervisors certified that the Final Environ nental Impact report for partial tentative cancellation of the Williamson Act Contract on the Humphrey Property was adequate and complete. The Board also adopted a resolution (Resolution #2004/450) that included.a mitigation monitoring prouam for the partial cancellation, IX. ISSUES BROUGHT UP AT BOARD OF SUPERVISORS PETITION FOR ANC DATION HEARING At the July 275 2004 bearing the Board decided to continue the public bearing to the September 14, 2004 hearing date for discussion. On September' 14, 2004 the Board approved the request for tentative partial cancellation of the Williamson Act contract on.the Humphrey property. .t the final bearing, a number of members of the public provided testimony. In response to public testimony, the Board of Supervisors voted to approve a motion by Supervisor Greenberg to approve the partial cancellation of the Williamson Act and include the following concerns as part of her motion Staff responses to each of the concerns have been.included. 1.. A mechanism for the dedication of the open space, including long-term maintenance " Res� nse.• Initially, the + -acre open ,`space parcel will be owned and maintained by the newly established homeowners association. In. order to protect the open space, the applicant will be required to grant a deed o development rights over the 63-acres to the County prior to re cording of the final snap. The East Bay .Regional Parks District has indicated the r interest in acquiring the open space property, but no final decision by the park district has been made. The Applicant has offered the open space to the .,Fast Bay Regional Park District. Until it is accepted by therm or another public entity) the maintenance will be the responsibility of the future homeowners association. 2. Appropriate buffering of the school p► ayf iel+d and parking lot ►eta .R„ems se: A preliminary landscaping plan dated received December 2, Zoo was submitted to the 'community Development Department.t. ' `fie plan identifies the areas to be landscaped, as well as a wall andfencing-plan. According to the plan, the school property will receive signi 'cant'landscaping around its perimeter. Dense screen planting will be placed along the eastern property line of the parking lot in carder to screen the area from the Mont Sereno property owners abutting the school district property. In addition to -9 t the screen planting, the applicant is proposing to construct solid stucco wall at the rear of the abutting Monte sereno properties. Along stone Valley Road the school property will be screened with landscaping and a wood and wine fence. The ]-acre storm water quality control pond parcel that abuts the western portion of the school,property will receive landscaping and encing treatment that will screen the parcel on all sides. Landscape plans for both parking lot and the project on Stone Vallev Road Staff. MonsePreliminary landscape plans for both the parking lot and project ,Mone 'alley Road have been submitted and reviewed. The plan identifies the location and species of the trees, plant and shrubs to he planted adjacent to stone Valley Road as well as around the school property and within the development area. In order to ensure the installation of landscaping im ro►vements, condition # requires the applicant to bond for all landscaping improvements -within the common areas, right-of-way and 'k VUSDprcpe �. Ana ci f traffic'signal and the design coed%ions to ensure student safety, poo, 1v cha nelizatio of pedestrian movement SLffRaponse: i ne project ,currently under review does not warrant the need .;dor a traffic signal on stone Valley Roador student crossing. Once the school district decides to develop the 9.6-acre parcel, the volume ofpedestrian, traffic generated bv the parking lot will 'warrant the need for a signal. In order t ensure that a signal will be installed at the appropriate time, as a condition o approval, the applicant will he required to contribute to a road irnprovernent fund dedicated to signal improvements on stone Valley Road between the future parking lot and the high school. Retention of the oak tree Staff Res orzse.• The tree in question is identified in the tree removal plan exhibit 'sheet 9 ;off 0) as tree 448, a 36" valley oak: the tree is located on t; propert). line between lots 32 and .3.3. Currently, the tree is located on the northern cloven slope of a knell. Thep�relirn nary grading flan and anal development plan show the oak tree ;remaining, but with significant gradin being done on all sides of'the tree. The proposed grading will he done around the tree, outside of the dripline, in accordance with the recommendations o the 2002 Hortscience tree survey. A soil nail mall will he located at the toe o the slope around the tree. The wall will have the appearance o, natural store. Condition of approval #19 requires that the homeowners association he responsible dor the maintenance of the treeand wall. A,disclosure statement will he required to he recorded with the seeds of lots and.3.3 -1 6. Integration of the grading plans for both parts of the project Staff R s, onse: the preliminary gracing and utility plan is a unified grading plan. The development area and the school"property will he graded at the sane time. 7. Trail linkages to existing trails and Mt. Diablo stc ff,,RWonse: 'he applicant is proposing to use the 30-fact stormdrain and sanitary easement, located between lots 13 and 14, as a connection to Stone Valley oaks Road: The easement will be accessible from Street 'A ' which will be a public roach, and connect to Stene Valley oaks .load, which is also c public road. From stone Palley Dabs :Road pedestria s can access a trail that exist on the open space parcel owned by the stone Valley oaks HOA. . Fencing, soundwa l and landscape designs sensitive to the neighbors Staff. e onset A fencing, sound"wall and landscape plan was submitted with the application packet. The plans include details on the design and location o all walls, fencing and landscaping. The applicant is proposing the construction of a foot stucco wall on the property fine between the school property and the adjacent Monte Sereno property owners, and a heavy woos fence on the property line lateen the development area and adjacent Monte Sereno property owners along the eastern property line. the applicant will be required to submit plans for all sound walls,fencing and landscaping- to the Zoninz Administratorfor review an approval. . Horse trail with a staging area to trail connections and equestrian usable traffic signal Staffdes v nse: .the applicant has prepared a plan for an on site equestrian trail connection, but no final agreements have been made. The applicant is in discussions with AIA to enhance this access by taking some sections of the trail o ff the street and onto a decomposed granite bridal path in lieu o sidewalk. The applicant is going ;to propose that a section of trail be developed on the stone Valley frontage West of` the° project enoy with a crosswa *fo Glenwood Court. This would require concurrence o;f public Works. 10. A funding xpechanism to enable dedication of the ,.acres of land to :fast :day Regional Park District in fee-title to to ensure the open. space is permanent and maintained Staff Response• The open space parcel will he initially awned and maintained by the homeowners association. Development rights over the parcel will be S-11 .. a... .i, .I. ::... .... ...::I.....i....il.....til...:tli ... N:...i i....�i....:!....I,.....,� Be ttli 3 ..� .. ... .. a ! ..:... ........ ....... .. .... ,;. � .« ..� i:... ..... .... ..,.. ...... .....H., ....3.I I....III �...I.. .. .I �.� I... �..... ...... �.... ... .. .... .a ..�� vn. �?!.`.�w.-.. :.-Imo. .z... ..... .......� ... .>'.t^.... ........ ............. ..: .. .. .I. ... .., .: .. ...... f:. MOM- ntp reser in final � p � ' hasgante n dicated its interest in acquiring, the r , but the.�'.RPD has not made a final decision. If the open space were to be acquire' by the EB. . '.,, maintenance would presumably be the responsibility of the EBRP . possible mechanism for funding the maintenance tenance would be to establish an assessment istrictforthe propert . .ass the sale property owner the applicant could voteto approve such an assessmentt district. An a, Teen int of this type wou Id be re; scnable if the assessment fees were comparable in cost to the homeowner fees for maintenance of the property. But the EBRPD has indicated in their letter that the re ►ui ement�s fir their acceptance of the land` include installing dim rovements that Would increase the maintenance of the cps sae arel. .. The possibility of aPublic/Semi-Public PS General Plan designation on the approximately o acre School District site `t es c ase.•; Th ' recon en atton tothe Board of Supervisors will be to c�es!i� ate the . -c cr cc rc ►ert Pu l c 'emt--Publ�tc PS `and use designation as this portion of't the site is now owned by SR VUSD. 12, Fomrialization of the drainaae releases from the lower lots to the School District property `ta'~ cne. By areenent, avidc � and School mil cooperate in developing the final drainage plans for transmitting the rc�� ect waters across or through school property. X. GROWTH MANAGEMENT CONSIDERATIONS ERATIONS The public entities, which will be expected to the serve the project site, include: Water--:fast:day Municipal Utility District(EBMUD) Sewer--•-Central Contra Costa Sanitation District C No) Schools--Say Ramon valley Unified School (SRVUSD) nal: i al r�District Regio Local Warks�--C untService Area R-7 :dire—'San �.a o valley Fire Protection i�trict S FD Police- Contra Costa Cour �l eriff' �pa�rr�er�t �� Too proposed project is considered infill ll deve o ment and the site is within existing service district that are capable of serving the site. Approval of this pro* ject would not result in violation of Growth.Management standards under the General Plan. XI STAFF ANALYSIS/DISCUS S IOC ........ : ....... .... .... .. ... A._ {general Plan amendmentfor the 95.86-acre Humphrey is concurrently under review. The site currently has two General pian designations:, Agricultural Lands (AL) and Single Family Low SL • The SL designation allows a range of 1.0 and 2.9 single family units per net acre. Sites can be as large as 43 560 square feet. Unique environmental characteristics of a parcel:may justify larger lot sizes. With an average of 2.5 persons per household, population densities would. normally,range from about two to about 7.5 persons per acre. The AL designation includes most of the privately owned rural lands in the County, excluding private lands that are composed of prime soils or lands that are located.in or near the Delta. Most of these lands are in hilly portions of the County and are used for grazing livestock, or dry grain farming. The category also includes non-prime agricultural lands in flat:fast County areas, such as outside Oakley, which are planted in orchards. Some of the Agricultural Lands east of Oakley and Byron are included in the 10-year flood Mains upped by the Federal Emergency Management Agency (FEMA). The purpose of the Agricultural Lands designation is to preserve and protect lands capable of and generally used for the production of food, fiber, and plant materials. The title is intended to he descriptive of the predominant land extensive agricultural uses that talo place in these areas, but the land use title or description shall not be used to exclude or limit other types of a'cultural, open space or non- urban uses such as landfills, except as noted below in the descriptions of "Agricultural Core," "Delta Recreation and Resources," "Watershed "Parks and Recreation," and "Open Space." The maximum allowable density in this category i one dwelling unit per 5 acres. The general plan amendment proposes a realignment of the existing designations on the property, consolidating and expanding the SL and leaving the remainder of the site AL. Approval of the development ply for the 39 units is contingent upon approval of the general plan amendment. The24 -acre area t+ be designated Single Family Love (SL) was intentionally chosen in order to facilitate implementation of the various General Flan goals and policies. The area to he designated SL was chosen, in part, because it has the least amount of slopes over 6% and the least amount of mature native trees. The area was also chosen because of its proximity ,to Stone valley :Road, which would allow for improved internal roadways.,Designating the lower portion of the property L also allows for a design that'better reflects the patterns of development in the vicinity. The 39-unit residential development portion of the project is consistent with the Single-Family Residential Low L General Flan Designation. The SL designation allows a density range of 1..0 to . single family units per acre, The density of the project will be 2.1 units per net acre. i ne primary land uses permitted in this district include single family homes and accessory structures. -- . 4. _. .. ,.. \.� 'x'.. 1. £ ..s`x... .. .. ..... ... �13 .... , ...... ..... :.� .r. ....::: .. .. i.. .i .3�3::,i, li.. ..I ....is .: 3...) � ..}N: .....� .. .., ....... ...... .. ... .... ..... .. ...':�v,, ....:. : ...... ..... ........ .3..... ..... � ..r. ii �....i 3 i...I .3 iii :....�i I..., i .�.. ........ .... 3.�.... ......... ... .,.... .. .....i 3 �... ...E� .... :. ..i.... ...i N...iii i i.3 ..... ..:iP li'.. M._.. i.r N ,......N 33, 3333 ii i val f the ro osed u . r l Plan Amendment, staff` �� �� � that Upon appro therojec s o sistent with.the followingpertinent ent General Flan goals and policies: Land Use;dement.goals and Policies Goal -A: To coordinate land use with circulation., development of other infrastructure facilities, and protection of agriculture and open spaceand to allow owth and ther. aintenanc cif tie ounty' quality of life. In such an environment:all residential, commercial, industrial,,recreational and ariclttiral activities maplace in safest harmony and mutual advantage. Goal -C. To encourage aesthetically and functionally compatible development which reinforces the physical character and desired ima a of the County. Policy 3-110 Promote the. ind.i i ua.li an u�f�q echaracter of each community based on existing community images. '+ llc �--111 The character o the area as one ofredon predominantIv single family residences shall be developed, and multiple family resp dent*al units shall be provided in suitable densities and locations. A range of densities shall be offered-in Girder to provide for a variety of family sizes, income levels, and age groups. "frau ortat on. and Circulation Element Goal 5-R To identify,preserve and enhance scenic routes in the County. Policy:)-MPolicy :)-M Scenic corridors shall be maintained with the intent of protecting attractive natural qualities adjacent to various roads throughout the county. Folic 5-37 Scenic views observable from scenic routes shall be conserved, enhanced and protected to the extent possible. Policy 542 :dor binds designated for urban use along scenicroutes, planned unit developments shall be encouraged in covenant with land development prof e is' Open,Space Element Policy - Permanent open space shall be provided within the County for variety of open space uses. -1 Goal 9-11 To protect :major scenic ridges, to the extent practical, from structures, roadways, or other activities which would ham their scenic qualities. General Plan Amendment In order to implement the specified alternative hand use play:, the applicant is requesting approval of a General Plan Amendment. The proposed General Plan q g pp Amendment willp lace 24.43-acres of the Humphrey property within the Single Family Low (SL) designation, 9.6-acres within the Public/Semi Public designation, and the rest of the property (61.83-acres) will remain Agricultural Lands L). On Sep tember 14, 2004 the Board of Supervisors authorized the Community Development Department to proceed with the General Plan Amendment,based on p the s pecified alternative land use plan prepared for the tentative partial cancellation of the Williamson Act contract. The Plum a rc� erty is the only AL designated property abutting Stone valley p yp p Road between Hi g hway 680 and Green. valley :road. The Single- 'anile Low (SL) designation is the dominant land use designation in the vicinity, with some areas of open space and public property. Thero osed General Plan Amendment will designate the lower 1,l3 of the p p property SL and PS, which will be consistent with the development pattern along Stene valley load. In general, residential uses are situated close to Stone valley Road, with more open space as you move away from Stene valley Road. p There are several considerations with the proposed change in land use designation including, 'the impact it would have on the 65/3 Land :Preservation Standard adopted under Measure C-1990: The 65/35 Contra Costa County Land Preservation Flan. Ordinance which is incorporated into the General eral Plan. As to the firstp olic consideration and the conversion of an agricultural use to residential .se, the County cannot approve General Plan Amendment that would result in violation of the 65/3:5 Land Preservation Standard -- an increase the amount of band area in the County devoted. to urban use by more than. 3 percent. The applicant is proposing using to convert approximately 2 acres of land now p designated as Agricultural hands y definition a "nen-urban" use under Measure C-1990), and realign. and expand an existing Single Family Residential — Low Densityto rovide for the 3 -1dt residential development. This would not be p a significant conversion of acres from the Measure C�-�t C non-urban. use category to the urban use category, and it would not result in a violation of the 65/35 :band. Preservation Standard (the amount of acres to be converted, approximately acres, is statistically insignificant). -15 up ..... ... :.... ... :li ,....:i i....i 3 :....i ..... ....II I....1 I. .1. i ...11 ...11 .... ..I 113 ,... ....... .... ......... .. .. ....... .... ....;: ' n second policy.consideration is for:conversion from agriculture to residential use. s discussed the : �., the subject not considered be prime agricultural land.. Additionally, the property 1&:P redoninantl surrounded by ow- ensit suburban development. Change. c'on itis ns an circ��s a ices have made it difficult to continue ranching operations on the property, and, fait, the land has not been in active agricultural use far several years. The conversion from agricultural use to residential use would not result in a. significant lass of agricultural resource. RezoniLig The subject property is surrounded by numerous zoning districts including P- (Planned Unit District), R-100 (Single Family .e idential, 1 ,0square foot minimum mu.m lot size), R-4 (Single Family Residential,40,000 square:face minimum lot size) and A- General Agricultural District). Directly across stone Valle Road is Monte Vista High school and Oak Hill Pad, which are public uses. i ne subject prc�pert is the only A-4 zoned property and. one of tl e a►.st. agriculturally zoned raperties in the area. The subject property abuts small A- zoning district to the east. All of the land use districts abutting stone valley load to the east and west of the subject property are residential, with the exception of the Oak Hill Park an. Monte vista High School, which are located in the Town of l a vine, The subject property is one of the few agriculturally zoned parcels, that abut stone valley Road.,between Highway 680 and.Green valley Road., and the only property zoned A-4. The applicant is proposing to rezone a 24-acre portio: of the 95.86-acre property rrom Agricultural re erve District (AM04) to Planned Unit District P-- . The 4- acre area to be zoned: P-1 will have,,approximately 00-feet of frontage along Stone Valley Road.. The remainder of the site will remain zoned A-4, including the 9.6 acra7 school district pareel. Approval f the proposed rezoning will be continent upon approval of the proposed General Plan amendment. The 24-acre area to be rezoned to P-�1 corresponds with the area to be placed Within the Famil Low (SL) General ply esignation. pcn approval of the General Plan amendment the proposed. P 1 wlll be consistent with the SL General Plan Designation. The proposed guideline for the residential development is the R-15 zoning district, which has a minimum lot size of 15,000 square feet. The 39 parcels will have an average lot size of 20, 45 5 square feet. With the largest lot having an area of 39,129 square feet and the smallest lot an area of 15,000 square feet. The R-15 nib. district is consistent with the �L� general. play designation and consistent with the pattern of development surrounding the subject property, The -1 development standards for the -15 zoning district include a 15,000 square foot minimum lot size, with an average lot width of 100 feet. The R-15 district also requires a 20-foot front setback, 10-loot minimum (25-foot aggregate) side yards 15-foot rear yard and a 35-foot maximum height, and a21/2-story maximum. Th parking requirement for all residential districts required two off-street parsing space per unit. The proposed development standards for the project,include a: 0-foot setback.for :front-lo,adin.g garages and 15-feet for side loading. The side yards will be 0-foot minimum 5-foot aggregate) and the rear will be 1.5-f"eet minimum. The proposed lot sues range in size from 15,000 square feet to 39,000 square feet, with an average lot size of 20,000 square feet. A number of the lots will have average lot widths of less than 100 eet. T e applicant has also identifies a 2 story maximum for the development. Approval of the -1 will provide a. specific set of development standards unique to this ro ect, The P 1 will provide for improved. lot configuration, better street layout and residential development standards that will compliment the lot configurations and topography. Subdivision The proposed subdivision is to establish 39single family residential lots, and one 1-acre storm water quality parcel on the 24.43-acre area to be des'gnated dingle Family Low L). The subdivision conforms well to the surrounding neighborhoods. The area of the property to be subdivided is near the bottom of the site, near Stone valley Road. Most of the other subdivisions i the vicinity are also lobated closer to Mone Valley Road, leaving the higher elevations open. The -15 (15,00 square Ecol minimum lot size) zoning district was used as a guideline for determining the size and shape ofthe parcels. The average lot size within the subdivision is 20,458 square feet. The configuration of the lots within the subdivision conforms to the pattern.of residential development within the vicinity. Some of the lots have 3:1 cut sloped areas in the rear that will not be usable, except for landscaping. Lots number 5 and 20, have the least aruouint of usable area, which is around 9,500 square feet. This should provide enough usable space for a good sued: residence as well as space for other accessory uses that the property:;might want such a.pool or gazebo. The lots will be accessed via a single entrance point along Stone ''alley .cad, with, two cu �.de-sacs brarclin off the main access road. This type of development pattern is very common in the area. The on-site roadways are intended tobe public. dight of way widths, and pavement widths shall �be constructed per the typical sections shown on the Preliminary Grading and Utility -17 ... : ..a 7! .... ....3 ., ....3... 3- ........ ..... ... ............ .. :..... ....i ,....i ....i ....ii i..3i1.. 3.,..3 i.,..,....i ....�. ....,.... ..... ..... �... ..... .. .. i...., ....i 3 ...i. I,.:..i,: ...I., .l 3.3 3i, ......i ....3 33 .. ... ... 3....i i ....i.3 .... ...... 3.l !.3 , i 31: 31..... -..3... i ........... .. .... ....... ...-. ...,,... .. , .. .. .., .i 3i i .i...... 3....la 3,3 ..... ..,. I .I ..... ..... .., .. .,ii i....li ........ ...i. 1 .3 .3.... 31....: - a... .... ....... .... ..., .. ... ., ... ... ..3. .....i ....� ....i I....i 3 .9 ..... .3 ....i i... .... 3 i Ili 13 i........i i .... ..... ... i, ,. ... ..:.. ... .`1`0 .... .... ... ...., ....� ...... ..... .... .3.,...N .i ... .,.. .i i....IiF ......i i.....i ..... .....s ...li3 ... ..... ..... ... ... .. .3 ,... .. .. ,. I II II ....I i ,. H il.. i.. li .i3 I..... I E E.....i i I.. i i..I I ...I...........,:. a ,... ,.. .a. .. .. ..i. ,I I.....,I..IIS.....EIS...li..EIN.....iE� ... .I....i.. Plan "h et 3 of l o . t f wa sh .11 be conveyed to the bounty b Offer of ed.ication. the licant shall construct these roads to current Count public road standards, The applicant shall install safety related improvements on all streets includin traffic s nping s approved by Public Works. The internal road standards will provide for traveled width o --feet and total right-of-way of 56 feet. Construction of the internal roads to County Standards will ' provide or sidewalks, l'andsc .ping and parking areas on both sides of the streets. SRVUSD Parcel During: the processing g of this application, the Community Development _ e artrnent has learned that the southeast 9.6-;acre portion of the Humphrey p property has been acquired by the school district. Dun'n the Ems. process,one of the gnat areas of concerns for property owners in g _ p the ielr lt' , + ct .11 rest d : is within. the Monte Sereno.neighborhood,hod was the proposed est .bishment of the school parking lot and play field on 9.6-acres of the _ Humphrey p rop . Mitigation anon measures were included in.the Ems. that applied to the school districtro ert , but have not been included in the conditions of p p approval due to the fact that the school parcel is not part of this review. The school district has issued a proposed Initial Stud /Mitigated Legative Declaration for thepr ►posedMonte Vista.High School Renovation. The report is dated May 2005. The scope of the proposed renovation does include the construction of thearkin lot and additional p a geld on the 9.6-acre portion of p g the Humphrey obtained b the school district,but the impacts of the new p lot and la field were not addressed in the initial stud since the impacts parking p y were stud ed in the'Humphrey property EIR. Preparation of the initial study by the school district indicates their intent to :move forward with the arl ing lot and plafield portionof their project. Residential Desi s: Residential:house:designs were submitted final`development pian. approval. Four housep laps, with multiple elevations have been submitted for a pr�o�val. All of the plans are two story designs. The submitted designs are typical for the area. The elevations for each of the floor plans include traditional, 'Spanish, Tuscan and French.designs. The size and height of the residences will be compatible with surrounding neighborhoods and the overall character of the area. 'trees S-18 The applicant is proposing the removal of 146 trees. All of which are located on the 9.6-acre school site and 4-acre development site. No trees are designated for removal in the open space area. The largest tree to be removed will be a -inch (diameter) coast beefwood,. currently located on the SRVUSD parcel. Almost all of the trees to be removed are non--native trees that wereP lanted around the equestrian arena and former residence. The applicant hasp ro osed to preserve three trees that are located within the development area: tree #48 (36" galley oak), tree # multi-stemmed valley oak), and tree #84 (33" coast live oak). The one tree of significance on the property is tree #48, as identified in the tree removal plan. Free #48 is a 36" valley oak located on the property line between lots 32 and 33. During the EIR process the preservation of the tree became an issue. In order to address the concerns of the neighbors, the applicant designed the project in a manner that would allow for the preservation of the tree. No grading will be done within the dripline of the oar. The final grade outside of the drilime will be contoured to look natural forming, with a soil nail wall located at the toe of the slope. The homeowners association will be responsible for maintenance of the soil nailwall and area around tree#48. 