HomeMy WebLinkAboutMINUTES - 03141989 - T.3 r T.3A
BOARD F SUPERVISORS
FJK: Harvey E. Bragdon
Contra
Director:,, of Community Development Costa
DATE: February 27, 1989 Ca^
SUBJECT: Rezoning Application #2809-RZ to rezone approximately one acre from
General Agricultural District (A-2) to Single Family Residential
District (R-10) , located at the southeast corner of Camino Diablo and
McCabe Road, in the Byron area, filed by Emilio and Teresa Loredo
(Applicants & Owners) . (Parcel #002-122-009 and 015)
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) i BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Find the environmental documentation for the project adequate.
2. Approve Rezoning Application #2809-RZ as recommended by the
East County Regional Planning Commission.
3. Adopt the findings made by the' East County Regional Planning
Commission as set forth in Resolution No. 4-1989 as the
determination for these actions.
4. Introduce the ordinance giving effect to the aforesaid
rezoning, waive reading and set forth date for adoption of
same.
BACKGROUND REASONS FOR RECOMMENDATIONS
The applicant submitted a request to rezone approximately one acre
from General Agricultural District (A-2) to Single Family
Residential District (R-6) . Concurrent with this was a request to
subdivide the property into four lots. The minor subdivision was
approved by the Zoning Administrator and subsequently appealed by
surrounding neighbor. Both items were then heard by the ,East
County Regional Planning Commission on January 23, 1989. Arior to
that, the Commission made a field visit to review the
proposal/appeal and the Byron area. The Commission found that the
Single Family Residential District R-10 was more compatible with
the adjacent properties and in conformance with the East County
Area General Plan of Single Family Residential High Density and
voted unanimously to recommend the rezoning from A-2 to R-10.
CONTINUED ON ATTACHMENT: ✓ YES SIGNATURE•
RECO MENDATION OF COUNTY ADMINISTRATOR RE OF Rr COMMITTEE
APPROVE O
SIGNATURE(S) :
ACTION OF BOARD ON March 141-1989 APPROVED AS RECOMMENDED
This being the time heretofore noticed by the Clerk of the Board
of Supervisors for hearing on the recommendation of the East County
Regional Planning Commission on the request (2809-RZ) of Emilio and
Teresa Loredo (applicants and owners) to rezone one acre from General
Agricultural District (A-2) to Single Family Residential District
(R-6) and to consider the appeal of Emilio and Teresa Loredo
(appellants) from the decision of the East County Regional Planning
Commission on the request by Emilio and Teresa Loredo (applicants and
owners) for approval of a 4-lot minor subdivision (MS 78-88) with side
yard variances on Parcels B, C, and D and lot area and lot width
variances on Parcels B and C, in the Byron area.
Jean Mesick, Community Development Department, described the
proposed project site, presented a brief history of the applications
before the Board, and requested that the Board of Supervisors uphold
the East County Regional Planning Commission's decision to rezone the
site to R-10, deny the appeal and approve the minor subdivision with
modifications.
The public hearing was opened and the following persons appeared
to speak!
• Mr. Dennis Lopez, 10000 Armstrong Road, appearing for the
applicant, commented on what had been approved by the Zoning
• Administrator and the conditions that had been imposed by the Zoning
Administrator. He commented on the conformance of the R-6 request
with the General Plan and the configuration that the Zoning
Administrator had approved. He also commented on issues including the
original staff recommendation for R-6 zoning, the Health Department
approval, the sewer hookups, Flood Control approval, the Fire District
approval, and the sizes of neighboring lots.
Emilio Laredo, 2812 Camino Diablo, Byron, applicant/owner,
questioned why the General Plan which called for R-6 zoning was being
changed and requested the Board to confirm the General Plan and the
R-6 zoning.
Denise Bucheli, 3312 Camino Diablo, Byron, spoke in favor of
homes being placed on the subject property and commented she would
like to see development in Byron.
Pamela Lopez, 10000 Armstrong Road, Byron, requested that the
Board approve the four new proposed homes on the project site.
Nila Davis, 2866 Camino Diablo, Byron, spoke in favor of the R-10
zoning and the suggested subdivision by the Planning Commission as an
equitable compromise.
Leeds Davis, 2866 Camino Diablo, Byron, spoke against the
proposed subdivision, commenting on issues including the purpose of
good planning according to the concepts put forth by this County, lot
sizes, the lack of available infrastructure, and petitions and letters
of which he had copies for the Board's perusal.
