HomeMy WebLinkAboutMINUTES - 05051987 - T.12 TO: �_ BOA RD OF SUPERVISORS �Z
FROM:, Harvey E. Bragdon Contra
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Director of Community Development
Cowa
DATE: March 26 1987,
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SUBJECT: Hearing on West Branch project including P-1 rezoning, Final
Development Plan, Subdivision and Development Agreement (File
#2663-RZ, 3008-86 and SUB 6725 ) to approve 668 residential units and
accessory mixed use area by Shapell Industries in the Tassajara area.
The hearing is also to consider an appeal filed on January 30, 1987 by
Tassajara Now and Tomorrow.
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the environmental documentation as adequate.
2. Approve Rezoning Application #2663-RZ, Final Development Plan
3008-86 and Subdivision 6725 as recommended by the San Ramon
Valley Regional Planning Commission subject to the conditions
attached hereto as Exhibit A and by reference incorporated
herein.
3. Adopt the San Ramon Valley Regional Planning Commission' s
reasons as set forth in its Resolution No. 5-1987(SR) as the
determinations for this decision.
4. Introduce the ordinance giving effect to the rezoning
application 2663-RZ, waive reading and set date for adoption
of same.
5. Approve the West Branch Development Agreement and authorize
execution of same.
6. Deny the appeal of Tassajara Now and Tomorrow. 7
CONTINUED ON ATTACHMENT: YES SIGNATURE:
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDA IO OF ITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON May 5 , 1987 APPROVED AS RECOMMENDED X OTHER
Harvey Bragdon, .Director of Community Development, reviewed the
project and recommended approval of the project. The Chair opened the
public hearing and the following people appeared to speak: Dan
Coleman, representing Shappell Industries; Paul Speroni representing
Tassajara Now and Tommorrow; Richard Bottarini, representing the City
of San Ramon; and Mr. Dan Coleman spoke in rebuttal. The public
hearing was closed. Supervisor Schroder moved approval of the rezon-
ing application 2663-RZ, Development Plan 3008-86 and Tentative
Subdivision map 6725 filed by Shappell Industries. IT IS BY THE BOARD
ORDERED that recommendations 1 ,2, 3 , 4, 5 and 6 as recommended by
staff are APPROVED; and staff is DIRECTED to prepare the proper
documents for the Board' s consideration; and Ordinance No. 87-27
giving effect to rezoning application 2663-RZ is INTRODUCED, reading
waived and May 19, 1987 is set for adoption of same; and as recommend-
ed in recommendation No. 5, the Ordinance approving the West Branch
Development Agreement is ADOPTED.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT 5 ) TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
cc: Community Development Dept. ATTESTED May 5 , 1987
Shappell Industries PHIL BATCHELOR, CLERK OF
Paul Speroni-TNT THE BOARD OF SUPERVISORS
Town of Danville AND OUN MINISTRATOR
Contra Costa Co. Fire Protection Dist. e
Public Works BY , DEPUTY
EXHIBIT A
CONDITIONS OF APPROVAL FOR WEST BRANCH FOR PRELIMINARY DEVELOPMENT PLAN 2663-RZ
1. This approval is based upon the Development Plan and project document
entitled "West Branch: Preliminary and Final Development Plans," submitted
with the application. This approval is for a maximum of 668 'residential
dwelling units and for preliminary development plan approval for a mixed
use-commercial area, based on the revised site plan documents described
below:
Vesting Tentative Map and Preliminary
Grading Map Dated Received 1/2/87
Preliminary Development Plan and
Final Development Plan Dated Received 1/6/87
2. If archaeologic materials are uncovered during grading, trenching or other
on-site excavation, earthwork within 30 meters of these materials shall be
stopped until a professional archaeologist who is certified by the Society
for California Archaeology (SCA) and/or the Society of Professional Archae-
ology (SOPA) has had an opportunity to evaluate the significance of the
find and suggest appropriate mitigation measures, if they are deemed neces-
sary.
3. Prior to recordation of a Final Subdivision Map, the applicant shall
contribute $1,100 per unit in park land dedication fees. Recreation
improvements in the neighborhood park or open space area may be credited
against this obligation as allowable by the Park Land Dedication Ordinance.