'ronta e IMprovements The property fronts on Stone valley Road, which has an ultimate planned road width of 64 feet within. an 84-foot right of way, accordin to the "Precise Alignment" adopted by the County in 1967 (drawing PA-4331 on file with. the Public Works Department). The applicant shall dedicate additional right of way along the project fro: toe, as necessary, to provide an 84-foot width alonp, the frontage of Store valley Road. The applicant shall work with the San Ramon Valley Unified School District RVISI ) to obtain the necessary right of way in accordance with the adopted "Precise Aligriment" along the frontage of tf ieparcel that was purchased by the school district. The applicant shall construct curb, 5-foot sidewalk width measured: from curb face), necessary longitudinal and transverse drainage, pavement widening, transitions, and street lighting along the frontage of Stone Valley Road between Street " and the easterly property line of the SRIIVSD property where existing r€ t c e improvements endjust w ist cif Monte,Sereno give. Applicant shall construct race of curb 18 feet from the ultimate right of way lire. Pavement wf denting and transitions shall provide for a56-foot road width with left turn channelization and landscaped medians. This specifically includes one 14-foot wide travel lane in each direction, one -foot wide bile lane in each direction, and a 16-foot landscaped median. Where left-turn- pockets are proposed for left-turn, ovenents into the proposed soccer field parking lot and existing Monte vista --1 ...:.. �.cc .. :........ .. ........ .ii...,iia 3::i r...:3..: p ::: :. ...r. ..# .... ..... .......... �..... � .... ... .... .r.. r ....I. 3h.....3 .315 ..�. ...... :! i .... .....� ....I ..�, i..... i.,.... 31,.......IN .. :. .... .:.I.a.a .... 1......::'i'. 3., ..... .. .. .3' i.l 7� ... .... ..... ..... � :a. ....� r... 3v3..:i.. ... .. .., .. .. .. .... ..,..... lid ..,ii. i•...N ..... ..... ....3ir i 9..... .. .,i, ..... :. .�,... t... ii....,....it i ir....lia r k.... , til r.... i., ....... ..... ....... ...... ........ .i... ....... .I ...1� ...1. 1.. .......,.. ...,.. i,....ii.....i.....3..........i....1.3...3 3....tri.:..3:.I... .-.:..- 3� ........... ........ ........ .3...�1....3�EE.`.`. .....3�pp...i(..::ir€..il....li•... .....i.....9.... ,:.. .... .,. :....,: High S c ho a rki lot, --foot ft turn :het shallroveimp Roadway p rove eats shall be constructed along both n rt'n and south sides of Stone Salle vtb the ecetop curb, iter, � 1 1 tsouth side, since these facilities already exist.: The applicant shall construct averment ide�Mg and transitions along the fronts o Mone Valley l o ad between ►treet "A ' and the wester1v ,Property line. Pavement widening and transitions shall provide for a -foot road width with left tura char nelization, landscaped medians, and transitions to match existing road ire. rovements at the westerly property line. This specifically p includes one 14-foot wide travel lane in each direction, one `oot wide b ke lane e in each. direction .and a 16-foot landscaped median. 1 -fort wide �`t--tum p octet snail be rovided :dor eastbound left-turn. movements onto Street " '�. A center tarn lane shall beprovi .ed for turnin movements in and out of the oakbill Park parking lot. The roadway improvements shall be constructed aloe doth the north:andz sough sides of Stone valley Road, The a pl cast shall extend the curb, tter and.sidewalk on the south side of Stone Vall r .oad to Glenwood Court. The applicant shall be required to word. with the Town of Danville to obtain the . appropriate ris + ' entr ader encroachment ppro emits neeessar to construct . � .11 goad improvements on Stone Valle load, as required hese conditions of approval. If the necessary rights of entry' ant be and/or encroachment permits ca�c acquired prior to filing the final reap, the applicant shall construct temporary improvements and necessary pavement transitions and provide appropriate signing and striping, sub'ect to the review and approval of public Works The tempor ins. rove rents 'shall meander around the "down of a�viIle ht o f p moray. he heaviest traffic on Mone "valley load in the �vicinit of tie project mill be concentrated at the intersectiovitt the entrance to the Say Ramon on Valle Unified School :district'sro" os d soccer :field and parking. lot facilities. traffic p p signal will be needed at the time these facilities are constructed. The applicant shall be required to contribute a orae-quarter share of the anticipated cost of the signal into the County's Road Improvement Trust Fund, which is to be designated for the future construction of the signal. Drainae Division 914 of the County Ordinance Code requires all storm water entering and/or ori inatig on this property to be collected and conveyedwithout diversion and within an adequate storm drainage system, to an adequate natural watercourse havin2 definable bed and banks, or to an existiniz adequate public storm drainage stem which conveys the storm waters to an adequate natural watercourse. The applicant laps t construct t inlets and storm drain lyes along the on site public roads to collect and convey' storm grater runoff to the proposed detention basin. i ne intent f the proposed detention basin is to regulate the drainage flow b p p" before being conveyed to storm, drain systems along Stone Valley Road and eve ntually south, through the Town of Danville, to Green Valley Creek. The alicant shall verifythe adequacy of the detention basin and downstream pp design drainage systems to conveythe desi storm resulting from this project and obtain ri hts to make an necessaryimprovements tothe off site facilities. any acress_ g The Town of Danville shall be contacted regarding any necessary permits. Landsca in and 'encin The applicant submitted a preliminary landscaping plan, dated December , 2004, pp p �' Thep lans included a landscaping plan, fencing and wall plan and entry details. The planting of trees and:landscaping within the development and along Stone p g Valle Road is well thought out. 0' -55' wide landscaped will be located along Valley g Mone Valle g project's Road alon the frontage. To add aesthetic value, the strip will be landscaped with turf, shrubs and tress (redwood and oak). A solid wall p . with stone columns will be situated at the top of the strip and will provide additional screenin g o the development from Stone Valley Rloa "he placement of the trees alongthe site frontage was carefully played in a manner that would g conform well to the other landscaped areas along Mone 'galley Road. Small clusters of trees were used instead of a uniform row in order to break up the screening and provide for a more open feel. Thep lns also identify a smaller landscaped strip in front of the School District ra erty,with a wire fence at the barb of the strip. Access to the project was given significant attention. Entry to the development p g � will be distinguished with a monument wall, enhanced entry paving and additional landscaping. . landscaped median is also located.at the entry of the site on Street W. A solid wall with stone columns will be located on the street side of Lot l and along the entire length of the detention basin:property. Throughout the site streets will be lined with ornamental street trees. Tree wells have also been incorporated into the project to provide additional impervious area and to slow traffic order to provide screenin from the future activities t the school district site In c� p g stucco wall will be constructed between the school district property and the abutting conte Sereno properties, A significant amount landscaping will be planted around the perimeter of the detention basin adjacent to the school district property. This will provide additional screening of the basin from the project and from Stone Valley Road. S-21 ... ..,......................... ...,... ............................ Trail Access The Alamo Iin rovement Association and other ,gr0ups and individuals brought U tle issue o providing access to regional trails dung bath the :� . process and g_ the current application review. In order to address these concerns the applicant has provided, on site, a connection to apublic trail system. Within the application package, the applicant submitted a Regional and Potential Trails Circulation Exhibit. The exhibit identified the location of the Las Tra upas to Mt. Diablo regional trail and the proposed connection through the subject property. Access to the regional trail would be provided through the property b connecting `Street which will be a public road, to the stone valley Oaks Drive, via an30-foot wide storn dram and sanitary {easement between lots 13 and 14. From Stone Valley Oaks Drive pedestrians can access an existing trail, which will be continued through the Humphrey property and eventually through another property,pwhich will complete the connection to the Las Tra.mpas to Mt. Diablo Regional Trail. ,Gradillg The applicant has submitted a grading plan with the application. The plan identifies the existing and proposed topography of the site. According to the lams almost all of the grading will tale place on the school site and the area proposed for residential development. A small amount of grading will take place on the open space property, just above the residential' development area. According to the applicant's engineer, grading will'balance on site, so no dirt will be imparted or exported by truck to or from the site. The applicant has r +osed to grade the site in a manner that allow for the ,pp p extension of the rear yards of the Monte Sereno property owners abutting the school d.istrictro' ert . 'the applicant would ;fill in the area between the school p p districtp pro ert line and the rear yard of the Monte sereno property owners. Tris _ mould alley for'the c ssi le expansion of their rear property lines, with approval p_ of the applicant or school district. 'balks regarding this have been underway since the submittal of the application, but an agreement between the applicant and the Monate Sereno property owners has not been finalized. :SII. CONCLUSIONS Staff has determined that the general plan amendment,'rezoning, subdivision and final development plan substantially conforms to the specified alternative land use plan p _ identified in the Final EIS. for the partial cancellation of the Williamson Act contract, which. was certified as adequate by the Board of Supervisors on September 14, 2004. Thero osed development t would continue the pattern of development along Stone p_ p ValleRoad. Therefore, staff recommends that the San ..arh.on Valley Regional y Tanning Commission recommend approval of the generai plan amendment, rezoning subdivision and final development play to the Board of supervisors - ## ..,.. ::.a:;::: : ATTACHMENT #8: PERTINENT CORRESPONDENCE �MES I:D�C)N 0 IN oil October 19, 2004 Patrick Roche Contra Costa Community Development Department County Administration Building 651 line 'Street, 4th Floor, North Wing Martinez, CA 94553-1296 RE: Submittal Package for General Plan Amendment, Rezone, Vesting Tentative Map, Preliminary and Final Development Flan. Deur Patrick, Please accept this letter as our submittal request for the above mentioned entitlements for the Humphrey Property Project proposed by Davidon Homes. The property is located in the unincorporated area of Alamo on the forth side of Stone Valley Road across from Monte Vista High School. I am the Davidon Homes applicant contact and my number is 925-945-8000. Cour trailing address is 1500 South Main Street, Suite 150, Walnut Creek, CA 94595. DESCRIPTION OF PROJECT. The Humphrey project addresses several uses on approximately 98 acres of land The terrain varies from relatively flat to steep. Of the total acreage, approximately 9.6 acres is under contract to be sold to the Can Ramon Valley Unified School District. The school property use is not a part of this application. 24.4 acres will be developed for 39 single family residences and a detention basin and the 01.8 acre balance of the acreage will be maintained as agricultural/open space in perpetuity. As you recall when the project was first proposed, we were ordered by the Board of Supervisors to first request tentative approval of an early cancellation can the Williamson Act Contract for the 24.4 acre portion of the property being proposed for development of 89 single family homes. For compliance with CEQA, a full project level Environmental Impact Report was prepared for the early cancellation. This report reviewed, in great detail, the proposed project for 39 homes as the land use alternative. This EIR was certified by the Board of Supervisors and the Tentative Cancellation was approved on September 14, 2004. The project is an infill site surrounded by existing development on three sides. The open space element on the northerly portion or the site will join with other open spaces owned by the East Bay Regional Park District and the Bryan Punch Homeowner's Association. With the exception of the 24.4 acre portion of the project approved for early cancellation, the balance of the property remains subject to a Williamson Act Contract which will expire in 2009. i► '��_r i-' js. l 3T = 4 �Ii T �. '1 J RN �a�Rj�►-��;�� 3 ::;;p:;.; e::el:::::a::ya::]] ze:ze:e:aeeeE:ee]eeee3::y ..........................�.... ........ .e#.. a ::: sr::;�:r=.:...............:.......r.r•.rrr�'s=si•:::.:::::.:::a...:r•rr•rr ... ... ...... ....... .... ... ... ................. a:...........................:.....E......................... :......�E....�.E........0 E...fir.#�':.:#......a..... lease note that the ircat on , sheets through 1 contaEn ail detaried of rmation as p it tbieb its t� . ire r � ttffrrnrt re �ltir from € crr � r review, p we have revised the map package to include: 1 Street Sections. To address traffic calming and B.MP implementation measures, we haveP r owed the addition of tree wells within our public street. Treewetis have been used in other county projects recently for the dual benefit of traffic calming nd reducing contaminant runoff due to the reduction in impervious surface. separate exhibit is being prepared at staffs request demonstratingg reduced street widths to 28 feet with prying on one side. This reduction in street,,,''.,width would enhance the de pth of lots, particularly lots 18 to 1, and haus an added traffic cal ix effect and further reduction in contaminant runoff due to less impervious surface. 2. connection to Open Space. An access easement for maintenance of open space has been added to the East side of Lot 22. 8. Oak Tree #48. This tree will now be saved by creation-of s soil nail wall to allow the tree to remain. 4. Stony Valley Road Access,,-The entry to the project has been modified to provide for a planted me6an and a separate left turn lane out of the project. Though not apart of this application, a right turn lane into the school arking.lot is shown in the frontage improvements. This was suggested by the school districts traffic eng.ineer as a way t enhance traffic flogs. A landscape concept for the Western edge of the property and the project entry with the left,turn pocket and media n is under preparation by Rase Associates. This will be submitted under separate cover: FinallK Associates, Inc. and Questa Engineerina will be providing under separate cover, additional response to staff comments including a 'reportprogram and proposed plan to mitigate potential pollution (Storm "t1 ater control Plan . Please call if I can be of further assistance, Sincerel Jeff Thaler 'ice President r r O�ME . January 24, 2005 Mr. Roger Smith Planning Committee Alamo Improvement Association P.O. Box 27 Alamo, Ca goo Re: Humphrey Property Development Dear Mr. Smith and committee Members: Beginning in October and over the past several months we have met to review the proposed development on the Humphrey Property. We have had four Planning Committee meetings as well as other informal meetins and a field trip to familiarize your committee with the existing Las Trarnpas to Mount Diablo Trail owned and maintained by the East Bay Regional Pare district. We appreciate the time expended by your committee during our continuing discussions, however it appears that two issues continue to dominate the discussion. _ ,. u. est„ria nTom. There has been considerable discussion over Davidon providing an additional horse trail through the project. We do not agree that this is a condition of approval" for- partial cancellation of the Williamson Act. There is no area-wide benefit accruing to the community by forcing a horse trail through the Humphrey project. The greater- Alamo community is better served by improving the access to the existing regional Trail. We have volunteered to fond a crosswalk to include traffic control devices to be operated by those using the crosswalk. This crosswalk would not only serve equestrians, but it would also enhance safe crossings for Pedestrians and mou-tair bikers wishing to access the Regional Trail. Considerable thought went into the Humphrey land plan. It respects the existing topography, maximizes open space and provides building sites consistent with the neighborhood. Forcing an equestrian trail through the project when there is a better alternative in such close proximity is, in our opinion, not an appropriate course of action High School Parkins Lot. As you know the Humphrey Family entered into a contract with the San Ramon Valley Unified school District for the sale of approximately 10 acres of their property for development of a parking lot and soccer field. Davidon has been assigned this agreement and is bound by it. The district has informed us that they intend to close escrow and we have no reason to doubt that this is their intention. 0 j TH AI I STI ES , QUITE « WALNUT CREEK. A1�11= F f 1, , 9459 - 94 TSL EaHONE t92E) 945-8000 . FAC�II ILS r9--Ic') # .. ............ .... .. .:.:..:?€??'r..i:e::#E#:;i...#'...........:€:.. .................. .TPT ... :.... a 3 The ho district project is not under our control or our responsibility. Nonetheless we ontineto orlth district and the ad cnt property owners to facilitate the mitigation of impacts associated with the parking lot and soccer field. e will continue with bur :oats to r�-ritigat irpcts t+�tie n � rrc + � I weer we d not have the luxury Of further meetings to discuss issues over which we resp tfu disagree or have no control. Threfdre must rgust that you llor enough tune on dour nett ag�na, 'erurr; to discuss any other aspects of the plan upon whichyou wish to comment as we must movi on to the Walley Planning Commission. We are p rsc in the additional information requested at the last r�neeting and will get that o you as soon as possible. The additional information requested is as follows: 1. A map exhibit focusing on the trail system immediately around the open space, ;acne all Oaks, and the subject property . A title report showing,existing EBR,PD easements �. The status Of the offer of dedication for d trail easement in favor of EBRPD in the stone Vail as deep space. Should ap cornrnittee rnernb�er wish other information, a nesting or field trip, please contact me or John Wyro Sincerely, Jeff.Thayer Vice President ..and Acquisition and Development , Cc: Marr Pi pho, Supervisor, Contra Costa County Board of Supervisors atrickl oa ch, Contra Costa County CommunitybevelopmentDept. ✓Ruben l ernande , Contra Costa County Community Development t Crept. John Wyro Andy Paify, DK Associates Margaret Brown, San Ramon Valleys Unified School District i i CONTRA COSTA COUNTY COMMUNITY. DEVELOPMENT DEPARTMENT 651 Pine Street, N. Wing •4th Floor * low Martinez, CA 94553 Telephone: (925) Fax: (925), 335"1222 T0: San Ramon Valley Regional Plannw g Commission FROM: Bob Drake, Principal Planne DATE: May 17, 2Q05 SUBJECT: Humphrey Ranch EIR and UpcominLy� Planninty Commiss i n Hearing on Hu,,mphrey,,Ranch Project,.Alamo area Several years back, the CountypTOCessed a petition for tentative can approval of a Land Conservation (aka Williamson Act) Contract on the Humphrey Ranch property that had been filed by the property owner. The subject site is located on the north side of (#2900) Stone Valley Road in the Alamo area, immediately north of the Town of Danville and Monte Vista High School. I That petition included a proposed alternative land use project to ' allow residential development and accessory school use. Pursuant to procedures authorized by the Board of Supervisors, the County completed an Environmental Impact Report for the project. On i September 14, 2004, the Board of Supervisors certified the EIR document as adequate and complete, and granted the tentative cancellation of the contract, subject to the property owner • Obtaining the necessary entitlement actions(General Plan Amendment, rezoning, and other zonina/subdivi sionpermits) to allow the proposed project; and • Payment of the required cancellation fees if the property Yowners elect toPur sue cancellation, or grant of an agricultural conservation easement to .the County The necessary entitlement actions include an amendment of the General Plan designation to expand and reconfigure the existing Single Family Low Residential designation;rezoning of .::the site from Agricultural Preserve, A-4, zoning and other related zoning and subdivision permits. Project Development Permit Applications Filed with the County 4n October 19, 2404, the current owner filed development permit applications with the County including a P-l rezoning and final development pian, and subdivision applications. On October 21, 20 4, the applications were referred to various public agencies and private groups for opportunity to comment, including the Alamo Improvement Association. Status of Project Review The staff'review of the project is approaching completion. We also understand that the AlamcaImprovement Association may be completing its:review of the project, and will be forwarding its comments shortly... Staff anticipates that the matter will be scheduled for hearing before the Planning Commission on its regularly scheduled Wednesday, dune 15, 2005 hearing date, In this regard, we are forwarding a copy of the ESR for this project, including the Board of Supervisors action to certify the EIR and grant tentative cancellation approval of the Land Conservation Contract: If there are questions on this material,please contact the project planner, Ruben Hernandez. of my stiff at 335-13.39. Fallow-gyp on Survey of Commissioners for Possible Special Commission Hearing Dates Within the last two weeks, it appeared as if this project might get scheduled for hearing at the Planteinv Commission's May 25, 2005 meeting. Due to public interest in this project, and the potential for.2 lengthy hearing(s), staff was concerned that other projects that the. County has been processing might be bottlenecked behind the Humphrey Ranch project. Consequently, we conducted a survey of Commissioners,to learn if they would be available for one or more special meetings to try to accommodate the various projects. Now that it is clear that the Humphrey Ranch project will not be scheduled for hearing at the May 251, 2`4Q5 Carnmission meeting, the concern about it bottlebottleneckingthe review of other, projects is not as evident. Consequently, staff has not elected to sloe dileany extra Commission meetings at this time. Att. Humphrey RanchEIR Draft EIR Responses Board Order Certifying the EIR and Granting Tentative Cancellation Approval o Land Conservation Contract Cc: supervisor Mary Piepb.o Danville office Brentwood Office Patrick Roche Ruben Hernandez Public Works Dept., Eng. Services Div. `\fs-cdlusers \bdrake\Personal\hun plu-e ranch.mem.dac .I ............. ... .. :...... .............:.....a.x:.::..:.. .. a:::»: � .fix. 6:6.::i:#:•:,:;,",,''.,x.3.:a.s: x:E.......r,: ::.:.;:. l IWO ' i't Y .i t u 3» •s s w�s if s s r Ej4 •s is ��1 4 •f j •� '�S I h f d i R^ >l• T, 9 •4 F 3� S a .1- k Yt r t. } -A ! 4. 4 5,1 A i L' .l a-.t ,S *-1 1.0415,8.1 _7 ! _ Y_ _IERERA, NffiJ T� Il RUST1 'e 7 BE����Ez .. > QQN66� TAQT: S��o 1 J> �'* AA.z 25. w .�w+I �.. 3 y ' 'TYPE 'VN r Y�OOD. C ONS T CTIOtDESG.P 6_,CONST EX '. -PLAN'N'RxT&APPLICATIONS CMK HR : .S, -;TYC = .. - 3.1 0009 -19 ' .•..o4f90 DP. �4 9- � ` 0400.1 -- 4 ..1` ?D OR- D�ij((/�. 200.1 :,.: CIA SP ACCF I E�W E� D"' NO TRq (DJ) 'DATE VENM ER'2'8 '2004 R E_ B • : Attn: Ruben-Hernandez..-Plarmer FME DISTRICT COMMENT: n s .ace fu,ei �n.�dificatio:a r lan,,dor Te eW and oval by the Fire Di trice Conditions of t�� 1'roxdep p p pp playa . be�Ir4plem need arrd.r arta ned 1 • .e etuit. . .Indlu.dle- mer enq ^ac es-s to U.b:anJw11d.anal interface of Minimum12..' width,• Emergency access to be rr aintair ed amivall with no ruts larger than "' deep or 3" width. ire hydrant(s) are re ui ed.. Ah :hydrants shall be wet barrel E MUD standard _st e ar er type (1-4 1/? 114. �� and �� l��„ (63.5��n outlet). (CFC,,,2001,,Sec. 90x,. �'.P.D. rc.#1 8s_j '. Provide access to open en s .ce and fire, trails that may be obstructedby the new development. (CFC, 2.1001W Sec. ,902, S•.R. .F. . . Ord. W1 s-4) or vehicle a: pparatus roadways �publlc, private streets, roads and in some instances driveways used f access shallextend'tc within' ft. (45.72- rn) of any portion Qf'ars exterior gall of tie first story of may uild.11ag FC,200 L S CC. 0 .?•1)-(s-5) � � lenissadia�erclslx,5t. 45.72 ons ap roved fire . ire appar tus roadways i excess ' 0 .pp rats s t=arcun.ds• CFC,_2001.., Sec. 90?.420.?.4)(s-6 Fire a arr .tus roadways (public,' private streets, roads, an. i some testa 'tes driveways used for vehicle p access) shall have. a �����bstr cted ldt� o `?0 feet(6 n anal.a.���eb�t� to rt cal clew a��ce of 1 >t 'r ;t ry cr_ n are .:s aa .re feet �� .•_: t .. �.� .eters: ���sh.a�l . � �: .� ,a F rc��e-d'...,�r:��.� k i x. '�./ +k matic �1• s , � sten�.. :`�r+� �.t�:e +��.����• �ro�ri� ��� ��to �..+� �� 1 ��te: �r�i. H��� i ' . ue v �� :above=lu ted comments. l c.1 ' L Off. ane -set'.o f� Ia•s was z.ec exved-a.d:�wiE e'Teta ned at is l o�c e for reference;. r .e ve:fins:.:com ent a :,Ne. �g :t��s:: w: s tended o authon*ze er: ►rove_, aspects c f:t e del a or,�nst at c n:that cow stn'0..,a lic . l .codes, nd:st r��c. JL: s .. � � . as .tea �1p :�'ire:�rtet�c�n...:�is�et S. " : advertent errors:or on�u s.s o s pertaMID to tl s review..an It r.sub s eq gent. eld :ins .eetion�s . .e.a :adds } ona co ent a e added Ed Z s l seq ent:draw n :re lew•�o eld:us ec ic-n. P'-lease=.call•.. f-t�ere,,.ar any �cst.ons,(c 106) a-.` :amon'V al•l e '.Fir,e'Protection D st :ct f v.......; ::e.;u:uu.xp.;.;#.;a.#::::#:::#•::.....:............'ae:#ei# e## ....... sze;i':ee;seeette;si.. #:#.. .. 'a# eee'a'a"'ieFeEeixx:.aei'e':..::':j::; .......a...:#:a,..... .. #x.:#' ..##.:::i.x:..#: #.a,.a.a,.r:'x.?#eie#:#####:.u:a:#es:..... .................. ... .... .. .........r..#.'#:.....�#iSS#:.............#e...i#a#........................... ..:. .::... .....,i................. :#: :x'eee......i:.......##.e#:?;#,.'x;i:,s:. ,.. "RIEVIEW OF AGENCY PLANNING APPLICATION ............ ........... �1 17 ATE.': EB:MUr)� fS'.. ✓ y. i ir. MUD 3Lr. •i`f ...... Contra Costa CountyAGENCY FILE..: DP04 091, FILE TYPE: Developrr�ent'Plan AGENCY Co Community Development R2043150, S 048905 Department Attn: Ruben Hernandez' 1 Pine Street,4th Floor, North Wing IMARTINE ,CA 94553 APPLICANT: t av cton Homes r OWNER: Humphrey Trust 00 South Main Street,Suite 150 2900 Stone'�elle�► as Walnut Creek, 9459 Alarrtc, A4 ? V F 111 ADDREML ATION. 