Loading...
HomeMy WebLinkAboutMINUTES - 06081993 - H.10 {�-F- 93 3 C'S DEVCO (Applicant) ROBERT DOLLEY (Owners) , County Files #2736-RZ & 3048-87 Heavy Agriculture District (A-3) to Planned Unit Development (P-1) Subject property fronts on the south side of Laurel Road immediately..east. of the Marsh Creek Flood Control Channel and south and southeast of the development known as "Quail 'Valley Estates". The site also fronts on the southwesterly side of the A. T. & S. F. railroad tracks. Oakley area. BOARD OF SUPERVISORS CONTRA COSTA COUNTY JUNE f, 1993 - 2:00 P.M. Contra TO: BOARD OF SUPERVISORS Costa FROM: HARVEY E. BRAGDON County DIRECTOR OF COMMUNITY DEVELOPMENT .'X DATE: June 8, 1993 UUA SUBJECT: Hearing on...Rezoning Application #2736-Rz and companion application #3048-87 to rezone 35.9:t acres of land from Heavy Agricultural District (A-3) to Planned Unit Development (P-1) for 237 lots and a park and detention basin, tot lots and parking bays. Subject property front on the south of Laurel Road, immediately cast of the Marsh Creek Flood Control Channel and south and southeast of the existing development known as "Quail Valley Estates", in the oakley area. The site also fronts on the southwesterly side of the AT&SF Railroad tracks. SPECIFIC REQUEST(S) OR RECOMMENDATION(S) I,,& BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Accept the environmental documentation prepared for this project as being adequate. 2. Approve Rezoning Application #2736-RZ and Development Plan 3048-87 as recommended by the East Codnty Regional Planning Commission as shown on the attached Conditions of Approval marked Exhibit A with the addition of the following Condition #28.Y. and 29. 28.Y. Apply to the Public Works Department for annexation to the County Landscaping District AD 1979-3 (LL-2) for the future maintenance of landscaping and irrigation facilities in median islands, parkways, and other areas ("open space', is specifically excluded) . 29. Pursuant to Government Code Section 6647.9, the applicant (including the subdivide or any agent thereof)- shall defend, indemnify, and hold harmless the Contra Costa County Community Development Department and its agents, officers, and employees from any claim, action, or proceeding against the Department (or County) or its agents, officers, or employees o attack, CONTINUED ON ATTACHMENT: -X YES =SIGMA E RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMERDWTION U)i?BOARIY CORRITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN AYES: NOES: ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN: MINUTES OF THE BOARD OF - SUPERVISORS ON THE DATE SHOWN. Contact:ART BERESFORD-646-2031 ATTESTED cc: Community Development Department PHIL BATCHELOR, CLERK OF 3 C's Devco THE BOARD OF SUPERVISORS Public Works-Attn: Mitch Avalon AND COUNTY ADMINISTRATOR Robert Dolley John Wyro EBRPD-Linda Pratt BY DEPUTY AB/df Page Two set aside, void, or annul, the Department's approval concerning this subdivision (for SUB 6963 and D.P. 3048-87) map application, which action is brought within the time period provided for in Section 66499.37. The County will promptly notify the subdivider of any such claim, action, or proceeding and cooperate fully in the defense. 3. Approve the attached Mitigation Monitoring Program marked Exhibit B. 4. Introduce the ordinance giving effect to the aforesaid rezoning, waive reading and set forth. date for adoption of same. 5. Adopt the East County Regional Planning Commission's findings as set for in Resolution 121-1993 as the determination for these actions. FISCAL IMPACT None BACKGROUNDLREASONS FOR RECOMMENDATIONS This item was heard by the East County Regional Planning Commission on May 3, 1993, at which time the Commission approved Subdivision #6936 and recommended that the Board of supervisors approve the P-1 Rezoning request #2736-RZ and Final Development Plan 3048-87 subject to recommended Conditions of Approval (Exhibit "All) . This project was long held in abeyance as it was not accepted as complete. Also, as the Board may recall there were several changes in the General Plan Land Use Designations for the Oakley area as a result of court decision and divisions by the Board of Supervisors between 1987 and 1991. Since the proposal is over 100 lots (237 proposed, 236 approved by the East County Regional Planning Commission) , a Traffic Impact Study was required per Measure C (1988) . The report was done for this project as well as five (5p other pending residential developments of more than-100 lots in the Oakley area. The Traffic Impact Report was submitted in June 1992. The report was reviewed by staff and found acceptable. The Developer agrees with the mitigation measures listed in the traffic report and to do their fair share of improvements except for the improvement of the rather distant Vasco Road-Marsh Creek Road intersection and the State Route 4-Lone Tree intersection which is in the City of Brentwood Sphere and prior agreement with the County is'the responsibility of the City of Brentwood. On this basis a Negative Declaration of Environmental Significance was posted. On May 3, 1993, the East county Regional Planning Commission, after taking testimony, recommended that the Board of Supervisors approve this project for 236 lots with two tot lots, .parking bays and a park detention basin area subject to the Conditions of Approval .(Exhibit A) . RESOLUTION NO. 21 1993 RESOLUTION OF THE EASTCOUNTYREGIONAL PLANNING COMMISSION OF THE COUNTY Or CONTRA COSTA, STATE Or CALIFORNIA, INCORPORATING FINDINGS AND RECOMMENDATIONS ON THE REQUESTED CHANGE BY 3 Cis DEVCO (APPLICANT) AND ROBERT DOLLEY (OWNER) , (2736-RZ) I IN THE ORDINANCE CODE SECTION PERTAINING TO THE PRECISE ZONING FOR THE OAKLEY AREA OF SAID COUNTY. WHEREAS, a request by 3 C's Devco (Applicant) and Robert Dolley (Owner) (2736-RZ) to rezone land in the Oakley area from Heavy Agricultural District (A-3) to Planned Unit District (P-1) was received on' June 10, 1987 along with Final Development Plan 3048-87 and Subdivision 6963; and WHEREAS, in connection with applicant's requests, an Initial Study of Environmental Significance was prepared by the Community Development Department which determined that the requested entitlements would not have any significant adverse environmental impacts; and WHEREAS, a traffic impact study was prepared for this. and several other projects of more than 100 residential units; ' and WHEREAS, the applicant agreed to the mitigation