HomeMy WebLinkAboutMINUTES - 06091987 - T.6 TO: BOARD OF SUPERVISORS T. G
FR Harvey E. Bragdozo, 0 C Itra
Director of Community Development CWta
DATE: May 12, 1987 CJ^
SUBJECT: Hearing on Rezoning Application #2669-RZ to rezone 132 acres from
General Agriculture District (A-2) to Planned Unit District (P-1)
together with Final Development Plan 3018-86 and Tentative Map for
Subdivision 6736 (Applicant: Live Oak Associates) (Owners: C.M. Bloch
and Bill Haynes) for 210 residential lots in the Camino Tassajara
area.
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Approve Rezoning Application #2669-RZ as recommended by the
San Ramon Valley Regional Planning Commission.
2. Approve Development Plan #3018-86, the Tentative Map for
Subdivision 6736 with conditions, Exhibit A attached hereto
and by reference incorporated herein as recommended by the San
Ramon Valley Regional Planning Commission.
3. Adopt the San Ramon Valley Regional Planning Commission's
reasons for findings as set forth in its Resolution No.
19-1987 as the determinations for this decision.
4. Introduce the ordinance giving effect to the rezoning
application #2669-RZ, waive reading and set date for adoption
of same.
CONTINUED ON ATTACHMENT: YES SIGNATUR�j
RECOMMENDATION OF COUNTY ADMINISTRATOR OF rAT COMMITTEE
_ APPROVE OTHER
ACTION OF BOARD ON June 9 , 1987 _ - -- APPROVED AS RECOMMENDED X OTHER x_
The following persons appeared to speak:
Ron Erny, 510 La Gonda Way, Danville, representing the Town of
Danville commented on the annexation of this project to the Town of
Danville within the next couple of weeks and requested that the park
dedication fee be increased to $1670 per unit and that money be
dedicated to improving the park on the Tassajara Ranch property;
William Falick, Counsel for Live Oak Associates II, appeared on
behalf of the applicant and indicated that all conditions had been
agreed to by the applicant.
The public hearing was closed.
On recommendation of Supervisor Schroder, IT IS BY THE BOARD
ORDERED that recommendations 1 and 3 are APPROVED and recommendation 2
is APPROVED as recommended by the Planning Commission with the
amendment of the condition relative to the amount of the park
dedication fees to be $1670 per unit; and as recommended in
recommendation 4, Ordinance 87-42 giving effect to the rezoning is
INTRODUCED and July 7, 1987 is set for adoption of same.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT ) 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 June 9 , 1987
County Administrator PHIL BATCHELOR, CLERK OF
County Counsel THE BOARD OF SUPERVISORS
Public Works AND :02 ADMINISTRATOR
Building Inspection
East Bay Regional Parks BY , DEPUTY
Applicant
San Ramon Va l l ev r^i rp Prnt pr- i nn ni qt- _
EXH�T A
CONDITIONS OF APPROVAL FOR VISTA TASSAJARA FOR PRELIMINARY DEVELOPMENT PLAN
2669-RZ, FINAL DEVELOPMENT PLAN 3018-86 AND SUBDIVISION 6736
1. This approval is based upon the plans submitted with the applications as
follows:
A. Preliminary and Final Development Plan and Tentative Subdivision Map,
received by the Community Development Department on November 18, 1986,
as modified by overlay plans received April 10, 1987, for a maximum of
210 residential units.
B. Building elevation drawings, lot development plans; floor plans and
recreational center site plan, dated received by the Community
Development Department December 10, 1986.
C. Vista Tassajara Conceptive Landscape Plan dated received by the
Community Development Department February 25, 1986.