00Stare Valley Road it -ALAM Zip Lobe 945.0-7 - USE NIN - PREMIOULS LANA! ,SE: Six lb Far it No► e ESC IRLI P7111 ON l,,,39L Sirtle Family Homes, and proposedsohool pro pery TOTAL ACREAGE: a .4 moo. Rezoning from A_4 to P- , T `PE 0 FLLL CEVELP ENT: Single Family Residential: Irtts 121i Iffi:11 M. F; ELEVATILOL RANGES FLE 'ATIN RANEE CSP IRPERTY TO BE PROPERTY: in E STREETS: DE EL PED 4761_9L201 476 920' Part Of deve laprnent must be served from rr a r extensic L Nene fr4rr� exiL stin main Location of Existincg Ivlaints:Stane Malley►Ref,Monte Serena Location of Main(s): 1rive, Mane Valle Dabs Drive PRESR NE ERVIE ELE�IATItN PANE PRESSLUL SERVICEELEVATION RANEE 45 a- a0 The northLLern portion cif LLLthe Prpl e is located outside f E MLUD's current Service Area; however,this portion taf the property is t© beieciicated to open Space use To;r perpetuity. ES mai not serve.areas autsib+e of the tle current seioe area, or anneatron' will be ret uir d if development within this areaL,ccCurs. A main extension, at the project sponsor's expense,will be required to serve the proposed development.When the development plans are finalized, the project sponsor should contact EBMLUD's New Business Office and request a water service estirnate to determine the Casts and conditions of pra�tidincg water service to the proposed develcprnent. nineerint� and irtallatian of water L LL rnain5 and services requires subs#artial lead tirherlicl should be ecCaurted for ire the p�'aject sansr's development schedule. Due tOEI 11/lUD's limited water supply, all customers should plan for'sha'rta es in time of drought. RA CHARGES&'OTHER FOR SERVICE: Contact the ES + New Business Office at1 07-100 . David, ehrstrarn,Senior Ciuil Erciner; DATE WATER SERVICE PLANNING SECTION J UN--1,�-200 1Y:t)b I UWN UF- lJHNV I L..LC June 13, 2005 SUBJECT: Stone Valley Road Frontage Improvement Plan Lear Eric Wha.n and Keith Hoey: TaiWilliams and I received ccs ies of the Stone Valle Road Improvement Plan and p Cross.Section sheets of Dani 1 ' last Frida « Consistent with what we've articulated (repeatedly and often) to the S pervi�ory district ons.s� D the property developers as well as to the Alamo residents who office, the �'� p p � ' p have contacted son thismattger, the Town does not su po the removal o on-street Road akin the + alCi11 Pari. frontage. Based. on our field parking on Stone Valley g measurements this morning, the proposed roadway widening would necessitate the of the metal rail fe el .lob thepark frontage, relocation o the p�o�+�r pi es removal g g onto the park itself Loud bring the nem face o cr cle `ace 'aror �' rnature Redwood trees along the ark frontage. None of these items have been discussed with p the '' '' own i an detail -� nor are hese items, at face value, aceeptalale o the own under these conditions. C ri heir si ni�`icant impact to the parkwill forwar hese proposals to loth the " o + ouncll aid the Parrs & Leisure Services Commission. recornnend that in addition: to the propose 1n light of these concerns, Tai a:nd . the project conditions f approval be rnodi ed to reflect the conditions of approvalro , p pp following: ` any roadway improvements required as part of the project development should t result the removal of cin--street parking along the south side f Store valley not p Road erx encs re aired should not result in the removal of tees on Any roadwayimprov e. ro nate distance should he maintained from the the Oak Dill Parirontag. p ' trees. • Any additional roadway' width refire should be provided for along the cyclo er` 3 �rnta e td tie extent, necessary considering the above d p p ro'ect requirements, and lastly �• Any proposal to relocate utilities on oak .ill Parr should not occur and should aon under o .nding of the utilities in the widening of the street recure public street should be rred. (925)314-3310 510 . + ncla� _.I anvtlte,California 94526-1740 .:.................... : # . .. ,. .. ..,..�.: .....:........ .,:::,:::::::: :t tit PH ....... ,....................... ........ ..................... W JUN-13-2005 1 ; TOWN L I LLE s Coon Planning Q � �fJ that a the Co � ren This e-mal We..... were nr a meeting. �i n i er n t it � person foo their Com p CostaCount ro pct � . ` �hpassu on t the Conva in t oy and -ndeT t n. S ince , TOWN O� ILLE. Miams AICP Tai st u n C.- L rt,Transpotioake n V�� '�4/es nRer a Director ve �e.n�Services city Erx (925)314--3300 510 La a VVR *Da:nvIIje5 caiifornia 94526-1*740 , A R K D I S T R I C T PAR S FOR THE F TURE _ •.. r ` BOARD OF DIRECTORS , ., Beverly Lane President Ward 6 July 12,2005Carat Severin Vice-President Ward 3 J©hn Sutter Mr.Ruben Hernandez Treasurer Ward 2 Contra Costa County Avn Weskamp Community Development Department Secretary Ward,5 651 Pine Street TedRadke Martinez,CA 94553-0095 Ware Qo erg Sid en Ward 4 Jean Sri ISE: Las' Ta pas to Mt Diablo Regional Trail Ward, PR-040025 Humphrey Pat 0 Brien General Manager DearRuben: You called about a couple of issues,trails and water service in the open ace parcels. p � The District's trail information is not in a nice neat package so this letter will serve to pull that information together for you. As mentioned at the last Planning Commission meeting the Park District heeds and warts water to enable reasonable and sustainable long-term management of the open space. The Pare District's trail standards are based on 70 plus years of experience. Not all sites are the same and custom designing to the specific site is very'common. However,there are some,general standards that can be applied to when considering trails. Where are several trail categories,the multi-use trails(both paved unpaved and the mer and equestrian unpaved trail. I understand the trail category for the HUMP prey property e is for a hiker/equestrian trail. This trail can be three to six feet wide. The width allows for two horses topass each other, so the six feet allows more room and is more desirable when.possible. The narrower width should have areas along the trail as a pullout for passing. The slope of a trail varies depending on terrain. The grades should be held to a :hixumurn,since steep grades are tiring on the trail user and can create erosion. Grades of 10%or Tess are desirable. However,the grade may be as great as 15%if there are no alternatives,but should be kept as short as passible. It is hest to use long,gradual switchbacks instead of short steep switchbacks in steep terrain. Fater service to the open space areas for agriculture use is not growth inducing. In this particular case,the proposed open space is surrounded by development or open space that 4 is held in perpetuity by either park agencies or covered by a conservation easement. Annexation of the open space to the grater district in whole or part would not lead to development of adjacent undeveloped properties. p p p r3 2950 Peralta Oaks Court P.O. Box 5381 Oakland. CA 94605-0381 n: Ti 510 885-0185 .: 510 559-4319 TDo 519 633-0489 www.ebparks.org .. ... .. .. # .::-• :.,:.. tom..., ... .... .. July 1Z 2005 Page 2 of I mentioned the rive Canyons project in the Castro Valley area at the Planning Commissionrneeting. This Prqiect vas approved in the late 1980s. The water:teeter and.line had not been con. i tioned because there had been a water source'. however,through the process kgs changed a bit and the exist mater source became unreliable. So the need or a reliable water source was rn or ant in g order to properIv manage the property. The developer and the District worked with East Bay Mur ci al Utilities District(EBNIUD)to provide water to the open space area. EB � allowed the p mater lie and mater trough to be annexed to the Water District so that ii did not pose�� inducingimpact since m that case,there were undeveloped properties that cert would. have like to take advantage of being adjacent to a possible water source. During the last ears it i not uncommon for she ParK strict to request a con .ition of approval;dor a water meter and water lines into the proposed open space dedication areas if there are no reliable water sources. We have not experienced any problems with the oto er requests. It�a be hose areas are already annexed-to the Water District. The Pari District needs the water for reasona to and sustainable long-term rn. pager �t of the open,pace. Water enables the 'ark.District to manage the _ land in a cast effect manner. In the District's letter dated November 22,2004,the District requested conditions of approvai.. To reiterate,if the Prk District does accepts the open space,the District requests the conditions of approval include: The developer shall fence the donated/dedicated open space boundary with five-strand barbed wire fen * and gate to Park District standards. The developer shall provide a water stub opt,meter, lines and troughto the open space d edit tibn/donatio .parcel agricultural uses.. the developer shall establish a long-term maintenance funding mechanism for the open space maintenance, such as an endowment. vment. • the development shall disclose that the adj ace .t property is a regional per, aid.m. hive park,,. space,recreational uses, and/or grazing as determined by EBRPD. HoDefull this clarifiesthe items. release call nye at 5 0) 5442624 if you have any further questions or I have not explamed something clearly enough. Also,please.send me a copy of the sniff report for this project. Thank you. Very truly yours, 4 L' a J.P. Chavez Senn*or Planner PA RK D 1 STR ' 2 1�)10 0 tS Y"fe�YIC1�'ffi VWaf t(4 November.)..),,2004 J63,l Mr.Ruben Hernandez Contra.Costa County omnluruty Development Department 651 Pine Street,4 Fl. t�lr�fffl Mart lez CA 94553-009 -!1i r) v Vi ' E: Las Tr mpas to Mt Diablo Regional Trail GP-04001.0,P -043150„;SD-048905 -Humphrey Dear Mr,Hemandez. '.tt:llt:.f,1.�JfYlft,a�f�' The Park District received and has reviewed the material provided in the referenced referralp ac et. As you may be aware,file Parr District already has approximately l?1 acres adjacent to die Humphrey open space parcel,which is a part of the:has Trampas to Mt.Diablo Regional Trail. The addition of tz open space would be'a logical epation of tte existing District facility. `A 'alternatve to the Park - M taking all or portion of the open space would be the acceptance of a public trail easement With a conservation easement over the open space parcel to protect the remaining property from the threat of f�:�rher development. Based on the information so far,the Park-District is interested ui explorilzg a potential open space parol dedication. TI-ie Park District has been working with the developer's representative;however, e will need'a bit more u forrrtat on from the developer about the open space portion of the property`. Further ufonnation and discussion are necessary to deterne the extent of to potential open space area, anagen east of the open space portion of this property is limited by its lacy of water mid poor bounda � fenciliu, Given its proxfficity to housing and regional open space(Mt.Diablo Mate Park and tile Park District's e inti g property ownership}it unportant tl-at tl e proper be properl y n au tau ed forfire sUpp ession and wildlife habitat preservation. Thee Parr District's management practices include cattle trrazin(y as the 1-nost cost effective mwiagement tool for attainincy overall quality flare suppression and wiidlir'e Nabi t preservation. An aiternative'to c�attie:,gra�Ill�,?',ol�small areas iS SOUL g'T'a.Cing,IIU1r41tvu this alternative grazing potentially could be costly. The Park District noted numerous landslides on the Geolognc Map acid Prelillunary L,ai dslide Map. The Park District requests more information rely fig to the landslides to best deterlline the potential open space boundary. Lon( rnau�te-aatzce of the open space�s of lllzpartance to the Parr:District. Tle District does have police that dedicated®r donated laid from a development shall have a fundu yy source for tong-tenli a~ ai tenance. This could be a zone of benefit under our two county A.laxiledalContra Costa County Trail Assessment District.an endowment,or a geolo cal hazard abatement district(GHAD). ha a iv case,the funds are specifically for the maintenance benefit of the specific proper. As the County considers approval of the proposed project,the Park-District requests the followiuig to be included m tte conditions of approval. P. =. x..:: .... ....................... .........,...................:.... ... ... ... .... ...... ... ... ........ .................:: ...........::...;..:r:: .... #... ::... Humphrey November er 2,204 Page 2 of 2 preciously n e boned the Park-District is interested ix a potential dedication,howeverat this pout in tfiiie the acralre cfnterest still needs to be defamed. A condition of approval shouldbe oried that the dedication cold c to the ark district,other appropriate open space organizatioi or die hox-neQwners association prQ° ided that there is a public trail and conservation easernei-it to protect the property from any rther development. If the Park-District dries accept the open space,the parr District requests that the open space parcel bcaunda�� be fenced(wiz five-starid b rded wire)and appropriately gated per parr district standards. 'Ie parr district requests a water sib-out,water meter,grater pipeline and urateri��g trouglu. ie Park District requests that a privately manna ned dire buffer such as through a ho�1 c�ier associ tic�� be established between the open space parcel and the development. • long-term maintenance funding mechanism should be established such as an endowment or a geclogn cal hazard abatement district(CHAD)dor the open space maintenance. Development should disclose that the adjacent property is a re al.pari and may have pari., open space, recreational uses,and/or grazing as detemained by ERPD. ala�you for the opportunity to comment on this proposed pro ect. The District will be ollow, (I tl�s application, 'lease keep the District informed as to the progress of tliis proposal by seeding notices,additional referrals,staff reports,meeting agendas and copies o an r co editions approval. yon have any questions regard these C on mients please contact me at( 10)544-2624. cry trul y curs, Linda I p haue Senior Pham-ter V . .:. . SAN RAMON VALLEY Y UNIFIED SCHOOL DISTRICT 699 Old Orchard Drive,Danville,CA 9452 FACILITIES ' office(925).552-5986 FAX(925)552-0598 AP July 14, 2005 Mr.Deal "V.atsunaga Chair-Sin Ramon Walley Regional Planning Commission C/O Contra Costa bounty Community Deeloprnent 651 Pine Street Martinez, CA 94553-0095 RE: County Oversight of San Ramon Valley Unified School District School Facilily Projects Dear Mr. Matsunaga: On behalf of the San Damon Valley Unified School District "District") we have prepared this letter to clarify the Contra Costa County's "County") role in the District's acquisition and construction of a parking and play field school facility to be located on the"Humphrey Property" site "School Facility") As the County is aware, pursuant to the environmental impact report "EIr" for the Humphrey Property (``Project" prepared by the developer, Davidon Inc. "Developer"), and certified by the County on or about September 14'x', 2004, the Developer is contractually obligated to transfer to the District a construction ready site for the pr + poed School Facility. The process of requiring a construction ready site in conjunction with acquisition is quite common, enabling school districts to tape advantage of the efficiency and cost savings of large scale grading by private developers. In fact, the District has had similar arrangements with developers at other school sites. For example, in Dougherty Valley, sig' schools were (or are being) constructed under contract with 'private developers, °including: Coyote Creek Elementary School, Hidden Hills Elementary School and Windemere Ranch Middle School. Likewise, 15 acres at the Diablo Vista Middle School are being improved with play fields and parking by a private developer under contract with the District. Finally, an elementary school located within the Alan.o Creep development will involve developer- improved land that will be dedicated to the District. In all of these cases, the developer, and not the District, is responsible for obtaining all necessary grading approvals from the County and actually performing the grading. In doing so, the developer (and the District) fully complies with all applicable County ordinances, and the District realizes cost savings. With respect to the Humphrey property, as part of the County's approval of the EI , the County reviewed and approved the Developer's proposed 'Project, which included a full and complete description and 'environmental analysis of the Developer's plans for the Project, including the grading of the School Facility site. Having reviewed and certified the EIR, the County was fully aware that the Developer would complete the grading of the School Facility site and obtain .:: ................... .'�.. ........................�.................. .. ��...... ...:. ... .............:::a ... -... �x. .��.:x::»'��. ....... ... ....#� .�:x .� �- .......... .................................................................. ...... .. ..... ....... �...... .......... ..... .... .... .. .... ..... .....::�#�:::...... ....'��.�.'.. .:E.'.........fix:....................xx. ...�a. .:��... �.,;:;`B.��..::�:................... r certain ministerial approvals for grading, drainage issues and road i npro�rernents a.ssocla:ted with Pr y ect. Through these ministerial approvals, the:.County ensu es that all development of the Project site btie Deve eloperlud ng the DeUel Br's ra in, of the School Facility site, is in colnfbrrnatice with County requirements and the approved EIR. Given that the County has already exercised its discretion in approving the EIR., and will provide ministerial approval of the Developer's grading plan for the Pt*ect site, including the School t1aciii. site,'the County has no further-rule in oversight of the proposed SchoolFacility project, The District will obtain:all future approvals from the State of ,a iforniaincluding final approval of the School Facility site by the Californiaepat"ent of Education ("CDE" Fallowing completion of the CDE approval process for the School'Facility site, the Division. of State'Architect ('DSA")will assume sole responsibility for regulating and app ro wing the design and construction of the School Facili� pdrsrzant' Education Code Section 17280(a)(1) which provides,'in relevant part: The Department of General'Services rDS . under the police power of the state shall snipe vise the design and construction0" arra school building or the reconstruction or alteration of or addition to an school uil+din . . , to ensure that plans and specifications comply with the rd.les and re�ulatio�s adopted pursuant o this article and building standards published its Title'2 'of the Calif a'Code .egulation , and to erasure that the work of construction has been performed in accordance with ticapproved plans and speci ica ions,: for the protection of,ll.& and property. . . Pursuant to statuto and eg .l�.tory authority, the State will exercise almost:complete control over.'ne ac uisition and const coon of l e'School FacilityCalifornia'law has consistentiv held that regulation of school facility'construction i a sovereign aetivitv of State,' Accor dinl', g trate is no further oversight role for the County beyond tho e approvals the County has al�read grant+ d t tie Ievlopr as P � df tie Ievloper's l'ro� et ne'ndl tie raoln o�'thSchool .Facility site. The lstriet dopes this letter clarifies the County`s role and responsibilities as toversit of the g S h 01,F cil it. If the Count, nab anyadditional questions,please fuel free to contact'rne, V6 7 lY yours, LEY _ON L__ CHOOLDISTRICT Margaret E. Broom As sistant Su enntende t PIT ZV ,CPEiT c',Rob K 3sler, Superintendent, S VUSI Pat Roche,Chief,advance Planning,,CDD liar Pieplo;Count'�ueriso Page— - Rud 1G 05 oB: 1 Ga Fehr Peer303-29G-4302 P. 2 Fj ' : : ,I i� TRANSPORTATION CONSULTANTS MEMORANDUM : Date. August 16, 200 To. Andy Pa ffy, DIS Associates From: Brian Welch,AIBP and Aaron Heurnann, P.E. PTO Subject. Stone Valley Road Operations Anaysis D1V00092 We have completed the queue analysis for the left; an along Stone Valley Road in Danville, A at the following four intersections: ■ Glenwood Court_. Project Drive Monte Nista High School Parking Lots MonteSereno Drive/Horseshoe Access The analysis process included creating new Synchro fles for the ACEI and PM peak hours,, running the SirnTrafric model for five iterations,'and determining the maximum (95% queues using the Fehr & Peers Universal Analysis Tool(FIAT)program. The intersection turn movement volumes used for the analysis were developed based on the voliumes in the previous Fehr & Peers S rncnro files from February, 2004; the Project trip generation and trip distributions reported in the Humphrey Administrative Draft Elly; and the volumes reported in the Abrams Associates Traffic &Transportation .study from October, 2002. The previous S nchro files included tura movement'volumes at Monte Nista FSS Parking Lots and Monte Sereno/horseshoe Access intersections only. The Project trip generation and trip distributions were then used to determine the turning and through movement volumes at the Project Drive.'Finally, the Abrams report turn' movement percentages reported for Snaith Road were applied conservatively to Glenwood Court to develop the necessary volumes at that intersection.The volumes are included in Table 1 of the attached spreadsheet. The intersection traffic control for the analysis intersections was assumed to include b signal at Monte Vista HS Parking Lots and through/stop at the Other three intersections, with Stene �lalle load uncontrolled in each case. 'A cycle length of 100 seconds, which was used in the previous Bynchr analysis, was assigned for the signal with optimized timing and the optimal phasing and lead/lack treatment for left-turns utilized. There currently is no designated tura bay for the westbound left burn rot verrrent to, Glenwood Court. In order to develop consistent turn-lane treatments along the Mone'Valley Road corridor, we recommend that the eastbound left -turn bay at the Project Access` be reduced and back -tc-bacl left-turn bays be created with the westbound left-tura to Glenwood Court.'Based on the development accessed off of these two intersections, thetc rn-bay lengths should be split 213 for the Project Access versus 1/3 for Glenwood Court. ..6.217' Street, ?3C,Deaver, C 80293 {313} -4300 Fax(303)29643 ___ .. . . . ... .. .,..# ....:..........:: #. #::. ...;: .## .:###...# #.. ipwo ""296-.4302 p`Peers ' Andy ut :i +� PI . �� 'fie rec mrnend following left-turn storage lengths: Olenwo:od Court, 0 feet f6Ot:� roject Drlv+�, 2 feet ot g 220 W VHMil 20 I fw Wh fjili r;no fidt ' S Horshc� - het ' that six left-turn. move � r The,,r+ surfs of the queue analysis ind�+ Val ey �v� d, r the ur+ s o nd -turn � � t �c n. �' � ' rig .. n . o n le -� u u u . c+ nera y not 6A nd back into the Monte , er+�no + rs shoe W est s WITt■ hest traffic �r■ +F{ y��w�wy� nterst g -a of the during �� rn rn ng a t n do rit ds. � the. c e er gt the l on ist� H� Par inr .ots intersection�� tip ti led to ars second ,c +c�, the westbound I -burn movement queue c�nt�nu�d � r suit � � issues, but to l ss.,v ree. The dowhsid the shorter,,, r l n g h are less turnip ortuniti s for the west oun , northbound, aid scouthbcund ��-furry movement t he Monte g sereno Orive intersection. ion. Aujg 16 05 09: 16a Fehr Peers p 4, 303 Any Palff 16,2005 200 a e 3 I I: ] . TRANSPORTATION CONSULTANTS Table 1' Store Valley Road Pr ' ct Volumes -------------------------- ---------- ---------- -------------------------- ------- ------ ----------- 'h Approach Intersection along Nort East Approach South Approach West Approach ----------------- ,� - ■ ofTotal Stone A Peak Hour 12 l 16 28 4 312 336 1.152 8 0 132 36 � ��� .4 �� Ma nte, Sereno,C rive Horeshe P� Peakc Hour ?2 0 �' 1 36 X96 136 668 6 0 c8 6K 6= £ M Peak Hour 16 0 18 32 140 372 444 958 338 262 588 376 248 60 704 Monte Vista H 2 Parking Lot PM Peak dour 124 C 92 216 6 9 848 392 6 280 6 404 ANI Peak Hour 34 0 4 38 ? 633 0 640 9 0 0 0 Q 700 2 762 3 Pro'ect Access PM Peek Hour ur 6 0 2 18 32 900 0 932 6 0 6 0 0 40.E 6 467 AM Peak Hour' 6 0 Q Q 0 850 17 667 15 8 37 52 59 687 0 746 4 Glenwood Court PM Freak Hour Q Q 0 0 8 692 24 916 9 0 22 31 34 398 0 43 c urce:Fehr g n.d Peers crt „naly+i.g����'arj :.0 -` i"..rams As3rc la} , f& c� f�fSp��i {� S#�srf o�toteri.e. w# � Vj��Ir+# kyr r1raftSR Prepred by:Fahr and Per-ris "THU PAZ ZO 0 J00%Al�O IM�' nuVr, E NT ,.,a I A T 10 N�A: M,,i 1 RO� 271 ALA 0 CAL IO RN 1A 94 5 0 7 ` 925 8 6 6 — ` M 0 M 3 oun TV ep IQ COMP. NY, DATE, 8/241 � lZ PHONE:N UMSM : Ch tsUBE .: YOUR M P4 C'S NUMBER. I i d! a + • 'I I l ku en I It Er AND TYPE llETUjZN ADDRBSS) LILK HE a :r t i I 09/08/05 THL 10:07 FAX 16 00 OCIA11ION AfjAMO -. ,�° wYY►.r_a.erwerH.rrs..._ _ . +wr•. AM : _ �_. Y I♦Y '"'M.Y Y rY.wwul�w.rY}+Rr - 0..+1s.+4'..r.r f��I�1Myr COLTirf livrt's x:71 (� .�� ''r�t..' f,w,4.u°�''.t�?;�'I A '94507 � -72i ,,. ��r i Jl�r , Conirnun*ty Development Dept, 1 Pine t. �,Fly., N. � n� A. 94533-0095 . t�tn: Rueb en Hernandez 'Re: GP 04-0010: The , pp) cant request to amend the Centra Costa Count General PI (2005-�1610)3Land Use Element �'ira to consc'lidate and ex pad e: isttn Si de Family Residential--Low Densis (SL) des Gnat on over a '1acre perti cin of the subject site. r R 0 -. 5 - .request to rezone*�:.43 acres f a93,86 acre property Rolm Aeras cultural r F ,ewe lstnct - t .planned "nit rli5trct -� E DP 04-..)09 l -- A request for pr iminar and final development lay P a approval fc r a '9-unit sin; le-�fami residential rc�� ct with a stogy mater' detention basin. The proposal would alsoprovide for related gradin improvements on an dJoin nra . acre parcel owned by tete San'Ram on Valley LTnied School district. € a 9 S 8905 - A request to subdivide'95.96 acres into 3 single-family le-�famil res lots(?4.43 acres of site affected) and 61.83 acre open space parol. itc ')900 Stone Valley Road E_ ear Mrr. Hernandez: AIA welcomes the opportunity t� provide suggestions, comments and recommendation Pp P �� � n this prc j ect t pi -ucevs r�� "i•4 1 jc���jfoj-Ihese applications Baas iaken onsid table finis c7nd has-had iglifficani 'nputftom the Alamo .1ity. " e are provi ina tis summary for review b County Planning atzd the Sin Ramon 'Valley Regional Pili n'n� c�n�:rniss"on, The full details f our response will be rovided P P io County lannina. in a separate letter, .�.....�. � .. urnlet`of c,cncrn ' rye �esecl �/�} i t "� •Yi�+...Y wYr r.M rrrwrrrr�.ww r r r rr wur r r r »y;+. "q t �/ _=c t1 t�trtn tv about this folect, Thev were summarized lav Ur supervisor and no in it ,. ub is record conta.ned within Addendum I . to the September 1 . '7004 Board T .� r� d cf Supervisor's rneeiin�. i r E .. ........... .... .: t -: .�.: ....: ........::. E .. a-- ............. .: ... ....... ... ...... .................:.............. ...........:..:. .......... .......a......:E...R .. a ...::::.r....o-o-..r....... ......... MW � a ........................................ .... ................:............................... . t6 003 MENT NI VE ...AM.. � V*'04w �":w� ry LINOO ,., E `�. �� ,� � ► .�t 'ram ,P o es y �� , G rad � �. Trail AC e-S s oto: Stem o. �� R d � n , IWO am ► . Gradin 'roe� t� � . � �» ��h - � ,�� 3 r �� .. Public/Semi--Public 01r. . I for S ,. 1. . 40 Mi d Aorts ;fell:., °� � o � � �� . � �,���+ r � fir both e. Cf lore W �� � � �� n . . Lanasea n n a nIZ fbf � - j � ani �� � � wn o tie O ff en � �. + � c err �. e an ace � � T� s r� �� o ' r' bike n qu ans. 1�0):it�qtie% 4�M 0 S1 xnal, st g a tn�a are IvXro S, V !,2f the-se anligatIgns.,W lesolv,, e,cgn!; -gms ref ere Bbl ii c reg nimer. E .n review or Tn ��wn �'Plan.men mens bow the �� �� the Alamo car�m tyuru re.cognize The Hu hrey. R ch pro is the last m . r MP .� 0 0T) �` ' 6r is r ''a m � � f 4 off` Onsr e . i i E E O a ,., ,er . min tan-t � � �� kces � ' . , � � a1r Cm i t � . e d Alt �g All.other$Mi 4 � � d �� i � �. at� �` � a � t . US E j t ` "Mis General in A mend en 4i lrcjation� ail �comply' �'u '�ioe.x.T issues � ` imam s* rL C) the:Iniblie -cord: Rdrjon, +� 21-6 an Act ' 71 4 The C nlaC � � � n � �c 6 't. �� .: � ' ' � PI ' t p .� �n Pev�lo � n 'Plan n Sti�� �s o Plan(aye s a d asWOWS- A i t A r � n � � � � . tic cationonen�o� re�rx�t�� , des e6d raty oar � . � t a + wentor e «� area may create m n ►n u a� a r rig. � r,�b The 09/08/05 THU 10 08 FAX2004 I C1 110N l i.. a•'Mwr �� �'l=wlrrYYMr14YY�Yr.lw )\\flwr.rywlw�il-M ��rrywA : "'.�.rYYrw..rrrr.. »�.wn+'�11're.w � F...► �. ..°.h.w •,�.:r..,..,�,��nwwr w r�wrw �rsrlrr. "1.''"ff"''�� A i..� ({1e tr+'.... . 1:�_yt+\�j];[j 94-507 y,1�� .y�y) ti ::.;Y:L�,A,�,'ri 1•••a tY�' i"+i.a:##+.'S '"M'f`1��' ° ... 'r .. .l.}r ++ww"44 is :..�,•°w_) Ewer : planned ur .t district is intended alio �dversi�c anon relationship of various use, bu ldinQs structures, lot sizes and open spaces rbi �' LFa005 0%: AL WY�M4llWM�•� � �r*�r���`r� ,l W rX•.Mw M•°••i. Yr'4a!'1'.\\t•RM4M•Miiryy.i►Wlyy�yy.wa 101-2s to adb 0271 � r .•.� � slue, D-14 c �• , t � ;' � �. `� ', r 7 1 � .