measures in the traffic impact report other than improvements of two distant intersections; and WHEREAS, for purposes of compliance with provisions of the California Environmental Quality Act and State and County CEQA guidelines, a Mitigated Negative Declaration of Environmental Significance was-prepared, posted and circulated; and WHEREAS, after notice was lawfully given, a public hearing was scheduled before the -East County Regional Planning Commission on Monday, May 3 , 1993 ; whereat all persons interested might appear and be heard; and� WHEREAS, on Monday, May 3, 1993, the East County Regional Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter and finds the following: NOW, THEREFORE, BE IT RESOLVED that the East County Regional Planning Commission: • approves Vesting Tentative Map for Subdivision #6963 dated received February 24, 1993 for 237 single family residences along with other uses subject to the Conditions of Approval; Page Two RESOLUTION NO. 21- 1993 BE IT FURTHER RESOLVED that the Planning Commission's approval of the Vesting' Tentative Map are contingent on the Board of Supervisors approving the rezoning and final development plan. NOW, THEREFORE, BE IT RESOLVED that the East County Regional Planning Commission recommends to the Board of Supervisors of the County of Contra Costa, State of California, that the rezoning request of 3 C's Devco (Applicant) and Robert Dolley (Owner) (2736- RZ) be approved for change from Heavy Agricultural District (A-3) to Planned Unit District (P-1) , and that this zoning change be made as indicated on the findings map entitled: Page H-26 of the County's 1978 Zoning Map. BE IT FURTHER RESOLVED that the East County Regional Planning Commission recommends to the Board of Supervisors of the County of Contra Costa, State of California, that the final- development plan request for 237 single family residences, a tot lot, parking space areas, and a portion of A 36 acre (2.2 acres) detention basin/park site be approved. , 1. The applicant indicates that they intend to commence construction within two and one-half years of the effective date of the final project approval. 2 . The development will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of nearby community and nearby developments. 3 . In accordance with required findings of the planned unit district, the County finds that the development is of a harmonious, innovative plan and justifies exceptions from the normal applications of the code, including variances and parcel configuration and design to provide a better conformity with the existing terrain features, shape of the site and limitations in the area. , 4. The development, together with provisions for its design and improvement, conforms with the General Plan for the site. 5. The project will provide additional entry level housing. 6. The mitigation measures outlined in the Traffic Impact Study for- this project reduce adverse impacts to the subject intersections to less than significant in the Oakley area. Page Three RESOLUTION NO. 21 - 1993 BE IT FURTHER RESOLVED that the reasons for this recommendation ate as follows: 1. The project is consistent with the County General Plan. 2. The project will provide needed entry level housing for the area. BE IT FURTHER RESOLVED that the Secretary of the East County Regional Planning Commission shall respectively sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors all in accordance with the Planning Laws of the State of California. The instructions by the East County Regional Planning Commission to Prepare this resolution were given by motion of the East County Regional Planning Commission on Monday, May 3-,--1993, by the following vote: AYES: commissioners - Planchon, Wetzel, Hanson, Hern NOES: commissioners - None ABSENT: Commissioners - Andrieu, Sobalvarro ABSTAIN: Commissioners - None HERBERT HERN Chair of the East County Regional Planning Commission, County of Contra Costa, State of California ATTEST: HAPJIRY E. BRAGDON Secretary of the East County Regional Planning Commission, County of Contra Costa, State of California AB/df 2736-RZ.res Findings Map n - ----- - 1• 0.- . �� LAUREL RD i IX -::a•:.r•:•:{{: W X. ..... .................................................. a H •C ii. ¢.iW I N LU HONEY LN,_ R-40 -A-2 -------------- Rezone From 4k -Z To IP—j On Area I, �-1. 1-1 F2n� ,Chairman of the East County Regional Planning Commission,Contra Costa County,State of California, do hereby certify that this is a true and correct copy of ?AL'ff_}A AAA-P indicating thereon the decision of the East County Regional Planning Commission in the matter ofChairman of of the East County Regional Planning Commission,State of California ATTE 4ec e ary e East County Regional ng Com ission,State of California 3 C's Devco Robert Dol•ley Kevin Garrett 5000 Executive Parkway Concept 82 8158 Terrace Drive San Ramon, CA 94583 1442 Irvine Blvd. #214 El Cerrito, CA 94530 Tustin, CA 92680 Nicholas Basich Dennis Paul Berg - Enrique Gloria 14 Golden Eagle Ct. 11 Golden Eagle Ct. 15 Golden Eagle Ct. Oakley, CA 94561 Oakley, CA 94561 Oakley, CA 94561 Edward Greenwell Joanne Yed Randy & Theres Baty 20 Sparrow Hawk Ct. 24 Sparrow Hawk Ct. 21 Sparrow Hawk Ct. Oakley, CA 94561 Oakley, CA 94561 Oakley, CA 94561 Admin of Veterans AFF Sheryl Dietrca Charles Carrico 600 N. Broadway 21 Sparrown Hawk Ct. 178 Pheasant Way Milwaukee, WI 53202 Oakley, CA 94561 Oakley, CA 94561 • Mahlon Stauffer Larry Fields Ford Bradley Bergevin 188 Pheasant Way 198 Pheasant Way 400 Mockingbird Lane Oakley, CA 94561 Oakley, CA 94561 Oakley, CA 94561 Bernard Licata Rajesh & Shash Dosaj Frank & Leila Appel 410 Mockingbird Lane 3364 Johnson Road 421 Mockingbird Lane., Oakleyj CA 94561 Lafayette, CA 94549 Oakley, CA 94561 Henry & Florid Rull James Caselden David & Seren Whipple 411 Mockingbird Lane 222 Superior Drive 200 Robinwood Avenue Oakley, CA 94561 Campbell, CA 95008 Oakley, CA 94561 Dennis Lanioban Raymond Aldrich Keith Whitaker 210 Robinwood Avenue 220 Robinwood Avenue 168 Pheasant Way Oakley, CA 94561 Oakley, CA 94561 Oakley, CA 94561 Oakley Water District Oakley Sanitary District Oakley Fire District 27 Main St. P.O. Box 1105 P.O. Box 207 Oakley, CA 94561 Oakley, CA 94561 Oakley, CA 94561 Howard Hobbs Stanni Holt Oakley Parks OMAC Brentwood News 235 Woodglen Place P.O. Box 212 654 Third St. Oakley, CA 94561 Oakley, CA 94561 Brentwood, CA 94513 Linda Pratt Rod Harris 2736-RZ. lab East Bay RPD 57 Virginia Ct. 2950 ,Peralta Oaks