2. The guide for lot development and use provisions shall be the Single Family
Residential District (R-6) for lots 6,000 sq. ft. or larger. The minimum
aggregate sideyard shall be 15 feet with a minimum distance between build-
ings of 15 feet. Garages may have a 15 foot setback where garage doors do
not front on the street. This is further modified for lots having 5,000
sq. ft. or less where 0 foot aggregate sideyards are permitted with a
minimum distance of 8 feet between buildings and variable setbacks not less
than 18 feet and secondary frontage setback of not less than 13 feet. All
subject to review and approval by the Zoning Administrator prior to issu-
ance of a building permit. Variance to these requirements shall be as
recommended by the Homeowner's Association for review and approval by the
Zoning Administrator.
3. All residences will provide for a lighted street address which is visible
from the street.
4. Covenants, Conditions and Restrictions, Articles of Incorporation and
By-Laws for a mandatory homeowners association shall be submitted prior to
recording the final map. These documents shall provide for establishment,
ownership and maintenance of all common project facilities, including open
space, walkways, community recreational facilities, fencing, landscape
maintenance, etc.
5. Development rights of common open space areas shall be dedicated to the
County.
6. The open space area contained within Parcels A and J shall be offered for
dedication to the East Bay Regional Park District. The developer shall be
responsible for installing improvements within the open space area as may
be required by the East Bay Regional Park District. In the event that the
open space areas are not accepted for dedication by the East Bay Regional
Park District, the open space lands shall be owned and maintained by the
Homeowner's Association. Open type fencing shall be installed adjacent to
the open space areas.
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7. 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 Road. The study shall propose suitable
soundwall design to protect residents from unacceptable noise levels.
8. Landscaping maintenance parcels shall be provided along Camino Tassajara as
determined by the Zoning Administrator and the project shall participate in
a 1972 Landscape and Lighting Maintenance District. The maintenance
district shall also be responsible for maintaining the planned landscaping
within the Camino Tassajara median and shoulders. Landscaping treatment
within this frontage shall be consistent with the landscaping now being
considered for projects located along Camino Tassajara, Dougherty and Crow
Canyon Roads. If a wall is required for noise attenuation along the single
family areas which back up to Camino Tassajara, it shall be masonry, and
installed to match the wall installed within the Sycamore Valley Specific
Plan Area.
9. Landscape and irrigation plans shall be submitted for review and approval
by the Zoning Administrator, for recreation areas, and open space areas.
Plans shall include development of the recreation areas, trails and fencing
details. Active recreation facilities shall be provided on Parcel C which
contains the proposed detention basin.
10. . Prior to recordation of a Final Subdivision Map.,. the ,applicant shall pay a
Park Dedication Fee of $1,670 per dwelling unit...w;° Compl'ianee with this
condition shall satisfy the Park Land Dedication Ordinance.
11. Development shall be in a manner consistent with the geologic reconnais-
sance report submitted with the application. Prior to filing a Final
Subdivision Map, additional geotechnical information shall be submitted as
recommended by the report to the satisfaction of the County Geologist.
12. Prior to issuance of a grading permit, grading plans shall be subject to
review and approval by the County Geologist.
13. If archaeologic materials are uncovered during grading, trenching or other
on-site excavation, earthwork within 30 meters of these materials shall be
stopped until an archaeologist certified by the Society for California
Archaeology (SCA) and/or the Society of Professional Archaeology (SOPA) has
had an opportunity to evaluate the significance of the find and suggest
appropriate mitigation measures, if they are deemed necessary.
14. Prior to filing a Final Subdivision Map, 'street names shall be subject to
the review and approval of the Community Development Department.
15. Water supply service shall be provided by the East Bay Municipal Utility
District in accordance with the requirements of the District. Annexation
to the District as may be necessary shall occur prior to approval of any
Final Subdivision Map.
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16. Sewer disposal service shall be provided by the Central Contra Costa
Sanitary District in accordance with the requirements of the District.
Annexation to the District as may be necessary , shall occur prior to
approval of any Final Subdivision Map.