• r �c r g ,l P ion Pa 04� 14( cre ec OMk 4do4n e, ' . ' they. ate rilnlre To 0 e. ,J) The o ► need o '` '' the gra �g t sitecry �eMajor r t o p ar rr ter with th c u e d ' parcels that ars the project. The character/size �f parcels for the p +� � � �� similar when com 4r;4 t the ch ter s z parcels, wifun HOA s su a A.�0 k , S a Oak bvron� n � t , in if s +� `enc , a' the immediate area of the project, �' Front b�ck� f and s little a f, ,r� �a not in character th the Alamo community. I 4) p pe .r r0iet is without cies option t res e op s fir access s d �.� uses. .` ex �. p ihico rp or to are aloes and s me them Full t.A c p r� +�� � h Pr ec ea r , APA4X: The�i o anvi c s i s Road r � � hq n--- SU � hfit lens �cir getion ;tonee � .� .� � a , U ••MlaVtir MjNtyi4tiA GRAP&G.I.Both,the, And h'�e+MarwWlrlrwr!w. ,..� the ' LT i� a s. aIth- u�� ��. � hay not r+ i direct Ok i�Valls past of ih M992 te S-er 'do ts :)ubficl that they nO IOOr' h �'adinr. an in 6t � �" :� .r , pmh h�s st tel that wl'th u Coy cr iolko—Tn��:May s f h . resit en s �..a...,,.,,,, mc�s � �. lin cannct rcpt Lr rest. 1RAI.L.-.AC!CE5.S-W Ik-SLone Va ev Oak-s ~ is + pro] s "r " l . .ccesass �M. YC-It r r s ativ s haveu �ci stated,the .�r with a s � rnu, � r r caw Me, . urs �4n � �eor r ^•rY"".trr.e+a Abis'an at) rop fix.: :.. r�Cir - �a ,. iv � av � us�� nt ax �ti s -ncr � tr sty fi �. H. ugg4phrev M tt� *,� }� s .�4 a n ilk o 1' fi 4 i THU 10:08 FAX 09/08/05 �AL 0: IMPQ ,.� � ..,�w............. .�.....�. .. Ac ♦ waw;N� ��+ SV i1 ,. ;(y'y' "w"........... ror i ry 1 ws CamLNIA 9. I I f a_ . 14 I�`�?E1ugh 17ei'E' t�'iv n1G!'�'1 '.�G'�'"ire ur�!,�!1,� "�'C�jGC�X,�ai ), C7 �"f'tt�'��f��`�' ,tnG'l1� 11�t��" the qfmsidences:p �d ik Tioi of re es a�tid I Of i1i PAP( ' s c eon the sc�=��.� Tide c.� the -����c•� �'a����r, iv 1'l tii hc��.�� i�� Stone �' Road, i7� 'acyditio? t I reputation ca, u tr` c rHomes r.•ct, rcr a :sic al aizd ut ''7 wpec e ui1'der I tillat[Of 4 ere ay isplf reco d r n rru�n red 1 applications c s presented as p a n ea.sor�s_ AM i erl . ...�,.�..... 3s4er F. th k f f l k; f F' i f k i i . k k I f 1 i f f I .:::: # +a 1 4 1 E 3 ' . 0N ""�!:�C I.A- T�:I V — �T AS A LAM 0 IMP 0 x 271 I ALAMO , CALIFORNIA 94507 I tl 92 .E 8 6 6 - 3 6 0��6 E FACSIMILE TRANSMITTAIO-$HEET TO E F h h _I 9/8/2005 tl 33 LL D 9� L JL 1 doLn Up,GES X FC?Tt ItF'VIF,' ' C3 1;LEA B CCS tom;,<NT PLE-,%SLE R.EI'LLEASE U-CYCLE } } E rm ch edtS d e efter , tl.I.r osit cin, Con- �.� �i� �� questions Inch az F } o rnnlerITS l [(*.Ll t7.LK HERE AND y 17 RETURN 31 7 } E [E E E t t t f [t (E i [t E (l 1 tE 1 i 1 I I i z E l E E E E i i I i 1 } 'Mir. a'." ► '..aR•LI ..._ �T AM OCIATIC)N AL YPXiYY+N.I�.i'wiz»t\kP w.'N•'{+l'MMM4°i...nNiMKi.MMr.YI4Mw:1Rfliw.iwMlih•kA Y\rayigMiYMM/fMIMM F rm l = E.r4 :.: • 711 •• r.li wl!}1 i 947707 (• 5 fi July,14 ? Community a t. � p 65 pine t. ' `lr , N. '.ding M�i�rtiez, t� .. 94.5""'- 095 Attn:� Rueben Hemandez Re "r - 0 . ► Ii .n rut to amend the Contra cstCounty err� Pa pp (100 -? ?' , Land Use Element Map to consolidate and expand an exist n,a Single Family Residential .,a Low D ity �;.,� designation +ever'a 2 acre portion o�'the suhject site. R f_t request to re c ne . . acres f . , afire property fto . zicultural Preserve District -4) to Planned cd Unit district (P-1). DP - 0 . .,,`. A request for. relir��in- and�� development� �' p_ � de cep ent plan approval for a.03 -- unit'single-f� ily residential project with a storm rater detention basin. Thoproposal would also provide for related; radin�improvements on an adjoining .6 acre parcel owned h the San Damon 'ally Unified School District. 8 8905 - 'request to subdivide .9 acres into single-family residential lets (2.4.4*3' acres c f'site afTected ) and a 1.83 acre open s ace arcel. Site: ? 0a Stene valley .egad Dear-Mr. Hernandez- -deAIA arnes the c rtur t to rc gide sucT ges�tions, comments and recommendation en this project. p ' pP 'It is clew that to provide a response. it is important to first note that the County has chancy d the prdc s `review fir this pr jcit froirn a single review of the EIR and project app ications into a Nfur to process nv r nu c main parts, The Envu�C��c-nta Impa. t :review CEI witl� application fir partial cancellation of the Williamson '. ctcr this parcel the first p part, *I'he detailed review of the four project applications for the parol as a second pari. because the standard pr would have been to review r the EER and project pp cations�c��; th r AIS elieve it s important to stnrnnar�+c inforrafti �n on the EIR and partial cancellation of the ANA Willi•�nison _pct ap licaTi cn, then address the specifics of the four project applications.from this reference point. , i t { mw................... { .,.. ....3..TI .................................... .. m ........................ . ...... .... 16003 00/08/05 TH 0 :48 Fa eEe E E ! 3 f 1 �r�rfrr.aEr.sa�tseis SsN°+!'.Yx'Af{aM' sk*a+�'k#'a ya.�.ni+at• saRaa4AksRrM»hJM'a, sRn++iR««aa.RRrwfsrwRwa+awuwwR+Rrw.wxwrelsxr 4507 i k E k I , a I , f , Elk, E f E ` 1� r to � �� � nal � acct�. � (DEQ Was relyase ubl^ S art, , .,, nn an rr�k r�tR r it mit scheduled AI �d at�ten ed In � e t d Parties then More several. �et � rigid CO A] ndtIt a et �n� eo � t �n� eonees to �. dr�ee ► � final �n � ��entalpa�t report ..I :}� + t . t a �` r � ` r aricdAse �i � �d et f ►. 'tr cre revery � t � tEdeterar► �d torr re� �e �e� rft for many � � P a e est 6 r ct. f S e ial ronce�rn mere n��be i t ortant t c estions P 666 66 t �nt ther an � t t�� � � _�i fete � ' � � � r EIS' et�e` COMP te rs� r� e t thet ` Vie' et �e� r �+ ►t fir r+�ver Of a C6gw � � r etrx � ��`� D rr�snS tot �►ut f Stogie Valles �.o �d, v � �� t � �h nd I ' � r � ' r a t+ erersis t t� ee trr1� � In ad�tc�n, tie�r�ted, esipion of the prod stn tie prver�tedteed pies E c �onet� � e ESR relatlon�lip tie rojeet rye dt�ed� :�er. ' null the stat� e � T e: onVallee � � 1 Itict �; .:�" �] arce of . ►acres 60 �� rest of�l�e � �e is � sib .Meant a��+� ,� n► p►rol l � �r re�.e r o�th��� �. �l�e Prod ect s i np tsR The SR US re i pn i � twin�tb tie re�a�n parcaR It l .�A ls ostion that both parcels need o h subject t a review that i a�rdrated arrtric,ht� not iiE ted a lite . '' t eni ` rertaireatic o �e for reasons n that tie .: ,l letters 31 region= Wa . etc i t r r� t��R man � � �a � r lei I attached,,. .' uliresti�cn din t�.e� �, ?004 o .rrdof � nee�tir �ed t�.s recorcnerdaton, .' i at c nr 'c r�' ance�atlon oi' he � damson Act f`or the R4 po for f t y property a �071si'dered alon s de review of the�,IR The ill rn or pct cons r do con rtract .sslst pr p �`o vers n l rtaain nersh of`their � retn; areenent bet�rer note ando�ne�r ltn counties axidtIes volnaal restr t land to � ultural and a spae Uses r pe r ft e n l t r t with theproperty's acwa[ (agricWtural/open s ace) is estabhshe+d, rather thanr tismgits potent a n arl rpt v 1�e for p dere went yrs t� hai 'or proper tai. Tie tl : a � rco �trt 1 rtcally renewed annually car an torr . year. Th .re specific re uire ent5 `c r land to he rein ed from Will ams n Act status. intere�°�l it important element in:��s process. Residents o _Alamo and throu hoot Contra Costa. County should he o` e e al ou the precedent sett nature of this application for all other Williamson Act Cane llation applications to f'ouoW. 09/08/05 TUT 09:49 FAX 4,004 J DD A�10 M L 1' 3 3OC # +i rt•.wirs...+...A•.•r^+t• :w..•.ap rrr+.w•.:•d.+••ON- .......r,*MN•rw...w+r:w•r,� F`.x i AJj •wr a+e '.o 1tv'.)x it�• ..'- "' ., .{. 1• � ? ► fl 4507 9' (K'-" 3Et_ 0"k Within the application and du roan public testimony review of this pplic ti�n� there was little or no in or nation provided n 1) Value of the property to b removed(24.43.3.acres of`nth to a 9 .53 acres) from the Williamson cat' of`other property to be used a repla em nt for the value of the?` ,4� acres• Info atior n the en ral Plan: Am ndrnent application required. car the Will'amson Act conservation contact to be cancelled �n response to the lack of detail in both the FES ardillarnott o ,cellti application, a number f i rtant, eci� cs ions and eone shoute ro'ect ire art orf discussions between a: mo residents, AIA and our Supervisor in �u� t� d'170004. Kuri the September far of: erri scr�' rneetin , o , represcnta. iv " h rant made a presentation to the Board in response to tssues and questions that Supervisor Greenberg raised at h last and o Supervisors' r aeet r�. Supervisor ren er then oke o varit us issues � p g p concerns and had them noted the public record as part old der motion to approve the County. Planning Dept,t, rec mme atio is for the E-*IR and Partial ancell .tic n of the��l mso� .pct. �`he peci cs of both John Wyro"s and Supervisor Greenberg' comments in public testirno y are cont ned�withi•n the Addendum D.� September 14, 00 (copy attached). l The o terns voiced y the co mu �:c ude. I Analysis of Traffic signal impacts to Mone Valley Road traffic., Monte Sereno intersection, ri n safety frorn trafo enterin /exitinproposed SRVUS ark kg lot. and P e�e�t y � � p .� 2) Grading for both Humphrey Ranch parcel and S R USD parcel. 3) Public/ eli-,public General flan designation dor the US parcel 4) Sight and sound niti ation measures for proposed school parking lot ani.Sports field. 3 3 ec nc for. drainage from parcel? East side borderins Monte Sereno'? For SRVUSD p parcel? w6) Designs for retaining walls, sound,walls, fencing 7) La•nds a ino laps along eruneter for bath Project and school parcel_ p ... p p p ') How is the open space portion c fthe property'(63 acres) to be owned and maintainecl� 9) Access o en space, e st trail system and Mt. Diablo fc� liking, b i d and equestrians. 0)E uestrian tr en :ly traffic signal, staglna ar a7 v�rai:er access � _ : pressed in neetins ithSupervisor reenber and dune public discussion of this pro,ect these colicern c Citi sue to be,central to the review o this project. I .. . ...................... ...#......... . . w _ ... ....... . .. : .., � � � �� � � : '��X.� �0 f- - �- � � � � I �� . - � � � : � �� � � � � AQ V05 9� .� � ��'� �� � � - i - �� �� / 5 � I � . � Y � , � �q� � � C w ,� --��,.� t. 0 - ' : I . rl . sfi�{. . ,-� � 10 .-�� � ��I� � - � : d , t�v - � � � � � ��,,- ��� :� -#O: '� �� � � � � � :- � � - � � �, � � if LLLL +Xr5 � .. :... ... .rrr�rlYwMI1111M .awry+ Yxfrl) .�M.Y.w�wwiwrrrrY.+.wYYwYili'i�wii.YMMIiIYwr...I'il wM.lYY �I^fM��1� .: � .�:;:- i}.Yllllr w rrr+1. I :�:�:� '' - � --- �: � � - � � -� �:� ��� -�� � � � � ,� � � � - � yi +��i�iw�" �'iwiwt=+r r�.�t :. 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'� � � � � � -� - ��-:����� � � � � �, � � � ��, � : � :� � . � � -- : �- �� � �. � �� : :- ���� � � , � � � � � ,� � � � � � � � : � - � � � � � -- � ��' .>-�� . :- .- . � - � �� ,� �: � .�' . � - � � : : �. � � � I � ' � , � , - � � � � � �- - ''.��.��_�� � - :��::-:��'-� .' � � � � � �-::�-' ::'� � ��.': � � � � � �� ���, � - � -� � � � � � � � .� � - - - �� � � � ���� � � - � - '- - --�:�' � '-- -- - �� -��---- � -�'- -� � ,. '-- � �- ���� ,� �� � . � - - � � �:� - .� '-�, - �� � - --:��- � _�_ � . � � � " � � -> � � � , � � � , � � � � � - � . � - � � � � - ,� �. -a � c t th � � coo W"tb mil r r j*�� . - � I � :t� d Just-� p arI � ��� � k ;c� T' ..has�� rer � is�� x b� � � � .' ' �� re�tnup �r ' � id&fl�6b'':'�;�:�!�I� � �: : - � ,� � � -�'� � � � � ,� � �� -� � . �� � S�, � .� : � � � ;) �f � *1 �� .# .. rW. ' . � i . hal `. ,, � � f ur ,�' �r, ~.r,�w r�� .4 � � O , r ppo � e ' -i of rc:�-Slr*-�., Ih ex # ig iot I ated on A"� ho I d h� , th �I -I ca t � . e.,(� , )� fS "' t �,� ' � "" `' iG'"5' ' �4� j-�'�`2'1VG r t � `� .'t'1�1-�'cho . 1 'I11 sf I , I UV/UO/UD 1UU Utf:bU 1k'A.& 006 IV OIN I Fqr VR _...-. ..aEKLNT., tr ���� w. Cow y 4 '. • 'j.V 4VC]e u e opening o the hi h schoo or Do her- Valley in reduce ,. •i.,r t eni q Muni j r s'ta Hi ,School when.cru"c�i��`.sfivin .. �`t�r�t i��l �,��� �.rrf �.� err c� �,�` Blackhmvk an sjmllar areas are no longer iihierte 'to Monte P"str.x final . them..\are n u rar t+ + s that creation+ d itional - ret �,rkin ft�r orae I t i. . X11 �ctua reduce cur,�e� ��- t ����� • I+ �cns n � ..ropm � -� � go r�.�ti n off'the in f . onte�vIS HS. 'Felice enforcement from jh `ownf Dana a ani hed+l'Dent. enforcement from the Count needed. r' * ,:+� �t •'' ..., �'. � ',�t� r r+r� ,.. ,�'' �r.� '.'.'�+,'j#' , ',+,+A ':.+�,�r�y +1 �','q _' y�'� r� +fir s� �*/}fir r �' " Senif, 17c s .' s t• 1�, 1 r? til sgani4+G1'1f on a a no �r v. 1 in �.�+�##jimi�l cation 10 4(ia3�riUSS L� COO/' '�r�we ,joint power-S a2rc.�anent to resolve t��ts. This type a �����r�t hc�.� been,��e eded to eaj�. H w -7n u_hivill Me creation a 404..s a►ace parking lot chwi e this•: dtit, fhe cratior ebstfign rI1 to b ,. wlin froom : - Was of tze i . � , not 6 ' d � � nvrher else.Within the B . Area�becau e o th r herein. ers nvo ve . CiAn N �' � „' . 'tr t ''L�`'t 1't?t !'�'1�UG'G't I t"3 1'' 1' rI jade es � tr� rs do not circ '► t lcw ` . . . �' ` 7* T •r�r+.i.sterr . � c. r •nah the.tWerrt y-iimr� ,r�.�`���t� ��� � �•'.s` �r��rrr��� tocro. s . , g l thl t � hr•�e ��� .�c��� � ,fir �# ���i ��� ��►ti ►�.�����,��c�� `��a� t��� �� ��t �•1 ��`h �2ote� . rye t`vr- �►,�t .�'. ��'. .. '`��1'h Lot c i*dv armored with cerin r a. �rt��all� , th � �' err e r- r � helher a shldk rt is#gnoca� nlly:ire �� �.�►zrt' ,�the �•r ►.:��irr ?' se, vzolano iv 1v 11 lhiqy h fl be� the hick),SRI ST)staffpeys on�t e HO i • rirr she rtl a expect that this rrx��h�t �� ��� rr��rrr�rer�.�� ��� ��` y e.judges„foi. terrnis .�,1 s ho l di trot have s With un u eased areas a iia,ent to �"�g lots. The 1andscapin and borders fort .ro osed 4.04 aye i rc�vie dd tions tee,s that ,t�he er �d n� ren a pry , fer� g re i�ng and Sound alts loc�.t pAyp Of dr .+nae m nten .n a considered, the needs of the SRT can be s onffio t different:roan needs of�t irdate =oinin neighbors. j SRVU h d con isten+t tat d Meet c r vg i5+�r a S n KU2.9n Valle n � `� in orn iss cn . that authori forLw forn . �6ol DIST=t `� rt is Rezonal _ . ntvested with the ount and that the De t. off'.Architecture�a� r *� onsi *list u�� rt f ►r alif rn�. Schoolrst�r�ct ert + k..,.. While this may he true that the A. Dept. o Architecture is consulted school districts when there are s fetor issues such as'number o fire exits hazardous waste storage., etc. for educational facil�t�e , but d, a and i la+r uses intended fear th prope it is less clear th4a the +. Dept. o Architecture has tie res c�psi i i” an is the authont fo design aid use of Scho01:41st ct facilities t the P1 s'ed 'er tv event SP - tc °ts, r ,\ .rr •er • ,p fi p �' r• . . .`ihr z th i :A. Dept, Ar�c:•hii-ec ure oe4s, �rvel t ai Farr-thee, r•�c.•e�+rt e at cas that what . . - . . _ �. r e: school dis17-ct i not t j h rad C r�rrs tr rrz l r vr7 c'rnd i.ts q f a sIvris fiver astcrb lrsh X wt a local y h+ 'c' right to e xe r t r rrr local onin conira'crtt it l c,�r�4e"1. g p t_ .. % . ..... ..: „: m , - � 11 � � I � 11 ��� - � % � :' -, - I � i I �� : �i� 1:� -�� I ,��� ,r. 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"I , � eat ..i. , I�� �, � ... : 00��� �i� ��--Fi�:� �� '77 7�"�:-'V: �" ��� � ��- �- ,.���: ::�i:'��'�� �: I I I� ,�� I � � 1, � � I I I I abilitv to 11'� erice the det 1q)MOnt Of PUSD � � ]"I z�th .' iI Old i !., ne: j rI to-S a * * �qf thew Oe The I � s croti ,1:i� f�, ,ion h. oted dunn MA t A eiiii 2004 i I I a � 00$4� 1 :�I � � I I � - � f � ' "� o':� ti - ::��',��ri � � r � ' i�() he � � f40*1y� e - I in.;a.v � � ' sic!�;�;- 16� :S' 1,11 Od � jj& �� �b e ; �t � 4 11 i O ,Z �� ''I I � � ���o I 10 r the bi t D ' un s ar e c ve s to i � � hot �n-tte'n e�� tion Tile I a ed to AI . �.e SRVU D � t� m s ea. R., 11 . � � � � 11� ark `'�� "' 'I ) I I I I� � ar • ,F)Axi: :a thelwl �-:��' �� ,h ie� f ii ,oit I ' ' , r" . ; IL.LLL - - z �b t-II .: LL -LILLLli- 7L � � Wi 11V .� > ; � MZ th e�..� t LL-L "L fi tr ( � ',�'. tLj ns, , * I , 0 bL L L L n_h L I L L L E L - L I 'IL X �" 1 - ung h L L L _ L MN.LiPfWAt'M.!+W,wal.lcW:LLC � NwsAMw'S:ai�'L4M*SiblMif'iiX.+d$I7M tv4fvMwiI LLu+ - Li�oir I Z LL LL � The .L LrL�'L L a � � • �M+� �+ W� ai'YwrwNawL L L ei warnxriw.:+a+wevr�iNri-!+Ai,rh#vwaA#etwWS�+16+4iMra,�.wiNark'r+NvMvw.weww+�rr ALL I L L deV L L Z LL L `hL L , �L. - �L'. L I I L L LM at LL 'LLr> t , r"t i .� w ".+ 11 * jor • ? + IU 174 1 J, J 7 �, i a w a� ,� a I IIS :1 LLL;��LL �:L L� WLL:L.L �LL, �.. `�.LLL ►� of L L Oe : :1:L.�'.ftjj�k L 77 I I: . i,I I L L I L I L L I L � L L L ,z . ce�� MM�Sf)yi A Ca7lce on. L L L Z'L7 LL LL �:LI I LL , � �t a � Zc � r L�Lr�. � for �� � �LL t - c riI is St ed) as ,at ` � �rbL SL: L 1.� - � i 'a � � rLL: fro" L � t 'L * - ""�` IL�L L I Li I 11 �p ,L L L L aIL . � -, �� rtur �� � e:ce rLLIacy � � , �� ra� lie L PLL .I LL2�� LL L LLLL L .L'LL�L LL �L LL I L LL ' ' _alilL t d eloDmer , L OL.a rae , i :L ��$L : L�L* n rl L 0 !�� L:L I, I 11 PL a �nit� isi� is- intended. � ���������a�in � � �' � ��,� � � uses 'I�i ��n�, , il I I :x:: ..3. :.� .. .. ..,.. .. _.. 09/08/05 THU 09:51 FA4 ��� ::AL 0111, aMLT 1 ^ w : ZI - ON AM stru .,ur s, lot sizes and++pa spaces while ix su ng substantial compliance with the general ply and intent s bounty, � :requ nng adequate standard n ce sa t s t sl the equtre enits of tl e � health, a� t . . er er l el ie es standard shall b: d th u d lr tie a a to a `lar a c� r s area. la ►n ng, rd. x'94, 84-66.004, ri cods p g l pp X 166 a, Ord. 3 . pow a should rde more inrrati ds � � � � d neater" �: utalue than c u ` s �d rl' Z '� r � � � �. i p i ` s n: inno tine and attra.cic stretca s crr � aye 1.m :�.tls. �'e 'ra" ed landsa del CI a and better arch" �r� ... .��,.�.' (underliningadded) -MCThe Development Plan i ars integral par �f�"'a�' ;� n; an s !u �+� ���i� � t number off' r u�' emus and evaluation c tena, The Development plan should how all o the important physical attributes the 1prcje t. "fie u i i r�Plan,:,may have an v rlapp � nt ���� ar�� i � ar;�to tl� Development ;fan. . .c du to its re e �'t e ur � x act a l� atl � us tha it dour rd r a ce as its 3aSIS `pr review. :puri :e ne e , tie applicant was able . d�emonst. ate man d ridu�'�eat�ur : of t ►e rc + ct that are a p al b. The quality of the rresidences proposed based upon avid n �owes n���desi c°nte..a, i i i a in height to a,maximum off ., t., proposed iandsc .pinia within.project and a the P eter, encin and retain a walls all supper:tie reptati�►� avidcnes dvelcpr� hah.quant re idential development. ndivid:ual ro ect feat "s ee al teres dlscu sed��tth len. Tha r include: p Road a ir�p�rerezts that are t� csila►ilitt�e a ,�.ict wr u lig ted tae n aid r r a' o dwa. lm r vem. ent fu d pi to sl a thea i an . Landscaping..: esi�al r��prosect p riveter and SRVU D par el��h emphasis on transition zone for east side. 4 a Fen a. deli end pl cement locat c�, cr pro e t perimeter and SRVUSD parcel with emphasis:on,transition zone for cast side. Re airu'i wall design and lacer ent for east id. or project and SRV S parcel. 5) r e fir project, dcsi �� l ati �n and na rite ance one, east sic t'project and RVUS parcel. 3o-..: .. . .. _.::.... ,... :�:. ..-::...................�..........v..-.e.xu......r. -x7 .s 133 .........il!E.3......,..iii.i ....yi ik........a....i.r::. �. ... ,. .�., ,...... .... �..�! ...........;........I.I. .�. '�. `�.. ���' /j M A... Y►4 ,r FFCC �}] �v M wMYiiiw/YtFM.f+y.."t."Y iwi•1WN'1r..wMw+11+*.'•1w"...sti.. 1F ll••'•l..+Y?IM YYY+Me.t f-:/�s�. �IIIIYY lM..rhM•'4KiM fI..MO•.11"..� 6) �uestri n CroSS1n�s . c ted gest � pro e t acr�as. f br EB pr" c� err erpr ect Ycr ss fiom Momon Church property and use oft e proposed pedestrian erOSS � e enreeved +det . 7)�� �Tr -rac- s j ,,r h o...4h: 6 t/ rii 1 h 0V ro combination-has.beep is sse �` � r�, s OW s re re:,er t tai re: .s Bern nstr�.te� a�� �� fess t��c � � � AIS. = the rn ' dcs n �`t �s :� rr� � ua ees Wile t"er 1Yit"1a' � e' Arte �d tsn nature d ae � ��� prcK s , eraI ,reren � � nrn � � '� etiir�rsc ns :ie f`or ' dng i 1�. , p� Y en in � re axn n s and wall and drmn4g are nod., as up orted r mar ten doves.. Y le for review y YY ' "� �eix � r�tie ' errestet + s can ese rvn it Thro, o t the�u Meet rye , s ,e iso sec 777777 ti ne sur' tc � + - 0rdr �rr�cu. they are: `r � c 'ed firi r safety re a et to Roadway improvements proposed Tor access to jgLL LLL th eL pr eco Ana th AVUS rcml Grading, of�r� ect for transition along east side accO panie . y rete issues with . ,dci� �, sundretmning � s and .r'�.ne* 3 Trail Access t�roUch protectto proposed Open Space parcel of -� acres? ex sting trail s stem an d Nit Diablo., '� . A rte + ena+ nt - r ec r+�o pr oe c r cc ,n ss�r�te their f 11 ' re �et � ti ti wit r , ec f6ture D� g � 'f i. tie rta`ec ' �d40 rcvrtent s�c � ic� vr se nc�� � � s dere. have ►tier dans cr°fir ecce to e �.+a .d ani . e� t �:ed ani ` cr tier re coed r�rtc �f is ret' rcd�` = cer>rns. -AMY.GYM.p.Y1wYFAYIrfl.rM.Y1.Yi11•Y.: c � e -R e.,lase erenc HOS residents re �iry t tie rc' � s.i tc � �. � �� h , n riearty ret i ntn est a� det � �is r � n te :st sdet�eir Ar e1 ani rnYn rer residents ire uiclv t r.r.rr�YyrwY++ tY`•± 4rriMY!lw.rYii.l..i*a{tMw'!n'.d+.'.Kr.TMS'A'Ii6r'faddwir.Ms+Sig.+Y.M+,ir4i+tk►iw+iirsNY+e+. d d� r su : tie r .d n i ser c r tie s' ecU1 narce �` a e ...tha t . e t� . r� ut eratidn Tc �.tri c� �e reidet �� mete tie ar ctrr • -.i■ti4'i Y'll' -ftKr • EN `' I-C AL I-MIDD :� The Stone ''acv tal<-s.- is arty to b ro'cgtsit-Ait&gogs s snn� yet bicv stt ,..d their disasree with access t r u h their ;rc'. arc act"vcl 'suirr chi their 'v - a,te tc ren : �cr heir ,r he scct� �teas t K a area ly ar tine .hg'r strut from ti t�� � orm � . ► thea 1icar t } s asked t r v d c r r dwa mp�c►�crn nts �r t� ut � contingency of Ciry of Danvine participation; traidiling/drainage/topogri :fo: tect 4phy r the,east side of the::prol Without the contunar nc�of�r ,din;g o the Monte Sereno nc gn ors ad unh � Is an d for t fl/bridle c paTh access Tc trail located on north side Stone Valley Oaks and the existing trail ends th n �.0 n hr r �th ut on n cn `using Stone Valley Oaks dove cpment sere S. , AIA'y. requests for these additional drawings slowing sp ci is details �design. ' roadway � prvrrrts � t "': anv�.l�pcptc 1'a.cccss�c Strc' al � . pa.rtp ,tr and for �dsca nQfcnn rcann;*alVdaia t= rvemcnts � � .�e at Sidel.OT g p the - 'cct and SR US were prepared artypresented t .e applicant. For elements � �c ngthe cast side e project, this was done n b l t b s s�1 �gr'� d til. AIAany to aclncwl ge Davidon Hones, Jeff haver and the Civil Engineering Firm f DK .ss aces, Inca for heir efforts inproviding this extra information'immart t0 the rc ew: �`t ls ,fro e t, r, 7 the. � 7 jna1,�7a1,?.4°aj7 .s7)eci 070 -e.ventation nf the-Te neivldrimongs Mi��ak -om June nleeth?g, the py d.S7974fi4ant d�fferences fi c �rc�h�'�.ms r��rrarty not c.xc��►�ined ur:tach of the.ve 77,�)Or.Ci��� re�.� The er era. Plan-Amendment Application does not, b itself, create an issue because it is recocy that t` a Humphrey ranch,parte will be devcicpe , However, many i l"cul ies havv,e developed because of the c�gm� sign use as,the "holygrill" for this arc`ect. ,�l r review c� a i t� n -� iu �. rotect dies' meet ser rid � n�u dements f the purpose and W teut�of the -f District status 'inclining community value., c vitt� cry space ani att�ra+c iivc streets esi cnccs'with. s t c a a "t. front b; ck . AM actin = is a� r iss x �tb th cant' clear decis n t b ane bite us�n� t�� ���s rc l as Their en v option, HP N A ' A " ' " ,. .. .....,..;, �r.M,,,,. ,w..�...o.. to 011 ft :arwAi•rw.Ri� ....«arr...,•• .r..,..,y.r�,,, .,A,A�«w...i+.•v •«r+�a.�e•°,��..�1 ���rLr�w� ���;. M. brad L*&r..the yr .get I ���gn �t�sig caw J c �� � � ���locate on t East !side. ��� e C abDro 1,,e,,, th :h� ��S .i OL S v a c t 0 !JLLIiL a .W.�Y#W:YIA�rMI_....MMNN.Yi1aA4•l�Yi�M1y#YM���.. MV4� .... �, • . t�, `��e.�e IOc st�•zciz 1-I.Tv trCc:e,�`c�� `� •jj � SS evil t.0SOLIt�.a ,��" t,C•C)12 �� � �s�� �� bL e. , in c.r�n2r��ent n2ad x,117 �'r� �.rta���r�rdL�a tle� ��� �. �� ���r t#��l�`tt1 ���c�rl�� rrr�ite 1� ehnu"a r to t ej Ahhc $4h LL L O�tL:LLLL DreLL 0 r � i � �t say . �. ---not fthewo _ � � y tSL LL L La YL L L V th re;a�LtL LL :or a an 0 S L L L.:L LeLL ni . �:r a fair a Ott - ` �t�at a attractive in I dIn r c e nor t �nc� , pcc� Ose :deL `ri , n �s crtcn r �:LLLa�. rct� rcet a � �r Shane ' rl :;� .,.a � JVjth the 'Ut t ofDa"ion�oMe � a pro C and e ,.. r burOL q � �o� in,LL Ua ea, �r ars a � � r5 �' jj7eLLd.# r , 1t, 1u1 ,for grading,, opfio�� er than ala I .rrjg���e ,�� jj.sit� t is g l"1 '1w. � Vic ' ' � ' 7LI he'`, lid �'the be r= rir ►►d c�• dinafion Sr JAL lZt P1 then h A! rOL L xnxd�. ir� cr ce aI OLf .Ir rr ' Caedjhf UL R grrrrcr de i . , ar,.�r.,..w,..� !'rM4�daAk�aNM rL ould t�h 1 5 S n th t g gr n n - .ham. -::.w�.,rrr.u..r r rfi y.. .ririr+ iy.w#.i;!'wlwNlYrMn!Iw> } SL C r • I 1 ! It man, , .i P'Iannin r Committee z 4-.ft bPK 24 L L D. 1; "HITT sly tie H AYES .ETPT � M P lIII c ..Ill GE3RG 1"4 A&P'-- C.A L I ' R 1,4 1,4 =f 4 c 11H, s HAR'B11,1E A r HE' c !C}t P .�1 1 hJ T t �# ' .` #1 RB1*� SIMILE t'4 1 5� 15: 5e 16 .� I IE 1_ m e P.+ C H R I Z:'.T`i` H TAYLOP WWW 5`M W L A W.COM TAMAAi- GALANTEP WINTE KING c LE''�'U1•1 F 0LI' ? t::LIRE 11.1PPits rA1C� WILL1fi.Iw1 ,1 WHIT ,i+ �t�+i�'Iel ! �{�F2t `C 8'E R; '� "L F4 L)TT ��1 t•� 1iPIt:1.1 .l 1t.}Hli,,.it JA.'JiCs J 1 liwll Fel5 '` H11 I`TH f" 1" 11114 qA/ A#�iDREv\ wCCHWAFT »,E1.110F, 1_;0U1-1SC `1JCf-r 1..ICEr aEC,t Rr, Ati#'Cfith�oi. I" Lti-ick Rc)ch Cowin; Administration Buildinl(-, ()5 4th Rwr - N(wth Wing Re Request oi- Notice -w- Humphrev Property Pro ject C')i-i l ehal l o .lac. Mo to el e]I I . �� anc e. tl i lc.�tt c ttes s . ;t :. ..wt A f'.. '. i ... ,,. 1�. w: wy:k � T :: y�e':. 11c�tic.c. {� �.t}t-iti1+1 ��stti ...oun �i Workshops of hc..a int,�s b � �.11� 'l�t��I�I11�.' .�)��1�1���1S�,I�1� 01 telt; _) )L ()I'Supel-visors t -e V P- 1 - ,, P.0' I addition . , please -tC,Il d 111 c :L:011 �, )l ill �,. e nLr.t�� Lull sty 1 tl s / 1 1)S I 161-1- th c: F U m p h iw V� 11 r cep l^tv3 PI-0ject Thanlll-,� VO.I 161_ VOtI- LtttcllU011 to h s mat e- gel-V trEl l e N/()UrS. 1 � T ]IM- NOWA ....::.:.. ,.u... ,. .... ....II>• ...I i. .f... 3.3.... 313 :r.:. a r. y.. .a" ,... .. .„ .,,;...-:. _ ...... .,:... _..... ..........,3........�.1 .� I... .. i.... .......... .I ..N31.... ..:i:..#. .. .. 13°E � ...I ...... .. .... ...... IN .... :: k.. ... .. ......,..� .. .. .... .......... ........... I.,I,..I,.... ... ............ ......... ..... ... ..::S. .,..... .� .....,, ...� .. .. ,...,..., pp EE .. �, :. ..., ii�.......................3.�ft .. .,...... .. .girl ................ .. .. �.. ..l,i�f .....g..11?I....°3. ....... ........ ...::.>:.... .. .. .. ..�¢`.... .. '2 V{ 1865 Monte Scruno lir. 5 83) 3lmcCA�94507 f 4 i.c'rrrr`11 t'I Icc'�' 8/17/1-005 :s ners 0-4 stenan 0 no a�1:1� j4 th o At en,. �enc os Ah 0 on�� i� ----a d* � r ra � I r se to c re �I=-q �` j u � est i n Y- : ` r � �rt � � �.. �► �� Vit . Stncery, LarryLevit Ph.D. 081 16003 A Very:brief: river on Sound Metrics LES. Levit Ph'D- 8/16/1005 Where is a good deal of mathematics ati s Nssociated with establishing a metric for the noise level of source. 'Where are several fame that�e commonly used determine the this rnetric or the loudness of the noise. There.are two types of noise', continuous and transient or impulsive noise. It is necessary to treat them differently with different formulas. In either case, noise is measured in decibels Which is a logarithmic scale that matches the sensitivity of cane's ears. The easiest dray to appreciate the nature of the-decibel scale is to realize that it is e vivalent to the ma�itude rating fir earthquake Which also is'based upon a logarithmic sca e. The ��i�a e� y is that� r crease�rr��g��tu�e f corresponds c nds to 20 dB. Either c yes c n to:a ten-fold :the ear level. Th s, the difference between a Magnitude 4 earthquake compared to a Magnitude 7 (Lome Prieta) is the difference between a minor vibrationcompared to a terrifying tumbler. Sirr i I arl y the difference between a 45 dB sound"compared to 105 d. 'is the difference between a quiet forest with a few birds compared to a deafening roar. The ratio is identical for each. Figure l fTom the DEIN..illustrates this scale. I%ANVI1'I i'`s 111 t PA ti TY Nt; ' 1,3 1 :(ill f .mow. t is is i 4- Figure 1 Sound levelsn decibels 'fiery often the sound'being characterized might be a fare, a compressor or an air conditioner. Such a sound may get louder on and off a few tees an hour or stay on continuously. Such a sound can be characterized in terms of averaging and that is exactly .