HomeMy WebLinkAboutMINUTES - 06271988 - T.7 T. 7
TO; BOARD OF SUPERVISORS CADnlra
FROM: Harvey E. Bragdon, C
Director of Community Development Co. qy
DATE: June 17, 1988
SUBJECT: Rezoning Application 2786-RZ, Hasseltine-Best (Applicant) - Security
Owners Corp. (Owner) - Request to rezone 235 acres from A-2 and R-40
to Planned Unit District (P-1) , Preliminary Development Plan #3005-
88, for a 47 unit 1 - 2 acre single family residential project; Sub-
division #7091 to subdivide 235 acres into 47 single family resident-
ial lots with common open space - Alhambra Valley area. (S.D.. II )
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Approve rezoning application 2786-RZ, from A-2 and R-40 to P-1
with conditions as recommended by the County Planning Commiss-
ion on May 17, 1988.
2. Approve Preliminary Development Plan #3005-88 and the tentative
map for Subdivision #7091 with conditions as recommended by the
County Planning Commission.
3. Adopt the County Planning Commission' s findings as set forth in
its resolution #32-1988. as the basis for your Board' s
decision.
4. Accept the environmental review documentation as being
adequate.
5. Introduce the ordinance giving effect to the rezoning; waive
reading and set date for adoption of same.
CONTINUED ON ATTACHMENT: YES SIGMA
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOEMENDA OF COP94ITTEE
APPROVE O`ER
SIGNATURE(S) :
ACTION OF BOARD ON June 28, 1988 APPROVED AS RECOMMENDED X OTHER X
This being the time heretofore noticed by the Clerk of the Board of
Supervisors for hearing on the above matter, Robert Drake, Community
Development Department, presented the project request commenting that
the Alhambra Valley Specific Plan Committee supports the design of the
project. He commented on minor changes placed before the Board this
afternoon that reflect the corrections and actual decision made by the
County Planning Commission and the applicant is aware of the changes.
The public hearing was opened and the following people appeared to
speak:
Nancy Hobert, 1040 Vaca Creek Road, Martinez, spoke in support of
the project.
Dr. George H. Degnan, 5355 Alhambra Valley Road, Martinez, spoke
in favor of the project.
Hal Olson, President, Alhambra Valley Improvement Association,
spoke in support of the project, requesting dedication of the
development rights for the open space area to a land trust established
by the East Bay Regional Park District or to the County, and limiting
of access in the open space to the Lynchs and Almonds and to provide
for the tank or pond which is to provide water for the subdivision.
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•The public hearing was closed.
Supervisor Fanden requested clarification from staff on the inclusion
of the two requests in the conditions.
Robert Drake responded to Supervisor Fanden's concerns commenting that
condition number two provided for the dedication.
Supervisor Fanden moved approval of the project with the inclusion of
the limited access in the conditions of approval.
IT IS BY THE BOARD ORDERED that recommendations 1, and 2 with
conditions as amended (Exhibit A attached) , 3, 4, and 5 are APPROVED;
and as in recommendation 5, Ordinance No. 88-53 is INTRODUCED, reading
waived, and July 12, 1988 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 Department, ATTESTED a9' f
Attn: Robert Drake PHI BATCHE OR, CLERK OF
Hasseltine-Best (Applicants) THE BOARD OF SUPERVISORS
Security Owners Corp . (Owners) AN COUNTY ADMINISTRATOR
Public Works
CC Consolidated Fire District BY ° . DEPUTY
CONDITIONS OF APPROVAL FOR THE REVISED STONEHURST PROJECT: FILE NO. 2786-RZ,
FINAL DEVELOPMENT PLAN NO. 3005-88, AND SUBDIVISION 7091
1. This approval is based on the tentative map received by the Community De-
velopment Department for 47 lots with lot line adjustments on the tentative
map and with the following conditions. Location of homesites, driveways
and septic tank leach fields as shown on the tentative map are conceptual
and may be relocated subject to review and approval of the County Zoning
Administrator.
