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HomeMy WebLinkAboutMINUTES - 06161992 - D.2 c p, z. Contra Xtra TO: BOARD OF SUPERVISORS Costa FROM: HARVEY E. BRAGDON =o A cdux CQutY DIRECTOR OF COMMUNITY DEVELOPMENT DATE: 7 May 1992 SUBJECT: REZONING - Davidon Homes (Applicant & Owner) - (2802-RZ) , General Agricultural District (A-2) to Planned Unit District (P-1) together with a Final Development Plan (#3025-88) and Appeal of the 'Planning Commission's Approval of related sub- division (#7151) . The property is located west of Reliez Valley Road at the westerly extension of Hidden Pond Road, in the Pleasant Hill area. (S.D. II) SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Certify the documentation prepared for the environmental review (CEQA) for applications #2802-RZ, #3025-88 and Sub- division #7151, as being adequate as recommended by the County Planning Commission. 2 . Approve rezoning application 2802-RZ as recommended by the County Planning Commission. 3 . Approve Development Plan #3025-88 (with conditions or amended conditions, Exhibit A attached hereto and by reference incor- portated herein) , as recommended by the. County Planning Comm- ission. . 4 . Deny the appeals of the Planning Commission's approval of Subdivision #7151. regarding the proposed development and approve the tentative map (with conditions or amended condit- ions, Exhibit A attached hereto and by reference incorporated herein) . Those appealing are as follows: BACKGROUND/REASONS FOR RECOMMENDATION: CONTINUED ON ATTACHMENT: YA YES SIGNATUR RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMM ION OlrrRD COMMITTEE APPROVE OTHER SIGNATURE(S) : ACTION OF BOARD ON June 16, 1992 APPROVED AS RECOMMENDED OTHER )Y Following discussion on the issues of gravel access road versus paved for the park and fire access and the width of the Hidden Pond Road, the Board DECLARED its intent to approve rezoning application 2802-RZ, Development Plan 3025-88 and Subdivision 7151 with conditions as amended; DIRECTED the Community Development Department staff and County Counsel to prepare the appropriate documentation for Board consideration. VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN AYES:.I III IV, V NOES: II ACTION TAKEN AND ENTERED ON THE ABSENT:. ABSTAIN: MINUTES OF THE BOARD OF SUPERVISORS ON THE DATE 1111OWN. Orig: Community Development Department ATTESTED June 16, 1992 cc: BYRON TURNER PHIL BATCHELOR, CLERK OF DAVIDON HOMES THE BOARD OF SUPERVISORS AND COUNTY ADMINISTRATOR BY�. , DEPUTY 2 . Davidon Homes A. Farm Hill Estates Homeowners' Association, April 3 , 1992 . (1101 Silver Hill Court, Lafayette, California 94549) . B. Davidon Homes (Applicant & Owner) , by Ann Danforth of McCutcheon, Doyle, Brown & Emersen, April 9, 1992 . (1331 North California Boulevard, P.O. Box V, Walnut Creek, Calif- ornia 94596) . C. Reliez Valley Residents' petition, April 9, 1992 . (S. Norris Goldberg, 1552 Silver Dell Road, Lafayette,California 94549) . D. City of Lafayette, Donald L. Tatzin,Mayor. (P.O. Box 1962 , 3675 Mt. Diablo Blvd. , Lafayette, Calif. 94549) 5. Direct the Community Development Department to prepare the appropriate documentation including CEQA and findings for the Board's consideration at the next available date. CONDITIONS OF APPROVAL FOR REZONING 2802-RZ, FINAL DEVELOPMENT PLAN 3029-88 AND VESTING TENTATIVE SUBDIVISION MAP 7151 1. This approval is based upon the preliminary/final development plan, vesting tentative subdivision map and supporting plans dated . received December 27, 1991 and January 15, 1992 , together with other supporting documents submitted with the application, for not more than 81 residential lots, subject to the conditions listed below. The approval of vesting tentative map for Subdivision 7151 is contingent on final approval of Rezoning 2802-RZ and Final Development Plan 3025- 88 by the Board of. Supervisors. 2 . Prior to filing the Final Subdivision Map or issuance of a grading permit, whichever occurs first, revised plans shall be submitted for review and approval by the Zoning Administrator, providing for the following: A. Verify the complete screening of the visibility of proposed residential buildings on Lots #18 through #28 as viewed from the Oakmont Memorial Park. facilities or burial grounds, by either or in. combination of additional buffer distance, additional earth berm and lowering of building heights. If .any building is in process of construction or is constructed visible .from Oakmont Memorial Park facilities or burial grounds as determined by the Zoning Administrator, it would be a violation of the condition and a stop-work order may be issued or final building inspection may be withheld to obtain compliance with corrective .measures. 