� .. ... .... ...311 ... .... �...N.N# ..i ..,.....�.. ... ... ...N� N . .. .. ....... .., .N .... .....N ....N .., .I N.INN. ..1�' .. ... , NIN, .. ..... ... :4.. .., ... : , .. .., .�.... .� .l'., v ... ..., r ....... .. ..�... ... ..,............... ... .. .,. ... .. ...... .... ..... '... .... 3.3 ..1....31 ..INI.r.. .� .x ......, .. ...,ice..#...............�.... ..... .... ... ..�:.... .. ... .......---77 . i.....3.. _.2 10 ' ' Elk9?-8311"1 LLL cieti�*ic 10- 004 *s nom done d o a ti Whate sound lural an thus dere r it a wether the sound t ee Is invasive to the adjOining propertle.s. S Continuous Soon 4! Mean 4) 33 0 Time Figure +u�t nuous s�►�r�d averag n used ire DNan ����cs�cu���i ins. Wye phis �ak nsenser � �+ � rias, it#lakes absolutely no sense for ' h as a sin ll blast. A transient f`that:Sort might tr n. i �. s car impulsive. h d el .e the shown-m 'tgure . A Quick Ham Blast 120 80- 60. .,� 40- C 20- 0 6 10 26 4 Time(seconds) Rau re 3 An Wpulsive sound The..sur zn � t� � used n Figure can a applied here ��i r�al�e� � sense t do soas it gives very mis eadu. resitits. Look n a the same sort of data as ' r y r � c period would reg a��� F �. the one � Figure , � � tu � e result ► avers e but the av�erage does not re re-en the sound n a.way that . then s ven ss to e �va��a�te arc rately. Ire�ac�t. t leads to tie erroneous 08/1"r -)0*)0 19:30 FAX 9258311716 LI L Scietif'1'c 005 e laud horn blast is acceptable and not invasive. It is the wrong formula conclusion that th to use f€r this Pe of sound. impulsive Sound so . l 60 40- 20 Mean Time Figure 4 Averaging applied to an impulsive sound. .m...m #: .......................................................... .. :: ... . a.. .. 11 I I � � ��� I ; 10S/17, *Wi i lb,.'"I*)*�3 0 FAX 9 5 8 3 1 171 6�: � i � I I : � �_�:�' '0'��—, �� ��t: I I � i I I I '. 1, "I, I , I 11,1 _ , � I iiI I I . 11 � I I I I I I 11 I i ���!,.BL� � � : I I - I I � � I I � I � I : � - . . � � I I �I I� � I IC'1 � I I I I I 006 LEXSEE 91 Gal ap12.�p 4th 1344 �� �L�Y K���'�. fiE _ "V COMM TTE, Pet�tto e a n d � LA "b 61e!"eat ani + `' `SAN L�, �"IHIR a1* 'laiint ", C31I� S+at �lSefentrdan�t a►n#Aset� I � . I I �_ z I 'z'i I II ' I I I . I I I � I I :,z� I I I� . � � ' iI : � I :' 086709 �:so$$� � � � I � 11 : ;. � ,: � �� ; � �� I I I � I � � I I I I I� �� �. �, �'' 1110 : 'i �z � :�I . I � � _ _- -� :� � � "� �'':�: - -`� I � 1►�. � � I� � �� � � �� � . � � � -� , _ ' � 1. I I II �I I I I I I� �I 11 - I 1, I ,� : � � - . � I I I �I�� I I I ':�� � I � I I � . I - I I '' 11 I�I I '�:1- I I �, , � � � :� I I � I � '", � � ' 1►FPE U ► '+ AL 1 1 11 m A,FIMT :' � LA►T 1?IS''" ; "C', ►t �'"' 3' I II I �� I I�I I I I�I I II,���I:1���I�1�"I I,I I��1I;�I�i�II II������"I I� ��:tIII�:I���I I I :I I��I.I:-....I:.::..�I�I��I�I��I'��-��1�I I1 I'!��I I I�I�������,��.I1��1 11_z�,�:��I I' �::�-:I Z,�"�1�,I 1 I'�� I�'�"I'-I��,I I_,I�:��I��,i,1i:�I::,�:�:��II tZ�".I,.�I�:��1::1,��::�'�:�,�����iz�,:.����,:�:���:I':I��::I:��I tI�:��II�II I� 1 Cal.A I 4th,1.344 1/1"LI..._�.z'�,l�t�rtr.����:m�_,,,�:��"'���7'',' 01' 6#� �'�, r�,��. II �:��� �' 2(��1 Col. _0P t p.�e ,rc ;* rrl j ::i 1 1A4$"g 53 A res-30, 0t 1,Dec�d� "` � mandate cnssnt with thispinictt. pealNI , cercifi c fbr partial ptb icatcrt. Q896b ween o rna►�t cvurt}s �II jurisdiTion''t' enter art order disel ar ir�t writ. Puruaxtt Califnrtia Rules of rules n�aer i�rem aded t►the speri€r'court vith directions " � '7 , t t s +pink n for fat the cnu a►r ler 'c rt C rnrn sioners to�racate the publican n with the 'e cce►ti+n paa 1 �, c"feati Q the suppler ettt t the S 'entered on ll 1. .,ll . .i1I ,, .and V. .line 2 , ,`Fhe l'+nrtc�rrrissicter shah he crderl not to tape any fif r aeric n to appra�re the project w th+ut the pre oration, circulation and cransideratinn oder :E adecate E'1 SLS ";E N ' TC RY: with regard to the issues discussed in this opine m in As ndi +d i,eniai ' Rehearing September , 1 ppe ! o, kdg8 459;the uperit r court's order auardi ' 0 Deported'axe?f)f 1+C.'cdr1..pp. .'" 7� . !,► fees i hereby ve er ed. remand, the court is to i$sue a nevi order aysrarding petitioners l evies l enie l November W,2001, R ported at: ��111 legal fees under CdOf C it 1''�-vc�tdurc>.sc�clir�n 1021.5 C'r;r1. `'► 't ri. aecdrdance with tl a Vie'rs :.Pressed in this opinion. p+titic+ners ire marded tlir casts on appeal. Superior cut of A is neda�' aunty. Super. t: S : UMM A tY 793I?l- .?3a 5`- and '79 s�l5b-�. illiarn �..lehsen, 3U,Oe* P'R(C� �►L.PC S"C :'1 ►efendant 8c rcl+ f rt C�►�n�issic�ners 'certified �. ftrial ct�vironrnentai impact Retired 3ude o thectanu Su aericr :curt r art ani aar+�ve airpprt develcpnent plan as igne by the Ch iei�.1 ustice p rsu�a rYt to art.' t; ."� Alameda+c ant Superior Court Cal fora a c t#e alifc�rnia Crnsttuticn. granted plaintif�F,cities atd citien;srups,pereptt�r writs nondate ordering the beard to revise tl e � � DS QS t l : aw,a attc Bey fees against the board, end dischar; In ,�ppeai � . A 96748, the jud ent. ,granting a. the writ.8cith sides appealed. pererrptr�ry writ c�%" natdat is `reversed pad acted i yart The rnttter retarded tca e sctperi+�r The ' waslesined to reduce �'wotl direeticns that the'court issue a'rtev grit gf ctsnestior�#inconvenience:and die at to ietrncsit .yWavi,: ....:.__ ?Q ' 5333 11!I 6 BL Scie} fiom: 3{ FAX 0 Page? 91 Cal,App.4th 1344;*;111 Cal.Rptr.2d 598.,** 1001 Cal,App.LEXIS 692.,� ,2001 Cal.gaily Cap.Service 7700 a,an lntemational A►rpo and accQrnmodate anticipated rQvrth in passenger and earn activity 0PINIONBY: tlIrru;h the year•? . It app court held that there Ruvolo IM were several significant en�ironmental Issues not adequately addressed in the nil's discussion ►f potential +aP'NQN. IM Impacts. By using scientl tally outdated information from a l 1 profile,the n ► nota goad faith effort [*1349] [**602] t' nf�ort concerning taxis aiz�csarrtaminants(IACs).The RU'V J. fact that tlIer a nc cin iv rsal l ae a aced cl ntif atic n of the risk irons'TACs dict not excuse the board'from 1. preparing a health risk assessment. The potential noise Impact ri increased nighttirrie fll hts mandated further This appeal reviews the decision of the hoard apt Port Commissioners for the Part of Oakland (the:;Part study.�Inder Ccdt C�`0 e `ev.tr"". � ,�� l `�`�.,thedetai'1 the � of stud re hired tugs to be in rta onion to figs severity Commissioners) far a Ctyf Oakland to [ t 350 + certify the environmental impact report .1R analyzing of impacts. sits shed 16ng4an +e goal of expanded runway capacity was entirely speculative., failure to the environmental'consequenee of the proposed Airport P Y 10 Development Plan (ADP for the MetropolitanOakland include analysts of that matter did not violate figs lnte a al Airport the underl ins clicv against E1R " iecemea in "i in that the ' rnn tp ( Airport, The ADP is a to _ multifaceted, long range expansion prop for the facts did nut show that. the contemplated 'long-range ra'ects were a reasonably foreseeable conse uence of Air►c►rt that will farnrrid+e increased capacity for bath air p tango and passenger oatidns. :the protect. The trial court issued a peremptory writ of mandate OUTCO :Tlae board's certif cation c�f'th supplement c rdering the fort Commissioners to set aside approval to the E11 was ordered vacated an t a�o�-derecl n+ot toand certification of the Eft.until a,supplement to the E1 , take:any,fusther action to approve the pra ect with+nut the was prepared and circulated that complied with the pr+cparation, circulation, and consideration under the requirements of the California' Environmental Quality Califon is Environmental Quality Act of a lepl!Y Act Pub. Resources Code, : 210'00 et'seq. (CEQA). adeguate ElR with regard to the issues discussed in the n l The trial court held that the Ei R.prepared'for the ADP c�ptniora.The attorney tee award was reversed and.a new vic►lated�EQA by failing to ana lyze a reasonable range award ordered. of alternatives,and by failing to evaluate the cnn•rulstive impacts of the AIT in combination with other, reasonably foreseeable projects. CU ECS: nl All undesignated statutory references are to John R. Sht rdi e; Shute, Mihaly c Weinberger, E. the 1?'ublic resources Code. Clement Shute.Jr.for Petitioner and Appellant. The jud ment granting a peremptory writ of Carol A, k:c_rade, City Attorney, David Brandt, Deputy mandate is reversed in part and affirmed in part. We _City Attorney Mci ermutt il'1 rrrery acrd Ste en 1. affirm the portion of the superior court's judgment Pflaurn for Plaintiffs and Appellants, directing that a revised Elis be prepared,to include further discussioof project alternatives and cumulative Steven R,.Meyers,City Attorney;Meyers,Nave,R back, impacts. However, we conclude that the EIR prepared Silver&Nilson,Andrea J.Sultzmam Rick W.Jarvis and for the AQP did not comply with CEQA in its treatment Amrit S. Kulkarrii for Plaintiffs City of San Leandro et rr even other critical issues Specifically,the HEIR l at. failed to analyze adequately the noise impacts From planned additional nihttime flights; Q) erred in using McCutchen. Doyle, Brown & Enersen, Stephen L. outdated information in assessing the emission of toxic K.ostka, Barbara,l.5chussman,-Peter S.Mayes,Geomey. air contaminants(IAC's) from jet aircraft- {3}failed to L. Robinson:I Brecher& Volker.Joseph 1, Brecher*, and support its decision not to evaluate the health risks David L.Alexander for Defendant.and Appellant. associated with the emission of T.AC`s with meaningful analysis, and (4 improperly deferred devissr a JUDGES: mitigation pian for the westem burrowing cowl. Opinion by Ruvolo.J., with dine, P.J.,and Haerie,J. concurring. Because there are several significant environmental issues Haat have not been adequately addressed in the .. ..... .......... ....... .... �... ........ ....�.I...... ...... .. .. .. .N .... .... .... ........�... ..qhs::.. ..... .. .. ..........3... x: ;:: ........ ,.., .,..,3...., ... .. .... ... ....... .., �'..�..... ., 1.. !1'.,. .. ...:: .. ill. .... .. 3�,.....;:,.. .. Mr.DAVIt A 1905Amfi6 CA 94507: 11 t; W David :, 19C� I' tt pert r_ �TyY. "R L�{ w?s war i'•! ♦ ks`'x Ala*CA 94507 3.0. 200 Contra. Colo County Boo rd a Su pr i r C . Pte&Roche C � 4Mit men in r Martin ez. CA 553--1290 04r Mr, R oche. MY at 4 ado nte S � � rid 'r � t � �tt �� pp � � � � � r � Iia."don 1Y ef s prqj ofti 60 6se of OTW dhj�tbd� 6 d i c e -i,,wm ha&. so owat 001 e,-r ary r uow-� Owbj6t rtW� Ott fU �e.�:.AM o pr b r,a- U., xn al t ha t � � � # r �` jh �t , their i� a�c�r, t� � �t t �r r � th rt f � � � t beer end �rda. I Ow that r �r�tr � t� � . � l ' ' u, f ,+ ar David D 10 S aeed Suri � . { JY Kat lv.Lunn Hymen P.O. Box 55 Alamo, California 9450 ,;, Pf ; ' L7 .lure 17, 2005 IJIM Ms. Danielle Kelly, Secretary San Ramon RegionalPIarrni g car mission 651 Pine Street NIT Martinez, CA 9455 NIII RE: Proposed Additional,Monte Vista High School,Park'n rernises a Stone valley Road, Danville/Supervision of Dear Ms. Kelly 'il ank you for forwarding this letter to the ot�aer nrren�ber of the�'lannin Commission and for your personal attention as well. the pafent of a conte lista High co v ista student, whom have picked daily and who shortly will be drivinbi n.self. f r catped to the principle of More parkingfora school that may geed it. 1am however inclind to challenge progress towar&that end without,a re-eisti plan for increased Supervision t Monte isa' current arinprrnies and any proposed additional one. fal analysis and plan for traffic control at Monte Vista seers to me one important kev to, resolution between the advocates and dpp nents of additional parking. Monte Vista's present traffic control plan is, in m,y,opinion neithervibrant nor healthy, On occasions this past year in the Monte Vistaarking lot, when no peace officer was in view, f witnessed student drivers drag rain , �► driving tb.r u n lanes marked for op osii e traffic * driving over cement arin space markers, *� accumulating three lanes of traffic inside of one lane, tossing half-full soft drink battles or coins into windshields,, and screaming and/or,gesturing obscenities toward other drivers: or occupants. Student behavior markedly improved whenever a Sheriffs Deputy was present, however, he Sheriffs Deputy was not always available to direct tra fic'be ween :1 ip . and 3:30 _rn p.m. My questions thus became; 1 Why was the Sheriff s Deputy not always available during this minimal time game? and 2)If the Sheriff s unavailability had to coo with insufficient funding, thea ow could there possibly be enough funding to build a, whale new parking structure's' :dere are myriad compelling reasons for vibrant (i.e., ostentatious—as in v Sheriff s e ut ies present to enforce rules), health (consistent and well funded) .1 .:::r ........ 3... .............. ....�.?'3!..... ..............: .....u:.u�r.a.....€�. ..... ....... W3�.... .#?. a.:# ...as .. ...: .... ..:..: ..:.-�.. ., ....... .............. ....... �'.... ..................�''.. qNN�'ISI ...... ........'IIiN:.!H.�NX .i�....3H1'... I.,,. Sup ervislon �tie� r'ia i �rer n tied .� '� � , t. First, � � ion end` rce �r+ of our ges student driver behavior. S nd i re .uc s the risk of rThird i er�n8si � raand injury ct e ronmerxt 'o 14i �c� 1 + hots, ani� far r residents. Fourth �y supe- c���r�prc��e�th re .tionshipbetween Monte'data and the s rr � ln residents the rr rc red er r ne t. �� r r �t , �e es u erV ion protests .re of course, myriad. In My opinion, a dwell analyzed, well funded traffic sup erviSion plan for Monte 'vista's present parking lot musts inace before a prod, discusio of amew prig pr e e m it a :� d d t on fu c m ► a hpar inr° Miss sOu �e in a cre he 'lei `a �isi � es tie eves o -,n cif ani nem one. �eseei , Kathy Lynn Hym s r, 4eri�te e t, � . �o � e n e� � � 6 i �et e to r '1.` h �'rinei : , � ate dist �i c �c 2 ..,. :. . 1 865 Monte Sereno Drive ., „ .tee t Off ' A I t duly 1 , 2005 Mr. Rueben Hernandez COMMIM-y De e.p". qp�aept D, 651 Pine St. "Floor N.Wing Martinez, CA 94533-0095 Dear Mir. Hernandez, lni,sis a,forms request that y9u.,include th-is.lett6r,,and this complaint.int as part of the EIS process rerding the Humphrey propel de el �.er t. 'the drab'envirom ental �d that was prepared is fundamentally flawed in that it studies the housing deve optnent and a use for a portion of the proper (the parking lot..and soccer field) which has not been rop s d by r adopted by the owner of the land.. Thus ther6 is'no basis forho ►s me alternative study outlined in the DEIR rather than the mesad of other uses wnicn that land potentially could be used dor, each of which would have its own set of namental impacts and Issues. Thestu'GY of the proposed housing development is invalid and should be considered void m the absence f a parallel study of a van ld proposed sed use for what,is referred to as the a m lot part f the property, requires tImpacts be,studied cumulatively d does not allow project a ne t t twinch, � sued cumu. tie i a acts unknowable. Please note that the School Boyd' ra sed use of the portion of the development 'in que t n is an i tssue that they must decide in open session pursuant t the Brow. het, Since they have made no such decision in open session, any ire I es nt do s of any ether nam . iddn Development as arsexample) must be considered mean less Any informal co . t%on from any member of the school board or the school district AtV n4 x" stration does notconstitute a commitment caran cial deeisie►n of citin' fe school district (the owner of the land) because such decision must be arrived at by a majority voteof the board:in open session. Thus, if,the proposed use of the land actually represents , + � Erle of the S:�." USD yard., the School Board's a�val at such a consensus outside of a.public meting is a criminal vii tion of the Brawn Act.. In order r for the school board to take a position on the use of this laud, and to pursue development of any sort, the school district is bound by Government Code 53091, requmng the district to follow and abide by local pl zoning regulations and processes. The school bard might attempt toexemptAliemselves ft m local p1 and zonm* g regulations pursuant to Government Code 53094 but that could net be done for para to or a soccer field �becaus such exemption i only available to a. school district for classroom build* Even then, the school 'board could only try t avail themselves of Govemme t code 53094 by passing a resc►lut on and would require a. 2/3 votethe Gov rnin Beard. That h�not happened. ........, :. � .# ....�.2 .r ..:. ,a ,,. .... .. ...�.. ..illi... ..... �:.yi �r,� ..NT...'i......,r..... ...• 'iY�l�°`•.''�.A� ... .... .. ..... ilii.-........ ..:. 1... ., .. � .. .. 3.. .. ......, ilii.:....illi.���:.. :. .... .... ... .... .. .........:.... � � � t �i� n EIR whick is not based on my own& definod Pro. or use o I being studied. T�4it�m4k�s:n nse!�:444 e::ift be ne se masons. r c r is �� t � . 46 1 or_ Y� A OC TION SS .1A P.O. BOX 1z% -A_L ,M0�, 45117 Anger 17t 200 ban Ramon Fella Regional P1 �r Si � ich uel A. G ► n, Neal M tsm Nancy J. Mulvihill, Shelly Neely, 'he � ,A6bert higailt: CC:Mary Ncjcdly Piephol: int III Conte Ccs County isoard of S upervi snrs County Admaustration Building 651 Pine Stmt Martinez,CA 94553-1290 C.. Federal Mover District 5.J bn M. Glola, istdct'I, Gayle . U lkerna,Chair, District II,Mark.DeSa :rder, * ri 1 Contin Cosm County Board of Supervisor Y FAX TO 335-1222 Co nraunity Development Dept. 1 Fine St. 4h Fin,N. Wind Marti� , . 9453 -0095 Atte: Patrick Roche Re: GP 04-001 : The applicant request to��cl� c�n� +��County :1 General Plan (2005.2020),Land Use Element Map to consolidatean expand an istm' g Single Family Res clential—Low Density ity (SQ designation over a 24 acre portion of the subject site. RZ 04-3 1 —A request to rezone 24.43 acres of a 95.86 cr;p from cultural Pereslt Dict to Planned Unit�h t� (P -1). ISP -3 _A request for preliminary and final development plan approval r va for a -unit single-family residential project vAh a stony: water detention basin. The pros would as wide for related ng improvements on an actjc mmg 9.6 acre parcel now Awned by the San Ramon Valley Unified School District. SB 8905 _ A request to subdivide 95.96 acres into 39 single•r 1 residential lets24,43 acres of site affected)and a 61.83 acre open.space parcel" Site: 2900 Stone Valley Road ..... ..#: V Nil.. 3.. 777777777777"T", ... f .i xa.. .. i ..: .. . .3 I ....# II .I... ....... ....... i!.........I .S e:a. x:..1 1..... ,#.. .......s.... ....IN.It S... ........ .. 'I i..... :x#. ..#::. #....III ..., r ..i I...., I .i" ....I I i t 'se r» ... ... ... .... .... .. .... ... ....I. III I....... I... I. �. H 8. N I..�Ilr NHIF. �... �INN� N#M.I ............ .. ....... ..,.. �... .. ... t"' . 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LaLpo L L L L L L L L " L L C"ary L L L%�ft W recasis LL ��Li iL L i: Lij,j�j�j��Jj�� L L_111!ILILL�1'-Pi[ejj!dL Lil'j:�L�thi�L k�L: L ii�� 11L L L L L L �:L:�!i��;L L LLL�L id eihP am "" ��::: L�L L . L LLLtL ►L L�L L� ' ii A LL . jj� Lr.4) LL LLL: L L �L�i:L L L L L L �� LL L 044 � c � � � � 1 c .3: :.: .. .. ..... �'.... �.. .. 5) bpein o peel and past b � � � .� ee + bow theSRV"�'S DIreI and the project parcel. 6) Fid de i= and location of r ainina walla,sound walls and fencing. 7) . ate1% along pert `o r bob project and school� 10 9) h e t fires AtMonteVt*staan"1er 2007�when thenewDourghiy Valley:H.5. pOn -g spaces accume Count Tine- D tow 9) -An :V1 ta:H Ding the l��: :c l p�c� f n i es d� � � , Alamo � � `� ;colic�� anar� our i , nt6 (contained:zfi the public� � nth in a lu- the WU ed pa&*zaSupervisor s m,eisbng.�� n ld 1h fi s� t identify, locate and commit't : I* ral�ip # Icf the Open Space pia `t to 0�� l* c t���� ��+��a4::!M-t. lel f ���1 ��p�a�� deqU . Location:::of aw,Enftiw � �r � , ;�1� and water 4. Updeid;-I: � � 1 �� �� � � �(Abiamdifiat u� these lc �p..,r . , #� �pr�he LOQ � 1sod '� '�� �i d�-t� ►� �tft�' � . . t lel -16pm Of some imp c 4d ;lla�on 'th V ll 00 ot � m ► to General Play.A . d�rc t �llca�� process for� p►l caro sped i its ability to crttt �: fi lar es l a y ��� Contra � a US County and, a" illiiinson entered into the public record dor approval of early.,cancellation-'the Williamson .Act. what r"O � th � immapp, ca. �fto� �� `� .gy me appromh P-1 Considerations: The Contra:Com C � =Ing Ordinancefb the� �e tc ` l sty SW Devel op mi. A and bd Ylanfar-6.s '"A large-scale integrated development or a genu,pia spec o ami f concern er pllc "ccanetc a � cr u a66in sem+ � y tor de iivict aril � ual litlpclu t .large Scaledevelopment or r :. .. .. .. ... ..�:: M 3i... ;„.. # ..a..4 .... ..�i ....tN .....INR .. ... ..a ... a w ...... ....N3 .� M:.. ....N# ....3 M.... 3NN ....... .,. .... _,... -: .. r ... ....3 ....I II ..... .. ...,i INI .N. ..,... .. NIH'c .: �............. ..... ., .F� .�,. .x. .x x. :x..q ..,lir ii: ..... .. .. .....NI... :�.. ..SIN ... .. ...,:. ..... .....:... .....:rte... .. ....... .... ...... ...N� � ... ..... ...F IH NNS• .. .,...,I. ., .. « C.) �9kism d�d t* 01MOnAllpw � 0 p f �P:;� IS no wh �v thl6 0-ne w� lift an Code in ft Of p iringi 9 A ����� �� t � � � � f 1 a-.s�c� r �i . 9� 0 , -iiir6i6i,. 116 a�i . MOM TUM. us i US d ►�� ovd: viii��or ds6a 3p Cod pm d re- Uffe-m � u � The De le p hdWd t wt Thi-� � l �: iV-, --a. rOr: yvb ��� � tothe evesPI . Ct►� �ans as its��is for r R mnin ""'� I � �t �� � � �� . ro t a s Ib r� . 01 Ce 0 'r01 �r � r coo"der � � '� ,,� � : 0 is i r r hlI � 0. ► `. �" � , �' ' {mer , " rr � � efid,4�H m d, �;p T1 � j t66 � ft 00: � 6 Wt MM to Cu gat '� � Ar- ailcant 0 Pj� ►� +r. `� �r � qW11 h beem in s ' � , -� cies p vitkii in re �c � � `• � r� ' , a bice `' � . ,� ' oul be ar- cce c' , . AA � 1 00s: ....... DAM C,,� rol act��I&�extensive Vn -il inc-r., 14 Grading�for.,I e SRV%,ulS parce p- e- in elevation° t � � m leiir' is on t balance:'Me Mle using- WVU s mcg ► + � . , thou flo it � ��20 � � dwed�:t 20 -IM e -e ac 1, TA ard s tb q ft.:�in wen a r 10 000:S d e ots h, IN m :ya as fittle; and some: 1:5 ft'� not;3�1 to Alamo. 3 . The original design chooses t utilecompact.placement ► r h a t CleWI kenbelNil! t al on, d public access mpwvon n�t � � Sp ' should �� + � n h sub` ��t This project should have had the " nal aU W r � d + � t "" balance the site, x�uct clear, green belt while etlim .g moa for cooperation :Pro ct and-, th D and,:Pooftu�,.bctWt6h�Ihel C CSRVUS Parc W%fie all Of these elements ts a rovie economic advantages to the Project,they or to 06 P, blem for',th �A One ���mi n to."�bal +C "tl� ' sib C � r � m for p sat Im w n the r , perimeters wM those Mot Sereno ROS' parcels that adjoin pro characterifr to m oat tompamd to the character/size of parcels vnthin HOA's such as Alamo Oaks, Stone Valle Oaks, �r x c��d toGate,It addition t�► Most �er+e� ,Al we ted the �r *0 walkOf ro, . 3) Front, tbas .5 ft. are notsimplynit m rfth the Alamo COMM Mty. J�ea i�s� 1, 4) W leftV.Mout elms�► t a �resolve+ion;��for tv l�� 1j3 �� r uses. rIfiid elements of the project merporaetr tn+ lr full 29-Mnl224�0 � project I Ca . &0. DW ltv ` tel. t *est' ► + , . i theMon,this'' llv� cat ed. an r WNW-,&lor 1m; 9D AU 's r+ waMr .I. is n tie proj Mt 1 ' .--fte- �...9 � � e ' 'mut about � � � + � r past 40 t � � 01 '� �'' � "' -;; �� ,� - �'' �. �-�'. �;��-�,�-i:i;-�i i:;i;IC��ii" �i�,F�;�:*Ii �� . � 0 d&;:�!!i�:���::�:�:::��;::::�� � - - a ��� - J-vztofic VAII �: ROA I ar � �� I . 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L L L �L'LLLL L L LL .L L L, LL L . .�L L L L L L L L' L L L L L L �L L I��L:L�L:L:L L: L L:L L L r L L L I : �L L L L L�L L�L L L L L L L L �LL L L LL L L'L:L L LL ��: 0�f��Lt LL�L L L L: L L L L L L L L L L:�L LLLL�LL�L L L L q i T L L L � L: L L L LIRL LL L L L�L L LL L M �WL L L L L L L L L L L 0 L L L L L L L L L L j L L L L L � �eL jolo L � , � + L L L L L L L L�:L�L L L L L L L� � L / L L L L L'L L L L L L L L L �r. . - .`...,. W 7-� � c RECEIVED i hat des B� a�` s�uRPc 30-155- Cxc�s Riad _71 a��r���IT � Alamo, A 84�U7 ii 8/17iQ5 JM� San Ramon`Valle � Regional PTIT:"� "AiM� COTMISSIOn li 699 Cold Orcnajd L)rive �i Danville,, Atte�i+�n: Chain: N. Mat-una a and Cc�mmi signers: S. Couture, Gib�t�n, K :M. cP�iersvn, ulv�h�ll, S. Neely u Re. I�avidan Hames county files# DP043"'*91 & RZO43`�SD and Ladies of the Commission: Gentlemen Firs--t- allow me to thank you for your intelligent crass examination of staff and the developer at the August 17t m:eetin� an thzs mater. I too consider the staff s involvernentand und�rstandin of this project to be less than perfect, especially when they admitted that they didn't even know that Glenwood Court is directly across } the street from this project. I find �t repz�ehensbie that they, had little if any knowledge of how many homes are on this street and will be affected by the traffic lighting for the project. I can guarantee you that the proposed traffic Lighting for the.parking. e lot/soccer, field will exacerbate the existing tranicp*%roblems at Smith Road and Stone Valley Road. I know that the environmental and long term effects of this project on residents in the surrounding area will have "significant"Iong term. effect-on our quality of life. In the previous. meeting, I compared the staff to the engineers on the Titanic who obviously had not anticipated all possible..scenarios. We do not want our i ummryrymooouuryprvwwmpunmwmwl�IwNUN��WNMI��Mm�H�IX�tlHW�N�NWWNINgIWNpNIq��liqlllluNUW�INiNVIµultlimiqilNNN4...iii..xl..ulXmuuqMUlwimuulwHNilNlmiptilitliNlNNlnreiwnuun iiiiiiii i` MINIIIIIIIINIIgNqIIIIN@IIIdIIIIIIN4XIVIIMNItlINIIINNMIIIIMNYiIINIIIINIIIIIIIIIINIIIWII�MNIMII.IINNNIiIXIXIININIINIIINYIIINININNIIWWIWM�IgWIIIIIIWN I INI�IXWIgNYNYqIINNXINNIfrvINIIIIIIIWINNNINWNMNNIMWilpilillli �� Jl 4mcted o� �c� be gated as V� 1� ably .d p�eci�te 0� .d� �� cars to move fbfwdentZ � The r+� were farte :oo � quet�c��s una�.� ���d at �PRaV�aUs �.e� ��,� tai �. i sup t� .t b� t� be e .�Jiminea.m��� thl�rc�u�hly. " c�u� cc�n ti�u�nts ani n��,gl�b r e ir+�rt you ta OP:a� preurwherever and whenever:neje say to bniig pros use cin t�.� �ho�al d���i t and develop � tc� �r+ t��t c�u�* �.� �r t I Chatles Jarrr��, c rrnc�t a e�c� th� event ee��ng a I have :. .3 :. .i »... :.. ....... .3....... .3.... :. .. :. d...,3. ... .:.3.....3..#.. .......:. .. ..,.. ...-.. .... ...:.. .1.........# .. . ....... A�:MO 0 NE S Aio �� �A ION August 15,, 2005 em Ms. Mary Nee ly Pie ho *strict Ill Contra Costa C ounty Board.o er rlsors p Contra Costa CounTy I Pine Street Martinez, C✓ 94 5 5 _190 JiE 'EEurnphre ranch dvel rent p 1900 Stone Valley Road Mi Alamo,California GP 04-0010: pp icatlon::request to fiend the Centra C ostaC�aun ty Genral Plan. (2005 - ),Viand aselenentMa t0 consolidate an ► nian,ov � ingI Family Residential :how Density(SL)desi nation aver a aere ortion n of the subject site. R 04- 150— .equest to rezone 24.43 acres of a 9�5 Wa re roe from + m Agricultural Preserve District -4 to Planned Unit District '04-3091 , —bequest for peel irnin ry and final development lan a rov pP al for a . unit single-family residential pro ect ritl std water detention basin. he proposal would also provide for related grading improvements'on an adjoining -acre parcel owned by the San Ramon valley Unified School District. Dear Supervisor Piepho: The .Alamo Oaks neighborhood of 15 residences is one of the oldest established neighborhoods iContra Costa County, dating back,to the late Boos. We are proud o our neighborhood of -40 mnimu lot size of 40,000 0 s.f. properties that allow for horses, goats,geese, chickens., ducks and sheep. n beeping w't the rural Mature of Alamo. Ourair��nit i Ideated directly acrossStore y ll Road from the above referenced project. Alamo Oaks Homeowners Association 'supports Alamo Improvement so atron, ,s recommendation of denial regarding'Da:vidbn Hor esR Humphrey Ranch project. In addition, we are op to the project as it is currently designed,configured and proposed, for thefollewin reasons: A]2pheation to Ameng Contra goats Coun +Flee Plan GP04-0 There are specific requirements for land to be removed from Williamson Acteta' s tus. Public interest is an important element in this process. The burden on the a leant to rave tb Pp public benefit for early cancellation of the ' ilianson Act. avidonornes ro osal his not provided ad nate rni . '. p �gat on 'or,the environmental impacts of noise and traffic generation required under the El'R. In addition we do not consider the donation of 63 acres to Save Mount Diablo (which we will not be able to access an .