17. Comply with drainage, road improvement, traffic and utility 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.
B. Construct frontage improvements along a realigned Camino Tassajara as
follows:
1) Construction shall occur within the alignment as shown on draw-
ings PA 4721C-80, Sheets 8 and 9, except that the right of way
shall be 128 feet rather than the 100 feet as shown on the draw-
ings. Adjustments to this alignment shall be subject to the
review and approval of the Public Works Department.
2) Construct curb (face of curb located 12 feet from the widened
right of way line) , 8-foot meandering pedestrian and bike pathway
necessary longitudinal and transverse .�;drati nage,,,. . 34-foot wide
roadway, raised half width median strip, and necessary standard
transitions at both ends of the development along the southerly
edge of the right of way. Provide a planter strip, having a
minimum width of 2 feet, between the curb and pathway. That
portion of the pathway not located within the right of way shall
be located within a public access and utility easement. The
pathway shall be free of obstructions and shall have 2 feet of
clearance, at least, from obstructions on both sides. Construc-
tion shall include grading for the ultimate 128-foot right of -
way. Construction shall extend easterly to Leema Road.
3) Provide for a full channelized painted median with 200-foot
single left-turn storage lanes and standard transitions on Camino
Tassajara at its intersection with the access road by widening
into the future median area.
4) Construct a box culvert under the realigned Camino Tassajara Road
to convey the waters of the West Branch of Alamo Creek.
5) The developer shall receive credit for the cost of constructing
the box culvert, necessary grading and channel improvements and
the grading for the 128-foot right of way against the County's
share of off-site traffic mitigation fees, such cost subject to
review and approval of the Public Works Department. If the cost
of these specific improvements exceed this credit, a reimburse-
ment agreement will be entered into by the County to reimburse
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the applicant for the additional cost. This reimbursement shall
be subject to a reimbursement agreement to be developed and
finalized prior to the filing of the Final Map.
6) Landscape the border strip (pathway area) and median, subject to
approval by the Zoning Administrator, and:
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.
7) Construct a standard concrete bus turnout, if required by the
transit authority, at a location subject to review and approval
by the transit authority and provide public utility easements for
the turnouts and accessories.
8) 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 adjacentitmprove-
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 5 minutes.
9) Prior to issuance of building permits, contribute $60,000 to a
Road Improvement Fee Trust (Fund No. 819200-0800) designated for
the installation of a traffic signal at the intersection of "A"
Drive and Camino Tassajara, the installation to be deferred until
warranted.
C. Construct the access road, at its intersection with Camino Tassajara,
as a 52-foot roadway within a 72-foot right of way providing for a
20-foot inbound lane, a 4-foot median, two outbound lanes (12-foot and
16-foot lanes) with 10-foot .borders. The length of this section shall
be approximately 300 feet with a standard transition to a 40-foot
roadway within a 60-foot right of way to the south.
D. Relinquish abutter's rights of access along all curb returns within
the subdivision.
E. Relinquish abutter's rights of access along Camino Tassajara with the
exception of the access road.
•
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F. All interior subdivision streets shall be dedicated to the County and
constructed to County public road standards.
G. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
H. 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.
I. 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.
J. Design and construct the on-site detention facilities in accordance
with the policies and standards of the Contra Costa County Flood
Control District.
K. Establish a public entity, subject to Public Works Department
approval , to provide for perpetual maintenance of the detention . basin
facilities.
L. The on-site detention basins and the related maintenance access roads
shall be placed within public easements.
M. 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 23. M. (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. This portion of the fee will
be adjusted annually, beginning on January 1, 1989 to reflect the
Bay Area Consumer Price Construction Cost Index, measured from
January 1, 1988.
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.
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86-11 and the County's Reimbursement Agreement with
Blackhawk, dated September 16, 1986 (approved by Board of
Supervisors Resolution 86/560) and any and all subsequent
actions in furtherance thereof. Applicant shall pay to the
County 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 and said fees shall be deposited
into a separate County account entitled "Crow Canyon Road
Extension-Area of Benefit (Fund No. 819600) for reimburse-
ment to Blackhawk. Pursuant to County's Joint Exercise of
Powers Agreement with Danville and San Ramon, dated February
10, 1987, if the subject property is subsequently annexed to
either city, the obligation to pay such fees shall
continued.
