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HomeMy WebLinkAboutMINUTES - 07141987 - T.13 T .13 TO: BOARD OF SUPERVISORS ++ Contra ra FROM: Harvey E. Bragdon, Director, Costa Community Development Department Co^ DATE: July 2, 1987 SUBJECT: Hearing on Treat Commons II project encompassing Rezoning File 2722-RZ, Final Development Plan #3030-87 and Subdivision 6955, to rezone 4 acres from Single Family Residential District (R-15) to Planned Unit District (P-1) , to construct 160 condominiums, filed by Perma-Bilt Homes (Applicant) , Trammel Crow Company (Owner) , in the Pleasant Hill BARTD Station area. (S.D. IV) . SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Accept the environmental documentation and findings as being adequate. 2. Approve the rezoning application, 2722-RZ, Final Development Plan #3030-87 and Subdivision #6955 as recommended by the County Planning Comnmission, identified as Exhibit A, attached hereto. 3. Adopt the Planning Commission' s findings as set forth in its Resolution #'33-1987, as the determination for this decision. 4. Introduce the ordinance; waive reading and adopt at this time.. CONTINUED ON ATTACHMENT: YES SIGNATURW4V...� RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATI OF rARY COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON July 14, 1987 APPROVED AS RECOMMENDED XX OTHER i The Board held the scheduled public hearing. No one appeared to testify. The Board approved all of the' above recommendations, waived reading and adopted Ordinance No. 87-48. 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 Department (R. Drake) ATTESTED July 14, 1987 Perma-Bi It Homes PHIL BATCHELOR, CLERK OF Trammel-Crow Company THE BOARD OF SUPERVISORS AND COUNTY ADMINISTRATOR RD/v BY DEPUTY EXHIBIT A CONDITIONS OF APPROVAL FOR REZONING FILE #2722-RZ, FINAL DEVELOPMENT PLAN FILE #3030-87 AND SUBDIVISION 6955 (TREAT COMMONS II) i 1. This approval is based on the following exhibits submitted with the application and subject to the conditions listed below. - Exhibit A - Final Development Plan and Tentative Map - Exhibit B - Preliminary Site Plan - Exhibit C - Floor Plans - Exhibit D - Building Elevations - Exhibit E - Preliminary Landscape Plan Prior to the issuance of building or grading permits, the applicant shall submit a revised site plan and final landscape plan providing for the following: a. Redesign of the parking lot east of Building 2 to increase land- scape area along Cherry Lane and screening from Cherry Lane. The redesign may result in the elimination of several spaces. b. Maintain a 25-foot structure setback from the widened Cherry Lane right-of-way. C. Show existing and approved development on abutting properties. The revision should also show planned road/plan/sidewalk connec- tions on adjoining property. d. Expand 'the perimeter planter boxes around the property to 4 feet minimum except that 6 feet minimum will be required for a section along the north property line to assure fire access to adjacent buildings on the Reflections project. The 6 foot wide planter requirement may be waived by the Zoning Administrator. e. Show the location of all proposed structures including carports. f. Maintaiin a minimum building separation of ten feet. g. The basic 32-foot Cherry Lane pavement width measured from the easterly edge of pavement. h. A 40-foot Cherry Lane pavement width at the left turn lane into Santos !.Lane. i . Adequate conforms to the northerly and southerly portions of Cherry ;Lane. j. Design `of the Cherry Lane alignment to collector road standards. Any exceptions shall be subject to the review of the Public Works Department, Road Engineering Division, and the review and approval of the Zoning Administrator. C 1 2. The revised, plan shall be subject to the review and approval of the Zoning Administrator. Conditions 1.g. through 1.j. shall be submitted to the Public Works Department, Road Engineering Division, for review and comment prior to submittal to the Zoning Administrator. 2. Prior to the issuance of any building permits, the applicant shall submit and gain approval of final plans for building elevations. The final building design review shall include the following: A. Submittal of building material samples and colors. High quality materials shall be used. The applicant shall demonstrate that proposed colors and materials shall be compatible with adjoining multiple family residential designs. B. Carports shall be attractively designed to blend with the project character. Carport roofs visible to public roads shall -be sloped. C. Enclosures for utility meters shall be shown. D. Design; color and materials of any signing to be erected. Signs shall not be illuminated internally, except for house numbers. E. Fencing design details and location. 4 3. Prior to the issuance of building permits, the applicant shall submit a final landscape plan for review and approval by the Zoning Adminis- trator. Landscaping and irrigation shall be installed prior to occupancy. !'The landscaping submittal shall include the following: I A. The recently adopted County Water Conservation Landscaping Program shall serve as the basis for the plan. Compliance with and/or� deviations from the program shall clearly be noted. B. Individual unit, building and project meter and utility connec- tions 'shall be shown on the landscaping plan and appropriately screened. On-site field inspection of landscaping prior to occupancy will result in additional landscaping requirements if such meter etc. are not adequately screened. C. Minimum 15 gallon trees and 5 gallon shrubs shall be required; 24" and 36" box specimen trees shall be incorporated as necessary to create a more attractive finished appearance at project completion. I D. Where possible landscaping within the parking area shall be simi- larly ;located on both sides of the driveway and shall incorporate canopy trees. 