� adequate public benefit to of'f'set the impacts of the development and ,lustif earl cancellation ofWillcar soy, or justify a change to the County's General Plan under the re uirements of C E A. Alamo Oaks Homeowners ,A:ssociat ons opposed,to the proposed ro'ect as Dav*ion f.o p P p noes has not adequately proven the public benefit necessary for early cancellation under the Will"amson Act. Fi STONF. VALLEY ROAD AND SMITH ROAALAmo, CA .-'.tr ..s... .. ... ..... r .. �...Pr' N!. �"...NNI, .....N: .F ... .... ... ..... .. ..... �..: -... .. 'Iii' ... .. ., ... ..... 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I own: :o , � 7 � - , r �A; oi : : - I 11� � 1 �� � : I _� . - I I . i� I� � I� � I I D Ramon 2� -� :ii�i� � � 1 11 1, � I 1, I � I � ,i'i �ii. I I . 1 I I z � � I I I : � � ,� I I , . �'i , * 6 ill a ev � , 17p " � or � 'ti--�i:I��I zi� ,i�i �- -:�, I I " �, �I 1- �����t- � agreemefWco� I I -�- ,- M �tet . on.V 11 V -ified�School!, -��- - ! D,:Jstrict"s (SRVUSD):, C1 aiod 6 I7,,l] 11, I!: 7j,!,: 40.t:,:au: ,sP ; P oper io1iti:�l!- �. 11 � �eraeaJ� r � - �I , *, i1 �,- i� � #1: ,�� iw. � ��1-� ��.In.-� �I�I " eis i,p ,� rf. :i: - � , I Town:i:o . ' . ,:� z - i� - ' � t-hev hefiDanvi rtY`tb:�! mfio Ja ns- - I � � - I � I � I � I I I I I � � - 0 -tl,1, Itsi ��� � I � � - I .1 11 not,Support DaVJ,doin::.H. , mes,sula . 'ed road:impr� vein � �� � . ' h Bill S hrader,Alamt Igest en in fact,i' a,meeting in wit � � :) C I� � I � - � I I ,� - I I � � � � -� �� I I I I � � - I �, o - 11 Z, I S�i ,�I : ,� � �� , � ir� �t, I �t: �� � � � � , I I z � Oak, 11 *eown � As � -�0 -�:� -y J�5:-: � ��: , I am�li nsp,o -� . s .o, - � ,er�.s. sociation Presideht� F br .a I . I ;- I 1. T)� ,� I I � � I � � � �� � � � e- u ar 2005�T � Willi s Tf I � � - � �... I � I � 11 . � � I I I , 1 I 1 5 - 1z I � - , � -:-� �:Z!, , T a:10n ervitees � I ''I I I � 1", !�::�K61,�il I I . � � �� - I I t I I 11 I I 11 � 1. - � I I Manager 1 and 1, � I� - I v n Ga.ilay,Chief of Planning istate �, � I - , � I ,do 1 . I � ! 1) - I . � � � � - I . I I I � I � I I I � . I I I I � ; I I I I � I � � . I � I I � I I I I I I � pa.r.k I I I � - � � I : I I I I � : � I � � �� � . I I I � I &=a�i . , 'Ark,� 'f re students I I 11 . I Da *1 ,ill �in:ftont ik 4,J� � 13 7 n.v t:,le. ,will not SU port,#no,� i :of 0 iffi.11TArk :t e e- ,o , I 1, I � - n h r P� � � . sh' :b e -bl: wk� � . will 11 :a -e to,pa on, ton Valley Road- z : I : I I � - - I I � � , . � I . I � . I 111. . I � � � � � I I , . � , I . � �� .-11 i� - . L- . ies vre .o �ly, :1 , �,-- ds a st 1: d� iim I+ j us a loc t..,,d::t 0 w I I t I I Mon, v* - A 40 t � - , :1 1 1 � " I 1, I I , ad � proveme k I I t gn4:4n. ro � � � . nts long:Stonez Valley � I I I� I -� � t: � -��- :� : � I I � � � , . � � I �I I � I I I � 11 � I �� I� I � I I I � � " I �,-e - z 11 �I :i , it,bo � , � � I � . I � I i I � � Road, have been -411 -, d e I . I 1# -� � . 6- . � � � I . "I ,� � I � � I I I - I I - I I . ,�f � 1: I I IMPcavemen� . ,: � I � � I I . � I � - I ��T�',V: ,i :oney:� or southem � I � � I + Dan 411 tause .an � vi e�s 7 ca.pi �I -)u , �:n t�curret � . � � t;��,b d T e- rad itly�lihei de � . � :do s ," I'll U ,y m , , : I� I I - -- I � I � L� I 1 � 1� - � : - I � I I I � , I � I � � I � � � � :1 I I� *� �. � I z ��� , , � z I � �� � , � � . � �� I z . � :ii�: . :� . , I 7 . , --8 1��- - I M � , . � i I � I � �� . � � i� � I: � I v� �T :-t�1 on , � - �i�,� 1 �, ; - I � P � -,�il � � , �:z'K � - 'd sic � � d,I :H- i I 1 d�SRVU , I I - I im rovements to,Sltone.Valle R � sa D ! �i! 0 n �SRVU � . � � :1� � - � ..vi,n i n ,�AY I I , , Y � o do �-c e, I . �. 1 �I � -�� �- �I I � � � - .,�.�� -,I , - - - 11 o,*�a I i� : 11 � � � I Z� � , � I I I :i,�,M� �I� I � :-; � � - � - � - I I , . - I � - � � ii,,; 1. ,z , , . � I , i - 7' � I � � � ;::� � � 1 I � A - �� : - - �� �very : ': :�--y T :; �L � I I I I 11 . � �:1, I � I : I � . I -T - I , . ,� , �, ,�� I i�� .� i�,�:� '': � I -e :�� li� - i -,and I . r �:� r� eme*nt�i! 1:to : f6 t em . � � � fb .r64d � - � ,,,they�,n ee( h : 1, : - � pro, ,� � � � � � � Pa � � � - 11 ,� I I - I- I � � I I , I I I � � I , I I , I , , 11 I I � I � ; � � I� z I � � I : � I I� I . ... - " - , I : L LL1 L L L L,L I L L ' � ,L a L , '' , L :LOW � *ILI I 11 LL L I m d�e LL tLj!:!iL I oe L Z" z� L I L: n rtak L� . L L U L L L � L aCcoufitLL f : se 1z: I L I :L L 0 'I Safety LL . L _I I I I ,L44ge � : I:b-L en Lt ,atL LL I � I 1,MOM L e :I L r al fiC is I I ffi LL WL : and traf ; I . I L� L-L .L L L L L L L I mer L L L L L I L L L L L I L L L L L L I L L I L L L I,I L L L L L L I I ,L I L I . I L L L L L L �iL L I L L .I L I L . L L 'L �L h/ *L L . ,i� , I I - I : tt,L L I I L I I L� L L L L L I � � L L . den,er. i L " 11 _ILDL I'll,LL LL UM L L I I R L �LL I ; phrL LLLLY L An L: IL L:CLL SL L L L 11 . L L L L L p L _ LL L L L S pr LeCL LL L'� � H L RVULL .4Laed�by the I L L�� L L 11 L L . I I 11 I L L L L L L L I I I I L I . I I L L I , � I i L L 1 L L I L . I I I I . I L I I I L L I I I I � IL L . , L L L L L L I L . - L I I I I I L L 11 I L I L I I L L L I I I I L L 4Lit�LLV L L L L L L L I I I � I L I L L L L L L L L L L ' MbL ST Lt�I L L L I L I I L LL: A LL LE I L , L :1 , I I CA 11 ; L I I L I I I 1 L . I � I I L � L; � L I L , I I L I L I , I L . I I , , I L, I I : , , L L L L L L I AmFinally, the separation of the SRVUSD parcel of 9.6acres tom " rest:,:of the :propel ree� is a significant and ongoing problem of the En vironmental Impact Report. • p EQA. clearly requires avidon Homes to adequate address rrtgte frac an saf`et; issues enerated the ro' � . p nce the S �: � parcel s � ny ent fined � u phre � acres bot ro�el need eed to # sruec to'a review that.is edorinated'ando t, not ds"onto rn` �. Al -o,. oneoxers soc ation is opposed to the proposed project, as �►av dog Homes � not � u ►t r . sed tie issues of traffic and::sa `etaas required for you to approve a Preliminary n� and Final Teveopment pun. Alamo ,is one oftie most beautiffil, uni�ue rest1'iou s co munit yes ort e� alifo is and the Humphrey fan tie lasf reninig Alamo pry o e + e . Tt is eratir Homes p p tlat av�don n s ad � I are Held t a verb high standard with this proer:�. �1 �crnor�vners Association stands ready to help them reach this standard but trans`far tie � e tae " e Piave ailed: (1) to a equ tel prove the public benefit ee ss four a eaneo t' n �` i under the. " �ll �son'Act, ual�'for an aendrnent to tifeodnt 's genera/ Plan as required sunderEQA to provide innovative design/planning, and community benefits.,.,in order to rezone the propel to P-1; and t adecuatel addressed tie isns � � ani safe as r nerd order to a pprove a relin n �an Final evelomntla " we resp request you reconnend deni c� nirdon Koine ' • s ppeuton form sou cancellation, their request for rezoning to P-1 and their de el. went an a 10 tion. ns p p pp nU. should p►u don wo es to resubmit t t r pp ation we would tram suggest the a r+e u rec t� re- er+culate their.Ems, ns substantia addton�n� infc►rrrn0+ n as. been reach p fed and the vronmenta wpacs need to a reuddr�essed. Thank you for you Help ani unierstanin this ratter. n +routd life to disc. s this please `eel free to contact Schrader 5.743 1 36.L" Sincere Alam o a eo ners Association Will . S railer,Jr. CiW�ondso 0 Pres dent: "ice President 4 eta r s er �3 cc. Federal D. Glover, Superyis or District V/Martinez, C ohn . Gioia, uperrlsorDistrict /Ma:rtinez,CA' Marls DeSaulnier, Supervisor, District W/Martinez, CA Gayl ,Uil eta, ►uperysor hairr an District II/ a.rtinez Michael ,, Gibson,Planning dor ern ssioner Mart:ne , C Robert Ingalls, Planning 017i issioner,Vice C a fan/Martinez, C Karen Icerscn, 'lannirg onnruissonerMartine ; Neal.Ma sur ag , Planr ing''Cemini ner/Ch �a artinez, Nancy J. Mnlvil ill,. lanni'ng omi issioner/Martinez, CA Shelly mel , Planning :ommiss or er artine , CA. Patrick Roche Principal P am er/Martinez,CA.., STONE VALLEY ROAD AND SMITH ROAD ....::.:i .. :i: .: n3: ba ......., s .... .... 3E.....3.a:#x.:#.. .:# .........3....!}..::3 .II : NM... ......:##. .... :'. ...M....NE... .3.1....., E.. 3 ....#:... '#. .... ...... ., 3 ...3 #: ...IN4 I 31fi f Alil ...... ..... .. ....I �� ....... .3iNl -.. .:.. .... ............. .. .. :.. .... ....: ..........: .chi r' ,.....7,..... .. ... .s...N,....Np�....�. .�:.....P.... I .I ... M. NN..�1..INN..... bow Poo VM SRRP AG SAN � LuWT+ .i�i G'+�M�fr+�W ONAL �FiII rY?��ry Min. �� +✓ +�+� �r� •.� _ �MD.A M TY CON TRA, "HOO IS 0, RAMION�!:Sic TRITC f* ., 60- iij � � +� AUGUST � 2005 rAff vin ore -h ' 'r t staff � � � a � wn � �� � �r�r � , Oft IM n Inez d 6'il" !nt of th er il6f4il§ f -:0 0hav tn e -� L 77W -w ow ag su-b- tWlh M 44 � � 0: t in ,,1�� ir fio�4r way no e �c r �46i t r �t� if i r. � Mar e �ere o e Th? 6d r � n4i the � �" i M �b � s� s a lthough � did 4 � �e e� � ��. � � fie: u � � � � the r d r im lit . � � � � r vrnt were a s nous s�`et hazardn �� � ins of the stu �nts in eopar . `� res once`stated t statin i s erou .c MM l y heli.view, d tW d no e,o 0 t �C I'M W AW r �' re+ t tie SIR an FEIR. n m re utaboth c uri �t � �that .� ' stud e� r+ �� �'� � �. aid a� �d r � � rte. us � r tb � ���r� ��t� student �� t ��t low M6 Hi y 50� �O u �d of �-b C us n -s of p stri stun � � Road eac r Wb s there care r� ns ' erh s � to w .. accurate, the expbe ,o re� � tier t � f re t. ;Perh. tie count to'` not c u nn a � uta't the uer �cr tri a� t� r��t� � t r d. N t�. r s i�t� � r n ac mu te c � Ore . aver �r ous sur ssious to the County that bothanalysis by the:traffic us d inthe DEIR/FiEl:� have T.ur ►u� � . tit tr are vane i ea instatements mister re en ti �'f .ets, and � � u� '�act�ti t would be counter t t : appr va f tie a r r �� f of MIS t r that n thong . � � � �t� pry ��t �protect our chil r�� sivery ra'ect, as ►r p se , put t risk those very people it is a pc ed tc ro ot. is p tt .nt tc realize th that the iab for an increase t� p t t a tra��c �� � � t� � �uta mese rpSed .cits, -:ates to an �t �c Owner ' c� l :Road.�� � prst u -A s 6 t5uchan n (SRVSDBoard Chair stated � � �ve question o civil iabiiit rising from fatal or serious in' x �� � e i sien reser ting g from the directed'crossing o Stone'dal ey road, h st .ted s* th `Con will� ' sued , As representatives of the County,the potential for lawsuits and the rrespondin civil damages must he weighed into this lard use'decision. Can the bounty ag er to he held accountable for such a disastrous plan, and hoose a major 'jUdement that would have sepi al lift,W on,thes ret :� � f% Valle Road and Green Valley Blind. An increase ftom 23 5 and 410 cars is not a 44wash", but even that is not even a.fair comparison. That would be.a 75%.increase In tne number of students crossing a major thorougl. `are but even that is an under estimate of the d � that h �+a�� re . Theg'een bar shows the parking that exists now n the south side of' tone Valley Road. ��ere are twoAhin s that ire important about the green arking." s will retro aseTvm► `biI does:got enors s he y y PID second t e ren � � � � ��� since stude;fts need not cross Mone p �le� to get to �+ �00 . fed �� � � � � + the r . of�e strut. � �� ill be iilntcd ` � roe . �'�e n� � r saces thed zonis 7P count. S:- there :c par �: lot built and spaces e�i it ate ,the nur ser + �� ''st�de is �� tie street will o from t increase in the number of students crossing a.major thoroughfare 5% If here are 1.5 students on average per car,thatMcars 5 1:0 tra stdcnts' crossing the street morning and night so o 1000 extra street cro s sers per school da. o 5000 extra street cro s secs per weed o 22,000 extra street crossers per month 0 200,000 extra street crossers per academic year This is a prescription for a serious traffic collision. Students will get hurt or killed. . it is important to realize how strongly the public safety:et agencies (including public works and law enforcement) guar&against unnecessary street crossings. It is normae procedure to post"n parking signs"across'the street from a park or s orfs field in order to minimize the number of people who cross the street. p The school plan maximizes the number of students crossing the street. You can stop this and save lies. Item 2: Gridlock,at Mone Vista High School i ne EIS.presents an analysis that shows that the addition of a traffic l girt at the entrance to the parking lot along with the addition of two left turn pockets will allow the traffic to flow smoothly. There are numerous flaws in the EI . not the lest of which is that it is inconceivable that increased traffic will takea gridlock situation and make it better. See photographs l,, and 2. Photograph 1. Traffic viewed Pbotoz ra h: . The lei turn pocket into the Present from Monte Sereno,Drive at rush parking lot. Note the backup. hour In addition, the objections to the :HEIR included the following terns: +� The traffic study only estimated the traffic flow through the area. No measurements were made. The purpose of a'tra.ffic light is to enforce shared right of way, not to improve traffic flow. How can the published conclu.sio sof the study be correct? Analysis of a traffic light involves considering the traffic flow for each phase of the light. The more phases,the longer the total time for the light to execute all cycles will be, o The Miranda light has 6 allowable vehicular movements (see Figure l on next page) Q The proposed high school light has 12 allowable vehicular movements (see:figure 2. on next page) o Miranda presently backs up in excess of 1/2 mile every day (although it clues make left turns onto and off of Miranda possible). How much backup would a 12 vehicular movement light at the high school cause. The EIR claims it would free up traffic flow. The traffic study ignored the pedestrian traffic when it published its study. ... 3 ,e .. i.. ..�,. E ,....3 ... "iy.... +. .. i .. If... ...,if 3i. ...... .. 'S.i.. A.,..... .i. ....... ....... .... .:' .:... 33.. :...i i...E... 3 ........... ...:i�,.. .3 :3 ..11 1.3 ...i ,... ii�� ., i, 3. .. i ..i............ i. ...... ��... �. .... .. ..... .3, ��.... 33....1 .... .. ��i ....i 3 I....., ...... .3..... i. ... 311...... �'..: ..i .,it .. f.... !.,..�.......i ..... ..,f .... .... .... .. .... .. .... ......... ..�^..�� 3i..,i .i I....I ., .. 1.. i .....I 3� .�. '�.."'^: .....:..,.... #:......... .. :�.3•::.. .,.... ...... �... 3... � ...i I...i ...3 .:..i, ..9, .. ..... ..,..... .... s.... i.l I....ii i....,.i I 1. .... .3.... ..I .. ..31i.. ..... ..... `.$`I 1 o The complete diagramfor the proposed hi6 school traffic includes 16 allowed'vehicle and pedestrian movements (see Figure 2) o Miranda has virtually no pedestrian traffic, so any comparison is highly optimistic and.(awed. SCHOOL' PARKING LOT TONE VALLEY ROA f *{ STONE VALLEY ROA 4- J � ...fir►' '' � I I j t MIRANDA ROAD PRCX30SEi7 PARING LOT Figure l Figure Item icy at the new cross wales Any,proposed projectin this area should require a thorough re-evaluation utilizing "Human uman.Factors" engineering. ` imply stated, that means that any traffic en ineer n g study would have to include factors pertaining to the people who will be using the final design. For example, a controlled intersection with si nalized crosswalks may work very well in a. Business District of a city, but that identical project, handling the same amount _ ofpe estriahs and vehicles, may be a disaster when applied to high school students. Without this vital tool, no valid assertions can be made as to the benefits of the Pro`3ect. The "Human Factors"' concept was not lost on two very important agencies that have had a.limited, or no role, up to now. In separate conversations outlining the proposed signal/p rking lot/sports field with a Contra Costa'County Public Works Traffic Engineer, and with two traffic officers from the:Martinez office of the California:ii hwa Patrol g y the response from all three was identical (possibly due to the fact that these two departments are the ones that will have to respond to the collisions that occur on this segment of roadway, and deal with the civil litigation resulting from these collisions). All three quickly arrived at the same conclusion.,that aedestrian over crossin ► would.be needed to assure both pedestrian safety and to relief traffic/pedestrian conflict and congestion. Even.the S VUSD officials, Superintendent Robert Kessler and:hoard Member Joan Buchanan,understand the concept of"Human Factors"engineering. When en asked(at a March 31, 2004 meeting at Monte vista High School) about the possibility of an elevated walkway ay to safeguard the students and children using the sport fields, Oa Hill Parr, and parking lots, both stated.immediately, "Students wouldn't use it". The critical importance of evaluatingthese human factors was the reason.that Supervisor p" sor Greenberg specifically requested a new traffic study that incorporated these factors into a NEW traffic study at a 2004 Contra Costa Beard of Supervisors meeting. W has this p g not been.done` Are the children's and student's safety that thep ro�ect proposes to P . expose to this hazard not worthy of a full and complete study? Is not the County's interest and respons bxlity more properly sued:by requiring this most fundamental task? In this proposed protect the worst ossible combination of land use is created.--numerous youth oriented areas (school/sports field/park/parking lot) separated by an arterial road with an average daily travel of 12,000 vehicles...with half of those cars traveling over v mph(Source: current Contra Costa County Public Works Department En Engineering and g g Traffic Survey). The irony of this Prc�*e+ct is that it increases the rise to the verypeople .its started goal is to protect. It would be unconscionable for this Project to be allowed to proceed in its current resign, Steve Creel 1870 Monte Sereno Drive Alamo, CA 9450" Attaches. Response to DEI: .dated May 14, 2003 Response to FEIP..dated July 16, 2004 .... .�. .. .1.. .51 .�... ..:. 3. .. .. ....,... .....9....,1, ...i- .. ,....,.... ....... .... ....... .��.. ��''.. v33 � � ... .. .... ...... ....... ... .i ,....iA in i i... i:.... .i... 3 li ..3.3 ....31 a....3 ...� ..�.}' .:6... �... ..� .. .. .... ..3 ....i :....i ....i i...3.3 .f.... :, 3.1 , i .... ... ..........v.. ..._.,...,.. I.....r... II...3....Ilii....I....i....li...i;.... .....,.. a....... ....... ... _. ...., .,, .I, ��......I.......k..I... ..9.. .h.l» ..,....I.....�I.II,....hhl3...191,.....hhi;....3I1i 3�...9ih......,....hl.l,..N.II.. i. S RV R P ,/ AGENDA ITEM _35 A1(177700aks Lam 1c nio, Cali r ifia. 9-150 925 8'10-68N-4 I ctx 925 N20-0-541 August I ', oo a n CoTnD3.ssion, Contra Costa County HAND DELIVERED Dear ComnAssioners, I spoke against the proposed development of the Humphrey Vic .at your last meeting. mypi ct nc.�are Trak, Student Safety and Noise. Whoever did the"Traf fie study"and said"the flow rete is 1200 carsper hour, either cid the study the middle o the night,during school vacation- on the weekend or all of the above., Stone Valley Road and green Valley Rad.are "gri 'o cked during the arrival and departure of students, each school day.Adding at si light Will rake it irn ble to p get out of"Alam, Oaks, stone v lle�Oaks and La sere�a residential acus u x� school. Haig the Parking.Lot across.,ftorn the school will also increase student safety risk,as they" apt back and fob to or firom school. You don't think&udents will rem wait for the trate.c light, do you?The parking lot traffic will also make it more dilffic It for emerg nom'vehicles to get through.: The soccer field d is the wrong male it nil impossih►le to use 'atmos and anther outdoor areas of neighbon'ng homes Ourip g the `fields"use. Most studentno nth is ' the Tassajara Valley area.. Fut the field next to the "New High School"now under con ....tion. TheThe proposed housing should only be approved using the R40 ZODInnaw in our area andg cry`roa "hose trdUs.should.be provided through the development As a former Morse owner and Breeder, I can personally :tte to:the of riding horses can str cu,and paved paths. My 'Fife had her back bro enn a horse accident while she was riding the shoulder of the road.Horses" pook7 when startled. Cars and trucks startle horses. Thank you for the work that you do for our CO�� and for givmg,1.me the opportunity to .present my coneers. S. mcl Board of Education San Ramon Valley School District 699 Old Orchard r ve Danville, California 94526 A Itention:President Buchanan, Gentlemen, Ae School.district is proposing to acquire 1acres �` Humphrey neh in A 1=0 to build a poking lot and spots elf, Ae "claimed need" S 4ad*tionalparking�. However, the Disirict won,t even consider alternatives or finer to concerns and suggesfionsfrom the local re Its my opinion,, the approach is ► only arra t and crass; it "'breach reach ofpublic est". The Ranch is in the "Williamson Act'"and doesn't come out until 2009. HOwever, the District ns to use a &loop hole" b cmtgr ► `i need is t` the ' r�ee ''c` �se ~ Schools is ar classrooms. Int on, the District plans to use Measure re, funds to mor the acquisition and development went of t ero . We, the "e Voters supported and approved Measure A to improve classrooms and eliminate portables, notfor projecis of this type J. .�' exacerbate the intolerable traffic on&fions o 't ire all Roc the propose"Parking lot and, p r;s field are across the(street from the r .moi gh `cbooL I know that part of the plan is or a ", light".But it will crake traffic for local l re nts worse. Asjar:as " tyfor Student§ the light is a `fake" We all know students will run across the street to get tc etas Faster,' Trustees,please reconsider the needfor thisproject. If in act here is a nee', considering the newHizhSchool o enzxxg m 2006, then consider alternatives that don't require crossing Stone Valley Road Sincerely, :i::•::l:kiyni:::ke:k,: ., .....li .. ..,.. .:,,... -...3 ..3 , ,.. .,, ....... ...... 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February 27,200'..'15 Mir, N.Pi pho, Supervisor, District 651 Pine Street Martinez,, California 94553-1290 Dear Stpervisor. iep o, You will be asked to approve a proposal by the Ramon Valley School District, allowing them to acquire part v. the `xH�phr~e Bch"for parldng and,a sportsfield across Stone Vale oddtom Oak Hill Park and the Monte Vista High School. Wears SOU t+ a it. We believe that this proposal is a ""breach of public trust, that it creates increased safety concerns yr students and exacerbates antes the already unbearable tryrfffic on stone Valley Road Yhe•district proposes to claim an exemptionfrom the Williamson Act early release, due to `pylic use". We understand the exemption for-schools is for c�:rssrvarns. FuHher•the.district plans to use Measure A.funds to pay for the pa c�fest. We the Voz&rs approved Measureto provide fwuls improve classrooms ate` limjt� r tob esn it for voori�v planned ane projects like this. Ybere are several arltenwtives that would cast less and not create additional safety problems, but the District trict won't consider there. Please investigate this situation and vote N on thi project. Sincerely, May 1 . ?ooh Alamo Improvement Association Attention Roomer Smith P.O. Boy: 15+ Alamo, California 94507 Subject: Comments oncern --Humphrey Ranch Housing Development Project Bear Mr. Smith, As a resident of Monte Sereno neighborhood, who will be adversely impacted by the above proposed development, there are some serious concerns with this project which a would like to express. These are essentially;the same issues concerns which have been communicated to the County supervisors and to Mr. Patrick Roach before; with our last memo on these concerns sent to the board of supervisors prior to their September 14, 2004 meeting on the partial cancellation of the Williamson' Act on the Humphrey property. In this memo we articulated our position on many aspects of the development and presented our concerns. Because these issues still remain unresolved, we once again want to elaborate on them by providing the following brief summary of the relevant points: School Portion We endorse the view of the neiahborhood at large recrardin r the myriadof severe problems that the school 'parkino lot and the soccer field will brim to the community. Since these will be addressed to you by our nei hbor no conr m un q alliance (NRAP),, we will confine our memo to those issues surroundiinc the other aspect of the project. }teen S race The, ultimate fate of the 63 acres of open space is still'anrbicruous, and in spite of various information provided by the developer so far. it is still unclear as to; Who will i a.l , end up owninc the land;' �► 'what will ultimately happen to this land once it is out of the Williamson's Act in a few years 'ho will aetualiv be responsible for the maintenance and upkeep of it and how is that responsibility enforced: *► 'Where is the source of funds to maintain and mana.¢e this land". What steps are taken to safeguard acainst the subsequent sale +of this land to a developer or another interested par j,? ..,. ...:..:M...:...... What is the safeguard to protect this land from future development:' +� How would the public accessthis so called open space? 'Where the description of the proposed "20 to 30 feet access road" into the open land sutra n ino the existina hones for weed abatement, fire ficwhting and land maintenance and who wild be responsible to maintain this road and ward against unlawful entries into it" .egardi�;g the 63'Acre open space, we believe themere assignment of zontngr catearory to a piece of land does nothing to ensure the permanent protection of that land from future development. 'what is to keep this 00W.SDace ortion from beim sold to a developer after fact:' Based on these concerns and those by anthers we propose that if the approval for the development is given that it is made conditional upon the developer meeting the following criterion in order to provide safeguard for the ad*acent neighbors'as recommended below. Recommendation I. A management agency (with::adequate financial resources) be clearly identified .and documented who is willing ng and able to take over the open space and manage, maintain and preserve it as a permanent open space. This may require the developer to set aside'a sufficient amount of fund's for the financing of it. ? Restrict the residential developnnent to 39 homes or less on the 23'acres of residential portion of the project and require that the developer cone forward with specific rather than general mitivation steps to alleviate ane adverse and negative impact of the project. 3 Neighbors are able to retain their refit to articulate their concerns over crrading, drainage, soils, trafc, safety mitiva.tion measures and other issues before and during the various phases of the development. Until the SRVIJSD has clarified what they intend to do with the 9.6 acre land then have purchased from .umph,re 's and come forward with a clear and detailed pian'for any development no improvement, rading, access soli dumping, etc. be allowed'in this portion of time land. Resp"tfullyo u bra itted, �e,' d 'ne Teva durian 1.2.9 Canvor vista Place, Alamo. 'California 94507-12'173 tev mo(,c.;Racb ll Copies to: I. ''nary Nejedly Piepho ContraCosta: Supervisor, District 651 Pine Street, Martinez., Ca 94553-1290 :c ?. Patrick Ro Contra Costa County Community Development Department County Administration Building 6 1" Pine Street..4 h Floor, Norm 'minas Martinez. Ca 94533-12w90 I deal Matsunava., Chairman San Ramon Valley Recrional Planning Comm. 242.9 Camino De J gar, San Ramon, Ca 94 583 4. NR .P Alliance #. ............ �....... ................... �.�#.....�....�..........�.�...... �......�.................. . Kent and'Kristen Johansson 1845 Monte Sereno Drive, Alamo, California 94507 _ 4 June 4. ?ooh Mr. Patrick Roche Contra Costa County Community Development Department County Administration Building 65-1 pine Street Martinez. CA 94553-1'42090 Dear Mr. Roche,.; We are residents of the west side of Monte Sereno Drive, and our backyard will abut the proposed 400 card parking lot to be located on the former Humphrey property across from. Monte Vista High School. We are opposed to the SRVUSD plan to develop a parkin lot andplaying field and to the modifications to Stone valley Road that are proposed to occur as a result of this plan. 