4. Development rights for all common open space area shall be dedicated to the
County. The dedication shall include the 90 acres immediately east of the
project site. The applicant may retain the right to extend roadways and
utilities through the open space parcels. Also, East Bay Municipal Utility
District shall be allowed to construct water storage tanks and other neces-
sary improvements on the open space parcels per its Master Service Plan or
as deemed necessary to serve other developing properties.
5. Urban service boundary reorganization shall be assured prior to recordation
of the Final Map. The property shall be annexed to East Bay Municipal
Utility District and Central Contra Costa Sanitary District.
6. The 346+ acres of common open space shall be offered for dedication to the
East Bay Regional Park District prior to the recordation of a Final Map.
Concomitantly, the applicant shall offer to install trail facilities in the
open space area in accord with the General Plan Trails Element and with the
District's trail design standards. These facilities shall be eligible for
credit towards satisfying the parkland dedication fee requirement.
Suitable perimeter fencing design shall be submitted for the review and
approval of the Zoning Administrator. Barbed wire fencing shall not be
permitted.
2.
7. A phasing schedule shall be submitted for the review and approval of the
Zoning Administrator. Completion of Crow Canyon Road through the project
site as a four lane road will be required prior to occupancy of any units
in the initial development phase.
8. Landscaped buffers shall be provided between the developed areas and the
edge of the right-of-way along Crow Canyon and Dougherty (arterial ) Roads.
Decorative walls shall be provided within the buffer areas extending the
length of the residential area. These walls shall be designed as sound-
walls wherever appropriate to mitigate acoustic conditions. Buildings
shall be setback at least 40 feet from the right-of-way boundary of Crow
Canyon and Dougherty Roads. Streetscape design shall conform to the design
standards contained in the "Camino Tassajara Streetscape" study used for
the Sycamore Valley area.
Final design and maintenance of the landscaped buffers shall be reviewed
and approved by the Zoning Administrator prior to filing of the final
subdivision map. The width of the buffer shall be measured from the edge
of the right-of-way.
The buffer width shall be designed in accord with one of the following
standards:
A. General Requirement - A minimum width of 40 feet.
B. Alternative Requirement - Where the planned frontage sidewalk/trail is
allowed to encroach in the buffer area, a minimum average width of 30
feet shall be required.
Prior to submittal to the Zoning Administrator, proposed landscape plans
shall be referred to the City of San Ramon for comments.
9. Area F on the Development Plan shall be developed in accord with the Mixed
Use designation on the General Plan. This site shall provide a child day-
care facility and a meeting place for the Homeowners' Association. In ad-
dition, the provision of public parking will be considered at the final
development plan stage to serve park users. No development within Area F
may occur until a Final Development Plan application is submitted and
approved.
10. Prior to filing of a final subdivision map, the applicant shall submit
improvement plans for planned trail facilities to the Community Development
Department or other appropriate public agency for review and approval .
These plans will be integrated with other planned trail facilities.
11. The applicant shall submit a noise attenuation study for the review and
approval of the Zoning Administrator. The study shall address ultimate
traffic flows along Crow Canyon and Dougherty Roads. The study shall
propose suitable soundwall design to protect residents from unacceptable
noise levels.
3.
12. Comply with the following drainage, road improvement, traffic and utility
requirements.
A. Subdivision and Development Permit applications for the proposed
development will be subject to the requirements of the County
Subdivision Ordinance (Title 9) and to County standards and policies
related to road and drainage improvements.
B. The applicant shall mitigate the off-site traffic impact of this
development by the following:
1) Contributing $4,900 per dwelling unit for off-site road
improvements. In accordance with Condition 11.6(2) below, the
first portion of this contribution, equal to applicant's required
Crow Canyon Road Extension Fee Benefit Area fees, shall be
deposited into a separate County account entitled "Crow Canyon
Road Extension-Area of Benefit" (Fund No. 819600) . The remaining
portion will be placed in a Road Improvement Fee Trust (Fund No.
819200-0800) designated for road improvements in the Camino
Tassajara/Sycamore Valley area including projects within the
cities of Danville and San Ramon.
2) Participating in the Crow Canyon Road Extension Fee Benefit Area
as follow:
a) The applicant shall participate in the Crow Canyon Road
Extension Fee Benefit Area in accordance with Board of
Supervisors Resolution No. 86/36 and County Ordinance No.