3 . Except as specified in these conditions and the exhibits described in Condition #1 above, the guide for development shall be the Single Family Residential. (R-15) district, subject to the Zoning Administrator's review and approval at the time of issuance of building permits. Any request made subsequent to the completion of this project for modification of the standards applicable to this project shall be made by recommendation of the homeowners association to the Zoning Administrator, prior to issuance of building permits. A. Provide for additional rearyard building setback from rear down slopes and additional one-story buildings in the vicinity of Lots 11 through 16, Lots 20 through 28, and Lots 64 through 66, subject to review and approval by the Zoning Administrator. . b. Prior to issuance of any building permits an overall plan for lot development shall be submitted for review and approval by 'the Zoning Administrator showing proposed building setbacks, yard distances and number of stories with one, two or split level buildings. 2 . 4 . The exhibits referenced in Condition #1 submitted with the application pertaining to landscaping and supporting documentation are approved, including the preliminary landscape plan, the tree mitigation plan, the oak tree revegetation plan, the water tank study for landscape screening, typical yard landscape plan and the "village" entry plans. Prior to issuance of any building permits, final landscape plans pertaining to the above shall be submitted for review and approval by the Zoning administrator. Special consideration shall be given to landscaping that mitigates the project visual impact, trees and shrubs installed as . visual mitigation shall be irrigated and bonded for a period of four years. Landscaping shall be installed prior to occupancy. A. Existing trees, particularly oak trees, shall be preserved as indicted with submitted plans and supporting documentation. At least 221 oak .trees shall be planted of 23 . - 48" box size; 45 - 24" box size; and 153 - 15 gallon size. An information booklet for the care and protection of oak trees shall be provided to all residential units in the development. B. Trees in the vicinity of the ridgeline shall be identified for preservation or elimination. A program shall be submitted to protect trees to be saved whose dripline is in the vicinity of proposed grading. C. A landscape and irrigation plan for each lot shall be submitted for review and approval by the Zoning Administrator prior to issuance of a building permit. New landscaping shall utilize California Native Species and conform to the Contra Costa County policy on water conservation requirements for new development, and shall be installed prior to occupancy. D. Submit a report by a certified arborist relating to trees that meet the physical characteristics of Heritage Trees ('Ord. Code Sec. 816-4. 602) to the Zoning Administrator for review and approval and .for recommendation to become designated Heritage Trees. E. An information booklet shall be prepared for the care and protection of oak trees, to be provided to all new residents to the development. F. Any proposed fencing. adjacent to common areas shall be open wire mesh, subject to approval by the Community Development Department prior, to installation. Type of fencing and maintenance shall be incorporated in the Covenants, Conditions and Restrictions. Property lines which run across naturals upgraded land shall not be fenced in a manner which detracts from the natural 3 .. . contours or creates visually unattractive areas. 5. Comply with the recommendations of the geologic report submitted with the application. Grading plans shall be submitted for review and approval by the Zoning Administrator prior to issuance of a grading permit. A. At least 30 days prior to recording a Final Map, issuance of a grading permit or installation of improvements, submit. a .revised or updated preliminary geotechnical report per the revised plans for this development, per the requirements of Subdivision Ordinance Section 94- 4 .420, for review and approval by the Zoning Administrator. The improvements, grading, and building plans shall carry out the recommendations of the approved report. B. Record a statement to run with deeds to the property acknowledging the approved reports by title, author (firm)., and date, calling attention to approved recommendations, and noting that the report is on file for public review in the Community Development Department of Contra Costa County. C. Prior to issuance of building permits on parcels of this subdivision, submit an as-graded report of the engineering geologist and geotechnical engineer with a map showing final plan and grades for subsurface drainage, subdrain. cleanouts, and pickup and