Supervisor Torlakson questioned staff on the number of lots being
recommended.
Karl Wandry, Community Development Department, responded that
there are four lots in the minor subdivision as proposed including the
lot with the house on it, explaining the difference in the R-6 zoning
and the R-10 zoning.
Twylia McCullough, 2900 Camino Diablo, Byron, commented on issues
including the size of her lot and neighboring lots, and that their
animals on the back of their property might be inconsistent with the
proposed subdivision.
Janice Albright, 4521 Byron Road, Byron, spoke in favor of the
R-10 zoning recommendation.
Earl Wetzel, P.O. Box 184, Byron, former Byron Sanitary District
Board Member, Byron spoke on the availability of sewer access, fees
and pond capacity, and the number of buildable lots in Byron.
Nick Papadakos, Fire Chief, Byron Fire Protection District,
Byron, spoke in favor of no more than four lots with no variances
issued.
The following people submitted comments but. did not wish to
appear to speak:
Ruby Redenbough, P.O. Box 387, Byron, in support of the R-10
zoning.
Thomas McWilliams, 2922 Camino Diablo, Byron, in support of the
R-10 zoning.
Shannon McCoullough, P.O. Box 597, Byron, against the Laredo
subdivision.
Elaine Hoytt, 2581 Camino Diablo, Byron, against the R-6 zoning.
Dennis Lopez, spoke in rebuttal.
The public hearing was closed.
Supervisor Torlakson requested clarification from staff as to
what was the proper zoning under the General Plan for the site.
Mr. Wandry responded that it was a a five to seven range and
either R-6 or R-10 would be compatible.
Supervisor Torlakson commented that in this particular case the
applicant has an appropriate application for the R-6 zoning but that
he did not want to see variances to the side yards that would impose
on the concerns of the Fire District. He recommended in favor of the .
appeal for the R-6 zoning with the understanding that there be no side
yard variance consideration on the fire issue. He recommended
granting the appeal and that the Zoning Administrator's version of a
parcel plan be adopted.
Therefore, IT IS BY THE BOARD ORDERED that Rezoning Application
2809-RZ is APPROVED for R-6 zoning; and the appeal of Emilio and
Teresa Loredo (applicant and owner) is GRANTED; and the decision of
the Zoning Administrator approving MS 78-88 with conditions (Exhibit A
attached) is UPHELD; and Ordinance No. 89-18, giving effect to the
rezoning is INTRODUCED, reading waived and March 28, 1989 is set for
adoption of same.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
XUNANIMOUS (ABSENT III ) 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. ATTMSTED March 14, 1989
Emilo and Teresa Loredo PHIL BATCHELOR, CLERK OF
County Counsel THE BOARD OF SUPERVISORS
Public Works-Tom Dudziak .
Assessor COUNTY ADMINISTRATOR
Byron Fire Protection District By ° DEPUTY
JE:plp
CONDITIONS OF APPROVAL FOR MINOR SUBDIVISION 78-88
1. This minor subdivision is approved generally as shown on the tentative map
submitted with the application and marked "Approved Plan subject to the
following Conditions of Approval .
2. Parcels B and C shall be made larger by deepening them to a point where
their combined square footage is approximately equivalent to that of Parcel
D. Parcels B and C shall be a minimum 7200 square feet each.
3. A deed restriction shall be recorded on Parcel D restricting that parcel
from future subdivision into more than two lots total .
4. Variances are approved for average lot width (53 feet each) for Parcels B
and C. No other variances are approved by way of this permit.
5. 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.
6. The following statement shall be recorded at the County Recorder's Office
for each parcel to notify future owners of the parcels that they own prop-
erty in an agricultural area:
"This document shall serve as notification that you have purchased land in
an agricultural area where you may regularly find farm equipment using lo-
cal roads; farm equipment causing dust; crop dusting and spraying occurring
regularly; burning associated with agricultural activities; noise associ-
ated with farm equipment .and aerial crop dusting and certain animals and
flies may exist on surrounding properties. This statement is, again, no-
tification that this is part of the agricultural way of life in East Contra
Costa County and you should be fully aware of this at the time of pur-
chase."
7. Applicant must demonstrate water availability and quality subject to the
requirements of the Health Services Department, Environmental Services Di-
vision prior to filing of a Parcel Map.
8. 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. Requirements of the
Ordinance include the following:
. 2
1. Constructing road improvements along the frontage of Camino
Diablo.