86-11, any subsequent Board Resolutions and/or County
Ordinances further implementing such Fee Benefit Area, and
County's Reimbursement Agreement with Blackhawk, dated
September 16, 1986. Applicant shall pay the Fee Benefit
Area fees prior to the approval and filing of a final or
parcel map. Applicant shall ,pay the Fee Benefit Area fees
in effect at the time of approval of the final or parcel
map.
b) If any portion of the property is subsequently developed in
such a manner so as not to require a final or parcel map for
that portion, the applicant shall participate in the Crow
Canyon Extension Fee Benefit Area in accordance with Board
of Supervisors Resolution No. 86/36 and County Ordinance No.
86-11, any subsequent Board Resolutions and/or County
Ordinance further implementing such Fee Benefit Area, and
the County's Reimbursement Agreement with Blackhawk, dated
September 16, 1986. The applicant shall pay the Fee Benefit
Area fees applicable to that portion of the property in
effect at the time of issuance of any building permit.
1'
4.
3) Prior to the filing of any Final Subdivision Map, applicant shall
pay to County for reimbursement to Blackhawk applicant's share of
costs, as determined by County, for installation of traffic
signals required at the intersections of Camino Tassajara and
Blackhawk Road, the east entrance of Subdivision 6586, and
Blackhawk Drive (Subdivision 6585) in accordance with Condition
35 of Amended Final Development Plan 3008-85 and Condition 21.A
of Amended Final Development Plan 3009-85.
C. Mitigate the impact of construction traffic generated by this develop-
ment as follows:
1) Restrict the access routes for all construction equipment and
materials with a gross weight of seven (7) tons or more to Crow
Canyon Road and/or that portion of Camino Tassajara west of the
site. Any exception to this restriction will require a bonded
Road Restoration Agreement. Any formal agreements among the
County and the cities of Danville and San Ramon and the various
developments in the area, relative to construction access, shall
take precedence over this condition.
D. Participate i.n the development of an Alamo Creek watershed protection
plan by jointly, with the other developments in the watershed:
1) Retaining a private engineering firm to develop the plan; such
plan subject to review and approval of the Flood Control
District; OR
2) Requesting the Flood Control District to act as a lead agency in
the development of the plan.
3) If joint action with the other developments does not materialize,
the applicant must mitigate storm water run-off flowing onto and
from the site, from the ultimate development of the watershed, by
constructing drainage improvements which will maintain the rate
of run-off from the site (or at an acceptable point downstream of
the site) at the current rate of run-off; such improvements
subject to review and approval of the Flood Control District.
E. Provide funds for implementing the planned Alamo Creek watershed
protection facilities by contributing, prior to the filing of a Final
Map and/or issuance of building permits, a drainage fee not to exceed
$0.25 per square foot of added impervious surface area per the
Impervious Surface Fee Ordinance criteria. The applicant will receive
credit against this fee for costs of constructing drainage improve-
ments that are part of the drainage plan. This condition will satisfy
the requirements of any Drainage Fee Ordinance that is adopted for the
area. If a drainage plan has not been developed (either through joint
5.
action of the various developments or by the formation of a Drainage
Area) , the applicant must mitigate storm water run-off flowing onto
and from the site, from the ultimate development of the watershed, by
constructing drainage improvements which will maintain the rate of
run-off from the site (or at an acceptable point downstream of the
site) at the current rate of run-off; such improvements subject to"
review and approval of the Flood Control District.
8/25/86
11/13/86
12/11/86
12/30/86
2/17/87
RZIII/2663-rzc.rd
CONDITIONS OF APPROVAL FOR 3008-86 AND SUBDIVISION 6725 (WEST BRANCH)
1. This approval is for a maximum of 668 residential units. This approval is
based on the project document entitled "West Branch: Preliminary and Final
Development Plans" as revised by a site plan document described below:
Vesting Tentative Map and
Preliminary Grading Map Date Received 1/2/87
Preliminary Development Plan and
Final Development Plan Date Received 1/6/87
Prior to filing of a final subdivision map, a revised site plan shall be
submitted showing proposed grading, recreation facility design and parking
layout for the review and approval of the Zoning Administrator. Site plan,
structure mass separation, grading and other design details are subject to
further review and approval by the Zoning Administrator prior to filing of
a final map.
2. This approval is subject to the conditions attached to the approval of the
rezoning application for this site, File #2663-RZ.
