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HomeMy WebLinkAboutMINUTES - 03101992 - 1.31 TO: BOARD OF SUPERVISORS - FROM: Harvey E. Bragdon, Contra Director of Community Development ot Costa DATE: February 26, 1992 �'' ... �r� or SUBJCCT:Hillcrest Heights Contractual Services Agreement 2920-RZ and Subdivision #7582 - E1 Sobrante Area SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATION AUTHORIZE the Director of Community Development to execute the contractual . agreement to prepare the Environmental Impact 'Report for 2920-RZ and Subdivision 7582 . FISCAL IMPACT None. The applicant for the project, Creative Construction, has. already committed the necessary funding for the EIR costs; ($37, 102 . 00) BACKGROUND The County is processing a request to rezone the 16. 85 acre site from R-7 to R-6 (2920-RZ) and a vesting tentative map to subdivide the site into 68 single family lots with. _a 2 ..,65 . acre open space area (SUB 7582) . The site fronts along the easterly side of Hillcrest Road in two sections from a point 200 feet south of Ramsey Court south to a point opposite of St. James Drive in the E1 Sobrante area. The site also has frontage on La Cima Road. The applicant and property owner is listed as Creative Construc- tion. The engineer *for the project is Ferguson & Wollman Consulting Engineers, Inc. An initial environmental study has been prepared indicating the project may have significant geotechnical, traffic, aesthetic and biologic impacts. After completing a competitive bid process, the firm of Mills and Associates has been selected to prepare an Environmental Impact Report. Attached is the consultants proposal for the prepara- tions of the EIR and cost estimate (Exhibit A) . Also attached is a vicinity map showing the site's location (Exhibit B) . CONTINUED ON ATTACHMENT: YES SIGNATURES? RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE S : ACTION OF BOARD ON APPROVED AS RECOMMENDED X OTHER 0 VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE x UNANIMOUS (ABSENT ) AND CORRECT COPY OF AN ACTION TAKEN AYES: NOES: AND ENTERED ON THE MINUTES OF THE BOARD ABSENT: ABSTAIN: OF SUPERVISORS ON THE DATE SHOWN. cc: Community Development ATTESTED 'MAR 1 0 1 99Z Public Works __ ------ . . PHIL BATCHELOR, CLERK OF THE 80ARD OF SUPERVISORS AND COUNTY ADMINISTRATOR ,M382/7-83 .BY �� DEPUTY EXHIBIT A INTRODUCTION Mills Associates is pleased to present this proposal for the preparation of an EIR for the Hillcrest Heights Subdivision in the El Sobrante area of Contra Costa County. Information upon which this proposal is based was obtained through conversations with County staff and a visit to the project site: Carolyn Mills, principal of Mills Associates, would be project director and Donald. Dean, environmental planner, would be project manager. Our proposal provides the following: • A description of the project background, our understanding of.the project and our approach to.the EIR. • A detailed scope of work that describes the technical,analyses we will be conducting in the EIR. • A list of work products and proposed schedule. • A budget that provides a "not-to-exceed" cost through publication of the Final EIR. BACKGROUND The purpose of the Draft EIR is to analyze the impacts of a proposed residential subdivision in the El Sobrante area of Contra Costa County. The 16.85-acre property abuts Hillcrest Road on the west, and La Cresenta Road and La' Cima Road on the east. The El Sobrante bypass is proposed along the northern property boundary., Upslope of the site is a multi-family development known as Quail Hill. The project site is located just south of the El Sobrante shopping strip along San Pablo Dam Road. The project site is located in an ekisting residential area with residences abutting the north, south, east and west borders of the property. Primary access to the site would be provided via Hillcrest Road, and three lots would have access from La Cima Road. The site is currently zoned R=7 (single-family residential with a 7,000 square foot minimum lot size). The applicant is proposing a zone reclassification to R-6 (single-family residential with a 6,000 square foot minimum) to develop 68 single-family residences. An initial study was prepared for the project and four key issues were identified that are to be investigated in the EIR: 1 MILLS ASSOCIATES traffic/circulation • .