2. Development rights of the common open space area for other than utility and
recreational structures shall be deeded to the County or a non-profit land
trust to prevent further subdivision and development. Development rights
of the individual lots for other than one single-family residences shall be
deeded to the County to prevent further subdivision and development.
3. Development of each lot shall be designed to minimize grading, and homes
and accessory structures designed to have a low profile and/or be screened
by vegetation. Crib walls shall be utilized for driveways and site devel-
opment on steep sites to minimize height of cut and fill slopes. Fences
shall be of unobtrusive design. All concentrated storm runoff, subsurface
water and swimming pool drainage shall be conveyed to an erosion resistant
drainage facility. A minimum of four (4) on-site parking spaces shall be
provided on each lot. The existing natural drainage patterns on the indi-
vidual parcels shall be maintained. Drainage which has been collected can-
not be discharged onto the adjacent property as a concentrated flow. Di-
rect runoff away from geologically unstable or potentially unstable areas
of the site. Site development plans, house plans, landscape plans and ele-
vations, accessory structures, and fences shall be subject to the review
and approval of the Zoning Administrator. Siting of homes shall be re-
viewed for energy conservation features. All residences shall contain a
street address number that is plainly visible from the street 24 hours a
day which, may require illumination.
The keeping of horses and other livestock shall be prohibited. These cri-
eria shall be included in the CC & R's for the development. CC & R's
shall be submitted to the Zoning Administrator for review and approval
prior to recording the Final Map.
4. The architectural review board proposed by the developer shall establish
written criteria specifying the use of subdued colors and finishing materi-
als for the project structures that are compatible with the surrounding
landscape, and shall be subject to the review and approval of the Zoning
Administrator.
5. Adequate fencing of an inconspicuous design shall be required to contain
domestic animals with gates to be closable by a nearby rancher when neces-
sary. Submit proposed design and color for review and approval to the Zon-
ing Administrator. The approved design shall be incorporated in the CC &
R's for the project.
6. Fire retardant roofing and automatic fire sprinkler systems shall be in-
stalled for each residence. Driveways shall have a maximum gradient of
20°x, with pavement width and turnouts, if necessary, as approved by the
Fire District and will be subject to the review and approval of the Zoning
Administrator. Irrigated landscape buffers at least 30-ft. , wide shall be
required around each residence. These requirements shall be incorporated
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in the CC & R's for the development.
7. Lots 1, 13 thru 23, 35 and 36 shall be landscaped to establish full screen-
ing of development as viewed from Alhambra Valley Road within 5 years of
residential occupancy. Said requirement will still permit view corridors
to be maintained. Proposed landscape screening should primarily consist of
drought-tolerant, native California species. A registered landscape archi-
tect shall certify landscape plans for compliance with this condition.
Upon showing of evidence that development will not be visible from Alhambra
Valley Road, the Zoning Administrator may waive the landscape review re-
quirement for the above-listed lots.
8. Water supply serving the properties concerned shall be by the City of
Martinez. Each individual living unit shall be served by a separate water
connection. Such water distribution system located within the boundaries
of the of the properties concerned in this subdivision shall become an in-
tegral part of the City of Martinez water distribution system.
9. The proposed water storage reservoirs shall be given architectural treat-
ment to reduce their visibility. This could include surface texture and
color, berming, landscaping, and the construction of a superstructure all
designed to make the reservoir conform with the natural vegetation and ter-
rain of the reservoir site. Plans shall be subject to review and approval
of the Zoning Administrator prior to recording the Final Map.
10. Prior to recording the Final Map, submit evidence to the Zoning Administra-
tor which indicates that all of the property has been included in the urban
water sphere and that satisfactory arrangements for water service have been
made with the City of Martinez.
11. Prior to recording the Final Map each lot shall have received approval of
the Health Services Department for an individual sewage disposal system to
serve a four bedroom residence.