'fie also have several concerns about the Davidon Mores subdivision. We seek your support to the oppositions and concerns we outline in this letter. We are vehe.men lyopposed'to the de°vel pr ent of a 400 space parking lot across the street from Monte a 'lista H.S. for several reasons: School traffic causes tremendous congestion on Stone Valley Road.' Having students cross this busy road would only add to the congestion and most certainly create dangerous situations for both:pedestrians and autos. The existing student park-Ing lot is in disrepair and is poorly laid out. Simply by repaving and re'-striping the existing lot, additional parking could be created for comparatively little money. There,is no guarantee that students will not continue to park on the Danville side of'Stone Valley Road if the parking,lot is completed as the city of Danville has made no corunitrnen.ts to a"no-parking," zone on the south side of Stone Valley Road in front of Oak, Hill Park. it is our understanding that Measure A funds are intended to enhance the learning environment in our schools. In consideration of California's stressed education budget and as a parent of children who will hopefully enter the public school systrn. I believe that a pa.r in(T lot is an irresponsible use of such funds. If M HS is to proceed with this proposed lot, it likely would not be complete much before the opening of Dougherty valley H.S. in ?007. An additional onal p .rk ng lot at MVHS is an irreversible fig to a problem which is only temporary. Patrick Roche, page 21 This unsightly lot will certainly add to the noise and litter that already comes as a result of after hours activity in the existing WHS parking lot. Neighbors have been riven no buidelines for operation of this parking lot including lighting and access hours. :s a result of this proposed parking lot,there is a plan to install a traffic light west of Monte Sereno Drive as well as medians and a turn Lane in the vicinity of the lot. This will not only add addi Patrick .oche,page 3 It is our understanding,that the elevation of the housing subdivision is predicated by the piano spare the Heritage O �tree that exists tie Based infcratio that was available to us., this was a cause that was supported. by Mllie Greenb rg who is no longer ire office The consensus at neighborhood and community meetings is that elirninating this tree is preferable to the modifications to the project that are required in order to spare the tree. If the tree is spared, there are no guarantees that it will survive this project. Wye have been told that plans for drainage in and behind our'extendecl backyards cannot be;confirmed until grading plans are final. Our concern is that by the time plans are final, there will not be an opportunity for modifications to the drainage plan if it i urc acceptable. We have:two ch ld�e under the age tit`two y aar�s and therefore have serious concerns abut the hazards of certain drainage alternatives (such as a v-ditch located on our property. avid.on Homes has offered each resident of the west side of Monte ere o Dr. a .$ I oo.0o improvement allowance, s a result of the enlarged roper y we wi1] rewire additional irrigation, lawn and oth r plantings. It will also be necessary to relocate our pool equipment so that it is not located in the middle of our yard. We feel that this allowance is eXLI-emely small relative to the income that this subdivision will generate for Iavxdon. We have not been.advised of plans for protection from dirt and runway rodents during the grading process. The former Humphrey property is highly populated with ground Squirrels, snakes and other rodents which will naturally scatter and the dirt and dust that will be ,generated from the grading will most certainlycreate a mess in our yards, pools and hones. We have not been advised of alternatives to Daviden's current plan to enlarge our backyards in the event that they are not able to secure unanimous agreement from all west side residents of Monte Sereno Drive. While we are opposed as outlined above to any activity related to the proposed parking lot on the school district property; however we are not fundamentally opposed to the development of homes by Davidonprovided that reasonable compromises can occur on the part of both parties that will not adversely affect the quality of our lives. We appreciate your anticipated consideration of these issues and hope that we can count on your supportin forwarding our concerns and opposition. Sincerely. cc: `Deal Matsunaga. Ste.' .arson valley Regional Planning Commission Mary Ne edly Piepho Contra Costa County Supervisor. District Roger Smith, Alamo Improvement Association Mav 19. 2005 Patrick Roche Cor tt-a Costa Community Development ent Department County Administration Buildint, I line Street Martinez. CA 94 5 12 90 Dear Mr. Roche l ocj<t year awtio I was contacted hN, Davidon Homes regarding their plan to do rna or development behind niv hratIse At that time: they told us that they will offer to modify our propeny to make it more useful and tappealinU. l'lle purpose o[tilis letter is io pro vILIC YOU with my vii=vv of that uFfer,the ' limA-on from Davidon l on cs and III\ feeIinu s,regarding a number of'other issues that have come to trey attention regarding the proposed project. The: offer that was made to nye I-or my proper / involved pilint of dirt onto my property to eliminate'the drop cuff at the c-ea`caf ti�ti}I0 While tl-tis Sounds interesting at first glance.the entire prt�ject involves'placing cores iderabl�#more dirt onto my lot than is necessan/to level the property. I find'that completely unacceptable. l see benefit to p11111 extra dint onto nlV'lot only to Davidon Homes and not to rnvself. 'Usint;my back yard as a dump for d in from this project i- ra-dei-to rnal�e mN, vard level would be a benefit but to pile additional dirt beyond level is c;carn-tpletel_ti3 As ii second issue;. tine playa includes dunipin�.y of additional dirt onto the proposed parking lot. This pian would raiscx it so s that it would become a nial*or eyesore and a source of even greater sound annoyance than it would be i f it were roc t -aired It we c ld he'a serious intrusion upcat� I livinil conditions and would make rnv bac lcvard v r-tuall�� 1.111LI"Oble durint► [lie schc�crl commute tunes and any time:tlae lot would be used for other events. .; I Implore VOLI 1101 10 allci���this VCIfir txt�I Iea�sa t radirt :. I understand that the equestrian community has requested that access be madc to the horse: trails on N/1 ount Diablo. I I'ttrtller Understand Haat Davidon Homes has made a_number of unpopular offers to divert horse traffic to the west J()wca Stone Vallee Road. It seems to i re that a trail immediatelv behind Ill's'pro ert\1 vatiuld lie �!00d scrlutie�a1 Which could he offered by the school. It would convenie tiv connect with the present trail on the side (Of thea raa ter t in r ci gat tlat:sal e# ci� c=wc_)LJId help presc;rve the rural nature of tliv area that attracted LIS tai Mome Sereno its (ley lust placer. is there a reason that this has not been considered` It 11; 111V Underguinding that there- is no plan to build a parking lot on the SRVUSD property at present but that the 2radint, is to he done anvwim The land behind my house is beautiful ronin=� hills at present and the{�#radir��� Would trrc atc: an eyesore:and make a mess. To he sure:. if it is decided not to build a parking lot. no one will�i-e:placci tlae hills ear1d -e;store the natural beauty, to the area. For that reason. I believe that it would be a disservic�r'to�the c:c�nlMUntiv to aliwx the ,yradinu to he done at this tulle. I strongly request that you rule at.TaInst the gradinu. t pi -esent that traf�i�c prohiern at Monte Serena Drive and Stone Valley Roads is so sever-e: that it is vi rtuall� i-a eras;ible to e xit ire tho mo rnint-1. The students create:to (Yridlock throuali their dr vinut habit';an even stOp thu ii ve.�l�ic les iia tl c:c-c)sswalk. catrsira" even more �=ridlc�cl:. l feel that the adcfiticar� of a traffic l :�l�t 17t� feet West �I MonteSereno Drive wc�Uld only serve-: to worsen the problem even if'the Monte sereno intersection V� striped I:()I' no stoppinil. The stUdents have Clearly demonstrated that the\, i==nert such laws, l request that t1le li(ht not lac° �01()wed at that location and that if the il-(Yht must he installed in the mistaken belief'that it wIII heir)co ra._�t-.stic)I, that d it 1ic:� installation ht postponed ned until the parkin�u lothas been committed to. 1 I'tli-tlac:I. fieI Haat all ol'the so-called imprcavemems to `tont- Valley road would be harmful to the Tura l Itel oi* A lanio a gel t-a-�a�. �c 11 be unnecessary. since the school does not I��ave a present plan to build out the parr it�E� lot. �dcfitcac cif tla; center islaicl . torte late;;, read widenira= arid re-striprt�,' its aanrecessar� r. ,= air lreciuest that vc u;�i n I,I 1111 1171.. 1 :•3.= 1....€1...:l.: lib r3:. nyy.- iH ... ..... .. NN....1i11 .1 ..fix:... r.r. ...., i.....i 3....:1. I i I I 3 1. 1....1 .... ... I .I .... I II SII m.. i. ...... .. .,.. ...... ......... . �� �I.....I1 3 ....I.....11 .: 1.9...d 3...... .....s..,.3 ..:i VOUr influence to stop this from happening. appreciate VOUr attention and 1 hope you can help stop these n .-ra ive things from ruinin�l the lovely rural atmosphere that we all moved to Alamo to experience. Sincerer,}. Pram*: SU 1835 Monte Sereno Drive 'vlay, ?4, 2005 0 U.4 1 4 i-I Patrick, Roc l-� Contra Costa,�to .c'1711'1Zuniry c'veloprnent Department County Adininistration 1 uldin 651 fine Street i v lartine.-,CA 9455 -1290 Dear N/Ir. Roche. This latter is intended to make you aware our view of how the proposed Daviclon,sub- diviysion and the Ston \'allay Road modifications would affect our family and the entire ncirglihorhoc7d. We feel that the plans would substantially worsen the: traffic problem on Stone Valley Road. 1 WOUld also like to make:you aw=are:of the history of our dealings with Davison hog Join r1 y�ro contacted d Lt. .l c ut a year ago on behalf of the David.on Ho�c�s project. He �-�res�c.�ntc�cl ro c-):gal offelrint major im.provc�ment�s to the rear of my lot as it interfaces to their sL.hdlvision and rl-ie teen-planned highschool parking lot. The rear of any lot includes a drop cuff cif a-I-roi-nLitc:ly l ec�t at the rear and the offer was to fill in the drop off and.extend Icy uscabic lard to - y proc7-)erre line. 1 l incl tlzin nc-)dific:ation to bc� a -)cncfit to any property,, but after a year and many iZ�ect .s, I i-�a\,c� of been (;1\Ic:n a final offer in writing, I have been iven Several versions of the�radinF plan, had nLl11cl-oLI dISCUssio�s of the: details of the execution of the project and 1 was liven a rather oncrous conr��et Ccs.sign if the as yet undefined work were to go forward. The Davidon contract required nic tc aurce to stop all opposition to the project and the adjacent neighborhoods of RAP that the construction of a huge Km.art-.si ed parking lot in our backyards would seriously I.ower the qu allay cif c ur lives. I feel that the attcrnpt to �t rr�c to,sign such a contract d:iff�.�;Ld D-avidon's crec ibility with ane. At the last meeting with David.on, t was told I could ri LIJ-) the contract t sc I Iw ieVc thuut Mr.T1-aver of Davidon was embarrassed by this rovk1 r play. Theproject I ncludc~s a two,story house located:60 feet from nay property line. I bcl'c\1c� that a .l fti �c�,�rc r��hc-)LIS -vvoul.d cl* atc the priNTacy that I. now enjoy in my backyard. I thinly the housc should �c made either a one,story hou.sc or be moved further frr��n the prc�pert)j line. Please eonsic:l.c r c:ithc .r reque5tI-T that the: houses he moved further west lay a. rc x*mately 50 I'm of that tl��: Lr� l-e r hoL� Ls be decreased from -9 to 30 to maintain the privacy of our wirds. ��,lv Treatcst concerns about the projcsct at present inN70lVe th.c proposed plans for c :a.n gc ,s to ,Stonc Vdlcv Road. The morning congestion at the intersection of Monte Serena Drive and Stonc \f allev Road isso �rcat that it isnearly impossible to crit our street for a c�ommutc to\A/( , on school dmfs. �.m force to leave for work each day before theschool congestion reaches a critical lei :1. Resident. dr'vin r,style must be eery a gres�sitJc� in ordc r to cTeto ut of the ncit-Thh nnco�c�cl. Students frc,cluently violate a number o traffic laws inc:ludin�.stoppin�;in the inter. c ction Lind in the:crossway:rnak.in�the;(Tridlock nearly complete It is surpri,sincT that thu.�; far there has not l-cc.n a fatal accident. The difficulty that Monte Sereno R.esidc.nts cxl-)ericncc t o i�; due:,in art. to the fact that there is virtually no police enforcement of the traffic 01 . . mom #.. ## ...,m........,...... ...... ...r.. ......... ........... latrc nc o mill.Itted h\', the Students. t bc.Ilc.Nc that the chancres prol-)o.:ed for Stone \/alq, Road \'\!()ulj i nakc the issue c:\tcn worse. The addition uf•a traffic: light 170 feet west of Monte Screno Drive would c o nsidcrahl _worsen t c phlc n-i. c traffic arc f c siorial in the neighl-) rhood has publicly tatc d that such a traffic i"'�" -- i r :a i '. ♦ : �t l 1 r 1{./Y and F even . " y y Tright• ���t �ulcl lac. as d tzrn-.cntal ars the one at the Miranda AN e. and an even worse �ridloc.l, woLi[d rc.sult Also, in li(Tht of the fact that the school has no immediate plan to construct the parl,�rn� lot that NR, (nciqrhhors for rural Alamo rcscr yat on a� t .� realwidening, the centerslands and the t�.lrn �.�� ��� y�c���c�ui� not �� built. . r� .t � "� r 1 c.� c. t that the light ht and other c.hanues not��c.. L llowccl ;.It this; tlinC Understand that no plan exists, today to buuct a parking lot 0n t r-, , c. hec proper but tit the rac 1n,T is to hc. �lc�rn anyway.a . The t)c�autiful rolling hills behind ray l�c�u.5c arc. one of t-lie r11� rst attr,rc.tWc lc.at it s ol -ny Property and.the gracang would Crc.atc an evesorc: and rn�.rl�e � i��ciss. it .. 1 * 's a. +" - 4r_ ,' y: .ti _,k �. 'is .� c.ICCide nt) to -w lcl- parking lot,the hills 'Woul�. not bc. reconstructed tc� rc r�tc�rc* he natural bc.,'rL t tc thc.. arca. It could. he a dis.sc.rVIC to the L)rn iunit to allow the gradina to be doncy art this tirf.c�. 1 Strc�r�(T I rCL'jLic st th" c�� rulcY��ain t'thc�gr lir a. . I�#c' c - c r"c�C L1 rc`rn�nts i" ,' , , y c. thc� county �upen rears for thc. Davidon -�rc� c ct to n,ovc. kvwarcl k ffic �cc. lit on of equestrian access to Mount Diablo Parrk. Davidon Horne-ti has, 111ack SOIC1,11i n0Mb1V un o pular of c.rs for ac.,.c,.es.s inch ding having horsc."i trot L!p the street and t�1�`( U11 t 1 c. a rt -c.rt o-j t , , " . ' , , . ,�-, c. clic �c l�r c. residents lent and also hax ins, horse c.s tr.a c.l �h c �cic n V, the Col.#�.,c,�,t�c , t enc � tc lc� Read and c.ntc r n�a trail well�c�t c7 the original eucstri�tn �ccckc� t n c��t c c c c. '�,rc c. ,t tart the fru{ c.rt i n nc.c�lratel tc the west o mrc��c.rt line: her�c�Sc:r-��c~c�l 1 *c�r a 110r.,c trail and:that it connect directly with the c�r�,�inal trail that ���� rn lace c ars aao . - elthe rural feel:of:Alamo1�mo recluc stc cl ) f N � 'Ti i Xr1Oc - i Onc steptoward the,preservation q(,,Tl1bor� u- Rural Alanio r rc° crNation), All of tl c h a ac requested f or Stonc,Vallcrc���� �at the �� .�,c.hc)0 n a lel lac. h ar lnl-u l to the YLiTal Ic.el of Al nioand arc c..crtainl y unnecess^*ary�t this tame �.c�u�cthc ,�c houl has r�c� -� �rr to �~Uil cut nc� �zcr�.rng lot, TFic additit�n ofenter i,�li�n r� turn lanes, �� �^ c (T -y ;tri ping, l s u n ncccss ar . PIcasc. �.c..ct�rnmencl acT in t thii plan hc.1 �tc� fronij � (T � � t l�a���n rn,�,• r ruc c.iatc c r attention and t. horc voucan -ic. aye mai taan the rural�atrn���,l 71�crc� cif Ala �no�. n c.c:rc l�, '�',«„ ; � ''�� _ "'.."""'.moi�,�,,,,••^C"'J.,,,r.�•r,r"k��,.^".++'Mn. J J ni a nd Canlinc ........... Nil 6 Mav 25. 2005 Patrick Rocha � :... ,� :�; ���` • � Contra Costa Cortin•runity Development Department C OLInty Administration Bui iditag 65 Pipe t-eel 1 Martinez, CA -1')90 Re: Hr.r111phrey developn•rent, gadinu and excavation Deann Mr. Roche M Ni name i Barbara l eBi si; 1 live at 1815 Monte Serena Drive. l have been forced to accept the development of'39 new homes can the Humphrey Property. This development will only increase trat'lic coni,estion and eiirninate critical Outdoor open space, which is shrinking in our beautif'u'l City of AIamo. What l cannot accept is the plan by Davidon's Homes to displace tons of excavated sail adjacent to rrry backyard on the Humphrey property in the old Double C -corse arena. Abort Cr'near a`ul l received a letter from Dav`ido a Honles of#'erin�to make ma' irnprc�uern+�nts at tl�c� raane iaco�uconjunction withthe parking t that,the school, pia �i . avdc -orearMiles resented this a "benel`i „ by -increasing'" the arnbunt of usable land cin my property. in reality the l� c my benefit was to Davidon's n's l ornes because it provide a less costly solution to trucking; away lame an�c}trrlts o l'sac l that will he excavated as a result cif the building on the H Umph ey Property. This ex LIvation, trading and displacement of soil planned key Davidon's Hc�rnes will rare the oracle 6 to 8 feet above nay current pr-caperty level with a sound wall going up an additional 8 feat. 1, and my nei4yhh yrs arca already deaiinu,' with new hornes bei built on the Humphrey property now they °crrat to dr.rrnp literally toils of sail adjacent to our backyards. FUr-therrnc�rc: tl i� proposed excavation and gradin, will chane the drainage on my:property, the grade will be at a slope towards niv vard, whereas currently it slopes away fror-n my mouse. In t ctc�l�er 2004, Mi. Wvro. of Davidon's l�t�rrres promise to reconsider and provide another planlcrr the orad ink; to he rnore {ale hone it to me. as a property burner adjacent to this; developraaent and other nicra leers of the: Monte Sereno Neighborhood Association. Despite a sLrrvev Of Our propertICS seue:ral r�crrtlas agc3 to assess a ne�vr-tdin; plan Mi. 4vrca, o dais date has still not provided ancjtlicr}Mara l«r- thc� excavation arad displacement o'tl�e soil. Currently no plan exists today to build the school parking lot due to lack cif fonds. "There is nes rc°ascra to displace tans of sail for a parking lot that cannot be built. and even if there was a parking lot hUilt it does not have to be 6 to 8 feet higher than the current grade. This unnecessary displacenient cal'sail will dirctlr affect rn � property value as well as irripact brow 1 am able to enjoy r � owraac: ;varri not to� r entic3ra tile inapac:t can icy neighbors and nei�l�borl�roc�d. strc��a: l Lit." vt7u tc� rale against ani csnnecessary and ter prematureuT radn , excavation and displacer-Tient ol�sail can the 1-�UMPhrey Property. Please help us r�naintain scarps sense of r�rattrral_beacrt�f and open space' In cacrr back yard and Our neighborhood. Sincerely Barhara DeBras 181 l' carte creno Drive r- C? 03 May 25. :. Patrick Roche Contra Costa Community Development Department County Administration Building 651 Pine Street Martinez,CA 94553-1429 Dear 11r.Hoche: We are writing this letter to express our grave concerns about the project being undertaken by Davidon homes and how the plan impacts our family and the entire neighborhood we moved to Alamo because of the lovely rural atmosphere and the striking scenery and we fear that this development will eliminate both. We'Atprp contacted v D-tr_dL'n Ho les lbnl_ 12 no.?t hsgo concerning nrnSa C1 their _no n.fr?1anr improvements to the rear of construction of a'paring,lot that the school was planning to build and the housing development that Davidon wishes to construct. The rear of our lot includes a drop off o f approximately 4 feet at the rear and the offer was to fill in the drop off and extend our useable yard to,our property line. While Davdon told us that they are trying to offer us a benefit because they are building so close to our property, we have cone to realize that the offer is simply away of disposing of the dirt,that is to be excavated to level the hills for the subdivision. This is evident because the plan we have been shown involves piling b to $ feet of dirt onto the location of the proposed parking lot and also an additional 5 feet of dirt above our present lot height. We find their offer completely unacceptable and use expressed our displeasure to Mr.Thayer and Mr. wyro along with others. We were told that some people get more benefit from the modification than others. we see the piling extra dirt onto our lot beyond a level grade to benefit only to Davidon Homes and not to ourselves.Their plan also would place an unsightly drainage ditch 14 feet into tour yard in plain sight of our home and patio. Using our back yard as a dump for dirt from this project in order to make our yard level and-the constructing of a drainage ditch at our property line would be a benefit but to pile additional dirt beyond level and rove the ditch inward is completely unacceptable. When pressed,Mr. Thayer promised to reconsider and come up with another plan to satisfy us. That; pronuse was made in December and when we finally met with hire in April,no new plan was offered. we are uncomfortable with the commitments made by Davidon and we hope you tape that into account when you consider promises made by there. As stated above, the plan also includes dumping of additional dirt onto the proposed parking lot. This would raise the parking lot(if it ever is built) so that it would become a major eyesore and a source of even greater sound annovance than it would be if it were not raised. It would be a serious invasion to our duality of life and would make our backyard virtually unusable most of the time. we strongly request that you recommend against this gradingplan.. It benefits no one but Davidon and does nothing to improve the quality of the`parking lot if it is ever built. If that decision requires Davidon to haul away dirt,so be it. We understand that no plan exists today to build a parking lot on the school property but that the grading is to be done anyway. The beautiful rolling halls behind our house are one of the most attractive features of our property and the grading would create an eyesore and snake a mess. If it is deeded not to build a parking lot. the hills would not be reconstructed to restore the natural beauty to the area. It would be a disservice to the community to allow the grading to be done at this time. We strongly request that you rule against the grading,. Early on in the project, the Humphrey family evicted the Icuble l horse riders who contributed to the lovely rural duality of the neighborhood. Davidon Homes has made a number of unpopular offers to divert horse traffic to the west down Stone V allev Road.Might it be wise to also make'the property immediately beyond our propem,line part of an equestrian access to the park grails'? It would have the feel of restoring the Double D and help preserve the rural nature of the area that attracted us to Monte Serenoin the first place. Is there a.reason that this was not considered?The traffic problem at Monte Sereno Drive and Stone Valley Roads is so severe now that it is virtually impossible to drive away from our house in the morning. The students routinely stop their vehicles in front of Monte Sereno Drive and even stop in the cross walk:. This creates a severe gridlock problem for us.The addition o a traffic light 170 feet west of Monte Sereno Drive would most certainly worsen the problem. One of our neighbors is traffic professional and he strongly feels that such a traffic light would create a backup as severe as the one created by the Miranda Ave. light. we request that the light not be allowed at that location. All of the so-called improvements to Stone Valle road would be harmful to the rural feel of Alamo and may well be unnecessary. Since the school has no plan to build out the parking lot, addition of the center islands, turn lads, road widening and re-striping is unnecessary. . .-gain we request that you recommend against this play help stop it from happening. We appreciate your attention and we hope you can help preserve the lovely rural atmosphere of.Alamo. d M, �an3tro Nagashima 1825 Monte Serena Drive .... ...i.::::.:....:: y ...:.s.. .€. ..p I....E ....i t..... .... ... .... �ins :: .:. ...... ".F.. :. ti. ...,.. ... ail. h....i �I i€ : m....... ... .�: ... .... .. mom -,. .�. .. ....... ., �.I..�'�€. .. ..... €N .€.....Yrh �....iii. .........�.,. .........,..1ih yid,...� i<S. Mav _3 i 2o05 fit*) ,. . yIcy crud Larry l.�evit 1 M r', Patric z Roche i+ Contra Costa :'01 1l'iirlity 11865 Monte Sereno' Priv 1. c:ve lcapr`rt:r tlarno.C , ' 07 CoUnIV Adt"11i11istrl"rtion BUildin Dear Mr. R c:llc: we are writing this letter to give yc�u our view,o the present plan for the lav don Homes subdivision. the proposed . - .r tl ns affect 0 r rc r��cr'dr�rciatr,c�r�ts to c�r.rr hael� vary and the �tc�ne al'le Road r�nc�dif�ic�.trorrsi we :feel that � et �.� p perty nee ti ely would worsen the traffic problern on Stone V alle oad and contain. act ich Would be unsightly. We wocrld also like to make Voc.r aware cifthe history of our unprofessional dealings with Davidon y ornes. .Iclr °vrc contacted us alrrcrt a year ac on bel ;all' avidcn Homes offeringrnajor Improvements to tlne rear of Our Ict, extend nu otIir r~rsecable var d to the property line. Initially we saw this modification as a benefit but soon realized that the proposal was a thinly-veiled Marr to dispose of the excavation drat from the new subdivision. Tile overall elect WOUld, produce a steep llrll close to Out* property giving the yard a closed in feel but increasing Davidon Homes huildable property arca. They result to Mir property would be a less desirable yard We e.x resse.d Our concernto Mr. Thaver and were told that some people yet a better -deal" than others. lir. Thaver scrl segUently toldWS to hold all comments until after a survey of"our property. The survey has been done yet we have not been given a final offer in writing to considers ']'here r, £ti heritage oralto he saved in a v dons property. Tile plan includes a roughly b foot tall t1owerpot" tgond the tree. 'fit is doubtful that the, tree will scrvrve in that bizarre container. Tile saving of the tree fixes the height ofthc l r•c per�t R '� recommend'that rwidc n heave tie ice on a hill its+eif and shift'the' level part of` the Davidon property west, replacing one home with green area. 1. avrcic3rls ol'er. Involved rvclved a contract fcr• cs to srg , requiring us not oppose to tlle project. Everyone_in Monte Sereno, c ve at 'tcr"nc� alle�v oaks and limn residents'of' rya.n Ranch,h, white to and A lar-no Oaks. Stone all v Oaks, the L:t la �` i.. Stone Valley Road feel that the construction of a Kr-tart sized parking lot in our neighborhood would lower- the quality i .` , i , . b this contract as the contract has recently been withdrawn. c�f�c�crr'I r vc�5. �'c. �a��r.rr�rrv. that �r�.Thaver was embarrassed The 1,avidon plan include► a very larsve new house behind curs and sitting high above our house. we told Davidon that i appropriate t avidon responded Savin that the hc�usc, Would 4r �,inuf e story lrc�c se vocild be apps prratc under the circu��rstanc,es but � p .# d t our property. 11c.S Would r c.r-r�rrr two �;tcrr yc. l�crt the second windows wc�cild not he araeerty. we believe that 30 h0111 a . ;p p r } more sense than 3as this would eliminate the need for the radical ,radtr�g oil and aehind rnv lot and c,liminate the home oil lot 32- We request that your rule to decrease the number of buildable lets from 39 to 30 l..ac h plan that we have leen shown includes rais nO the proposed parking lot site by 2.8 feet (depending) carr vviierc rr-r tl-tlot V Orr rlicasre hy ccrping din unto it. Raising the lot benefits ni.v. Davidon, irrrovrn , the proposed parkin(, ... �. just r. erve' avidon the ex.ease ofw'liacilin � awav the lot ir�r r�c� �va�, �� �c.e r�c� rc.,ao�n o deserate the loel� fid t� �a € p exc.11vated sail. we strongiv request that vvou recommend against this ar +ding pian. No plan exirsts todav to bald a pat-king lot on the school property� due tothe lack of ands. G rad i p anywav would �. sr.rhstantially damage the aesthetics of the property. If the parking lot is delaved until DOULTher-ty Valley H11h Scliool is r' ' t '' �,31s ' t h no one would restore the nat'c.rral beauty, �f;the cyl�c,r�cic.l.