HomeMy WebLinkAboutMINUTES - 04111989 - T.6 C�rra T. 6
TO: ' ARD OF SUPERVISORS Costa
FROM: Harvey E. Bragdon,
Director of Community Development
DATE: 6 March 1989
SUBJECT: REZONING - Christensen Development, Inc. (Applicant) - Thomas F.
Morgan (Owner) - (2806-RZ) - Requesting to rezone 10.96
Acres from General Agricultural District (A-2) & Planned
Unit District (P-1) to Planned Unit District (P-1) , De-
velopment Plan #3028-88 & Subdivision #7170 - Crockett
Area. (S.D. II)
Parcel #355-100-001, 002, 003, 012, 013, 008.
SPECIFIC REQUEST S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Approve rezoning application #2806-RZ, Development Plan #3028-
88 and the tentative map for Subdivision #7170 as recommended
by the County 'Planning Commission on Tuesday, February 14,
1989.
2. Adopt the County Planning Commission' s findings as set forth in
its Resolution No. 8-1989, as the basis for your Board's decis-
ion.
3. Accept the environmental review documentation as being
adequate.
4. Introduce the ordinance giving effect to the rezoning; waive
reading and set date for adoption of same.
CONTINUED ON ATTAC KENT: YES SIGNATURE•
RECOrII4ENDATION OF COUNTY ADMINISTRATOR RECOMMENDATIM OF 10Ar COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTIN OF BOARD ON April 11. 1989 APPROVED AS RECOMMENDED �_ OTHER
This being the time heretofore noticed by the Clerk of the -Board
for hearing on the recommendation of the Contra Costa County Planning
Commission on the request by Christensen Development, Inc. (applicant)
and Thomas F. Morgan (Owner) ( 2806-RZ) for approval to rezone 10. 96
acres of land from General Agricultural District (A-2) and Planned
Unit District (P11) to Planned Unit District (P-1) for twenty-four
residential lots ;and for approval of Final Development Plan
application #3028-88 for the twenty-four residential lots and for
approval of Tentative Subdivision Map #7170 to divide the 10.96 acres
into twenty-four lots, on the south side of San Pablo Avenue at the
westerly terminus of Virginia Street and west on Merchant Street in
the Crockett area.
Jean Mesick, Community Development Department, presented the
staff report on the project and the staff recommendation for approval.
The public hearing was opened and the following persons appeared
to speak:
Scott Walker, 400 Taylor Boulevard #325, Pleasant Hill, Parsons,
Rourke and Walker, Civil Engineers, Land Planners and Landscape
Architects for the Project, expressed concurrence with the conditions
placed on the project by the Planning Commission.
Marty Christensen, 6400 Village Parkway, Dublin, Christensen
Development, commented on the intended use of lot 24 which was not
before the Board 'today.
1.
�5.
The public hearing was closed.
On recommendation of Supervisor Fanden, IT IS BY THE BOARD
ORDERED that recommendations 1, 2, 3 and 4 are APPROVED; and as in
recommendation 4, Ordinance No. 89-22 is INTRODUCED, reading waived,
and October 18, J089 is set for adoption of same.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT V } TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: 14INfUM OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
(
cc: Community Development Department, ATTESTED April 11, 1989
Attn: Jean Mesick PHIL BATCHELOR, CLERK OF
Christensen Development„! Inc. (Appicant) THE BOARD OF SUPERVISORS
Thomas F. Morgan (Owner)”, AND COUNTY ADMINISTRATOR
County Counsel
Public- works-Tom Dudziak BY , DEPUTY
Assessor
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CONDITIONS OF APPROVAL FOR PRELIMINARY DP 2806-RZ; FINAL DEVELOPMENT PLAN
3028-88 AND SUBDIVISION 7170
1. This application for preliminary development plan, final development plan
and tentative map as generally shown on the exhibits listed below is ap-
proved subject to the following conditions:
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Exhibit Description
A. Revised Vesting' Tentative Map and Final Development Plan,
dated received January 17, 1989
B. Schematic Landscape Plan dated July 25, 1988
C. Preliminary Development Plan, dated July 25, 1988
D. Architectural package including elevations and floor plans
2. The request is approved for no more- than 24 lots; however, the private lane
("A Lane") , shall be deleted and the proposed cul-de-sac extended to serve
those lots. Grading shall be as proposed and not increased in order to
satisfy this condition.