3. Covenants, Conditions and Restrictions, Articles of Incorporation and By
Laws for a mandatory homeowners association shall be submitted prior to
filing the Final Subdivision Map. The document shall provide for among
other things, the ownership and maintenance of the common open space, land-
scape areas, pathway system, private streets, detention basins, and other
common facilities.
4. Street names shall be subject to the review and approval of the Community
Development Department. The proposed names shall be submitted to the
Graphics Section at least 30 days prior to filing a final map.
5. The guide for development of the residential units shall be as follows:
Minimum Setback
Areas A & B (Patio Homes)
The minimum lot area shall be 4,000 sq. ft. ; the
minimum average lot width shall be 40 feet.
Frontyard 18'
Sideyard (Distance between residences) 10'
Rearyard 10'
Area E
Lots in this area shall be subject to R-6 lot dimension
standards.
Frontyard - Front entry garage 20'
Frontyard - side entry garage 15'
Sideyard - one side 5'
Aggregate sideyard 15'
Rearyard 15'
i
2.
All dimensional requirements are subject to further Zoning Administrator
review and approval at the time of issuance of building permits.
6. Guest parking within Areas A, B, C and D shall be provided at a minimum
ratio of one space per four dwelling units. Parking design shall conform
with the zoning code requirements.
7. Development Plans and details of the recreation areas, entry feature and
all common facilities shall be submitted for review of the Community
Development Department.
8. Prior to the filing of a Final Subdivision Map, the applicant shall pay
$1,100 per dwelling unit to the Parkland Dedication Fund.
9. All construction and transport equipment shall be muffled in accordance
with State and Federal requirements.
10. Urban service boundary reorganization shall be assured prior to recordation
of the Final Map. The property shall be annexed to the East Bay Municipal
Utility District and Central Contra Costa County Sanitary District.
11. Grading operations shall occur during dry periods to the extent feasible,
consistent with Grading Ordinance.
12. The applicant shall develop, in conjunction with the County Building
Inspection Department, a program to minimize erosion and generation of dust
resulting from grading operations.
13. Comply with the requirements of the San Ramon Valley Fire Protection
District.
14. Prior to issuance of building permits, plans elevations and materials of
construction shall be approved by the Zoning Administrator for the
production lots.
15. All residences will provide for a lighted street address which is plainly
visible from the street.
16. Comply with the road, drainage, utility and traffic requirements as
follows:
A. In accordance with Section 92-2.006 of the County Ordinance Code, this
subdivision shall conform to the provisions of the County Subdivision
Ordinance (Title 9) . Any exceptions therefrom must be specifically
listed in this conditional approval statement.
3.
B. Construct frontage improvements as follows:
1) Dougherty Road frontage improvements:
a) Construct Dougherty Road as a 104-foot paved roadway, curb
to curb, with 10-foot wide borders containing an 8-foot wide
meandering pedestrian and bike pathway long the easterly
(creekside park) side.
b) Provide a planter strip, having a minimum width of 2 feet,
between the curb and pathway. The pathway shall be free of
obstructions and shall have 2 feet of clearance, at least,
from obstructions on both sides.
c) Construct a 16-foot wide landscaped median, including a
left-turn lane between Crow Canyon Road and the intersecting
collector road south of Crow Canyon Road, increasing to a
36-foot wide landscaped median through the remainder of the
development.
d) Construct a transition to the existing pavement of Dougherty
Road at the southerly boundary of the development.
e) Construct necessary transverse and longitudinal drainage.
f) Those portions of the pathway not within the right of way
shall be located within public access and utility easements.
2) Crow Canyon Road frontage improvements:
a) On each side of Crow Canyon Road construct:
(1) Curb (face of curb located 10 feet from the right of
way line) and a thirty-four (34) foot wide half-width
pavement.
b) Construct medians and 160-foot long dual turn lanes at the
intersection of Crow Canyon Road and Dougherty Road.
c) Construct necessary transverse and longitudinal drainage.
d) Construct transitions, as necessary, to conform to the
existing pavement at the limits of the development.
e) Construct an 8-foot meandering pedestrian and bike pathway
along the northerly side.
f) Provide a planter strip, having a minimum width of 2 feet,
between the curb and sidewalk. The pathway shall be free of
obstructions and shall have 2 feet of clearance, at least,
from obstructions on both sides.
4.
g) Those portions of the pathway not within the right of way
shall be located within public access and utility easements.