Ct. Walnut Creek, CA 94596 Oakland, CA 94605 ' ` EXHIBIT "xA�v - CONDITIONS OF APPROVAL ,FOR 2736-RZ AND D.P..3048-87 AS REVISED BY THE EAST COUNTY REGIONAL PLANNING COMMISSION ON MAY 3, 1993 ` 1 1 . The development should be based on the following submitted exhibits except as modified by conditions below. A. Revised vesting tentative map and plan dated received February 24, 1983' except that Lot #108 shall be deleted and rnodo an open space area. Thetotal number Dflots isreduced to 236. B. Oa|tm Island conceptual details plan dated received February 24' 1993. .C. Elevational and floor plans doted received February 24, 1993. D. Noise acoustical analysis by VVi|mon' |hrig & Associates, Inc. dated received February 24' 1893. E Engineer's report by ICF Kaimer�EnQineanu on posrsib|e p0tenda| railroad , derailment impacts dated received February 24' 1993. F. Traffic impact study for six residential subdivisions in the Oakley area including this subdivision dated June 19' 1892 by DKS Associates. G. Geotechnical Report by ENGEO' Inc. doted December 15, 1992. 2' Prior torecording the final map Vnany phase of this project,the final development plan 3048-87 and 2736-RZ shall have been approved by the Board of Supervisors in o manner significantly the same as proposed by this subdivision. ^ 3' Thm1onQth of approval for the tentative rnop as well as for the accompanying final development plan and rezoning shall be for three years. One 3-year extension may be granted subject to proper request and approval. 4. The phasing plan is oocep1nb|a as proposed. Phasing may be modified subject to the review and approval of the Zoning Administrator. ' 5. Lot #108 of this development, within Phase 3' ghmU be deleted and site developed as a recreational area which includes at rninirnurn 8 half basketball court area as well as a tot lot/play area and benches. 6. C0noo|y with the landscaping requirements as follows. The following report are subject to the Zoning Administrator's review and approval. Landscaping shall C0nfVrrn to the County's Water Conservation Policies in regards to use Of drought-tolerant trees, bushes and ground covers. Street trees and trees in open space areas shall be 5-gallon sized. Trees planted along the Marsh Creek Trail shall be California native species and Sh8U be a Size acceptable to the East Bay Regional Park District and subject to Zoning Administrator agreement. - ' - _ 2 A. A1least 30 days prior torequesting recording Ofthe, final map for Phase 1 , submit a street tree n\ortinQ plan for the entire development, e landscape for the landscaping and soundwail along the site's frontage along Laurel Road, and a landscape plan for the tot lot/play area as well as the parking boy. Tot lot/play area shall have a suitable number of benches as well as play equipment and fencing asinthe case ofthe easterly play area, a half basketball court. The plan ShoU include typical frontyard landscape plans for the residences on the site. Each lot shall have atleast one street tree. Corner lots shall have a1 least three at/oettreen. The landscaping strip along Laurel Road west of the public north/south road shall be 15 feet wide uO|eSS narrowed by ag[e8no8Ot Of the Public Works Department. B. Prior tnrequesting building permits on Phase 2 of this project, the property's frontage with the East Bay Regional Park District Marsh Creek Trail shall be fenced with a suitable 6 t 7 foot tall cyclone fence with plastic slats, subject to the review and approval ofthe Zoning Administrator. The design for the ooundvvaU along Laurel Road shall he submitted to the Oakley Municipal Advisory Council for their comments prior to the -approval by the Zoning Administrator. The comments of the OMAC shall be forwarded tothe Zoning , Administrator. Project signs shall be reviewed by {}MACprior to approval of the Zoning Administrator. The entire soundvvaUand landscaping and irrigation facilities along Laurel Road shall be installed prior to occupancy of the residences in Phase 1 . C. At least 30 days prior to requesting approval to record the final map for Phase 1 , submit o detail Of the design for the aoundxvaU along the Atchison, Topeka and Santa Fe Railroad and the south side of the project to a distance of 300 feet from the railroad. The design shall include acolor rendering ofthe wall and a discussion astoits adequacy for reducing sound by e competent acoustical ^ expert. -The vvaU shall cony out the recommendations ofthe Wilson, |hrig & Associates report. The aoundvvaU along the A.T. 8, S.F. Railroad shall be constructed prior to occupancy of residences in Phase 3. If feasible, the northeasterly side of the soundwall shall have sound absorbing material placed over it. D. Prior to development of Phase 2, the development shall submit a landscape plan for the trail along the property's frontage on Marsh Creek flood control channel. A scattering of native trees of u size acceptable to the Park District and the Zoning Administrator s 'all be planted along this section Vfthe trail ifagreed to by the East Bay Regional Perk District and Contra Couto Flood Control District. |feither nfthe Districts declines tohave the trees planted, then they shall not be required. At least 30 trees shall be planted. When Phase 2 is developed trails connecting Cu|'dS'S8cG and HStreets shall bedeveloped subject tnPark District and Zoning Administrator review and approval. _ ` - ' 3 E Prior torecording the Final Mop for Phase 3' submit a landscape plan for the park-detention basin acceptable to the Flood Control District for Zoning Administrator review and approval. The landscape plan and joint use agreement shall be submitted to [)K0AC for cornrnonta prior to Zoning Administrator approval. OK8/\C'm comments shall be submitted to the Zoning Administrator prior to the Zoning Administrator's decision. Landscaping shall be installed prior tooccupancy ofresidences in Phase 3. F. Landscaping along Laurel Road frontage as well as the irrigation plan shall be reviewed and approved by the County Public VVo,ka Department prior to approval by the Zoning Administrator. G. Fence design and location shall be shown on the landscape olam9' The soundvvuUplan shall also beshown onthe landscape plans. The fencing ofthe naeryard areas of the lots that do not front or back uptoSoundvvaUu ortOthe East Bay Regional Park District trail shall be solid wood fencing with metal poles every 8'feottohelp hold the fence up in the soft ground with the exception that the fence along both sides of the north/south publir street shall be a 6-foot tall solid wood fence with cement nrbrick pa|iVta/oevery 10'feet. Further, the ^ public street frontage in this area'shall be planted with o suitable street trees along both sides, subject tothe nyvimvv and approval of the Zoning Adminis- trator. Each lot shall be provided with at least one street tree. Corner lots shall have at least three street trees. 