3. At least 30 days prior to filing the final subdivision map, a revised site
plan and grading plan shall be submitted for review and approval of the
Zoning Administrator. The revised plan shall include the following:
A. Lot 22 shall be reduced in area with the remainder owned and main-
tained by a homeowners association or other mechanism as approved by
the Zoning Administrator.
B. A scenic easement shall be placed above the concrete ditch on the
western and" southern portion of the site as shown schematically on the
staff study) dated January 31, 1989.
C. An improved pocket park. A pedestrian easement to the park between
between lots 6 and 7 or 7 and 8 shall be provided.
D. The grading plan shall reflect contour grading which is compatible
with natural topography of the site.
4. Covenants, Conditions & Restrictions, Articles of' Incorporated By-Laws for
a mandatory homeowners' association shall be submitted prior to filing the
Final Subdivision Map. The document shall provide for the ownership and
maintenance of private streets, recreation facilities and maintenance of
any improvements recommended by the geologic-engineering investiga-
tions/reports by Terrasearch Inc. , dated 10/23/88, 12/21/88 and the Engeo
Inc. report dated 9/1/81.
5. Comply with the requirements of the County Geologist as follows:
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a. Improvement, ;, grading, and building plans shall carry out the recom-
mendations oaf the geotechnical reports of Terrasearch, Inc. , dated
(revised) 10/23/88 and 12/21/88, and including subdrainage for springs
and seeps shown on the above reports and and the report of Engeo, Inc.
dated 9/1/811I (Fig. 1).
b Concurrently' with recordation of the Final Map, record a statement to
run with property deeds acknowledging the reports on the property by
Engeo, Inc. dated 9/1/81 and the two reports of Terrasearch, Inc.
dated (revised) 10/23/88 and 12/21/88, by author firms and report
dates, calling attention to Conclusions and Recommendations on pages 4
and 5 of the 12/21/88 report and pages 15-31 of the 10/23/88 revised
report, and jnoting that the reports are on file for public review in
the Community Development Department of Contra Costa County.
C. A grading bond is required for the work necessary to carry out the
recommendat ions of the geotechnical reports.
d. Prior to issyuance of building permits on parcels 4 through 14 of this
subdivision,1 submit to the Community Development Department an as-
graded report of the geotechnical engineer with a map showing final
plan and grades for subsurface drainage, subdrain cleanouts and dis-
posal and pickup points, and any other soil improvements installed
during gradi{ng, as surveyed by a licensed 1 and surveyor or civil en-
gineer.
e. Provide geotechnical recommendations for the long-term maintenance of
soil improvements installed, including definition of the duties and
schedule for, the organization responsible for maintenance, for review
and approvalll of the Zoning Administrator. Record the recommendations
to run with ;deeds to all billable building site of the subdivision.
6. Comply with the Transportation Systems Management (TSM) policy.
7. 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
subdivision11shall conform to the provisions of the County Subdivision
Ordinance (Title 9) . Any exceptions therefrom must be specifically
listed in this conditional approval statement. The requirements of
this Ordinance include the following:
1. Constructing road improvements along the frontage of San Pablo
Avenue:
The applicant should be permitted an exception from construction
of frontage improvements along the San Pablo Avenue frontage of
this property except for onsite and offsite improvements required
to provide for left turn channelization on San Pablo Avenue for
vehicles turning left onto Merchant Street.
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2. Constructing a 4-foot 6-inch sidewalk, approximately 4 to 7 feet
of pavement widening, curbs, longitudinal and transverse drainage
along the frontage of Kendall Avenue.
The appIlicant shall be permitted an exception from this require-
ment provided that he collects stormwater runoff arriving at his
property and conveys it in accordance with County Ordinance Code
requirements.
3. Constructing 4-foot 6-inch sidewalk along Merchant Street.
4. Undergr,;ounding of all utility distribution facilities.
5. 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.
6. 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 facilities are located on San Pablo Avenue
and onjMerchant Street. The adequacy of the on-site and off-site
drainage facilities must be verified prior to being allowed to
discharge run-off to them.
7. Prohibits the discharge of storm waters to roadside ditches.
An exception may be permitted to allow discharge to a roadside
ditch subject to the review of the Public Works Department, Flood
Controi Engineering Division, and subject to the review and ap-
proval „iof the Zoning Administrator provided the applicant veri-
fies the adequacy of the downstream ditch system or constructs
any necessary improvements to make this system adequate.
8. Installing, within a dedicated drainage easement, any portion of
the drainage system which conveys run-off from public streets.