disposal points, buttress fills with their keyway locations, retaining walls, and other soil improvements installed during grading, all as surveyed by a licensed land surveyor or civil engineer. D. A grading bond is required for the work necessary to carry out. the recommendations of the preliminary soil report. Provide sufficient subsurface information to estimate the cost of required soil improvements, - including plan and profile of . all planned soil improvements. E. Prior to filing for grading permit for the subdivision, grading plans shall be submitted for review and approval by the- County Geologist and the Zoning Administrator. The grading plan shall include a tree preservation plan. Existing trees to be preserved shall be protected during grading or building operations by barricade or other means at the dripline. : F. The grading plan shall show that cut slope or fill gradients shall not exceed 3 : 1 except as recommended by a qualified engineering geologist. Any slopes in excess 4 . of 25 feet in height should be bowed as to avoid a flat appearance. An acceptable erosion control and revegetation plan shall be .submitted to the Building Inspection Department for approval. G. 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. Prior to the issuance of any building permit and/or grading permit for work on any lot, the proposed grading, location and design of the proposed residential building to be located on that lot shall be first submitted for review and approval by the Zoning Administrator. Roof shapes, exterior materials and colors that complement the character of surrounding terrain shall be utilized. Colors of roofs and exterior materials shall not be reflective from a distance, but shall be such to reduce visibility from the surrounding area. Building height, setbacks and bulk shall encourage low profile, or stepped-on- grade structures. A. All residential buildings shall have fire resistant roofs and exterior materials. All residential buildings shall have fire protection sprinklers per the requirements of the Contra Costa County Consolidated Fire Protection District and shall include sprinklers for garages and under decks at downslope hillside areas. 7 . A hiking trail for pedestrian purposes only shall be dedicated to the East Bay Regional Park District as shown on submitted plans and constructed as specified by the Park District. The trail shall connect from existing trail at the easterly side of Hidden Pond Lane from the Hidden Pond Road/Hidden Pond Lane intersection extending westerly to the fire access and trail at the west boundary and connecting at the boundary of the East Bay Regional Park District (as established with MS 37-88) . A. Street stripping and signing for -the trail shall be provided for the crossing of Hidden Pond Lane. B. The trail easement shall be widened to 40 foot width at the rear of Lots 78 and 81 westerly to Lot 3 of .adjacent Subdivision 6967. C. Landscaping and open wire mesh fencing shall be provided 5. at the area of Lots 771, 78 and 81, to be shown on the final landscape plans and maintained by the homeowners association. Landscaping at this area shall be in consultation with the existing adjacent residents of Subdivision 6967 at the common boundary. The maintenance of the trail facility other than landscaping and fencing shall be the responsibility of the East Bay Regional Park District. D. The purchasers of lots in the vicinity of the riding and hiking tail shall be advised of this trail and its use by the general public. 8. Covenants, Conditions and Restrictions (CC&Rs) , Articles of Incorporation and By-laws for a mandatory homeowners association shall be submitted for review by the Community Development Department prior to filing the Final Subdivision Map. The documents shall provide for among other things, the ownership and maintenance of the common open space, landscape areas., pathway system, storm drainage facilities, graded slopes, terraces, and subdrains. The CC&Rs. shall prohibit long term parking of recreational vehicles, and shall specify that residential homes within the project may be used as a family day care home. 9. Development rights for Parcels A, B and C shall be deeded in separate documents to the County as a scenic easement with the recording of the Final Map. 10. The applicant shall be strongly encouraged to contribute to the County homeless fund an amount of $1, 000 per dwelling unit is suggested. The contributed funds shall be placed in trust with provisions for the deposit, retention, and payment of funds to be approved by the Zoning Administrator. 11. The provision of the County Child Care Ordinance shall be complied with prior to recordation of the Final Subdivision Map. 12 . Comply with the requirements of the Transportation Systems Management (TSM) Ordinance (Ord. #87-95) . 