As this area is relatively undeveloped, these road improvements
are not warranted at this time. However, as we cannot expect any
further subdivision of this property under the current zoning, an
exception to the road improvement requirements shall only be al-
lowed if a deferred improvement agreement is executed. This
agreement will guarantee construction of the following road im-
provements when the adjacent portions of the road are similarly
improved:
a. Constructing a 4-foot 6-inch sidewalk, up to 20 feet of
pavement widening, curbs, longitudinal and transverse
drainage, and a half-median island (including surface
treatment) along the frontage of Camino Diablo.
b. Prevent storm drainage, originating on the property and
conveyed in a concentrated manner, from draining across the
sidewalks and driveways.
C. At the time the deferred improvement agreement is called up,
submit improvement plans, if required, to the Public Works
Department, Engineering Services Division, for review; pay
the inspection fee, plan review fee and applicable lighting
fees.
2. Undergrounding of all utility distribution facilities.
An exception to this requirement is recommended for the existing
structures.
3. Installing street lights and applying for annexation to County
Service Area L-100 for maintenance of the street lights. The
final number and location of the lights will be determined by the
County Traffic Engineer. Deferment of installation of these
street lights will be permitted.
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.
The nearest drainage facility is Fisk Creek. The applicant has
submitted unsigned drainage releases to the County for consider-
ation. The County Public Works Department will evaluate the ad-
of those documents. The applicant shall be required to
provide substantiating evidence that he is satisfying the drain-
age requirements of Section 914-2.006, "Surface Water Flowing
from Subdivision, " downstream to a point where Fisk Creek is
considered to be a natural watercourse.
no
UUUnn {
U
L5U I^Iy C:-.j
3
5. Verifying that all finished floor elevations are above the 100- _
year flood elevation. The applicant shall be required to elevate
finished floors to 1 foot above the 100 year flood elevation to
provide for reasonable freeboard.
6. Prohibiting the discharging of storm waters to roadside ditches.
7. Submitting a Parcel Map prepared by a registered civil engineer
or licensed land surveyor.
8. Submitting improvement plans prepared by a registered civil en-
gineer, 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.
9. Installing, within a dedicated drainage easement, any portion of
the drainage system which conveys run-off from public streets.
B. Convey to the County, by Offer of Dedication, 25 feet of additional
right of way on Camino Diablo as required for the planned future width
of 110 feet.
C. Convey to the County, by Offer of Dedication, a 30 foot half-width
right of way for Mc Cabe Road as required for the planned future width
of 60 feet. Dedicate a 20 foot radius right of way return at the in-
tersection with Camino Diablo.
D. Relinquish abutter's rights of access along Camino Diablo, including
curb returns. Access to Camino Diablo shall be permitted for the ex-
isting residences and joint access at the common property line between
the two other parcels fronting Camino Diablo.
E. Construct a 16-foot all weather roadway to County private road 'stan-
dards, within a 25 easement, to serve all parcels in this proposed
subdivision. Construct 2 foot wide aggregate base rock shoulders on
each side of the roadway.
The private roadway shall extend to and along Coelho Road to a point
acceptable to the Zoning Administrator.
F. Furnish proof to the Public Works Department, Engineering Services
Division, that legal access to the property is available from Camino
Diablo via Mc Cabe Road.
G. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for the Countywide Area of Benefit and the East/Central County Travel
Corridor Area of Benefit as adopted by the Board of Supervisors.
1EWA8,
4
The area of benefit fees are currently $1904 per single family resi-
dential dwelling unit and $380 per unit respectively. -
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 per-
manent, road and drainage improvements.*
I. Submit a revised Tentative Map showing the proposed access easements
and the revised parcel configuration prior to preparation of improve-
ment plans. The revised Tentative Map shall be submitted to the Com-
munity Development Department for review by the Public Works Depart-
ment, Road Engineering Division, and for the review and approval of
the Zoning Administrator.
J. Obtain a Flood Plain Permit from the Community Development Department
and comply with the requirements of the Flood Plain Management Ordi-
nance including Section 5.0, "Provisions for Flood Hazard Reduction,"
of that Ordinance. Elevate finished floors to above the base flood
elevation plus 1 foot of freeboard.
The following are not conditions of approval by this department for the filing
of a Parcel map, but are ' statements included to advise the applicant of re-
quirements of other departments and districts.
A. comply with the requirements of the Byron Sanitary District.
B. Comply with the requirements of the Health Services Department, Environ-
mental Health Division.