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 application 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, and the County's Reimbursement Agreement with
Blackhawk, dated September 16, 1986 (approved by Board of
Supervisors Resolution No. 86-560) and any and all subse-
quent actions in furtherance thereof._ . The appli:can,t shall
pay to the County the Fee Benefit Area fees applicable to
that portion of the property in effect at that time of
issuance of any building permit and said fees shall be
deposited into a separate County account entitled "Crow
Canyon Road Extension-Area of Benefit (Fund No. 819600) for
reimbursement to Blackhawk. Pursuant to County's Joint
Exercise of Powers Agreement with Danville and San Ramon,
dated February 10, 1987, if the subject property is subse-
quently annexed to either city, the obligation to pay such
fees shall continued.
3) Installing a gate, or alternate barrier acceptable to the San
Ramon Valley Fire Protection District, on "B" Drive at the
easterly property line of the site so as to prevent vehicular
access onto Leema Road but will permit Fire District access.
This barrier can be removed when the property to the east
develops.
N. Mitigate the impact of construction traffic generated by this develop-
ment as follows:
1) Contribute $477 per dwelling unit to a Road Improvement Fee Trust
(Fund No. 819200-0800) designated for road improvements desig-
nated for rehabilitation of that portion of Camino Tassajara that
lies between the easterly boundary of the Blackhawk Development
and I-580 in Alameda County. This fee will be adjusted annually,
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beginning on January 1, 1989 to reflect the Bay Area Consumer
Price Construction Cost Index, measured from January 1, 1988.'
0. 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.
P. Provide funds for implementing the planned Alamo Creek watershed
protection facilities by contributing, prior to the filing of the
Final Map for Subdivision 6736, 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.
Q. Submit a detailed sketch plan of the required road improvements at the
intersection of the access road and CAmino Tassajara, for Public Works
Department review and approval , prior to submitting improvement plans.
Coordinate the development of this plan with the adjacent development,
Tassajara Ranch (Development Plan 3012-86) .
R. Prior to issuance of building permits, file the Final Map for
Subdivision 6736.
18. A day care facility for not more than 12 children may be established at any
residence within the development as provided by County Ordinance and State
law. Any proposed day care facility in a residence in excess of 12
children shall be made by recommendation from the Homeowner's Association
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to
8-to the Zoning Administrator for approval , modification or denial . As an
alternative, day care centers may be permitted and established in addition
to the common facilities, recreational facilities, as may be determined by
the Homeowner's Association.
The following statements are not conditions of approval ; however, the applicant
should be aware that these requirements must be met prior to filing the Final
Subdivision Map or attempting to secure building permits.
1. Applicants should be aware of the necessity to comply with the ordinance
requirements of the San Ramon Valley Fire Protection District and the Fire
District Resolution No. 87-1, which requires a fee payment of $181.29 per
dwelling unit for reimbursement of a capital fire station and equipment
improvements already made.
2. The Building Inspection Department, Grading Division:
A. A grading permit will be required for the earthwork necessary to
develop units proposed by the subject Development Plan.
B. Submit 4 copies of plans showing the existing contours, the extent of
the proposed grading, drainage improvements and general site develop-
ment, projected cut and fill volumes and cost estimate of proposed
grading to the County Building Inspection Dep:ar.tment,. Grading Section.
C. Prior to the issuance of building and/or grading permits, a
preliminary soil investigation report, prepared by a licensed soil
engineer will be prepared. It shall report on the ability of the site
to support the improvements anticipated, and shall include recommended
foundation design to achieve maximum stability of the proposed
structures. Grading plans submitted to the County shall be signed by
the soil engineer.
8/27/86
3/25/87
4/9/87
Revised 4/15/87
RZIII/2669-RZC.BT