� geology/soils • drainage/water quality • wildlife/vegetation APPROACH The project site is comprised of five parcels. Three houses occupied,the site, of which two have been removed. The project site is located'in a partially developed area of El Sobrante. Site constraints, such as the numerous landslides which have occurred in'the past have most.likely precluded earlier development of these properties. The most crucial issue to be analyzed in this EIR involves an assessment of the site's geotechnical characteristics. The various instabilities, mentioned in the initial study, such as onsite and offsite landslides, affect not only the safety of potential residents, but also the safety and integrity of surrounding neighborhoods. Harlan Tait Associates, a frequent Mills Associates collaborator, will prepare the geotechnical analysis of the proposed project. Their analysis will not only evaluate existing.conditions and the proposed project, but will prepare a map showing the geologic opportunities and constraints on the site. This map will be useful in developing an alternative with a reduced number of residential units. Another key issue to be.analyzed in this EIR involves an assessment.of the site's drainage characteristics and the effects of conveying drainage on downstream facilities. This analysis will evaluate existing conditions, define the proposed post-project drainage patterns/facilities, and determine storm runoff and general flow conditions at the site. Increased traffic volumes.on Hillcrest and San.Pablo Dam Road is a major concern to local residents. SanPablo Dam Road.currently experiences heavy congestion to the point where many motorists utilize Hillcrest to, avoid delays on San Pablo Dam Road. Omni Means, traffic engineers/planners, will prepare the traffic analysis. They will focus their analysis on, several key intersections as well as roadway operations and conditions. It will also be essential to discuss the effects of the development on the biological resources. A biotic survey will be conducted to determine the-presence of wildlife. A vegetation cover map will be completed denoting the extent of all habitats and any endangered or rare plant species which may exist. Although other issues do not have the same severity of potential impacts, land use, visual quality and zoning conformance are matters of concern. The Hillcrest Heights Subdivision will become a permanent part of the landscape and it will have long-term effects on the surrounding community. Therefore, these issues will be analyzed in a fully professional manner in recognition of their importance to the quality of life in established communities. 2 MILLS ASSOCIATES It is necessary that the Environmental Impact Report present expert technical evaluation of all physical environmental effects of land development and thoroughly address all CEQA-related land use and planning issues. The EIR must successfully document the technical/environmental basis for the County's planning decisions. It must present mitigations for identified impacts that can be translated into conditions of project approval. The following points summarize the principles underlying our approach to preparing an EIR that meets the County's needs. • Objective and unbiased evaluations ensuring credibility of the report. • Development of mitigation measures that reduce environmental impacts which are practical and feasible to implement. • Clear communication of findings. • Careful review-to ensure legal adequacy. • Environmental'impacts will be identified as "significant", "insignificant", or "beneficial." The significant impacts will be classified as "can be mitigated to an acceptable level" or "significant unavoidable." Mitigations will be tied directly to the impacts identified and will be labeled according to the agency or individual responsible for implementing, maintaining or monitoring. SCOPE OF WORK LAND USE: Issues The proposed project site is located on a steep hillside in a partially developed portion of El Sobrante. For practical purposes, it,is infill development. Single-family residential uses are located to the east., west, north and south of the site. The site is presently zoned R-7(7,000 s.f. minimum lots). The applicant is proposing to rezone the site to R-6 (6,000 s.f. minimum lots. The question is raisedwhether the proposed.zoning is compatible with the. neighborhood ,and suitable for the site given the geotechnical considerations. 