9. Submitting a Final Map prepared by a registered civil engineer or
licensed land surveyor.
10. Submitting improvement plans prepared by a registered civil en-
gineerf, 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.
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B. Convey to the County, by Offer of Dedication, 2 feet of additional
right of way on San Pablo Avenue as required for the planned future
width of 84 feet.
C. Convey to the County, by Offer of Dedication, additional right of way
on Kendall Avenue as required to provide at least 3 feet of right of
way north of the existing top of bank.
D. Install safety related improvements on San Pablo Avenue (including
traffic signs and channelization) subject to the review of the Public
Works Department and to the review and approval of the Zoning Admin-
istrator.
This shall include channelization for westbound traffic on San Pablo
Avenue turning left onto Merchant Street. This may require the con-
struction of additional pavement widening on San Pablo Avenue. The
applicant may be permitted an exception from this requirement provided
that he demonstrates through a traffic study that the channelization
is not warranted at this time.
E. Relinquish abutter's rights of access along San Pablo Avenue including
the curb return at Merchant Street.
F. Relinquish abutter's rights of access along the Lot 24 frontage of
Merchant Street except for one access at the proposed P.S.D. Easement.
G. Construct "A" Street to current County private road standards with a
minimum width of 28 feet. Construct the entrance from Merchant Street
with at least 20 foot radii curb returns.
H. The applicant shall locate driveways to maximize the number of on-
street parking spaces. He shall also provide 2 additional parking
spaces near� the terminus of the turnaround.
I. Submit a sketch alignment plan to the Public Works Department, Road
Engineering'' Division, for review and to the Zoning Administrator for
review and ;approval , showing all public and private road improvements
and the revised lotting layout prior to starting work on the improve-
ment plans:,' The sketch alignment plan shall be to scale and show
proposed and future curb lines, lane striping details and lighting.
The sketch ,alignment plan shall also include adequate information to
show that adequate sight distance has been provided.
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 per-
manent, road and drainage improvements.
K. Access Lots 22 and 23 from Merchant Street via a 16-foot paved private
roadway to ' County private road standards, within a 25 foot access
easement.
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L. Prevent storm drainage, originating on the property and conveyed in a
concentrated manner, from draining across the sidewalks and driveways.
M. Prior to issuance of building permits file the Final
Map for Subdivision 7170.
The following Conditions of Approval apply to the Final Development Plan:
7. Prior to issuance of building permits, submit final landscape and irriga-
tion plans for review and approval of the Zoning Administrator. The plans
shall include:
- Compliance with the County's Water Conservation Program.
- Frontyard landscaping. This shall be installed by the developer.
Alternativeilandscape designs shall be submitted for review.
- Improvementlplans for the tot-lot mini-park.
- Revegetation design for any slide repair areas.
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8. Submit interior fence and retaining wall designs for review and approval of
the Zoning Administrator.
9. Minimum setbacks, shall be 20 feet with the exception of Lots 17 and 18
where minimum 17�Joot setbacks are approved. Garage door openers shall be
mandatory for Lots 17 and 18.
10. Submit a color and materials board for review and approval of the Zoning
Administrator.
11. Composition shingle roofing material shall be substituted for the shake
roofs. An alternative material can be considered subject to review and
approval of the Zoning Administrator.
12. Illuminated house numbers visible from a public or private roadway are re-
quired for each residence.
13. Prior to issuance of any building permit, the Final Map for Subdivision
7170 shall be filed.
14. By virtue of this approval , the Final Development Plan time shall be con-
current with the, Subdivision.
15. A Final Development Plan application and approval are required for devel-
opment of Lot 24.
INFORMATIONAL NOTES
A. This project may, be subject to the requirements of the Department of Fish
and Game. The (applicant should notify the Department of Fish and Game,
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P.O. Box 47, Yountville, California 94599, of any proposed construction
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within the development that may affect any fish and wildlife resources, per
the Fish and Game�i Code.
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B. This project mayIalso be subject to the requirements of the United States
Army Corps of Engineers. The applicant should notify the appropriate dis-
trict of the Corp's of Engineers to determine if a permit is required.
C. Comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for
the Countywide Area of Benefit as adopted by the Board of Supervisors.
The Area of Benefit fee is currently $1648 per single family residential
dwelling unit.
D. Comply with parkj,dedication ordinance.
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2/1/89
2/14/89 - P/C Revisions (v)
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