13 . At least 30 days prior to filing a Final Map, the applicant shall submit proposed names of the interior roads for the review and approval of the Community Development Department and for assignment of addressing. A. All residences shall have an address visible from the street which may require illumination. 14. Hours of exterior or interior construction that creates significant noise shall be limited to 7 : 00 A.M. to 5: 00 P.M. , 6. Monday through Friday, except . national holidays: All construction and transportation equipment shall be muffled in accordance with State and Federal requirements. 15. The following requirements pertaining to drainage, road, and utility improvements will require the review and approval of the Public Works Department: 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 the ordinance includes the following requirements: 1) Constructing road improvements along Hidden Pond Road and Reliez Valley Road. a) Widen Hidden Pond Road from Reliez Valley Road to the project site to be a 32 foot public road with 51-6 curb on both sides, and a six foot sidewalk on the north side. b) Construct a left turn pocket on Hidden Pond Road for left turns from Hidden Pond Road onto Reliez Valley Road. The left turn pocket shall be a minimum of 75 feet in length and have a standard 60 foot flare transition from the 32 foot width to the 44 foot width at the left turn pocket. This widening will allow for one 16 foot west bound lane (entering Hidden Pond Road) , one 12 foot east bound left turn lane, and one 16 foot east bound right turn lane. C) Widen the west side of Reliez Valley Road south of Hidden Pond Road along the frontage of Tract 7144 to provide a 32 foot road width. Credit will be given for the full cost of improvements to Reliez Valley Road from the County's portion of the fees collected in the area. The jurisdictional fee split has not been fully resolved yet, but the preliminary split assigns 69 percent to the County with Lafayette at 14 percent and Martinez at 17 . percent. Credit for engineering will be at .10% of the cost of improvements. d) Submit a sketch plan to the Public Works Department, Road Engineering Division, for 7 . review showing all public road improvements prior to starting work on the improvement 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. 2) Conveying all storm waters entering or originating within the subject property, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks or to an existing adequate storm drainage facility which conveys the storm waters to a natural watercourse. 3) Installing, within a dedicated drainage easement, any portion of the drainage system which conveys run-off from public streets. 4) Street lighting is not required. Any proposal to install street lights .shall be submitted to the Zoning Administrator for review and approval to take into account the visual impacts of the street lighting. 5) Submitting improvement plans prepared by a registered civil engineer, 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. : 6) Submitting a Final Map prepared by a registered civil engineer or licensed land surveyor. B. Construct the on-site road system' to County public road standards and convey to the County, by Offer of Dedication, the corresponding right of way. All public on-site roadways shall include a four too six inch sidewalk on one side. The special paving at village entrances shall not be installed, and the village entry monument shall be located outside the right of way. C. Construct the eon-site private road to County private road standards, and provide a paved turn around at the terminus. Develop a road maintenance agreement to ensure maintenance of the private road. 8. D. Construct a six foot sidewalk that extends from the six foot sidewalk on Hidden Pond Road to the East Bay Regional Park District Trailhead. E. Prevent storm drainage, originating on the property and conveyed in a concentrated manner, from draining across the sidewalks and driveways. F. 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 permanent, road and drainage improvements. G. A detailed soils report shall be submitted to the Public Works Department for review and approval. This report shall address road and drainage issues regarding: - Slope stability and slide repairs. - Soil erosion and drainage. - Subdrains. - Retaining wall design. - on-site road foundations. Utility trench backfill. Any recommended geotechnical work for the road or drainage systems shall be incorporated into the improvement plans. The improvement plans shall be signed by a licensed Geotechnical Engineer. H. Although the storm drainage system is shown on the submitted plan, comment on the system will be made when the improvement plans are submitted for review. However, the applicant shall be aware that the "collect and convey" requirement requires that storm drainage be carried to an adequate storm drain system or to a natural water course with defined bed and banks. The vesting Tentative Map shows discharge into areas that do not meet this criteria. These discharge locations are to the northeast of Lot 3 , and near the western end of Highlands Drive. I. 