3 MILLS ASSOCIATES Tasks Donald Dean of Mills Associates will prepare the Land Use section. • Map and identify existing land uses surrounding the site. • Prepare a map of the project vicinity identifying General Plan designations. • ` Describe.the General Plan and zoning designations for the site. • Discuss requirements of the R-6 zone. • Assess compatibility of--the proposed project with surrounding land uses. Discuss project's potential impact on the character of the community and the surrounding land use pattern. • Assess consistency of project with the R-6 zone and open space designation. • Discuss cumulative land use impacts of the proposed project,- as well as cumulative development in the immediate neighborhood. • Recommend mitigation measures or project redesign based on land use findings. TRAFFIC Issues . The traffic issues for this development relate to traffic operations along San Pablo Dam Road, as well as more localized operations and safety issues on the local streets. These issues include: peak hour traffic operations at San Pablo/Hillcrest and other key intersections along San Pablo Dam Road; operations and safety on Hillcrest Road and at various residential intersections along Hillcrest; project access points on Hillcrest Road and their relationship to other nearby intersections; and cumulative traffic growth on San Pablo Dam Road. Tasks The following task will be performed by George Nikelson of Omni-Means, Ltd. • Contact and collect data relevant to the traffic circulation analysis from County staff. The County will be contacted for any current records they may have on traffic flow data, speed surveys, information on physical street geometrics and inventories of traffic control devices. Upon mapping the available traffic data, gaps in the data will be identified. 4 -MILLS ASSOCIATES - . • Review traffic studies and other EIR documents. These documents include traffic projections and other approved and proposed development. Various County traffic models will also be reviewed. _ • Analyze AM and PM peak hour traffic at the following intersections: - San Pablo/Hillcrest San Pablo/El,Portal San Pablo/Appian Way - San Pablo/Morrow • Review available traffic accident records (SWITRS) to determine.if there are any unusual accident histories on the area's street. • Provide a discussion of existing traffic conditions which would establish a traffic baseline describing the.existing street network, the intersections' Level of Service (LOS) and the overall operating conditions and traffic safety of the local streets. • Generate traffic for the proposed project using trip generation- rates acceptable to the. , County. Rates will be developed from published research. • Distribute and assign project trips through the study intersections based upon existing traffic distributions (established by the traffic counts and observations of traffic. flows along Hillcrest Road). The distributed traffic volumes from the project will then be aggregated from which flow conditions and level of service will be calculated. • Recalculate and identify peak hour level of service and overall traffic flow conditions at study intersections. Cumulative traffic conditions will be established from the recent Contra Costa County traffic models. • Analyze traffic flow conditions to determine if significant impacts should be anticipated at any study locations. ' Upon completion of the technical and field analysis, alternative solutions will be considered to address the specific problem locations. Such measures could include signalization, lane channelization, regulatory and warning signing/legends, parking restrictions and street or driveway extensions/closing. • Discuss local street traffic issues and impacts. Although research is limited, there is some information on .howtraffic volumes affect local street "character." Issues involving pedestrian safety, driveway access, vehicle speeds, etc., are involved in such a discussion. These issues will be examined in terms of how the project and/or cumulative development could change the character of a street such as Hillcrest Road. 5 MILLS ASSOCIATES • Evaluate the project's proposed access points and their effects on the street network. Consideration will be given to the proximity to nearby intersections, turning volumes and sight distance. • Evaluate and recommend mitigation measures based on the result of the impact analysis. Mitigation strategies of traffic impacts may include intersection and roadway improvements, roadway signing, striping changes, access restrictions, etc. At each location, there is the potential for more than one improvement option. GEOLOGY/SOILS Issues The main geotechnical issue associated with development of the site is the potential for hillslope instability resulting.from(1) re-initiation of existing landslides, (2) formation of,new landslides, and (3) hillside grading activities. Tasks The following tasks will'be performed by D. Scott.Kiefer and Robert Wright of Harlan Tait Associates. • Conduct data research and analysis/photogeologic interpretation. • Conduct field reconnaissance and data verification. • Prepare geologic and soils map. • Prepare discussion of site conditions, existing and potential geologic hazards, evaluation of alternative designs for the site and analysis of geotechnical impacts and mitigations. HYDROLOGY/DRAINAGE Issues Development of the site will introduce impervious surfaces, thereby altering natural drainage patterns. Flows will be concentrated into drainage ditches and pipes onsite. However, the increased flows may impact downstream properties. At.the point of discharge erosion may occur unless properly dissipated. 