7. Guide tudevelopment and use provisions for the site shall be as follows: A. Setback for residential units shall be varied between 17 Y2-feet and 22-feet. All garages can have asetback ofatleast 17Y2'feetprovided vertical garage doors area used. Frontyard setbacks may be reduced to 15-feetfor covered porches. ^ Sideyard-cninirnurn shall bo-5-feet with on aggregate aideyard ofatleast 10- feet. Reeryard rninirnurnm for units mheU be 15-feet. Units with double frontages shall have a setback of 20'foe1 from Laurel Road or from the north/south county rood. Lots that back uptoor are beside Laurel Road, the Marsh Creek Flood Control Channel and the public north/south road shall bee nlixofatleast 1/3one-story units scattered between two-story units. In these areas, duets can basubstituted and alternated with single-story units. The R'6 zoning district shall be used as a guide for the height, lot coverage for each lot aswell asthe location for any detached sheds Oroutbuildings. AnyduotmshaU have one aideyard of at least 10'feet, the other being O'fagt. prior to recording any phase of this project, the applicant ohoU submit o sample of color and exterior materials for the review and approval of the Zoning Administrator. The fences between lots shall be solid wood and ohmU beatleast 5'fe8thigh. The residences ofthis development ahoU be finished with asuitable colors which shall becomplimentary. Residences located atcorner lots shall bSsingle-story aaoften aapossible. _ 4 B. Prior to recording any phase of this project, the applicant shall submit a plan detailing locations of the residences within that phase for the review and approval of the Zoning Administrator and for use when building permits are issued on various lots within that phase. This plan shall be submitted at least 30 days prior to anticipated recording of the final map for the particular phase of the project under review. Side entry garages should be developed where appropriate and structure setbacks shall be varied. C. Lot #34 shall have a frontage significantly over 20-feet or it shall be combined with neighboring lots subject to Zoning Administrator review and approval. 8. 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. 9. Prior to recording the final map for Phase 1 of the subdivision, the applicant shall have ' their civil engineer attest to the fact that this entire site is outside of the 100-year flood zone. If any small area of the site proves not to be out of the flood zone, then it shall be properly raised to remove it from the 100-year flood zone before building permits are issued. 10. The owner of the property shall participate in the provision of funding to maintain and augment police services by voting to approve a special tax for the parcels created by this subdivision action. The tax shall be $200 per parcel annually (with appropriate future Consumer Price Index [CPI) adjustment). The election to provide for the tax must be completed prior to the filing of the Parcel Map. The property owner shall be responsible.for paying the cost of holding the election. The fee for election costs will be due at the time that the election is requested by the owner. 11 . A homeowners association shall be formed for the maintenance of the tot lot, the basketball recreational area, and landscaping around the parking bays as well as maintenance of a basketball hoop at the end of the cul-de-sacs, if installed, and the trail connecting "H" and "G" Court to the Mash Creek Regional Trail. 12. Where a lot/parcel is located within 300 feet of a high voltage electric transmission line, the applicant shall record the following nonce: "The subject property is located near a high voltage electric transmission line. Purchasers should be aware that there is ongoing research on possible potential adverse health effects caused by the exposure to a magnetic field generated by high voltage lines. Although much more research is needed before the question of whether magnetic fields actually cause adverse health effects can be resolved, the basis for such an hypothesis is established. At this time no risk assessment has been made." ^ ' 5 When Final Subdivision Public Report issued bythe California Department of Real Estate is required, the applicant shall also request that the Department of Real Estate insert the above note in the report. 13. The applicant shall show proof that water and sewage service is available prior to recording the Final Map. The applicant shall further show that the Site has been ` annexed to both the |ronhouae Sanitary District and the Diablo VValor District prior to recording the Final Map for Phase 1` 14. At least 30 days prior to filing the Final Map for Phase 1' proposed street names for the entire site ahoU be submitted for the review and approval by the Community Development Department, Graphics Section (Phase 046'2029). Alternative street ,names mhoU be submitted. The final map cannot be certified by the Community Development Department without the approval nfstreet names. 15' The following statement shall be recorded at the County Recorder's Office for each parcel tonotify future owners of the parcels that they own property in an agricultural area: ` ^' "Thio document ShoU serve as notification that you have purchased land inanagricultural area vvhame you may regularly find farm equipment using local roads; farm equipment causing dust; crop dusting and spraying occurring regularly; burning associated with agricultural activities; noise associated with farm equipment and aerial crop dusting and certain animals and flies may exist on surrounding properties. This statement is, again, notification that this /s part of the agricultural way of life in the open space areas of Contra Costa County and you should be fully aware of this at the time Of purchase." ^ 16' Comply with the.following construction, nOiSg' dust and litter control requirements: A. N8/Se generating construction activities, including such things as power generators, shall be limited tothe hours of 7:30A.K4. to 