3. E. Special attention shall be given to landscaping at the entry drive. F. Street tree selection shall match trees used for Treat Commons I Cherry:Lane frontage. G. The applicant shall be responsible for installing and maintaining landscaping within the public right-of-way adjacent to the project. H. The landscape plan shall clearly show pedestrian and bicycle circulation through the Treat Commons I project that results in inviting attractive routes to the BART station and planned regional (SPRR) trail . I. The landscape plan shall show a minimum of three trash and recycling enclosures and exterior treatments as well as any fencing details and method of identification of material in recycling enclosures. J. A perimeter fencing plan shall be submitted for the review and approval of the Zoning Administrator. It shall fully describe proposed fencing and existing fencing to be retained/repaired. 4. There may be one sign allowed at each entrance for project identifica- tion purposes only permitted subject to the review and approval of the Zoning Administrator. The sign may be located within the landscape setback of the front property line. The proposed Reflections project sign shall be subject to additional review and approval by the Zoning Administrator. 5. No recreational vehicles shall be parked on site. 6. The trash enclosures shall not be located adjacent to the neighboring properties.; 7. There shall! be suitably enclosed areas provided for the purpose of locating recycling bins for paper, glass and cans. Enclosures shall not be less than 10' x 12' in area; at least 6' high; and shall be shown on the landscape plans. 8. An archaeological field reconnaissance report shall be prepared and submitted to the Planning Department. This report shall be prepared by a professional archaeologist who is certified by the Society for California ' Archaeology (SCA) and/or the Society of Professional Archaeology: (SOPA) . 9. The applicant shall exchange non-exclusive cross access easements through the Treat Commons I project to the south, the Reflections project to :the north, and the property to the north and south of this property which presently fronts on Cherry Lane. I. 4. 10. Submittal of a program to provide buyers/renters within the project of child care facilities in the area and information necessary to address child care issues including buyer-renter profiles to determine number and ages of children, and type and location of preferred facilities for child care. Collected data shall also be provided to the Contra Costa Center Association or other child care provider(s) in the Pleas- ant Hill BART station area. 11. Plans shall; be provided for the review and approval of the Zoning Administrator which indicate locations and numbers of securable bike storage lockers. 12. The applicant shall submit for the review and approval of the Zoning Administrator an interior traffic circulation plan showing potential cross access easements, curb return radii and traffic safety measures which provide for anticipated traffic volumes. 13. The applicant shall prepare and implement a TSM Program. The program shall be submitted prior to the issuance of the building or grading permit or site preparation. Compliance with the BART Station Area TSM Ordinance shall be achieved. 14. The applicant shall submit alternative names for the interior roadway for the review and approval of the Community Development Department - Graphics Section at least 30 days prior to seeking building permits. 15. Each residential unit shall have a house number clearly visible 24 hours a day. 16. Comply with;the requirements of the Health Services Department. 17. 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. The following exception to Title 9 is permitted for this subdivi- sion: 1. Section 914-2.006,. 'Surface Water Flowing from Subdivision" for diversion of a portion of the storm water run-off to Drainage Area 44B provided that that area is annexed to Drainage Area 44B and the applicant's engineer can verify, to the satisfaction of the Contra Costa County Flood Control and Water Conservation District, that Line A of Drainage Area 44B can adequately convey the design storm based on ultimate development of the watershed and the additional area of development proposed to be diverted. 