C. Comply with the requirements of the Building Inspection Department.
D. Comply with the requirements of the Byron Fire Protection District.
JE/SW/df
MSVII:ms78-88c.je
12/22/88
revised 1/23/89 (ECRPC)
�� LoL, J
�U
T. 3B
TO: BOARD OF SUPERVISORS
FROM: y Harvey E. Bragdon
Contra
Director of Community Development Costa
DATE: February 28, 1989
@ QuIty
SUBJECT: Appeal of Minor Subdivision Application #MS 78-88, filed by Emilo and
Teresa Loredo -(Applicant & Owner) . (Parcel No. 002-122-009 and 015)
SPECIFIC REQUEST S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Find the environmental documentation for the project as
adequate.
2. Deny the appeal and uphold the East County Regional Planning
Commission's decision to approve the request for four lots.
BACKGROUND/REASONS FOR RECOMMENDATIONS
The applicant submitted a request to subdivide approximately one
acre into four lots and concurrently rezone the site from A-2 to
R-6. The minor subdivision was approved with modifications (a
reconfiguration of the lots) on December 9, 1988 and subsequently
appealed by neighbors, Nyla and Leeds Davis. The item was
subsequently scheduled before the East County Regional Planning
Commission/Board of Appeals and heard concurrent with the rezoning
request. The Commission, after a site visit on January 18, 1989,
denied the appeal and approved a modified subdivision, requiring
10,000+ square foot acre lots with up to a 10$ variance or lot
size. The owner subsequently appealed this decision to our Board.
CONTINUED ON ATTACHMENT: YES SIGNATURE-
I afWA9ki,
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMEND OF COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON March 14 , 1989 APPROVED AS RECEDED OTHER
This being the time heretofore noticed by the Clerk of the Board
of Supervisors for hearing on the recommendation of the East County
Regional Planning Commission on the request (2809-RZ) of Emilio and
Teresa Loredo (applicants and owners) to rezone one acre from General
Agricultural District (A-2) to Single Family Residential District
(R-6) and to consider the appeal of Emilio and Teresa Loredo
-(appellants) from the decision of the East County Regional Planning
Commission on the request by Emilio and Teresa Loredo (applicants and
owners) for approval of a 4-lot minor subdivision (MS 78-88) with side
yard variances on Parcels B, C, and D and lot area and lot width
variances on Parcels B and C, in the Byron area.
Jean Mesick, Community Development Department, described the
proposed project site, presented a brief history of the applications
before the Board, and requested that the Board of Supervisors uphold
the East County Regional Planning Commission' s decision to rezone the
site to R-10, deny the appeal and approve the minor subdivision with
modifications.
The public hearing was opened and the following persons appeared
to speak:
Mr. Dennis Lopez, 10000 Armstrong Road, appearing for the
applicant, commented on what had been approved by 'the Zoning
Administrator and the conditions that had been imposed by the Zoning
Administrator. He commented on the conformance of the R-6 request
with the General Plan and the configuration that the Zoning
Administrator had approved. He also commented on issues including the
original staff recommendation for R-6 zoning, the Health Department
approval, the sewer hookups, Flood Control approval, the Fire District
approval, and the sizes of neighboring lots.
Emilio Laredo, 2812 Camino Diablo, Byron, applicant/owner,
questioned why the General Plan which called for R-6 zoning was being
changed and requested the Board to confirm the General Plan and the
R-6 zoning.
Denise Bucheli, 3312 Camino Diablo, Byron, spoke in favor of
homes being placed on the subject property and commented she would
like to see development in Byron.
Pamela Lopez, 10000 Armstrong Road, Byron, requested that the
Board approve the four new proposed homes on the project site.
Nila Davis, 2866 Camino Diablo, Byron, spoke in favor of the R-10
zoning and the suggested subdivision by the Planning Commission as an
equitable compromise.
Leeds Davis, 2866 Camino Diablo, Byron, spoke against the
proposed subdivision, commenting on issues including the purpose of
good planning according to the concepts put forth by this County, lot
sizes, the lack of available infrastructure, and petitions and letters
of which he had copies for the Board's perusal.
Supervisor Torlakson questioned staff on the number of lots being
recommended.
Karl Wandry, Community Development Department, responded that
there are four lots in the minor subdivision as proposed including the
lot with the house on it, explaining the difference in the R-6 zoning
and the R-10 zoning.