5:00 P.M., Monday ' through Friday' and shall be prohibited on State and Federal holidays'. The restrictions on allowed working days may be modified on prior written approval by the Zoning Administrator. . B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflerswhich are ingood condition and shall |OCat8 Stationary noise-generating equipment such as air curnpnesaony and C0nCr8tn pumpers amfar away from existing residences 8Spossible. C. At least one week prior tOcommencement nfgrading, the applicant shall post the site and nnoi| to the owners of property within 300 feet of the exterior boundary ufthe project o/tenntiCethVtConotructionvvnrkvvU|oOrnrn8nC8' The notice shall include o |ia1 of contact persons with narne' title, phone number _ _ ' ^ 0 and area ofresponsibility. The person responsible for maintaining the list shall be included. The list shall be kept current at all times and shall consist of persons with authority to indicate and implement corrective action in their area of responsibility. The nano8s of the individual responsible for noise and litter control shall boexpressly identified inthe notice. The notice shall bgreissued with each phase of rna'Or grading activity. A Copy of the notice shall be concurrently transmitted to the community Development Department. The notice shall be accompanied by e \\ot of the names and addresses of the property owners noticed, and a map identifying the area noticed. D. Adust and litter control program shall be submitted for the review and approval Of the Zoning Administrator. Any violation Of the approved program Or applicable ordinances shall require animmediate work stoppage. Construction work shall not be allowed to resume until, if necessary, on appropriate construction bond has been posted. , E. The applicant shall make o good-faith effort to avoid interference with existing neighborhood traffic flows. Prior to issuance of building permits, the proposed roads serving this development shall be constructed to provide nouesa to each |ot. This shall include provision for an on-site area in which to park earth moving equipment. 17. At least 45 days. prior to recording a Final Map' issuance of a grading pnnnb' or installation of improvements or utilities, submit a preliminary geology, o0U, and foundation report meeting the requirements nfSubdivision On1inanomSaotimnS4-4.42O for review and approval of the Zoning Administrator. \rnprOv8noent, grading' and , building plans shall carry Out the recommendations of the approved report. 18. The report required above shall include evaluation of the potential for liquefaction, aeiarnio settlement. 19. Record o statement to nun with deeds to the property acknowledging the approved ' report by title, author (fi/nn)' and dato, calling attention to approved rnoVrnnn8ndetions' and noting that the report is available from the seller. 20. Prior tothe issuance of building permits, the applicant shall submit a detailed TSM Plan for review and approval by the Zoning Administrator (unless otherwise required by 8 TSM Ordinance). The approved TSM F1ah shall be operative prior to final inspection by the Building Inspection Department. 21 . Provision of Child Cnvo Facility or program is required for this development. The program shall be submitted for the review and approval ofthe Zoning Administrator prior tOthe filing of the Final Map. - 7 22, Prior tnrecording a final map for Phase 1 ofthis development, will serve letters from the Oakley Elementary School District and Liberty Union High School District shall be submitted to the Zoning Administrator. 23' Subject to the review and approval of the local transit agency, a bus stop nheU be developed along the site's frontage onLaurel Road. The bus stop, ifdeveloped, shall consist of a covered bench or other suitable structures subject to the transit agency's review and approval, and the osvigvv and approval of the Zoning Administrator, and also review and approval ofthe Public Works Department. |fthe local transit agency does not wish a bus atop in this area, the requirement can be deleted subject to receiving written confirmation from the local transit.agency. 24' Any hazardous chemicals that may be stored on the site shall be properly removed and disposed of on County Health Services Department regulations. Any existing water vvaUa on the site shall be capped under County Health Services Department regulations. Prior to recording the Final Map for any phase of this site, the applicant shall have a letter submitted to the Zoning Administrator from the County Health Services Department that the wells have been properly capped and any-inadvertent hazardous materials onthe site have been property removed. , 25' The garage area of each residence shall be wired for electric car recharging subject to the review and approval of the Zoning Administrator, and subject to the adoption of final Board policy- 26. Prior torecording the Final Map for Phase 2' anonnorgency access for vehicles shall be developed from proposed cul-de-sac "H" subject t0approval of the Public Works Department, local fire district, East Bay Regional Park District and the Zoning Administrator. 27. A deed notification shall be developed to inform future homeowners of the fact of train noise in the arm The Zoning Administrator ohuU be given o copy of the notice for review and approval. 28. The following requirements pertaining to drainage, road' and utility improvements will require the review and approval of the Public VVnrkm Department: A. In accordance with Section 92-2.006 Of the County Ordinance Code' this subdivision shall conf orm to the provisions of the County Subdivision Ordinance (Title S). Any exceptions therefrom must be specifically listed in this conditional approval statement. Conformance with the Ordinance includes the following requirements: 1) Constructing road innprovennentsalong the frontage OfLaurel Road. ' ' 8 West of 'A' Drive, constructing curb, four-foot six-inch sidewalk (width measured horn curb face)' necessary longitudinal and transverse drainage and necessary pa ,onnent widening along the frontage will satisfy this requirement. The face of curb shall be 36'f8et from.the ultimate centerline Ofthe road. . The design ofthe adjacent proposed detention basin shall be modified asnecessary tnacoornrnVda1ethe new roadway grade. The side slopes of the embankment up to the basin top of the band shall be 4 to 1; the side slopes ofthe embankment above the basin area shall bedetermined by a soil analysis of the fill material, subject tothe review and approval ofthe Public Works Department. |nany case the side slopes shall bmnn steeper than 2 to 1 . Construct 8 County standard barricade on Laurel Road at the and of the curb return to the east of 'A' Drive to prevent through traffic, as shown on the tentative map. 2) |nat8U)nQ street lights along the public roads and annexing the pr0pSrty to County Service Area L-100 for rnnintenonom,ofthe street lights. The final number and location of the lights shall be determined by the Public , Works Department, Engineering Services Division. 