12. Grading for roads, driveways, and site development shall be designed to
achieve a natural rounded appearance with 2 to 1 cut and fill slopes mini-
mized. Height of cut or fill slopes shall be kept low by use of crib walls
where necessary. Stability rating of the consultant's report shall be con-
sidered. Leach fields shall not be located upon or adjacent to the most
hazardous rated land.
13. Erosion protection shall be criteria for development of the subdivision
improvements. Slopes exposed by grading shall be replanted with native
grasses and plant materials. An erosion protection plan shall be submitted
for development of the subdivision improvements. Plans shall be submitted
for review and comments to the Soil Conservation District and to the County
Geologist for approval .
14. All design level and permit application plans shall show, by outline and
label , landslides as identified by Plate I of the report of Darwin Myers
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Associates dated 10/8/84. The applicant shall furnish 100-scale maps to
Building Inspection, Environmental Health, Public Works and Community De-
velopment Departments.
15. At least 60 days prior to recording a Final Map, issuance of Building In-
spection Department permits, or installation of improvements or utilities,
submit a preliminary soils and foundation report meeting the requirements
of Subdivision Ordinance' Section 94-4.420 for review and approval of the
Planning Geologist. Improvement, grading, and building plans shall imple-
ment recommendations of the approved report. Final Map shall cite the ap-
proved report. Record a statement to run with deeds acknowledging the ti-
tle, date, and author of the report of Geologic Investigation by Darwin
Myers Associates dated 11/12/84 and the preliminary soil report required by
this condition, and calling attention to the report conclusions and recom-
mendations.
16. Prior to issuance of building or grading permits for each lot, proposed im-
provements shall be reviewed by a soils engineer and engineering geologist
and a report submitted with recommendations for grading, drainage, founda-
tions and retaining walls. Information from the geologic and soils reports
above shall become the bas is for site development engineering geologic and
soils reports. An erosion protection plan shall be submitted with each
building permit application. The plan shall have been submitted for review
and comment to the Contra Costa Resource Conservation District and for ap-
proval to the County staff.
17. Revegetate exposed soil surfaces after grading using native, drought resis-
tant vegetation by hydromulching or other suitable technique. Slopes shall
not be allowed to stand unvegetated during the winter rainy season.
18. Construct the on-site storm drain system to Contra Costa County standards,
in accordance with recommendations of the soils and geologic consultant
including provision of permanent erosion control features. Control poten-
tial erosion during construction. Erosion control plans shall be submitted
for review and comment to the Contra Costa Resource Conservation District
and for approval to the County Geologist.
19. The development guide for the residential lots shall be Single Family Resi-
dential , R-40 District, including setbacks except that structures shall be
of a low profile (under 35-ft. , in height) .
20. Prior to filing a Final Map, the applicant shall submit a revised site plan
for the area in the vicinity of the project entrance and proposed detention
basin. The plan shall provide for a shallow detention basin with rounded
slopes aimed at establishing a natural appearance. The playfield potential
of the basin should be considered. The plan shall provide for 15-gallon
and 24-inch box trees,and 5-gallon shrubs. Berming along the roadside
should be considered; any proposed fencing should be identified. The plan
shall be subject to the review and approval of the Zoning Administrator.
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21. The common open space area shall be placed in a scenic easement with each
property owner within the development being assigned a controlling inter-
est. Any proposed subdivision of common open space easement area shall re-
quire the consent of every owner of a lot within the development prior to a
decision by the governing body on such an application.
22. The common open space area and other common facilities shall be owned and
maintained by a homeowner's association. Any proposed subdivision of the
common open space easement area shall require the consent of every owner of
a lot within the development prior to a decision by the governing body of
such an application.
23. Prior to filing a final map, the applicant shall submit a child care survey
and response program that satisfies the information and mitigation require-
ments of Chapter 82-22 of the Ordinance Code, Child Care Facilities Ordi-
nance. Said documentation shall be subject to the review and approval of
the Zoning Administrator.