1 5. C. Convey to the County by Offer of Dedication, additional right of way on 'Cherry Lane. The existing Cherry Lane right of way shall be widened to include the area of proposed pavement widening, curb and the area 10 behind curb face, including the widening required for the proposed left turn lane. D. Construct curbs, 6-foot 6-inch sidewalk (width measured from curb face) , 'necessary longitudinal and transverse drainage and pave- ment widening and adequate pavement conforms on Cherry Lane. The Cherry .Lane road width shall be 32 feet with the easterly edge of pavement located 4 feet clear of the row of trees for a height of 14 feet. The road improvements shall include a striped median island `at Santos Lane. The existing Cherry Lane roadway shall be overlayed with 0.12 feet of asphalt concrete. E. Install+ street lights on Cherry Lane. The final number and location of the lights shall be determined by the County Traffic Engineer. F. Restrict access along Cherry Lane with the exception of the access point designated on the final development plan. G. Construct the on-site driveway system to current County private road standards with a minimum width of 24 feet with paved turn- arounds at the ends of parking areas. Construct Santos Lane to current County private road standards with a minimum width of 40 feet within a 48 foot access easement. H. Construct intersection channelization at the Cherry Lane - Santos Lane intersection which will restrict left turns from Santos Lane to Cherry Lane and right turns from Cherry Lane to Santos Lane. Channelization shall be subject to the review of the Public Works Department, Road Engineering Division, and the review and approval of the Zoning Administrator. I. Install all new utility distribution services underground. J. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from drainage across the sidewalks and SantosLane. K. 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. t 6. L. The applicant shall pay prior to the issuance of any building permits a development fee of $2,304 per unit (to be adjusted an- nually) for road and drainage infrastructure. The work shall include the cost of improvement of Cherry Lane. The .cost of the development's Cherry Lane road improvements will be credited to- ward the development fee. Cost estimates are subject to review by the 'Contra Costa County Public Works and Community Development Departments. M. If the' Contra Costa County Flood Control and Water Conservation District permits diversion of storm water run-off from this prop- erty to Drainage Area 44B, then the applicant shall be required to mitigate this diversion by transferring that portion of the infrastructure fee, allocated for the drainage improvements, to the Drainage Area 44B Drainage Fee Fund (Fund No. 2547) . N. Provide vehicular, pedestrian and bicycle routes and easements through this development. O Prior to the issuance of building permits, file the final map for Subdivision 6955. CONSTRUCTION-RELATED REQUIREMENTS 18 Noise-generating construction activities shall be limited to the hours of 8:00 a.m. to 5:00 p.m. Monday through Friday. 19. Project sponsors shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition, to locate stationary noise-generating equipment such as air compressors and concrete pumpers as far away from existing residences as possible, and to access construction sites via routes which pass the fewest dwellings. 20. Applicant shall post on the site and mail to adjacent property owners and to the County a list of contact persons with name, title, phone number and area of responsibility. The person responsibl-e for main- taining the'' list shall be included. The list shall be kept current at all times and shall consist of persons with authority to initiate corrective action in their area of responsibility. 21. House movers shall be restricted from doing chain saw work, hammering or other noisemaking activities when they move a house in the early hours of the day. Noisemaking activities are allowed only between 8:00 a.m. and 5:00 p.m. , Monday through Friday. 22. Dust shall be kept down by watering which shall be accomplished by a watering truck kept on site or from hydrants on site. The name of the responsibleperson shall appear on the list of contact persons. I 7 , 7. 23. Clean up and removal of rubble, trash and fire hazards shall be com- pleted in a �timely manner following removal of houses. 24. Applicant shall not request a change in the restricted parking on Cherry Lane without obtaining the concurrence of at least 75 percent of the single family property owners fronting on Cherry Lane. 25. Utility services to neighbors must be continuous or neighbors must be notified well in advance and the down-time kept to a minimum. THE FOLLOWING STATEMENT IS ADVISORY ONLY AND DOES NOT CONSTITUTE A CONDI- TION OF APPROVAL: 1. Comply with 'the requirements of the Consolidated• Fire District. RD/SW:jn sub5:6955c.rd2 6/23/87 6/29/87 T'13 ORDINANCE NO. 87-.48 (Re-Zoning Land in the Pleasant Hill/BARTD Area) The Contra Costa County Board of Supervisors ordains as follows: SECTION I: Page L-14 of the County's 1978 Zoning Map (Ord. No. 78-93) is amended by re-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Community Development Department File No. 2722-RZ ) C FROM: Land Use District R-15 ( Single Family Residential ) TO: Land Use District P-1 ( Planned Unit Development ) and the Community Development Director shall' change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.003. 4 - - P•1 � 0.1 1 • 5 ..,.. 2. , . 111117 A3- 5. p S.A. 15 PLEASANT HILL Q 3Qv STATION o.... _ �- 41 Q KI YD SECTION H. EFFECTIVE DATE. This ordinance becomes effective 30.days after passage, and within 15 days of passage shall be published once w th the names of supervisors voting for and against it in the Contra Costa limes a newspaper published in this County. PASSED on July 14, 1987 by the following vote: Supervisor Aye No Absent Abstain 1. T. M. Powers (x) ( ) ( ) ( ) 2. N. C. Fanden (x) ( ) ( ) ( ) 3. R. I. Schroder (x) ( ) ( ) ( ) 4. S. W. McPeak (x) ( ) ( ) ( ) 5. T. Torlakson (x) ( ) ( ) ( ) ATTEST: Phil I3atchclur, County Admiuislrator - / and Clerk of the hoard of Su11crVisors es Chairman of the Board By , Dep. (SEAL) ORDINANCE NO. 87-48 2722-RZ Perma-Bilt -