3) Constructing paved turnarounds at the end Of the proposed private roads. 4) UndergrnU unding of utility distribution facilities, including the existing distribution facilities along the Laurel Road frontage. 5> Conveying all storm waters entering or originating within the subject property' without diversion and within an adequate otOrrn drainage facility, to natural watercourse having definable bed and banks or to an existing adequate public storm drainage facility which conveys the storm waters toa natural watercourse. Designing and constructing atnrrn drainage facilities required by the Ordinance in compliance with specifications outlined in Divisinn'914of the Ordinance and incompliance with the design standards ofthe Public Works Department. The Ordinance prohibits the discharging of concentrated storm waters into roadside ditches. 8) Verifying that all finished Oooxelevations ar8abovetha 1OO-vearflood elevation. 7) Installing, within a dedicated drainage easement, any portion of the drainage system which conveys run-off from public streets. - G 8) Submitting improvement plans prepared by a registered civil engineer, payment of review and inspection fees, and security for all improve- ments required by the Ordinance or the conditions of approval for this subdivision. These plans shall include any necessary traffic signage and striping plans for review by the County Public Works Department, Road Engineering Division. 9) Submitting a Final K0a0 prepared by a registered civil engineer or licensed land surveyor. B. Convey to the County, by Offer of Dedication, additional right nfway On Laurel Road @arequired for the planned future width. The right-of-way width shall be determined prior tothe filing of the Final Map. C. Conduct etroffic signal warrant study for the Laurel Road/'A' Drive intersec- tion,.conside ring ultimate build-out Of the area bounded by Laurel Road, K4aVSh Creek, Sellers Avenue and the AT and SF Railroad tracks and the ultimate traffic anticipated on the Laurel Rood-Cypress RoaddRtenoion. If warranted, , contribute. a fair shore of the estimated onnt of the signal to the Improvement Fee Trust (Fund No. 819200-0800)' designated for the installation of the signal. C). Provide for adequate sight distance at the project access intersection with Laurel Road for u design o/ 45 miles per hour in accordance with Caltrans standards. ' - Provide for adequate sight distance at all private road intersections, at all parking bays, and through the Curve at Lot 108 for a design speed of 25 nni|8S ^ per hour in accordance with Caltrans standards. This may require the ` - relocation-of o number of those parking bays which are shown On the tentative map. E. Relinquish abutter's rights of access along Laurel Road, including curb returns. F. With the exception of 'A' Drive' construct the on-site road system to current County private road standards with nnininnunn width of 32 feet (curb tOcurb), with 5-foot maintenance and utility nooenn8ntg on each aide of the road. No structures Or fences shall be allowed within the easement areas. G. Construct 'A' Drive to County public road standards, 40 feet wide, and convey to the County, by Offer of Dedication, the corresponding 60-foot right of way. Prior to the filing of the Final Map for Phase 1 of the project, the applicant shall determine the required storage lengths of the left-turn lanes and the need for either a dual left-turn lane or m single left-turn lane, based on ultimate development Ofthe area and the construction of the Laurel Road-Cypress Road ' - 10 extension' and modify the tentative map and right ofway width as necessary to accommodate thenn' subject to the nav\evv and approval of the Zoning Administrator. 'A' Drive shall beconstructed for adesign speed nf45miles per hour based unCaltrans standards. Realign 'A~ Street atthe southerly boundary to eliminate the 500'foot radius curve to the west shown on the tentative map. H. Install safety related improvements on Laurel Road and 'A' Drive (including traffic signs and channelization) as approved by the Public Works Department. |. Prevent 8tCvmn drainage, originating on the property and conveyed in e concentrated manner, from draining across the Sid8vv8(ks and driveways. J. .Submit a sketch plan to the Public VVnrka Department, Road Engineering Division, for review showing all public rood improvements prior t0starting work on the improvement plans. The sketch alignment plan shall baiOscale and ghnvv proposed and future curb lines, lane striping details and lighting. The sketch alignment plan shall also include sufficient information to show that , adequate sight distance has been provided, ortodetermine ifachange inthe letting pattern or a reduction in the number of lots will be necessary to achieve sight distance. Any change t0the tentative map shall bosubject tothe review and approval of the Zoning Administrator. K. Install permanent landscaping and automatic irrigation facilities within the parkway, install permanent landscaping in the detention basin areas subject to tAg review and approval of the R0OU Control District, and install interim landscaping features within the future road areas, if any. All work shall be done inaccordance with the guidelines and standards Vfthe County. Funding ^ of, and maintenance of, the new plantings shall be guaranteed by the developer until the expiration of the plant establishment period and, until funds are available through alandscaping district. Aseparate zone shall beset upfor the project landscaping in the public right-of-way and the detention basin. Submit landscaping plans to the Public VVo/kS Department and pay the plan review and field inspection fees. All landscaping and irrigation facilities shall be maintained by the applicant until funds become available for their mainte- nance by the County after final inspection