6 . MILLS ASSOCIATES Tasks The following tasks will be performed by Geoffrey-Casburn, P.E.;_of CMF Consultants. • Review documentation applicable to the project,,including readily available maps and subdivision plans for the adjacent areas. • Perform a site inspection of the property and surrounding area. • Define the existing, pre-project drainage patterns/facilities and determine(1) storm runoff using the Rational Method and (2) general flow conditions at the site. • Define the existing,post-project drainage patterns/facilities and determine(1) storm runoff using the Rational Method and (2) general flow conditions at the site. •: Quantify the differences between the existing and proposed :systems for the property, including flow rates, direction of flow, impact on waterways and adjacent property. • Describe, in general terms, the impact of the proposed development on San Pablo Creek, based on interviews with County staff and review of pertinent documents only. • Recommend mitigation measures, if necessary. BIOTICS Issues The site is currently undeveloped and supports both native and non-native plant species. Development of the site could be expected to result in the elimination of native vegetation and the introduction of exotic species. Also, the proposed grading could either alter or totally displace existing habitats and movement patterns of indigenous animal life. Tasks Dr. Samuel McGinnis will conduct the following tasks: • Consult the Natural Diversity Data Base and the California Native Plant Society to ascertain what rare and endangered species, if any, occur in the El Sobrante area. • Conduct a vegetation survey to identify the presence of any endangered, threatened or rare plant species. MILLS ASSOCIATES • Conduct an on-site wildlife survey with particular attention given to the presence-of any state- or federal-listed rare, threatened or endangered species. • Assess the value of the propertyas a wildlife habitat (resource). • Identify potential biological impacts associated with the removal of the existing habitat. Discuss the impacts of introducing household pets into the area and their impact on adjacent habitats. • Provide mitigation measures to minimize or eliminate identified impacts. VISUAL QUALITY Issues The project site sits above the San Pablo Dam Road commercial area and is visible to motorists using the.roadway as well as residents located to the north above the commercial corridor who view the site. The quantity of grading and the replacement of existing open space with an urban subdivision could result in a -significant alteration in the appearance of the property when viewed from adjacent areas. Carolyn Mills, principal of Mills Associates will prepare the visual analysis. Tasks • Review County plans and policies relating to visual quality and aesthetics. • Provide photographs of the project site from various locations in adjoining areas. Provide a map showing the location from which these photographs were taken. • Provide photographs showing views from the site. • Prepare two transects to graphically show the various elevations and locations that will have views of the site. If architectural plans are available, these will be utilized to illustrate visual impacts. • Provide a visual analysis of the proposed project's impacts. • Provide mitigation measures to reduce potential visual impacts. 8 MILLS ASSOCIATES ALTERNATIVES Mills Associates will provide,an analysis of three alternatives including: the project alternative (which means no development), an attached townhouse design and a zero lot-line option on small, 3-4,000 square foot lots.- We ,will also .provide an alternative site plan incorporating the mitigations recommended in the analysis. Details in_this plan will be conceptual and individual lots will not be shown. CEQA' COMPONENTS . 