Twylia McCullough, 2900 Camino Diablo, Byron, commented on issues
including the size of her lot and neighboring lots, and that their
animals on the back of their property might be inconsistent with the
proposed subdivision.
Janice Albright, 4521 Byron Road, Byron, spoke in favor of the
R-10 zoning recommendation.
Earl Wetzel, P.O. Box 184, Byron, former Byron Sanitary District
Board Member, Byron spoke on the availability of sewer access, fees
and pond capacity, and the number of buildable lots in Byron.
Nick Papadakos, Fire Chief, Byron Fire Protection District,
Byron, spoke in favor of no more than four lots with no variances
issued.
The following people submitted comments but did not wish to
appear to speak:
Ruby Redenbough, P.O. Box 387, Byron, in support of the R-10
zoning.
Thomas McWilliams, 2922 Camino Diablo, Byron, in support of the
R-10 zoning.
Shannon McCoullough, P.O. Box 597, Byron, against the Laredo
subdivision.
Elaine Hoytt, 2581 Camino Diablo, Byron, against the R-6 zoning.
Dennis Lopez, spoke in rebuttal.
The public hearing was closed.
Supervisor Torlakson requested clarification from staff as to
what was the proper zoning under the General Plan for the site.
Mr. Wandry responded that it was a a five to seven range and
either R-6 or R-10 would be compatible.
Jii�'.d`r.ci9SXYYi.:1i,�:.3bY729rY5LieR.r:W[$'if3,Z.
Supervisor Torlakson commented that in this particular case the
applicant has an appropriate application for the R-6 zoning but that
he did not want to see variances to the side yards that would impose
on the concerns of the Fire District. He recommended in favor of the
appeal for the R-6 zoning with the understanding that there be no side
Yard variance consideration on the fire issue. He recommended
granting the appeal and that the Zoning Administrator's version of a
parcel plan be adopted.
Therefore, IT IS BY THE BOARD ORDERED that Rezoning Application
2809-RZ is APPROVED for R-6 zoning; and the appeal of Emilio and
Teresa Laredo (applicant and owner) is GRANTED; and the decision of
the Zoning Administrator approving MS 78-88 with conditions (Exhibit A
attached) is UPHELD; and Ordinance No. 89-18, giving effect to the
rezoning is INTRODUCED, reading waived and March 28, 1989 is set for
adoption of same.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT III ) 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 March 14, 1989
Emilo and Teresa Loredo PHIL BATCHELOR, CLERK OF
County Counsel THE BOARD OF SUPERVISORS
Public Works-Tom Dudziak
Assessor GO ADMINISTRATOR
a I
Byron Fire Protection District BY o
DEPUTY
JE:plp
CONDITIONS OF APPROVAL FOR MINOR SUBDIVISION 78-88
1 This minor subdivision is approved generally as shown on the tentative map
submitted with the application and marked "Approved Plan" subject to the
following Conditions of Approval .
2. Parcels B and C shall be made larger by deepening them to a point where
their combined square footage is approximately equivalent to that of Parcel
D. Parcels B and C shall be a minimum 7200 square feet each.
3. A deed restriction shall be recorded on Parcel D restricting that parcel
from future subdivision into more than two lots total .
4. Variances are approved for average lot width (53 feet each) for Parcels B
and C. No other variances are approved by way of this permit.
5. 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.
6. The following statement shall be recorded at the County Recorder's Office
for each parcel to notify future owners of the parcels that they own prop-
erty in an agricultural area:
"This document shall serve as notification that you have purchased land in
an agricultural area where you may regularly find farm equipment using lo-
cal roads; farm equipment causing dust; crop dusting and spraying occurring
regularly; burning associated with agricultural activities; noise associ-
ated with farm equipment and aerial crop dusting and certain animals and
flies may exist on surrounding properties. This statement is, again, no-
tification that this is part of the agricultural way of life in East Contra
Costa County and you should be fully aware of this at the time of pur-
chase."
7. Applicant must demonstrate water availability and quality subject to the
requirements of the Health Services Department, Environmental Services Di-
vision prior to filing of a Parcel Map.
8. 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. Requirements of the
Ordinance include the following:
g r U91��n6
T
j�,\
2
1. Constructing road improvements along the frontage of Camino
Diablo.