'Any natural water courses or "defined swales" that are to be discharged intothat are above the Tavan Estates area, or where there is an increase in run-off, must be proven to be adequate, subject to the review and approval of the v 9. Flood Control District. J. Grading permit plans and improvement plans shall show . locations designated for buttress fills, landslide removal and replacement or other. landslide repair, subsurface and surface drainage facilities, and access and cleanout structures for such drainage facilities. Prior to release of grading or improvement bonds, the developer shall submit as-built plans showing installed surface and subsurface drainage facilities, drainage cleanout structures, and buttress kill keyways, as recommended by the engineering geologist and/or geotechnical engineer and as surveyed by a land surveyor or civil engineer. K. Reliez Highlands Drive shall be designed with a design speed of 25 MPH. Hidden Pond Road shall be designed with a design speed of 35 MPH. Provide for adequate sight distance, in accordance with CALTRANS standards, by providing sight distance easements as required, at the following intersections: Hidden Pond Road at Hidden Pond Lane Hidden Pond Road at Dana Highlands Court Hidden Pond Road at Reliez Highlands Drive L. The emergency access at the eastern end of Reliez Highlands Drive shall be a paved 16 foot roadway with two foot rock shoulders where the slope exceeds 10%, and a 20 foot wide all-weather roadway between Reliez Highland Drive and Reliez Valley Road. The roadway shall be centered in a 25 foot emergency access easement. The sidewalk in the vicinity of the emergency access shall be of adequate structural design to accommodate fire fighting equipment. M All project related construction traffic (including material and equipment delivery) shall be required to access the site via Taylor Boulevard and Grayson Road. Travel on Reliez Valley Road shall be limited to the . section between Hidden Pond Road and Grayson Road. N. The applicant shall perform a survey of the pavement condition on Reliez Valley Road between Grayson Road and Hidden Pond Road prior to the commencement of any work on the site, and after completion of the project. The surveys shall be subject to the review and approval of the Public Works Department. The applicant shall perform any necessary remedial work to the surveyed portion of Reliez Valley Road, subject to. the review and approval of the Pubic Works Department. 10. O. Prior to issuance of building permits contribute an amount, as determined by the formula (Contribution = $4. 14 million [520 + number of approved units in SUB 7151) ) , per residential unit to Road Improvement Fee Trust (Fund No. 819200-0800) designated for road improvements to the Reliez Valley Road Corridor, or the fee as adopted by the Board of Supervisors. P. Furnish proof to the Public Works Department, Engineering Services Division, that legal emergency vehicle access is available to this property from Reliez Valley Road to the easterly end of Reliez Highland Drive. Q. Develop a funding source and execute a road maintenance agreement to ensure maintenance of both emergency vehicle accesses. R. The fire access located at the western end of Reliez Highlands Drive shall be connected to the existing fire road and be subject to review by the East Bay Regional Park District. The sidewalk in the vicinity of the fife access shall be of adequate structural design to accommodate fire fighting equipment. S. The subdivision improvement plans shall include details of the emergency vehicle accesses such as grades, surfacing, width and connections. ADVISORY NOTES A. The applicant will be required to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Countywide Area of •Benefit as adopted by the Board of Supervisors. Certain improvements required by the Conditions of Approval for this development or the County Subdivision ordinance Code may be eligible for credit or reimbursement against said fee. The developer should contact the Public Works Department to personally determine the extent of any credit or reimbursement for which he might be eligible. B. Comply with the requirements of the Contra Costa County Consolidated Fire Protection District. BT/aa DAV.COA 3/26/92 3/31/92 - P/C Rev. (v)