HomeMy WebLinkAboutMINUTES - 05101988 - 2.1 (2) 2 . 10
TO: .BOARD OF SUPERVISORS
FROM: `* . Harvey E. Bragdon Contra
Director of Community Development Costa
DATE: April 4, 1988 ca('ty
SUBJECT: Hearing on Rezoning Application #2766-RZ to rezone 1+ acre located on
the north side of Willow Pass Road, 75 feet west of Solano Avenue, in
the West Pittsburg area, from Retail Business District (R-B) and
Multiple Family Residential (M-17) to Planned Unit District (P-1 ) ,
filed by Abbott Hill Living Centers, Inc. (Applicants) and Capital
Investment Development Corporation (Owners) .
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Accept the environmental documentation prepared for this
project `as being adequate.
2. Approve the Rezoning Application #276.6-RZ, along with
Development Plan #3073-87-,1, including conditions of approval
imposed by the East County Regional Planning Commission.
3. Adopt the East County Regional Planning Commission's findings
as set forth in Resolution No. 17-1988 as the determinations
for these actions.
4. Introduce ordinance giving effect to the aforesaid rezoning,
waive reading and set date for adoption of same.
OTHER INFORMATION
Subsequent to the Planning Commission' s approval of the rezoning
and development plan, an appeal objecting to that approval was
received from the adjacent property owner. See attachment with
staff report.
4J4-----"
CONTINUED ON ATTACHMENT: YES SIGNA
RECOP94EMATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON May 10, 1988 APPROVED AS RECOMMENDED X OTHER X
The Board of Supervisors on April 26, 1988 deferred decision to this
date on the above matter.
Supervisor Torlakson advised that he had taken several trips to the
proposed site and he questioned staff on the access off of Willow Pass
and the possible shifting of the living units to the back of the
property.
Karl Wandry, Community Development Department, responded that access
could come off of Willow Pass Road and that there was a dual left turn
lane there at the present time that would make this a feasible
project.
Supervisor Torlakson recommended denial of the appeal and approval of
the project with modification of the site plan to be reviewed by the
Community Development Department to shift the dwelling units to the
back of this site and to allow the parking and access in the front of
the site, the construction of an approximately ten foot sound wall and
a deed attachment requiring the present and future owners of the
property to have clearly in all their rental agreements the
notification that there is a business next door and that it is an
industrial operation and there would be noise involved. Supervisor
Torlakson also advised that the management of the facility should make
sure their residents do not wander into or get involved in any way
with the industrial site to avoid accidents or harm to the residents.
He also commented that there was still the requirement for the sound
study and that would be a factor in the final design of the plan.
a
Therefore, IT IS BY THE BOARD ORDERED that recommendations 1, 2 with
modifications (Exhibit A attached) , 3 and 4 are APPROVED; and as in
recommendation 4, Ordinance No. 88-38 is INTRODUCED, reading waived,
And May 24, 1988 is set for adoption of same; and the appeal of Mr.
Jerry Meeker relative to the above matter is DENIED.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT 4 ) 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 10 , 1988
Abbott Hill Living Centers, Inc. PHIL BATCHELOR, CLERK OF
Capital Investment Development Corp. THE BOARD OF SUPERVISORS
Jerry L. Meeker AND COUNTY ADMINISTRATOR
Assessor
County AdministratorBY ° DEPUTY
County Counsel
Public Works
BT:plDiverview Fire Protection District
CONDITIONS OF APPROVAL FOR 3073-87
1. This approval' for a residential care facility per revised plans to be
submitted per Condition 17 and subject to the conditions listed below.
2. This approval is for a residential care facility for persons 55 or older
and as such shall be recorded as a deed restriction on the property. The
facility shall have a maximum capacity of 76 guests in 38 bedroom units.
3. Prior to the issuance of building permits, building elevation and. architec-
tural design of the building and any accessory structures, walls, fencing,
etc. , shall be subject to final review and approval by the Zoning Adminis-
trator. The roofs and exterior walls of the building shall be free of such
objects as air conditioning equipment, television aerials, etc. , or
screened from view.