As this area is relatively undeveloped, these road improvements
are not warranted at this time. However, as we cannot expect any
further subdivision of this property under the current zoning, an
exception to the road improvement requirements shall only be al-
lowed if a deferred improvement agreement is executed. This
agreement will guarantee construction of the following road im-
provements when the adjacent portions of the road are similarly
improved:
a. Constructing a 4-foot 6-inch sidewalk, up to 20 feet of
pavement widening, curbs, longitudinal and transverse
drainage, and a half-median island (including surface
treatment) along the frontage of Camino Diablo.
b. Prevent storm drainage, originating on the property and
conveyed in a concentrated manner, from draining across the
sidewalks and driveways.
C. At the time the deferred improvement agreement is called up,
submit improvement plans, if required, to the Public Works
Department, Engineering Services Division, for review; pay
the inspection fee, plan review fee and applicable lighting
fees.
2. Undergrounding of all utility distribution facilities.
An exception to this requirement is recommended for the existing
structures.
3. Installing street lights and applying for annexation to County
Service Area L-100 for maintenance of the street lights. The
final number and location of the lights will be determined by the
County Traffic Engineer. Deferment of installation of these
street lights will be permitted.
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.
The nearest drainage facility is Fisk Creek. The applicant has
submitted unsigned drainage releases to the County for consider-
ation. The County Public Works Department will evaluate the ad-
equacy of those documents. The applicant shall be required to
provide substantiating evidence that he is satisfying the drain-
age requirements of Section 914-2.006, "Surface Water Flowing
from Subdivision, " downstream to a point where Fisk Creek is
considered to be a natural watercourse.
N�DO
3
5. Verifying that all finished floor elevations are above the 100-
year flood elevation. The applicant shall be required to elevate
finished floors to 1 foot above the 100 year flood elevation to
provide for reasonable freeboard.
6. Prohibiting the discharging of storm waters to roadside ditches.
7. Submitting a Parcel Map prepared by a registered civil engineer
or licensed land surveyor.
8. Submitting improvement plans prepared by a registered civil en-
gineer, 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.
9. Installing, within a dedicated drainage easement, any portion of
the drainage system which conveys run-off from public streets.
B. Convey to the County, by Offer of Dedication, 25 feet of additional
right of way on Camino Diablo as required for the planned future width
of 110 feet.
C. Convey to the County, by Offer of Dedication, a 30 foot half-width
right of way for Mc Cabe Road as required for the planned future width
of 60 feet. Dedicate a 20 foot radius right of way return at the in-
tersection with Camino Diablo.
D. Relinquish abutter's rights of access along Camino Diablo, including
curb returns. Access to Camino Diablo shall be permitted for the ex-
isting residences and joint access at the common property line between
the two other parcels fronting Camino Diablo.
E. Construct a 16-foot all weather roadway to County private road stan-
dards, within a 25 easement, to serve all parcels in this proposed
subdivision. Construct 2 foot wide aggregate base rock shoulders on
each side of the roadway.
The private roadway shall extend to and along Coelho Road to a point
acceptable to the Zoning Administrator.
F. Furnish proof to the Public Works Department, Engineering Services
Division, that legal access to the property is available from Camino
Diablo via Mc Cabe Road.
G. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance
for the Countywide Area of Benefit and the East/Central County Travel
Corridor Area of Benefit as adopted by the Board of Supervisors.
I BD U
E FU�, D �11 7
4
The area of benefit fees are currently $1904 per single family resi-
dential dwelling unit and $380 per unit respectively.
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 per-
manent, road and drainage improvements.
I. Submit a revised Tentative Map showing the proposed access easements
and the revised parcel configuration prior to preparation of improve-
ment plans. The revised Tentative Map shall be submitted to the Com-
munity Development Department for review by the Public Works Depart-
ment, Road Engineering Division, and for the review and approval of
the Zoning Administrator.
J. Obtain a Flood Plain Permit from the Community Development Department
and comply with the requirements of the Flood Plain Management Ordi-
nance including Section 5.0, "Provisions for Flood Hazard Reduction,"
of that Ordinance. Elevate finished floors to above the base flood
elevation plus I foot of freeboard.
The following are not conditions of approval by this department for the filing
of a Parcel map, but are statements included to advise the applicant of re-
quirements of other departments and districts.
A. comply with the requirements of the Byron Sanitary District.
B. Comply with the requirements of the Health Services Department, Environ-
mental Health Division.
C. Comply with the requirements of the Building Inspection Department.
D. Comply with the requirements of the Byron Fire Protection District.
JE/SW/df
MSVII:ms78-88c.je
12/22/88
revised 1/23/89 (ECRPC)