24. Prior to filing a final map, a detailed Transportation Systems Management
(TSM) Plan shall be submitted for the review and approval of the Zoning
Administrator. The plans shall be initially referred to the Transportation
Planning Division of the Community Development Department for review and
comment.
25. Proposed street names shall be submitted to the Community Development De-
partment, Graphics Section at least 30 days prior to filing a final map.
Proposed street names shall be consistent with, existing street names.
26. If any cultural materials are encountered during grading, work within 30
yards of the encounter shall be halted and a qualified archaeologist and/or
representative from the American Indian Council , San Pablo, shall be con-
tacted to evaluate the finds and recommend further mitigation.
27. A wildlife/riparian corridor shall be established over the project creeks
extending 50 feet from the top of bank on both sides of the creek. Open
fences, such as welded wire, shall be installed by the developer on the
corridor line to denote the extent of the corridor. The existing roadways
along the creek may be established as pedestrian/equestrian trails for use
of project homeowners. Maintenance shall be provided by the Homeowner's
Association. Development rights to the easement shall be granted to the
County. -
A minimum 50-foot wide hiking/riding easement within or encompassing the
creek corridor through the central portion of the site shall be offered to
the East Bay Regional Park District, with connecting links to Alhambra Val-
ley Road and the north property boundary, for use as a regional trail .
Precise location and improvement details shall be worked out prior to re-
cording the Final Map in consultation with the Regional Park District.
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28. The developer shall insure that a report on flora and fauna in the area
insuring attention to rare and endangered species shall be completed prior
to recording the final map. A plan for maximum preservation of the trees
and existing vegetation on the property shall be submitted for the review
and approval of the Zoning Administrator prior to recording the final map.
The plan shall indicate areas and trees to be preserved based upon those
identified in the report and these shall be incorporated in the project's
CC & R's. The report will be prepared by a qualified specialist.
29. Prior to recording the final map, the developer shall submit evidence of
agreement between the City of Martinez and the County regarding collection
of fees.
30. Comply with the following 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. Conformance with Title
9 will include the following:
1) Constructing road improvements along the frontage of Alhambra
Valley Road. Road widening of Alhambra Valley Road at its inter-
section with the access road to provide for a left-turn lane and
to improve ingress and egress movements will satisfy this re-
quirement. A sketch plan of these improvements shall be submit-
ted for Public Works Department review prior to submission of
Improvement Plans for the project.
2) Constructing turnarounds at the ends of the proposed on-site
roads as shown on the Tentative Map. Construction of a utility
road leading to the Almond property shall be used for mainten-
ance purposes only.
No road connections to adjoining properties are permitted other
than:
a. existing road rights-of-way;
b. the proposed utility maintenance road to the Almond
property;
C. possible road connection to Alhambra Valley Ranch (see
condition #30b) ;
No further exceptions to be allowed.
3) Undergrounding of all utility distribution facilities.
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4) 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.
Conveying these storm waters to the natural watercourses which
traverse the site and/or are adjacent to the site will satisfy
this requirement.
5) Submitting a Final Map prepared by a registered civil engineer or
licensed land surveyor.
6) Submitting improvement plans prepared by a registered civil engi-
neer, payment of review and inspection fees, and security for all
improvements required by the Ordinance Code or the conditions of
approval for this subdivision. These plans shall include any
necessary traffic signage and striping plans for review by the
County Traffic Engineer.
7) Relinquishing "development rights" over that portion of the site
that is within the structure setback area of the natural water-
courses. The structure setback area shall be determined by using
the criteria outlined in Chapter 914-10, "Easements", of the Sub-
division Ordinance.
8) Verifying the adequacy and stability of Vaca Creek, through the
site, to convey the design storm run-off- and make improvements,
shall be subject to the review and approval of the Flood Control
District.
B. Convey to the County, by Offer of Dedication, additional right of way
on Alhambra Valley Road as required for the planned future width of 84
feet.
C. Dedicate the 32-foot wide access road, as shown on the Tentative Map,
to the County and construct it to County public road standards.