4. An 10 foot high masonry wall , preferably slumpstone shall be constructed at
the boundary with the contiguous property at the street intersection, ex-
tending to within 30 feet of Solano Avenue and to within 25 feet of Willow
Pass Road where the height shall be reduced and further extended to and
along the frontage of Willow Pass Road. Landscape planting shall be pro-
vided between the wall and the frontage improvements of Willow Pass Road
all subject to the review and approval by the Zoning Administrator with
building permit plans and installed prior to occupancy.
5. Comply with the landscape and irrigation requirements as follows:
A. Prior to issuance of a building permit, a landscape and irrigation
plans shall be submitted for review and approval by the County Zoning
Administrator. Landscaping and irrigation shall be installed prior to
occupancy.
B. The proposed trees on the site are to be a minimum of 15 gallons in
size. The proposed shrubs on the site are to be a minimum of 5 gal-
lons in size.
C. Landscape materials and the irrigation system shall be cognizant of
water conservation needs.
6. At least 60 days prior to issuance of Building Department permits, or in-
stallation of improvements or utilities, submit a preliminary geology,
soils, and foundation report for review and approval of the Planning Geolo-
gist. The report shall include evaluation of earthquake-induced
liquefaction and/or seismic settlement. Improvement, grading, and building
plans shall implement recommendations of the approved report.
7. Should archaeological materials be uncovered during grading, trenching or
other on-site excavation(s) , earthwork within 30 yards of these materials
shall be stopped until a professional archaeologist who is certified by the
Society 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(s) , if deemed necessary.
EWAHMtl W
2
8. Exterior lights- shall be deflected so that lights shine onto applicant's
property and not toward adjacent properties.
9. All signs shall be subject to review and approval by the Zoning Administra-
tor prior to installation .
10. Submit a TSM program (Transportation Systems Management Program) for vans,
busing, etc. , for review and approval by the Zoning Administrator prior to
occupancy. A van or van service shall be provided.
11. Provide complete automatic fire sprinkler protection and smoke exhaustion
system for the entire building subject to approval by the Riverview Fire
Protection District.
12. The entire emergency access road from Willow Pass Road to the off-street
parking area, to be surfaced with "turf" blocks, to include the curve por-
tion at the north end of the building. This may be modified as required by
Condition 1.8.
13. Fencing to be constructed along the west and north boundaries of the prop-
erty to include landscape planting which utilizes the fence. This may re-
quire additional minor adjustment of the building location as may be deter-
mined by the Zoning Administrator.
14. The applicant shall provide on-site security personnel during the evening
hours for the safety of not only the patients, but also the staff.
15. At least 30 days prior to the issuance of building permit, the applicant
shall submit an acoustical analysis for the site. The analysis shall in-
clude specific recommendations, where necessary, to bring the project into
conformance with County's Noise Element. The analysis and recommendations
will be subject to the review and approval of the Zoning Administrator.
The recommendations. in the report shall be included in the construction of
this project, and may be a factor in the redesign of the project per Condi-
tion 17.
16. Comply with drainage, road improvement, traffic and utility requirements as
follows:
A. Unless exceptions are specifically granted, this development shall
conform to the requirements of Division 914 (Drainage) of the Subdivi-
sion Ordinance. This includes the following:
1. Conveying all storm waters entering or originating within the
subject property to a natural watercourse having definable bed
and banks or to an existing adequate storm drainage facility.
The nearest drainage facility is located northeast of the proper-
ty on Solano Avenue. The existing system was designed for high
density single family home runoff, not an apartment type of de-
velopment. The applicant's engineer shall verify that the exist-
ing system can handle the higher runoff created by this type of
3
development and any improvements required to guarantee adequacy
shall be constructed.
2. Prohibiting the discharging of storm waters to roadside ditches.
3. Installing, within a dedicated drainage easement, any portion of
the drainage system which conveys run-off from public streets.