'As required under CEQA; we will address.cumulative impacts,long-term use versus short-term productivity, and irreversible environmental effects. MITIGATION MONITORING.PLAN The,team will prepare a mitigation monitoring plan for all mitigated significant impacts. The plan will identify implementing agency, monitoring schedule, and person/agency responsible for mitigation. WORK PRODUCTS Administrative Draft EIR Mills Associates will provide an Administrative Draft EIR within six weeks of authorization to proceed. Six copies of the Administrative Draft EIR will be submitted to the County staff. This document will be prepared in conformance with CEQA guidelines. Draft EIR Mills Associates will consider and incorporate all staff.comments on the Administrative Draft to produce the Draft EIR. We will provide the County with a camera-ready copy of the Draft EIR for public distribution two weeks after receipt of staff comments. Final EIR Mills Associate will respond to public comments on the Draft EIR within two weeks from when they are received from County staff. A separate Response to Comments document will be prepared which, coupled with the Draft EIR, will constitute the Final EIR. A camera-ready copy of this document will be submitted to the Community Development Department. 9 MILLS.ASSOCIATES MEETING ATTENDANCE This proposal does not include attendance at public hearings. If requested, either Carolyn.Mills or Donald Dean will attend each hearing on a time and materials basis. Subconsultants will also be available.to attend.meetings and will attend on a time and materials basis. PROJECT COSTS AND TBUNG Schedule Providing acceptance of this proposal within 30 days, Mills Associates is able to commence work immediately. If information requested is forthcoming in an expeditious manner and the project description does not change once the analysis begins, an Administrative Draft EIR will be prepared.within six weeks. The time and materials for the firm's services are billed at: Principal $80.00/hour Project Manager $70.00/hour Principal Researcher $65.00/hour Research Associates - $45.00/hour Graphics $40.00/hour Production/Editor $35.00/hour Word Processor $32.00/hour Supplies and Printing at cost Travel 30C/mile Mills Associates' fee for the EIR will not exceed-$37,102.00. This is a maximum estimate based on completion of the full workscope for work conducted through publication of the FEIR. Additional work would be produced on a time and materials basis. A budget breakdown is provided on the following page. COMPLIANCE Mills Associates is an equal opportunity employer and has complied with all federal, state and local regulations relating to nondiscrimination and affirmative action,policies in all of its projects. We have no conflict of interest related to the project, no special interest in any other projects planned by the private_sector in the County and no contractual obligations to any firm that would compromise the reliability, completeness or quality of the proposed research project. 10 MILLS ASSOCIATES This revised proposal is submitted to the Contra Costa County Community Development Department on February 10, 1992. Submitted by: � Caroly A. Mills, Principal• Mills Associates (510) 631-0500. 11 MILLS ASSOCIATES HILLCREST HEIGHTS SUBDIVISION, EL SOBRANTE ESTIMATED BUDGET Person/Firm Hourly Cost Task Responsible Rate Hours Estimate Summary/Mitigation Mills/Dean/Team $75.00 12.0 $900.00 Monitoring Plan , Geology/Soils Harlan Tait $52 - $115 70.0 $4,750.00` Project Description Mills $80.00. 12.0 • $960.00 Drainage CMF $45 - $85 42.0 $3,487.00 ` Land Use/Planning Policy Dean $70.00 28.0 $1,960.00 Traffic Omni $30 - $95 100.0 $6,925.00 ` Biotics. McGinnis $65.00 36.0 $2,340.00' Visual-Quality Mills/Dean $75.00 32.0 ` $2,400.00 CEQA Components Dean $70.00 4.0 $280.00 Alternatives Mills/Dean/Team' $75.00 20.0 $1,500.00 Impact Overview Dean $70.00 4.0 $280.00 'Project Management Mills/Dean $75.00 32.0 $2,400.00 Graphics Sommer $40.00 32.0 $1,280.00 Production/Editing Dunham $35.00 12.0 $420.00 Word Processing Day $32.00 48.0 $1,536.00 Subtotal Labor $31,418.00 Expenses Mileage _ $125.00 Telephone/FAX $75.00 Graphic Reproduction $100.00 Printing Ad Draft EIR (6) $100.00 Miscellaneous $100.00 Subtotal Expenses $500.00 .12 MILLS ASSOCIATES Contract Administration $471.00 (1.5%) Final EIR (15% of'Draft $4,713.00 EIR) TOTAL CONTRACT AMOUNT $37,102.00 * Subcontractor flat fee I No additional detailed studies,for special-status taxa are proposed, and if significant adverse impacts are anticipated on wetlands or critical habitat for special-status taxa of concern, this proposal does not include`costs for preparation of a comprehensive wetland delineation, wetland mitigation plan, or habitat conservation plan for any taxa of concern. 13 MILLS ASSOCIATES J T A O O o � r -.1 IL - V ? J ! �r 4 N Q f Q ` N S S ,y � r j s� CLARK RD IF 4✓ r . t �.jam, -,, f; v-, �'`✓ `. } ; ,; X17 i _.