3) Provide signalized median openings, with left-turn storage lanes,
at the intersections of Crow Canyon Road and Dougherty Road and
the intersection of Dougherty Road and the collector road south
of Crow Canyon Road. The signal installation shall include fully
installed interconnect cable in conduit for full length of the
development. The signals will be designed by the Public Works
Department staff at the expense of the applicant, subject to a
separate agreement.
4) Landscape the border strips and medians, subject to approval by
the Zoning Administrator; and: 11
a) Design the irrigation system so that irrigation water will
not spray or flood onto the pavement surface of the roadway;
and
b) Establish a landscape maintenance entity subject to approval
of the Public Works Department.
5) Coordinate the installation of utility installation and frontage
improvements so as to cause minimum inconvenience to the public
to include the following:
a) Submitting a detailed plan, prior to construction, to the
Public Works Department, showing improvements to be
constructed, conforms with existing and/or adjacent improve-
ments, pavement striping details, and staging plans.
b) Paving of all detours. Any exceptions will be subject to
review and approval of the Public Works Department.
c) Limiting unavoidable delays to the public due to construc-
tion operation to no more than five (5) minutes.
6) Provide for 2 lanes inbound and 2 lanes outbound and a raised
median in an 80-foot right of way on the road between Parcels C
and D and the road between Parcel F and Parcel H at their inter-
sections with Dougherty Road (a 16-foot; 12-foot; 4-foot;
12-foot; 16-foot section with 10-foot borders) . The length of
these improvements are subject to the review and approval of the
Public Works Department.
7) Constructing, if required by the transit authority, standard
concrete bus turnouts at locations subject to review and approval
by the transit authority and providing public utility easements
for the turnouts and accessories.
5.
C. Convey to the County, by Offer of Dedication, additional right of way
on Dougherty Road as required for the planned future width of- 124
feet. The alignment of this additional right of way shall be subject
to review and approval of the Public Works Department.
D. Relinquish abutter's rights of access along Dougherty Road with the
exceptions of the intersection of the collector road approximately 700
feet southerly of Crow Canyon Road; and pathway accesses to Dougherty
Road at locations to be determined prior to the_ filing of the Final
Map.
E. Relinquish abutter's rights of access along Crow Canyon Road at the
Dougherty Road intersection as shown on the Tentative Map and at the
intersection of access roads and pathways with Crow Canyon Road at
locations to be determined prior to the filing of the Final Map.
F. Relinquish abutter's rights of access along all curb returns within
the subdivision.
G. All interior subdivision streets excluding those within Parcels A, B,
C and D shall be dedicated to the County and constructed to County
public road standards. The structural sections of the access ways
within Parcels A, B, C and D shall be constructed to county private
road standards. Public utility easements shall be provided for
necessary traffic signal loops and conduits.
H. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
I . Furnish proof to the Public Works Department, Engineering Services
Division, of the acquisition of all necessary rights of entry, permits
and/or easements for the construction of off-site, temporary or
permanent, road and drainage improvements.
J. Convey to the County of Contra Costa, by Grant Deed, the future
"development rights" over that portion of the property traversed by
natural watercourses. The area for which the "development rights" are
to be deeded shall be determined by using the criteria outlined in
Chapter 914-10, "Easements", of the Subdivision Ordinance.
K. Design and construct the off-site detention facilities in accordance
with the policies and standards of the Contra Costa County Flood
Control District.
L. Establish a public entity, subject to Public Works Department
approval , to provide for perpetual maintenance of the detention basin
facilities.
6.
M. The off-site detention basins and the related maintenance access roads
shall be placed within public easements.
N. The applicant shall mitigate the off-site traffic impact of this
development by the following:
1) Contributing $4,900 per dwelling unit for off-site road improve-
ments. In accordance with Condition 16.N(2) below, the first
portion of this contribution, equal to applicant's required Crow
Canyon Road Extension Fee Benefit Area fees, shall be deposited
into a separate County account entitled "Crow Canyon Road
Extension-Area of Benefit" (Fund No. 819600) . The remaining
portion will be placed in a Road Improvement Fee Trust (Fund No.
819200-0800) designated for road improvements in the Camino
Tassajara/Sycamore Valley area including projects within the
cities of Danville and San Ramon.