� it i lrl�el� that t'he lot ��i11 rcpt be needed and it is a certa,rn v that a � c property ley returnint, tyre lot to its Original'condition. We urge you to rule against any premature n;rad ng, w s proposed changes to Stone Valley load. The morning. congestion at Stene Valley � r-rc�thc.r cif carr concerns involves the P op�se L 1, �. 3 �r ,t r« (x v ht rare or c.c�r�rrrn�utrn r�r�rust be done before car after the school t.c��.rtf r��,c,� �rc�,�zt that a�.�ressrve drrvrn is required to leave � t L the crosswalk making the �.rrrdloc k nearly corn lete'. There is rcrSh. ` tr.retts frets r.rer�rt ly stop ire the intersection and. in _l�r ... p vrtrra1v no police ertorcemcnt othese traffic violations.. It is 5ur rrsrn. that there has s heer nserious accident srn�slar tc� the Mle that gip r-ec�ently happened at i crosswalk adjacent to Charlotte Wood School. 'fie believe grist the changes .. _ proposed for tone Vallev Road would make the issue even worse. Jl tritl•fc: 11:1111 170 feet wast of lcnteae•eno DriveSvc ;_ , would certainly worsen the traffic problem we now live with. traf`lici prolessional in the Monte 'erer�o neighborhood Th �rl�c�c�d has u licl � •- p gated that such � tra rc l i TJlt would be as detrin e tal to traffic 11oNAv as is the one at the Miranda Ave. so worse gridlock Would result. Since the school lia.las no immediate plan to c'o nstru 1� parking t tile parl�rng lot. (Neighbors dor Rural Alamo Preservation ������������•.r��•���°+�t�� �a��}, oppose the road 1.vidtmng. the center islands and the tarn lanes. We request that the fight and other changer not he approved. SLIPCr•viSOI-Gretnbr.1112 before leaving office required plan for the addition ��- �. � a p �rtrc�n of`egt.rc,�rrar� access t c�crnt Dia1�1c7 Park ()r the Davidon pro'Je ct to move forward. Davidon Homes has proposed having; horses travel through the nes development.and curl to Stone Valley Enclave residents* property, When this was vetoed they proposed having, lic�rses travel west alc n(T Stone Valley entering a trail well west of''the original equestrian access. Asmall sliver of 1,a nc immediately to the west of nv property line could be reserved for a horse trail which would restore the nice Ie l ol' .1i t c,. DOUble arena. "1"'1115 ':could be part of a plan to reduce tile number of homes from 39 to in the prc�`ec t. We app eciatc VOUr attention and 1 hope you can help LIS in our guest maintain the rural atmosphere cif•Alan o. sinc:erc lv, f Katl v and Larra# Levis' cc: //Patri&Roche. cal ��,�tt�►r r���',i ✓` lar•y (:jedl.\, Pieph Atr :i 3 3 4•31!:3 3::.i:: 3 3'.1,3,-: 3...:: ':�...:l:. 3if"':.3.iL 1.. ..... .......... .......i.. .ii,. 01 ..�. lNIN .i.I...........�!.i�.... li .N..........x.i.s i.s.........I.s.i ill.....i.i iil....ii!x I.....i.i1.x.=...,...... .e.............e.!!I...,..........iN................NIi...................l9i ........... 1111-0�I.. NPI .. . ..ir.NN ru.I :�.�..........N..,i!:............�!........1..i 1...... B.".. .N..iN...�.IN.:3...........'NN.........I...�..�ii,�,....:..............: N.�I..:.,..,.. ,..�i�t......1......I! m om ...:i.t Ns ...Ii.Ns........11i.sr.x.... i .3... ATTACHMENT #9: NOTIFICATION NOTICE OF A PUBLIC HEARING BEFORE THE CONTRA COSTA COUNTY BOARD of SUPERVISORS ON PLANNING MATTERS ALAMO AREA NOTICE is hereby given that on Tuesday,October 18,2005 at 1;30 Fm in the County Administration Building,651 Pine Street,Board of Supervisors Chambers,Room 107(Comer ter ol"Pine and Escobar Streets Martinez,California,the Contra Costa County Board of Supervisors will hold a public hearing to consider the following planning matters: 1) The San Ramon Valley Regional Planning Commission recommendation that the Board of Supervisors dere related applications (County Files: +CP#04-001{x, R #04-3150, and DP 0 -309 associated with .Humphrey Property project for a proposed amendment of the General Plan to re- align and enlarge an existing Single Family Residential- Low Density (SL) covering a 24 acre portion of the property; to rezone 4-ages from. the Agricultural Preserve District --4) to the Planned Unit .District (P-1') and for 'a Preliminary and Final Development Ilan for 39 residential units and open space area; (2) An appeal from Da.vidon Homes Applicant & Owner) on a decision by the San Ramon Valley Regional Planning Commission to deny a vesting tentative map application to subdivide 4-acres into 39 residential lots and open space parcels (County Pile. SD#04-8905), (3) A recommendation'from staff to re-designate a I0-acre portion,of the Humphrey Property,;which has been acquired by the San Ramon Valley Unified School District, from Agricultural Lands. ��.,) to Public/Semi-Public(PS)to reflect land area now under public ownership; and 4) A proposed agreement with Davidon Homes (Applicant & Owner) o rescind Land Conservation Contract AP ##4-76 (Williamson .pct contract) for a 24-acre portion of the Humphrey Property in order to simultaneously place other land under an agricultural conservation easementp ursuant to .Board Resolution No.2004/405,canceling or rescinding said Land Conservation Contract,A.,.P'#4-76, The location of the subject property is within the unincorporated territory of the County of Contra Costa County, ,Mate of California, generally identified below a more precise description may be examined in the Office of the Director of Community Development, County Administration Building,Martinez, California): The location of the subject site is 2900.Stone Valley Road,Alamo,California(Assessor Parcel Nos. 193- 200-005/017/019, 93-240-005/0171019, 193-190-009). For the purposes of compliance with the provisions of the California Environmental Quality Act CE A an Environmental Impact Report SH#2002012029) was prepared and certified for this project. N subsequent environmental review is necessary since there are neither substantial changes in the prof ect nor new information of substantial importance that will require revisions to the previously certified Environmental Impact Report. If you challenge this matt in Court, you may be limited to raising only those issues you or someone else raised at the public hearing described at the public hearing described in this notice, or in written correspondence delivered to the County at or prior to,the public hearing: Prier to the hearing, Community Development Department staff will be available on Tuesday' October 18, 2005 from 12.30 to 1.30 pm in Room 108, Administration Building, 651 fine Street, Martinez, to meet with any interested parties in order to (1) answer questions (2)review the hearing procedures used by the oard (3) clarify the issues being considered by the Board; and (4) provide an opportunity to identify, resolve, or narrow any differences which remain in dispute. If you wish to attend this meeting with staff, please call Ruben Hernandez, Community Development Department, at (925) 335-1339 by 3.00 pm on Monday, October 17,2005 to confirm your participation. Date: October 5, 20015 John Sweeten:, Clerk of the Beard:of Supervisors and County Administrator'' .dam/. � ��1:�..� / _w F t A Katherine Sinclair,Deputy Clerk .: .. .:: .#. ., ... ..m.......................`. .. ...... ......,......................... ...... .: .................... .....:....,.:.::...:...,.,.:.......... Historical Resources Info System Foundation Center,.Building 300 Dative American Heritage Comm. San Ramon Valley Fire Dist 1303 Maurice Avenue 915 Capitol Mall, Rooni3 64 1500 Bollinger Canyon load Sonoma State University Sacramento, CA 95814 San Ramon, CA 9458 Rohn rt Park, CA 9492819-360 East Bay MUCH Central Sanitary y District, •w' Engineer Town f Danville�� La Gonda 5019 I rrhff Place toWay 37 -- ' 1 ra t, MS 701 Danville, A ��� �lartirr+� 5�3 Oakland94607-4240. ' San Ramon Valley Unified school East Bay Reg io al Park Dist Alaimo Improvement Assoc at or Attn:: Linda + ha District-- P Box 271 699 Old Orchard Drive 2950 Peralta Oaks Court Alarno, 45C37 `` Oakland, A 94605-0381Dan Danville, CA 9452 , Monte Sereno Neighborhood Alamo Oaks HOA Sage Mt. Diablo Alliance 305 Cross Road1196 Boula ►rd Way, Sulfa 10 "I 25 Mountain CanyonPlace Walnutrel A � �`�►anvilla, A 9452Alin A 4� ' x Sheriff Office Roundhill Property rty mars Assoc Admin & Comm Services UILIDING INSPECTION PO Box 34281980 Muir Road INTEROFFICE Danville, CA 9452 Martinez, CA 9455 PUBLIC WORKS ENV[RONMENTAL �F.AL�Ti HAZARDOUS MATERIALS... FLOOD CONTROL INT18ROFF110E INTEROFFICE INTEROFFICE Community Development Dept. PILI W. PUBLIC WORKS Current Flarlr FNG1 I ERIN G TRAFFIC Mtn: Darwia Dyers INT51ROPFICE INTEROFFICE INTEROFFICE .AF INT.EE FFIc 193770014 193790011 193200030 DEL ONTE RICHARD.& INGRID TRE DINSMORE WILLIAM &JANET TREMICHELE GANEY 75 GOLDEN MEADOW LSI 65 GOLDEN MEADOW LI' PO BOX 3428 ALAMO CA 94507 ALALMO CA 94507 DANVILLE CA 94507 193790010 /93190026 193552013 BRYAN'RANCH HOA: LAND ACQUISITION FISHER LLOYD & RHONDA A PO BOAC 744 PO BOX 5381 179 CANYON NISTA PL DANVILLE'CA 94525 OAKLAND CA 94605 ALAMO CA 94507 196050018 193920031 193551003 ISHII MAKI JAIN VIVEKANAND &VINITA RETTIG JAMES B & ELIZABETH TRE 109 SMITH RD 148 PHEASANT CT 2484 BILTMOR:E DR ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 94507 193760010 196020005 193920049 RA.JESKI MARK& DIANA M TIMMONS HERMAN & PATSY TRUST STONE VALLEY OAKS HSA 70 OAK GLEN CT 2717 STONE VALLEY RD 777 CALIFORNIA ST ALAMO CA 94507 ALAMO CA 94507 PALO ALTO CA 94304 193920045 193770002 193760004 BREWER TERESA YANG MING LIN TRAIN NAMPHUONG TRE 4115 STONE VALLEY OAKS DR 1965 GREEN VALLEY RD 60 OAK GLEN CT ALAMO CA 94707 ALAMO CA 94707 ALAMO CA 94707 193920046 19377000/ 193920047 VUJOV'ICH GARY G &JENNIFER TRE WEINER MICHAEL S CHALLIN 1R'ANDREA L TRE 4125 STONE VALLEY OAKS DR 1951 GREEK VALLEY RCS 4135 STONE VALLEY DAIS DR ALALIC CA 94707 ALAMO CA 94707 ALAMO CA 94707 193552015 193760009 196050009 GREEN DALE EUGENE & SHARON COOL DERRY& MAIL MOLINARO KENT R TRE 80 OAK GLEN CT PO BOX 1048 159 CANYON I VISTA PL ALAMO CA 94707 PLEASANTON CA 94560 ALAMO CA 94807 196370032 193552017 19355201 LDS CHURCH TAX ADMIN HITCH TIMOTHY S & DEBBIE J SILVA MICHELE ANN TRE 0 E N TEMPLE 22N° I=t I 139 CANYON VISTA PL 149 CANYON VISTA PL SALT LADE CITY UT 84150 ALAMO CA 94507 ALAMO CA 94507 193929038 193551002 193552018 HESS RICHARD H & JEANIE FLE!MING JIM & CANLINA TEYIV OURIAN PARVIZ & ANNE M 4150 STONE VALLEY OAKS DR 1895 MONTE SERENO DIS 129 CANYON VISTA PL ALAMO CA 94507 ALAMO CA 94507 ALAMO CA 94507 193552003 193200031 193552019 SNARR ARLAND L JR & MARY M TRE JEAN BATES &ASSOCIATES LAPP MARILYN 134 CANYON VISTA PL PG BOX 3428 119 CANYON VISTA'PL ALAMO CA 94507 DANVILLE CA 94528 ALAMO CA 94 507 .. .... .. . . 0................................ ..... m.;m..;;.;:� ........... . . .... ....................................... ..... ..................................... .. ....................................... ........ .. .. # 193552002 193552001 NOY NA A �p 124 CANYON V:ISTA PL 114 CANYON VIST PL : 144 CANYON.V1sT ALAMO CA 94507ALAMO CA 94507 ALAMO CA 94507 DAVIS193920039 193920040 193552020 RJ�I I I �R c TRE OTT"RILL LANCE A��T 4 DU R ERW IN J ISABEL ! 4 VA,,,,, C A SDR 41 0 STONE VAL LEY OAI � 09 CANYON STA 'L ALAMO CA 9450 ' ALAMO CA 94507 ALAMO CSA 94507 7 935520 1'4 9354200 URNS CHARLEN l� Ail �TIDE LANDII SCOTT� Shute, Mihaly + Weinberger LLP CA N VI TA PL 875 M ATE SEI EI DIS �layeSt:69 ALAMO CSA 945:07 ALAItIIIC CA 94507 fan Francisco,: � �� Davidcn Hanes Humphrey Frust Barbara l eB a i 1600 South Main St, 'Suite 150 2900 Store Malley Rd 1815 Monte Sereno Drive Walnut lnut C ree � � Alamo CSA 94507Alamo c C57 Mn and Hiro lagall� Cathy & Larry.Levu Dannon Larcaue 1825 Monte Serene Drive 1865 Monte Sereno Drive 41 Stone. efir. y Alamo CSA 94507 Alamo CA 4507 Alarm CSA 507 Joan Buchanan Didi Justin-Deed Vicki Koc 19 Mott Drive 115 Jennifer Ct. 391 Janney Bovie {tet Alamo CSA 94507 Alamo CA 94507 Alamo CA 94507 Kim Johnson Deborah Wily Tana Gumm re 361 Heritage ak8 r 230 babble Cwt. 801 Mirannda Creek Cit Alamo CA 945:07 Alamo CSA 94507 Alamo CSA 94507 Cry Jones Eric l bshnick Steve Creel l 292 Smith Rd. 137 Monte Sereno Pl 1870 Mone Serena Dr Alp mo CSA 94507 Alamo CSA 9450? Alamo CA 9:4507: Kathy Levit Sally Smith dill Schrader .1865 Monte Serena Drive 135 Mtn Canyon Place 164 Oak Road Alamo CA 4 C ? Alamo CA 94507 Alamo CA. 94507 Teresa Loons John Shelly ll Glaser 73 barks Rd PCS Box 7283 Cross Road Alamo CSA 9:45-07Alamo CA 94507 Alamo CA 94507 : Justin Mitchell John Bankhead D Stuart Candland '1120 Mountai Canyon PI 1341 Virginia t 955 Barrer Fid Alamo CA 9 507Alamo CA 9450 ' Denville CA 9452& David Soft Resident Ilett Scott 3 Essex Ct 533 Carleta Way, 442 Diablo Ind Zoo Alamo CA 94507 Alamo CA 94507 Danville CA 94525 Linda Greda Joyce Cho Kurt Johns .9.352 Lariat Ln 3131 Stone valley Rd 159 verde Mesa Qr , Walnut CreekCA 94598 Alamo CA 94507 Danville CA 9452 Cara Wiley L. Baxter Sian Heeb 239 Pebble Ct 70 vernal Ct 2541 April°aooa Ct Alamo C 94557 Alarno CSA 94507 Walnut Creed CA 9459 Lois Falls Melanie Bromley Dan Reeve 1271 Trafalgar Ct 2997 Limestone Fid 120 Warwick Ct Concord CA 94528 Alamo CA 94507 Aland CA 94507 Clean MacDonald Linda Brickley Michelle Bailey 15 Pulido Ct 829 El Pintado Rd 35 Todd Ct Danville CA 94528 Danville CA 94528 Alamo CA 94597 I Bankhead David Weller Pati Carothers 1341 Virginia St 33 Pulido Ct 3998 Mt Rainier Ct Alamo C , 94507 Danville CA 945 .8 Pleasanton CA 94888 Jeffrey B Roylance Philip Nelson leather DiSilvio 505 Neely Ct 2315 Lariat Ln 10 Discovery Ct Alamo CA 94507 Walnut Creek CA 94598 Danville CA 94528 Lee Blaenbur9 Katie Call Trun S. Leck 579 Mornin home Rd 25 Ble er PI 2378 Hager oaks Dr Danville CSA 94528 Danville CA 94526 Alamo CA 94507 D. i9 Resident Linda Reeve 593 Oakshire P! 101 Shadewell Dr 120 Warwick Ct Alamo CA 945037 Danville CA 94508 Alamo CA 9507 #. . # ..... Judy Mena Denise Oram Perp Pedersen 1 '4Q I keley Dr 2422 Lariat Ln Danbury t San Remora CA 94583 Walnut Creek CSA 94596 Alamo CA 94507 .Janet Russell Kellie Stephanos Tree Phi gs 2468 lavender Dr 5065 Canyon Crest1Dr 50 Corwin Dr Walnut Cre k CA .945910 SeriRamon CA 9458 lamp CA 94507 Na,ncy Strain Rab Stewart Kelly Lebr n 195 Millon r PO Box.I ..:. 290 acacia Ln D nv 1e CA 526 Diablo CA 9452Alamo CA 94507 Stephen i Resident . I IC her 306 Newcastle Lr PCS Box 526 8844 Cottonwood D nvllle CA 9450 Diablo CA 94528 Dave CA 450 Resident M Morena Dene jones 5388 Bl Cl ewk D.r 115 Lark Cwt 5483 Blackhawk Dr Danville CA 9450.6 Alamo CA 94507 Danville. CA 94506 Layne McDaniel Larry Yu Anne Roberts C Feather R ver St 88 Plurnre Ct 25 Sandstone Cit Danville CSA 9450.6Danville CA 94506 Alamo SCA 94507 Ray Matteo Resident Narcis Man j i 5 Shady Oak Ct 1918 green Valley Rd 51 Lisa Cit Danville CA 45U Alamo CSA 4 AlamoCSA - Chin Way Resident Linde DeBain 26 Oily Cit 842 Metra Cir 1'l Freesia Ct Danville CA 45 Danville CA 94526 Denville CA 94506 Resident Resident Resident 47 Kuss Rd CCS El i lnc n 90 Fawn PI Danville CA 94526 Danville CA 9452 Denville CA94528 Resident Kari Penland Laura l 16 Darlene Ct 9 Traci Ct 84 Hillview Dr Alamo CA 94507 Alamo CSA 94507 Danville CA' 94506 Linda Walsh Linda Schiller Anh Nguyen 241 Laurel Glen Ct 1388 Sugarloaf Dr 305 Culet Dr Danville CA 94508 Alamo CA 94507 Danville CA 94507 Resident Roslyn steels Resident 775 Ynez Circle 138 sunhaven Rd 2543 Lariat Danville rille A 94526 Danville 94506 Walnut Creep CA 94596 Resident Resident Resident 80 Trish Ct 784 l- ighbridge Ln 2409 Lavender Dr Danville CA 94508 Danville CA 94828 walnut Creek CA 94598 Emily Nelsen Resident Alescia Penka 1088 Finley Rd 3416 Deer Ridge Dr 9 Crownrid e Dr Pleasanton CA 94588 Danville CA 94508 Danville CA 9480+8 . Greg Bracelon Michelle Nguyen Alison Mitchener 889 Azores Cir 600 Birchwood Ct 214 Nottingham PI Bay Point CA 94885 Danville CA 94506 Danville Ca 94808 Resident Catherine Allen Moyra saran 9 Normandy Ct 1885 Alamo Way 111 Sugar Creels Ct Danville Ca 94598 Alamo CA 94507 Alamo CA 94507 Resident Cheryl Edwards Dorothy M. 1243 Crimson Ct 2513 Titter way 141 Coralflower Walnut Creep CA 94898 Walnut Creek CA 94598 San Ramon CA 94583 Rangy Dara chshan Rockandel Whis er 1991 farness Cir 4181 Greek. Paint 84 Cumberland Ct San`»Ramon CA 94583 Danville CA 94598 Danville CA 94828 Anne Madden Constance Roberts Pamela Rogers 65 Austin Lane 300 Livorna Heights Rd1318 1=allbrook Dr Alamo CA 9480 ' Alamo CA 94507 Alamo CA 94507 Resident Resident Shannon flyer 030 Banister Ln 1510 Avenida Nueva 248 'Dorchester Lang Alamo CA 94507 Diablo CA 94528 Alamo CA 94507 Caroline Marsh # eryn Taylors Resident 1160 ewren Rd 3029 Cheer Meadow Dr 43 Meadow Blossom Cwt Danville CA 945M Denville CA 94506 Danville ill 94506 Resident Gladys, Rserbato Melinda Wiseman 124 Plaza Circle 4442 Fleetwood lid 539 C ontade Circle Danville CSA 9452 Denville CA 94506 Danville C A 94526 Resident Resident Resident 430Bolla. PI 179 Montana '1121 Ea l+e Nest Cwt Alamo CSA 94507 Denville CA 94526Danville, CA 94506 Resident Deborah Porop r Liz Ritener 50Levant Cwt 80Weir ertln Wei 50 Bordeaux +fit San Ramon CSA 94683 Danville CA 94526 Danville CA 94506 Ruth Olesen Jenne Holt sue R 11 en emn Ca 25 Meadow Grove Cwt 311 Amelia Lane, Denville CA 9450& Alamo CSA 450 ' Danville CA 94506 sue R. 'Sharon Maida Vickie Levinson 72 Novara ve re Cert 828 Eastbrook Cwt 357 Canterbury Cwt Danville CSA 9452 Denville CSA 9450 lamp C A 07 Phillis Rich P. Minton Resident 2100 blackh.awk Rd 606 Stevens Cwt 211 Jere Danville CA 9450. Denville CA 94506 Denville CSA 94526 01a Panda l ri tie Miramontes Kathy Ocher 111 Al emo Hill C t 6621 Johnston Rd 2645 Stetson Cir Alamo CA 94507 , Pleasanton, CA 94585 Denville CSA 9450 Kerry Madzey resident Wendy Nichols 245 Dorchester Ln 119 Gatetree Cwt PO Box 283 Alamo CSA 94507 Danville CA 94525 Diablo CA 94528 Resident Craig & Fera Richardson Don Aber 414 Stoneybrook Cwt 863 El Cerro Blvd. PO Box 392 Danville CSA 94506Danville CSA 94526 Diablo CSA 9452 Rick & Renee Mencarelli Mary McChesney Tra^,,, & Ian McLean 244 Portola Dr PCS Box 839 24 Bri htwoed Circle Danville CA 94508 Diablo CA 94528 Danville CA 9450 Stacy Noe Carol McCann Resident 20 Birchbark Place 3804 Sheffield.,Cir 531 Farnham PI Danville CA 94506 Danville CA 94506 Danville CA 94528 F. Rosen Mildred Meiners Kathryn Robinson 10 Vermeer Ct 401 Full Mayon Way 303 Valle Vista Alamo CA 94507 Danville CA 94520 Danville CA 94528 Resident Resident Resident 132 Blackstone 808 I' i0hbridge Ln PO Box 310 Danville CA 9450 Danville CA 94525 Diable CA 94 528 Rhonda Raphel Resident Resident 176 Las C uebradas Lr 2982 Roundhill Rd 417 Sky Crest Dr Alamo CA 94507 Alamo CA 94507 Danville CA 94508 Lauren Mason K. O'Rourke Dan O'Donnell 1980 Parkmont Dr 4130 Fox Creek Cit 909 Matadera inlay Alamo CA 94507 Danville CA 94518 Danville CA 94528 Shanna Mattson Diane Parland Dirnitra Manta 34 Hi ntree Ct 18 Alamo Glen Dt 855 Dunhill Dr Danville CA 94528 Alamo CA 94507 Danville CA 94508 Leicih Ray R.A. Pearson B.K. McGuire 2347 Saddleback Dr 173 Clydesdale Dr 120 Jennifer Ct Danville CA 04808 Danville CA 94520 Alamo CA 9450 ' Tarni Olsen 'Kathleen Terao Resident 2229 Deer Oak 0557 Velvet Leaf Circle 04 Larkstone Ct Danville CA 94806 San Ramon CCA 9488 Danville C 94528 Resident Daren Scott Diana Pitchford 5 Northwood Cr 1414 Via Don Jose 3037 Cakraider Dr Danville CA 94525 Alamo CA 94507 Alamo CA 94507 . . .... ,. :.: w .....::.:....... David P. Resident Warren Peterson 2721 M.Ia. 'rnda Ave 5 Cannes, Ct 4460 Road Alam CSA 9450 ' Danville CIA 94506 Danville CA 9450 Patty l u h Kimberley Yates Lellani Storey 1025 Yorkshire 708 Westbrook 5Casablanca St Danville CA 04500 Danville CA 94506 Danville CSA 94506 D nn Zainco Katie Albano Resident 4 Ashford Cwt 2181 Goldenrod,Lr 218 Britain Cwt Ala o CSA 94507 Sari Ramon CSA 945 3 Alamo CSA 94 507 Ann PoIlard Kathy Smith Kevin.in Williams 3324 Deer follow Cir 267 Ramona lid 120 Cottonwood PI Danville CSA 9450 Danville CA 94526 Danville CA 94506 - Anne McCall o nne Hattan Bonnee Glennon 407 Brigham Ln PC's Box 595 704 Garden Creek k Pl. Danville C: 94526 Diablo► CA 94528 Danville CSA 94526 Resident Resident Barbara Gates 2401 via DiablC 3080 StoneC ate Dr 919 Underhill Dr Diable CA 94528 Alamo GA 94507 Alamo CSA 9 507 C. Wi inger MaSchwartza Resident 15 Ma Pherson PI 72 Edgewater Cit 1795 SilverwoodCwt Danvlle CSA 94526 Danville CA 94506 Danville CA 94526 dally Smith Resident Louise Crone 935. Chesterfield Ln 328 Sycamore bill Ct 232 Joseph Ln Danville DA 94C� Danville GA 94526 Pleasanton CSA 94588 Gary Steven S.a dra Yarrnolich Robert & Maria Scheider 3 C red Maple Dr 398 Mo t ya Way 44 9 Fleetwoodlid Danville CSA 94506 Danville CA 94526 Danville CSA 94596 Ivy _ Resident resident 1008 l Capitan Dr 672 Kirkstone C t31 9 ri ht ood Coir Danville CSA 945 San Raman CSA 945Danville CSA 94506 Ray-Liu Troy Resident Resident 418 Natalie Lane 2998 Limestone Rd 120 Benjamin Cir Danville CA 94526 Alamo CA 94507 Danville CA 9450 Linda R. Mary McClennan Joni Wolf 4 orchard Ln 199 oxford Ct 488E1 Alamo Alamo CA 94507 Alamo CA '94507 Danville CA 9452 Tania Bink C.M. Sweeney Resident 128 Sunhaven Rd 210 Stene valley Way 2060 Goldenrod Ln Manville CA 94505 Alamo CA 94507 Sari Ramon CA 9458 Resident Deborah Fox Resident 102 Shadeweil Dr 315 Glen Arms DR 142 Silver Pine Ln Danville CA 94508 Danville CA 94526 Danville !CA 94506 Scott Lori Townsend Pan Zoe lner 4254 Golden Oak Ct 811 dear Lake St 9 Brooktree Dr Danville CA 94805 Danville CA 94508 Danville CA 9450 Resident Sharon Root Resident 240 Bella Ave 489 Coventry PI 112 Blackpool Ct Alamo CA 94507 Danville CA 94508 Denville C 958 Ellen McCarty Ann Moser Mary Garcia Wardini 2480 lavender Dr 99 Snow Mountain Ct 4174 Quail Run Dr Walnut Creek CA 94598 Denville CA 94506 Danville> CA 94506 Gary Phil as Donna Stormberg Catherine Yorn 249 Stetson Gtr 1819 Li ina Dr 70 Northoak C Danville CA 9505 Alamo CA 94507 Danville C 94506 Resident Resident Jayne Parr 4100 Pox Creek Ct 259 Stetson Cir 397 SorrelUvod Dr Danville CA 94505 Danville CA 94506 San Ramon CA 94883' L.uz Mariea Chavez Resident Robin Bre ant 15 Chadbourne Dr 105Merano St 3316 Green Meadow Dr Danville CA "'94506 Danville CA 94526 Danville CA 94506 N. sbarrr er D. senior Linda Zabeslk 17 sti li r Alamo4 Goldstone Cwt Danville CA 945 Danville CA 9452Danville CA 9450+6 Janet Woodward Kana,n Shah Heather Rezowa.11i 32 San sidro Cwt 529 Morning Glory �t sunglen Way Danville 526 Sari RamonCA,,::94582 DanvilleA 945.,ou Veronica Keller Carmelita R m e jer Brynda Dobson 625 Birchwood t 626 Dunhill Dr QuailRun Place Danville Com ► 94 94506 Danville CSA 945Q& Danville CA 94506 Dorothy Sehramon Richard S. Janine S. 2472 Alamo flan r nhaven d 3 Leonard C t Alamo CA 94507 C.aile CA 94506arville CSA 94526 Martha CSlavin Caroline Beers er esident 3 C Deer + r 4 Hagen.Oaks:Cwt 2254 Ha karn re Cit Danville CA 945 Alamo CA 94507Walnut Creek CSA 94596 Mari OLeary TC moko Jan u e Helen ' i l re 2945 Cheer Meade 33 Bryan Court 624 Rock Rase Lane Danville CSA 945- Alarm CSA 94507 San Ramon CSA 94583 sraya Vanes Gertrude Fund Resident 342 Squirrel Ridge.Way 202 Harrington Cwt . 155 Merano St Da n le C 4 C� Alamo CSA 4 C 7 Danville CSA 94526 Debbie Wiley Jane Lau .aura Walden 230 Pebble Cwt 3801 Sheffield Coir 319 Cameo Cir Alamo o CSA 945 C7 Danville CSA 94506 Danville CSA 2 Resident C ecily Talbert L. Stonehouse 835 Trotter'C t 31 S rrel o d Cir 1169 S. Ciba terella 'walnut CreelkC A 94596 San Ramon C; 94583 San Raman CSA 94583 Resident Marie WonResident 181 iia Serena 17 Hillview Cit 4283 Quail Run PI Alamo CSA 450 Danville CSA 5 a��riCle CA � C Resident Sharon Bager Resident 1932 Park Meador Dr 67 Feather River Ct 596 Bobbie Dr Alamo CA 94507 Danville CA 94505 Danville CA 94525 Resident Resident Karin Murray 45 Adobe Cir 2309 Rosa Ln 49 Diablo Creek PI Danville CA 94526 Walnut Graaf CA 94596 Danville CA 9450 Torn Sterner Resident Denise Shutt 544 Zenith Ridgy Dr 604 Indian Horne Rd 3 Bri htwood Cir Danville CA 94508 Danville CA 94528 Denville CA 94508 Resident CJ Matthews Resident 2848 Miranda Ave 179 Oak Rel 861 Matadera cir Alamo CA 94507 Alamo CA 94507 Danville CA 94528 Debbie I' eisirger Resident Sue Young 50 Sunset Ct 75 Bunce Meadows Dr 775 El Cerro Blvd Danville CA 94596 Alamo CA94507 Danville CA 9452 Linda McSweeney Dianette Rei Carlos Munoz 10 Compo via 2952 Deer Meador Dr. 2015'Diable Feed Danville CA 94526 Danville CA 94508 Denville CA 94506 Claire Assini Cindy Quintana Maxine Pierson 20 Rima Ct 328 Victorian Ln 224 Elder Ct Danville CA 94526 Danville CA 94528 San Ramon CA 94583 Resident Darlene Miller D. Stoeckel 147`9 Ast rbell Dr 199 Mtn Canyon PI 4171 Reedland Cir San Ramon CA 94583 Alamo CA 94547 San Ramon CA 94583 Sandra Olinger Elizabeth Weller Resident 3813 Sheffield Circle 38 Pulido Ct 2030 Blue Oak Danville CA 94505 Danville CA 94528 Danville CA 94506 Resident Resident Glynda Smith 40Sl ycrest 124 Blackstone Dr 3356 Green Meadow Dr Danville CA 94506 Danville CA 94505 Danville CA 94595'; _... w .. ......... , ; . ...... .... ......... .... .. .... . Resident Erna Harpel Carla Hunter 161 Smith R.d 1'' Garden Estates Tahiti Dr Alamo CA 94507 Alamo CA 94507 Ban Ramon CA 94583 Pamela Horn Resident Resident 1651 Via Romero 430 Antelope Ridge 21 Sweetpea Ct Alamo A 9450 Danville A 9450 Dar ill A X34 0 ' Lynda Wilson Kay Sherwood 6 Smith 325 Mere lid 83 Wild Oak Ln 5375 Bfeekhwk Dr Alamo CA 94507 Danville CA 94506 Danville CA 94506 Jean Wilkerson Maurice alomof Betty' 66 Alaimo Dien Frail 186 Blackstone Dr. 1061 Via Del Gato Alamo CA 94507 Danville CA 94506 Alamo DA 94507 Resident M. Johnson lent & Kristen Johansson 862 El Cerro Blvd, 254 Aren y Ct. 1845 Monte Sereno-Drive Danville CA 94526 Danville CA 94506 Alamo CA 94507 Frank. Bu Perry Teym urian Cindy Jensen. 1835 Monte B ren. Drive 129 Canyon Vista Place Po Box 417 Alar no CA 94507 Alae CA 94507 Diablo CA 94528 Robert ert bunter Preston Taylor Margaret Brown 5455 Bruce Drive 315 Alaimo Square 699 old orchard Dr Pl a ar ton �A 4 Alamo CA 94507 Danville CA 94 Charles Jarrett Jeffrey Schwarz Bob Donnelly 305 Dross Road 19821 Ban Marcos Rd 35 Alamo Oafs Lane Alamo CA 94507 Saratoga DA 95070 Alamo CA 94507 ... .„ . ,.........,....m... 0......,....... .................. ATTACHMENT #1.0: ZONING/GENERAL PLAN VICINITY MAPS t •j''' cl ♦y t ++ i J ,F # f •+•�i CD F Q. J �cc_ i,_ ccs F{ C f r C1y V CO -Ni I i' ,t i 'F { a t,r- _ (nLO �.. CL 0.0 To ii` t -I r, r w C r (Ij L .+ S t: P CL rte^ t T •I� CL CL f 4 1w.r r 33 {` i° 1 i! 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PLACED FOR ` DEVELOPMENT ON SITE 400 EXISTING 1JGV'FOR A1TtIC+`11±�►►L F1.l.,, FILA I• \ Y t "fit'' NEIGHBORING'RES DENTIAL DEVELOPMENT TO THE EAST e.{...� �....� � ww,t ,•� 3,'x'15` iy+,P:' ,'3�-'ys'*)•� "'� i aa-tt9-oz t ►: a'f..t PLACED'Ftft' Qat, ARTIFICIAL FILL, �;.k �. =•� � EVA ROAD THROUGH S17E COLLUVIUM �� � � �• ,x' �T is #�-'�51-+0@i �t _ ;� ,.'' �, `''`' ALLUVIUM ./. � res• >; ,.t 4. t � �, 'ya UR 198-920-081 _ k � t R' y E � i I ENTARY ROCP INE SEa 1�+I .w y f 'f'� +F•^. C' .i:..�?l�X.:x.� r, :_k. �y : 'EID MUST% 11�EAI{SAFIt3STfl t .r ����y •�t I d rf A! 3' zq�' x"x� `n{ t' 4Y sa +Y L� t• . - LANDSLIDE .1 l Y i •r•! 4. $ t;g3tEt' rr. rS, Tj• 18t6-�JA.t-ct�Jg 1. ,z n ^S, OF BEDDING�_�, �.h ,�_ ��, ,r..� .�. �, -�• �F STRIDE AND 131P LAN SMEAR P 5 KE.A1�.QIP OF TRI €t <a H ! ss;:s4 n. 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X � e. i f, t T f i Y i tt€f v n f t '+ tTj Z:1FRO3ECtSl�tJ�sl41Qd2"Edw4'y��uE€6iJEeatzrai`�-'�inlifdwElb7.ilu+y;812Df�0a5li:E7:29DNi �trn� 1`b�t .yr } nil It SIR► ' 410114 stollen jw It tlttllEt,tl�E iso A6{: ,.....- rIrH1111Ntt , �'`mErtl�nrrlrr�rnllnr "' - -- til W � t i E - t 1 ( .x• miE/r71-t! .. , IN 1 t' �r ; "z'`' ENM1r11r11ttE +Mrr U �... V` Ulf " ' r* - j '+ tra}(;`•.9 r • nwirnErrerrOslo rrrlrumerrextrrErntarrA. .t' �,;��., 1lrrxrlralrrtl�+� �► �` 1111 t s3 S)C9 0v,9 iD iu9 i+�}(D 8 til- AdMilk • ` .. , .,. rtr► 0 X , till E €a k y�/ I� r i°=4ifI i, '0 � _ I ' AI �t - iE€i f - - { yi° rr u ) - 9 , _, 9? rE I �• � ccs �. ■ � 1� rr ■ 7777. i71 GLR r - ■ ■ 111 ■ $ z ; 3i • -fill '.1114y1fil,\ w 711 '-� Z tn to Itc� Ij ".� u a T v . _ a 1 ATTACHMENT #12: CEQA BOARD CERTIFIED HUMPHREY PROPERTY EIR (SCH# 2002012029) �r, ra i i rain iii i iiiiiiii Iii Ilii lililtlllill «rr «: i NOTE: The Humphrey Property Environmental Impact Report (S,CH#200212029) is available online at: hfto://www.co.contra-costa.ca-us/ Click over to the Community Development Department webpage, look under Advance Planning for section an the Humphrey Property.,