D. The 20-foot wide private roads shall conform to County public road
standards for minor streets with the exception of the road width re-
quirements. In addition, paved turnouts, acceptable to the fire dis-
trict for the purpose of expediting emergency access, shall be provid-
ed along these private roads.
E. Install signage to restrict parking to one side only of the 32-foot
wide collector road and to prohibit parking along the 20-foot wide
private roads to ensure emergency access as needed by the fire dis-
trict.
F. Establish a mechanism for the perpetual maintenance of the private
roads subject to approval of the Public Works Department and the Zon-
ing Administrator.
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G. Construct an on-site detention basin and associated control structures
subject to the approval of the Public Works Department. The Public
Works Department will size this mitigation facility.
H. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for the Countywide Area of Benefit as adopted by the Board of Supervi-
sors. Currently the fee is $2300 per single family dwelling unit.
I. Contribute $16,000 per lot as the development's fair share of the ar-
ea's infrastructure needs. Full credit towards this contribution will
be allowed for the following:
1) Fire Facilities Contributions;
2) Park Dedication Fee (City and County) ;
3) Road Improvements/Contributions (City and County) - Credit will
not be allowed for frontage improvements required by Condition of
Approval A.1) above;
4) Drainage Mitigation Contribution/Basin and associated control
structure improvements.
5) Domestic Water Supply (pump stations, reservoirs, and mains to
reservoirs) .
Whether any other domestic water supply construction costs will be
considered as part of the Specific Plan area's infrastructure costs
will be determined as part of the Specific Plan review and determina-
tion process.
If the developer's costs of construction of Specific Plan infrastruc-
ture improvements are less than $16,000 per lot, then the balance
shall be paid into an interest bearing trust account for Specific Plan
infrastructure improvements to be established by the County. Payment
must be made when so directed by the Public Works Department. If the
final determination for infrastructure costs per lot under the Specif-
ic Plan is less than $16,000, then the developer shall receive a cred-
it for cash contributions to the trust fund, which reflect the differ-
ence between $16,000 and the final determination of infrastructure
costs per lot, with accrued interest. If the developer's construction
costs for infrastructure improvements exceed $16,000 per lot, and
there is no cash contribution to the infrastructure fund, then no re-
imbursement will be provided to the developer.
J. Improvement plans for storm drainage and road improvements shall be
subject to review by the City of Martinez.
K. Furnish proof to the Public Works Department, Engineering Services
Division, of the acquisition of all necessary rights of entry, permits
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and/or easements for the construction of off-site, temporary or perma-
nent, road and drainage improvements.
L. The applicant shall diligently pursue and work with the developer of
Subdivision 6443, to the east, to establish a road connecting the
projects and shall submit drawings and a report that determines the
feasibility of such a road; subject to review by the Public Works De-
partment.
M. Prior to issuance of building permits, file the Final Map for Subdivi-
sion 7091.
THE FOLLOWING STATEMENTS ARE NOT CONDITIONS OF APPROVAL, HOWEVER, THE APPLICANT
SHOULD BE AWARE OF THESE COMMENTS PRIOR TO FILING THE FINAL MAP OR SECURING
BUILDING PERMITS.
A. This project may be subject to the requirements of the Department of Fish &
Game and the U.S. Army Corps of Engineers. The applicant should notify the
Department of Fish & Game, P.O. Box 47, Yountville, California 94599, of
any proposed construction within this development that may affect any fish
and wildlife resources, per the Fish & Game Code. Also, the applicant
should notify the U.S. Army Corps of Engineers, 211 Main Street, San Fran-
cisco, CA 94105-1905, Attention: SPNCO-R, of any proposed construction
within the creek in accordance with Section 404 of the Clean Water Act (33
U.S.C. 1344) .
B. Compliance with the requirements of the fire district will be necessary.
RD/GA/df(v)
sub9:sub7091c.rd
5/3/88 5/17/88
Revised, P/C 6-28-88
Revised, BOS 7-12-88
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