B. Unless exceptions are specifically granted, comply with the require-
ments of Division 10.06 (Road Dedication and Setbacks) of the County
Ordinance Code. This includes the following:
1. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face) , necessary longitudinal and transverse drainage, street
lights, and necessary pavement widening on Willow Pass Road. The
face of curb shall be located 10 feet from the widened right of
way line.
2. Convey to the County, by Offer of Dedication, approximately 13
feet of additional right of way on Willow Pass Road as required
for the planned future width of 84 feet. The dedication shall be
in accordance with the precise alignment map PA-5181-61 for Wil-
low Pass Road.
C. Construct curb, 6-foot 6-inch sidewalk (width measured from curb
face) , necessary longitudinal and transverse drainage, and necessary
pavement widening on Solano Avenue. The face of curb shall be located
7 feet from the widened right of way line.
D. Install street lights on Solano Avenue and Willow Pass Road. The fi-
nal number and location of the lights shall be determined by the Coun-
ty Traffic Engineer.
E. Restrict access along Willow Pass Road.
F. Provide adequate off street parking.
G. Install all new utility distribution services underground.
H. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for the West Pittsburg and the . East/Central County Travel Corridor
Areas of Benefit as adopted by the Board of Supervisors.
I . Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
J. 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 perma-
nent, road and drainage improvements.
ENEMY
4
K. Submit improvement plans prepared by a registered civil engineer to
the Public Works Department, Engineering Services Division, for re-
view; pay the inspection, plan review and applicable lighting fees.
These plans shall include any necessary traffic signage and striping
plans for review .by the County Traffic Engineer. The improvement
plans shall be submitted to the Public Works Department, Engineering
Services Division, prior to the issuance of any building permit. The
review of improvement plans and payment of all fees shall be completed
prior to the clearance of any building for final inspection by the
Public Works Department. If final inspection is requested prior to
construction of improvements, the applicant shall execute a road im-
provement agreement with Contra Costa County and post bonds required
by the agreement to guarantee completion of the work.
L. Comply with the drainage fee requirements for Drainage Area 48D as
adopted by the Board of Supervisors.
17. Prior to issuance of a building permit revised plans will be submitted for
review and approval by the Zoning Administrator, providing for the follow-
ing:
A. Relocate residential units from the southerly area of the site from
the vicinity of Willow Pass Road, to the northerly area of the site
and relocate off-street parking to the southerly area with access from
Willow Pass Road. Other facilities such as the patio area, entrance
and common facilities, etc. shall be adjusted accordingly or relocat-
ed.
B. Provide for 10 foot high sound barrier wall as described in Condition
4, prior to occupancy.
18. A Deed attachment shall be recorded requiring the pre-sent and future owners
of this property to. have clearly in all their rental agreements the notifi-
cation that there is business on the adjacent property at the street inter-
section which is an industrial operation generating noise.
19. The management of the facility shall 'd quire that their residents do not
get involved in any way with the adjacent industrial site at the street
intersection to avoid accidents or harm to the residents.
The following requirements are not conditions of approval . However, applicant
should be aware of them prior to requesting building permits.
A. The County Health Department.
B. The Riverview Fire Protection District. See attached.
BT/SW/df
rz6:3073-87c.bt
2/9/88
Revised 3/14/88
EMMU U n W
kI
ivervi_e�v
FIRE PROTECTION DISTRICT
_ F,w Comm swop :
Chief
-7 .SIG LANSTROM.Charman
ALLEN LITTLE
November 20, 198/: LAVONIA ALLEN
ROBERT BALORIDGE
• TAYLOR DAVIS
i HORACE A.ENEA
Contra Costa County CATHRYNFREITAS
Community Development Department EDWARD L.HOOPS
651 Pine Street, 4th Floor - North Wing
Martinez , CA 94553
ATTN: Byron Turner
SUBJECT: Residential, Senior Care Facility [ 3073-87/RZ 27661
Willow Pass Road and Solano Avenue
Pittsburg, CA
Dear Mr. Turner:
We have reviewed the Application for Final Development Plan and
Rezoning, dated October 21, 1987 , for the subject project. The
development is to consist of a 22 , 800 square-foot, single-story,
76 guest licensed residential care facility for ambulatory
guests. This project is regulated in part by codes and
ordinances administered by this Fire District relative to Contra
Costa County Ordinance 86-76 and the State Fire Marshal' s Office.