2) Participating in the Crow Canyon Road Extension Fee Benefit Area
as follows:
a) The applicant shall participate in the Crow Canyon Road
Extension Fee Benefit Area in accordance with Board of
Supervisors Resolution No. 86/36 and County Ordinance No.
86-11, any subsequent Board Resolutions and/or Ordinances
further implementing such Fee Benefit Area, and County's
Reimbursement Agreement with Blackhawk, dated September 16,
1986. Applicant shall pay the Fee Benefit Area fees prior
to the approval and filing of a final or parcel map. Appli-
cant shall pay the Fee Benefit Area fees in effect at the
time of approval of the final or parcel map.
b) If any portion of the property is subsequently developed in
such a manner so as not to require a final or parcel map for
that portion, the applicant shall participate in the the
Crow Canyon Extension Fee Benefit Area in accordance with
Board of Supervisors Resolution No. 86/36 and County Ordi-
nance No. 86-11, any subsequent Board Resolutions and/or
County Ordinances further implementing such Fee Benefit
Area, and the County's Reimbursement Agreement with
Blackhawk, dated September 16, 1986. The applicant shall
pay the Fee Benefit Area fees applicable to that portion of
the property in effect at the time of issuance of any
building permit.
3) Prior to the filing of any Final Subdivision Map, applicant shall
pay to County for reimbursement to Blackhawk applicant's share of
costs, as determined by County, for installation of traffic
signals required at the intersections of Camino Tassajara and
Blackhawk Road, the east entrance of Subdivision 6586, and
Blackhawk Drive (Subdivision 6585) in accordance with Condition
35 of Amended Final Development Plan 3008-85 and Condition 21.A
of Amended Final Development Plan 3009-85.
4
7.
0. Mitigate the impact of construction traffic generated by this develop-
ment as follows:
1) Restrict the access routes for all construction equipment and
materials with a gross weight of seven (7) tons or more to Crow
Canyon Road and/or that portion of Camino Tassajara west of the
site. Any exception to this restriction will require a bonded
Road Restoration Agreement. Any formal agreements among the
County and the cities of Danville and San._ Ramon and the various
developments in the area, relative to construction access, shall
take precedence over this condition.
P. Participate in the development of an Alamo Creek watershed protection
plan by jointly, with the other developments in the watershed:
1) Retaining a private engineering firm to develop the plan; such
plan subject to review and approval of the Flood Control
District; OR
2) Requesting the Flood Control District to act as a lead agency in
the development of the plan.
3) If joint action with the other developments does not materialize,
the applicant must mitigate storm water run-off flowing onto and
from the site, from the ultimate development of the watershed, by
constructing drainage improvements which will maintain the rate
of run-off from the site (or at an acceptable point downstream of
the site) at the current rate of run-off; such improvements
subject to review and approval of the Flood Control District.
Q. Provide funds for implementing the planned Alamo Creek watershed
protection facilities by contributing, prior to the filing of the
Final Map for Subdivision 6725, a drainage fee not to exceed $0.25 per
square foot of added impervious surface area per the Impervious
Surface Fee Ordinance criteria. The applicant will receive credit
against this fee for costs of constructing drainage improvements that
are part of the drainage plan. This condition will satisfy the
requirements of any Drainage Fee Ordinance that is adopted for the
area. If a drainage plan has not been developed (either through joint
action of the various developments or by the formation of a Drainage
Area) , the applicant must mitigate storm water run-off flowing onto
and from the site, from the ultimate development of the watershed, by
constructing drainage improvements which will maintain the rate of
run-off from the site (or at an acceptable point downstream of the
site) at the current rate of run-off; such improvements subject to
review and approval of the Flood Control District.
R. Prior to issuance of building permits, file the Final Map for
Subdivision 6725.
8.
S. Submit a detailed sketch plan of the required road improvements at the
major intersections of the Subdivision, for Public Works Department
review and approval , prior to submitting improvement plans. The
sketch plan shall consider the accommodation of turn movements into
Parcel F (the future Commercial/Retail site) .
T. Apply for vacation of the unused sections of the existing
Dougherty Road and pay the applicable fees prior to filing the
.. Final Map.
U. Convey to the County, by Offer of Dedication, right of way for
planned connector roads to the properties to the south of the
site extending from the road between Parcels C and D and
extending from the road through Parcel F as shown on the
Development Plan.
12/30/86
2/17/87
DPIII/3008.86C.rd