If approved by your office, the following shall be included as
Conditions of Approval:
SPECIFIC CONDITIONS
1. The developer shall provide an approved automatic fire
sprinkler system designed and installed in accordance with
the requirements of NFPA #13 and/or U.B.C. Standard 38-1
and the Fire District. [10.301(c) UFC]
2. The required fire flow for the project with the buildings
fully-protected with approved automatic fire sprinklers
is 2,000 GPM. Required fire flow shall be delivered from
not more than two (2) hydrants flowing simultaneously
while maintaining 20 pounds residual pressure in the
main. [10.301(c) UFC]
STANDARD CONDITIONS
3 . The developer shall be required to contribute Fire
Facility Fees to mitigate operational costs associated
with increased service demands throughout the Fire
District. Fire Facility Fees are currently set at the
rate of $0.15 per square foot of commercial development.
The developer shall pay all required Fire Facility Fees
prior to the issuance of any building permit.
1500 WEST FOURTH STREET-ANTIOCH,CALIFORNIA 94509-1099 (
9-TELEPHONE(415) 757-1303
i
C.C.Co. Com. Dev. Dept.
BT11-20
November 20 , 1987
Page 2
4 . The developer shall submit two ( 2) complete sets of plans
and specifications of the subject project, including any
required built-in fire protection systems, to the Fire
District for review and approval prior to obtaining
building permits for construction to insure compliance
with minimum requirements related to fire and life
safety.
[2.206 UFC]
5 . The developer shall provide two ( 2) hydrants of the East
Bay type, as specified by the Fire District. Location of
hydrants will be determined by the Fire District upon
submittal of two ( 2) copies of a tentative map or site
plan.
[10. 301(c) UFC]
6 . The developer shall provide access roadways with
all-weather driving surfaces of not less than 20 feet of
unobstructed width, and not less than 131 - 6" of vertical
clearance, to within 150 feet of all portions of the
exterior walls of every building. Access roads shall not
exceed 20% grade, shall have a minimum centerline turning
radius of 40 feet, and must be capable of supporting the
imposed loads of fire apparatus ( 30 tons) . The Site Plan
which accompanied the application DOES NOT meet this
requirement.
[10.207(a) UFC]
7. Dead-end fire department access roads in excess of 150
feet long shall be provided with approved provisions for
the turning around of fire department apparatus.
[10.207(a) UFC]
8. Access roads and hydrants shall be installed and in
service prior to combustible construction.
[10.301(d) UFC]
9. The developer shall provide illuminated addressing
located on all buildings in such a manner as to be
plainly visible and legible from the street or road
fronting the property.
[10. 208 UFC]
C.C.Co. Com. Dev. Dept.
BT11-20
November 20 , '1987
Page 2
10 . The developer shall locate trash enclosures such that
commercial dumpsters are not stored or placed within five
( 5 ) feet of combustible walls, openings or combustible
roof eave lines.
(11. 201(d) UFC]
11 . The owner/developer shall apply to the Fire District for
necessary permits as required.
(4 .101 UFC)
It is requested that a copy of the completed Conditions of
Approval for the subject project be forwarded to this office when
compiled and adopted by the planning agency.
If you have any questions regarding this review, please contact
the undersigned at ( 415) 757-1303 .
Sincerely,
ALLEN LITTLE
Fire Chief
By
KENNETH LUCIDO
Fire Inspector
AL:KL:ap
cc: Capital Investment Development Corporation
Abbott Hill Living Center
Water Supply File (WS87-0589)
UUMU W