is cleared. L. Furnish proof to the Public Works Departnn8nt, 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 irnprovonoents. M. On all public roods with |nmy�udinad slopes less than five parcent, all public pedestrian access ways shall be designed in accordance with Title 24 (Handicap access). This shall include all driveway depressions aswell ashandicap ramps. - 11 N. The property lies within the 60 Db noise level portion of the Noise Contour Map. The applicant shall submit on acoustical analysis prepared by 8 qualified ` expert and based on ultimate road widening and Vbicnat9 development of the area, and mitigate impacts subject to the review and approval of the Zoning Administrator. This will include Laurel Road east of 'A' Drive. (], Establish a maintenance through the Homeowners' Association to insure continued future maintenance of the private roads. P. Provide for pedestrian and bicycle access to the K4mnSh Creek channel at the end ofthe two proposed Cu|-d8-SaoS' subject tOthe review of the Public Works Oaparirneot' Engineering Services Division, the East Bay Regional Park District and subject to the review and approval of the Zoning Administrator. O. Prior to filing the final rnop' contribute this development's faire share towards the following improvements, identified in the June 19, 1392 Traffic |rnp8:t Study by DKS A0000imtes, an needing additional mitigation. The applicant's share of these improvements shall be based on the n0mbar of opproved units , in this development divided by the anticipated number of approved units within the Oakley/N. Brentwood AOB boundary between now and the year, 2000. This condition of approval will be satisfied if the Oakley/N. Brentwood A[)B is updated to included these improvements. SR18O/SR4 North bound approach off-ramp requires double* right turn lanes. Nern|y Road/SR4 Eastbound approach requires separate right turn lane. Empire Avenue/Lono�T/eaVVay Install @ traffic signal. R. The applicant shall contribute $172G per single family unit to the |nnprUvSmn8Ot Fee Trust (Fund No. 818200+0800) designated for the Delta Expressway, to be consistent with the Oakley Area of Benefit, if building permits are iuyu8d prior to adoption of o new Delta Expressway fee ordinance. if the proposed Delta Expressway fee ordinance is adopted prior to issuance Of building permits, the applicant shall instead be responsible for payment of the adopted fee. S. Reconfigure the proposed detention basin to facilitate maintenance vehicle access around it perimeter. The nlininmUrn center line turning radius around the basin shall be 40 feet. Prior to the filing of the Final Map. for Phase 1 of the project, submit tOthe Public Works Department, Engineering Services Division, a revised plan for the detention basin and supporting hydraulic calculations for /8vi8vv and approval. Access into the northerly basin shall be provided from Laurel Road and from 'B' Drive, and the access ramps shall not exceed ten ' - - 12 percent ingrade. The side slopes around the perimeter ofthe basin shall have a rnaxinourn steepness of 4:1 , or as approved. by the Flood Control District. Changes in the lotting pattern resulting from the modification of the detention basin shall be subject tothe review and approval ofthe Zoning Administrator. Any proposed joint use of the detention basin shall be subject to the review and approval of the Flood Control District. The joint use proposal must be included as a part of the initial basin design review process. Prior to the filing of the Fina} Map' the applicant shall execute a joint-use agreement with the Flood Control District for any additional use of the detention facilities he may be proposing. l-' Install a 42" high chain Umk fence around the perimeter of .the proposed detention basin. U. Construct full-width access ramp from Laurel Road tnthe Marsh CrS8kpatrU| road, subject to the review and approval of the Flood Control District, and convey to the Flood Cont/o| Oiatrict"'by Offer of Dedi6glion' the corresponding , right of way. Access may be 'allowed from 'H' Court, with Flood control District approval, provided that the applicant installs a direct trail access from the Marsh Creek trail to Laurel Road' subject to the review of the East Bay Regional Park District and the review and approval of the Zoning Administrator. V. Prior to-the filing of the Final K4op' coordinate with the Flood Control District the establishment of Drainage Area 52[) with 8 benefit assessment formed to provide for the maintenance ofthe detention basin facilities. W. Provide deed notification to those parcels which abut 'A' Drive, and install ^ signage at the end of the road, to inform prospective property owners that 'A' Drive may-beextended inthe future. X. 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 oOntaCtthe Public Works Department to personally determine the extent Ofany credit Or reimbursement for which he might be eligible. Reimbursement agreements must be executed prior to the filing of the Final Map. Y. Apply to the Public Works Department for annexation to the County Landscap- ing District AD 1797'3 (LL-2) for the future maintenance of landscaping and irrigation facilities in median islands, parkways, and other areas ("open ,spaC8" isspecifically oxc|uded[ 13 ADVISORY NOTES A. The project lies within the 100'year flood boundary as designated on the Federal Emergency Rood Roto K4a0o. The applicant should be avveng of the requirements of the Federal Flood Insurance Program and the County Flood Plain Management Ordinance (Ordinance No. 80'118) as they pertain to future construction of any structures on this property. B. This project may be subject iothe requirements of the Department of Fish & G8mn8' |tiSthe applicant's responsibility to notify the Department Of Fish & Game, P.O. Box 47,Yountville, California 94599,of any proposed construction within this development that may affect any fish and wildlife resources, per the Fish & Game Code. C. This project may also be subject to the /oquioBrnen1n of the Army Corps of Engineers. The applicant should notify the appropriate district of the Corps Of Engineers to determine ifo permit is required and ifitcan be obtained. D. The applicant will be required to o0rnp|y with the'requirements of the , Bridge/Thoroughfare Fee Ordinance for the Oakley/North Brentwood Area of Benefit as adopted by the Board of Supervisors. E. The applicant will be required to comply with the drainage fee requirements for Drainage Area 52D as adopted by the Board of Supervisors. F. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination System (NPDES) for municipal, construc- tion and industrial activities as promulgated by the California State Way Resources Control Board, Or any ofits Regional Water Quality Control Boards (San Francisco Bay- Region U or Central Valley Region V). G. Theapolicon1/nvvnor should beaware ofthe renewing naquinurn8ntS prior tnrecording the Parcel Map or requesting building or grading permits. H. Applicant shall comply with the Park Dedication Fee Ordinance. |, Comply with the requirements of the |ronhVuoe Sanitary District. J. Comply with the requirements of the Oakley Fire Protection District. K. Comply with the requirements of the Health Services Oepartnent, Environmental Health Division. L Comply with the requirements of the Building |napaCh0n Department. Building permits are required prior to the construction of most structures. ' ' 14 M. The applicant will be required to pay an environmental review fee of $1 ,O75for the Department nfFish & (3@nneotthe end nfthe appeal period. Failure tVdnSowill result in fines. In addition, the approval is not final or vested until the fee is paid. Aohock for this fee shall be submitted to Contra Costa County for submittal with the final environmental documents. N. The applicant isadvised that the tax for the police services district iscurrently set by the Board of Supervisors at $200 per parcel annually (with appropriate future Consumer Price Index [CP|) aduatrnonta). The annual fee issubject tomodification by the Board of Supervisors in the future. The current fee for holding the election is $800 and ioalso subject tomodification inthe future. The applicable tax and fee amounts will be those established by the Board atthe time of voting. {J' This project is subject tothe development fees in effect under County Ordinance as of K4mrSh 8' 1993, the date the venting tentative map application was accepted 8a COnnp|eto by the Community Development Department. These fees are in addition to any other development fees which may be specified in the conditions of approval. , The fees include but are not limited to the following: Park Dedication: $1 ,350 per residence. An estimate of the fee charges for each approved lot may be obtained by contacting the Building Inspection Department at 646~4892. ^ - AB/aa DPXU|/3048'87C.AB 4/2O/g3 5/3/93 - EC(a) _ - t i -1 NCD N 0 N Q- N b,q 1, 0 a m w 3 A -� o � �" r 10q CD tii �+4. 0- N f r Ct to ta N Q G o 0 $ O Nr u{1G � •�fy � c�V N, i Cr Q ' ro Z • -33 4 N O �© ✓ O N r t0 a to m m f 04 WOO ) a m o ro CA 3 3 Q woo o a ,wa a m p 0 c .e a, ' . _ Agenda Item Community Development Contra Costa County EAST COUNTY REGIONAL PLANNING COMMISSION. - '' - ' i INTRODUCTION County File #2736-R2: The applicant requests approval to rezone a 35.9 acre property from the Heavy Agricultural District (A-3) to Planned Unit District (P-1) for 237 single family units with a tot |0t' ' parking space areas, and a portion of 3.6acre (2'2acres) detention baain/oarkmita. ' County File #3048'87: The applicant requests approval of a final development plan for 237 ginO|R family residences, a tot lot, parking 'space areas' and a portion of o 3,6 acre-(2.2 acres) detention b8ain/parhmite. — SUBDIVISION 6963 (Applicant- 3 C's Devco) (Owner: Robert Dolley): The applicant requests approval tosubdivide the site into 237 single family residential lots along with other uses. Subject property for the above reference applications fronts on the south side of Laurel Road immediately east of the Marsh Creek Flood Control Channel and south and southeast ofthe development known as "Quail Valley Estates". The site also fronts - on the-southwesterly side ofthe A. T. &' S. F. railroad tracks. The site is located in the Oakley area; (A-3) (ZA: H'20) (CT 3020) (Parcel #033-150-012 and #033-030- 036) ^ O28) U' RECOMMENDATION Staff recommends that the East County Regional- Planning Commission close the hearing mnthe project, apprVveSUB6S63,aubieottoattachado0nditionsondthettha Commission recommend that the Board of Supervisors approve final development plan 3048-87 and 2736-RZsubject tnthe attached conditions of approval. U|. GENERAL INFORMATION A. The site is designated W4u|do|e Family Residential-Low [}anabv on the 1980 County General Plan. The density range for this designation is from 7.3 to 1 1 .9 dvvaUin8 units per net acre. This development with a density of approximately 94 dvvaUinQ units per net acre falls within the oUovvmb|a density range. , - ' 3 D. Ironhouse Sanitary District: The District has the following comments relating to this project. The District will provide sewer services to this project subject to the capacity available in the collection system and treatment plant at the time of issuance of building permit and subject to the following recommended requirements: 1, All construction to comply with conditions and specifications of the Ironhouse Sanitary District. 2. Payment of all applicable fees as required by ordinance. 3. Annexation to the Ironhouse Sanitary District if not within the District boundary. 4. Sewer service is required per Ironhouse Sanitary District ordinance. The property is within 150 feet of existing sewer. E. Health Services Department - Environmental Health-division: Ail-abandoned wells and septic tanks must be destroyed by licensed contractor permitted through this Division. F. Building Inspection Department: Small lots often pose drainage problems. A two percent slope from back to front of a lot is needed for proper drainage. Grading plans will be required along with a soils report. A one percent slope on streets for proper drainage is also needed, G. County Geologist: The site is part of an area that planning data indicates may have a moderate to a high potential for liquefaction during a strong nearby earthquake. Seismic settlement could also occur. These conditions can be mitigate4 by proper soils and foundation engineering. H. Liberty Union High School District: See attached letter. 1. Atchison, Topeka and Santa Fe Railroad: Sound barrier wail should be constructed at no cost to Santa Fe along the railroad right of way. J. Pacific Gas and Electric Company: The Company has no comments on this application. V. ROAD AND DRAINAGE CONSIDERATIONS The attached conditions of approval based on the revised tentative map include road and drainage requirements. The applicant should be fully aware of the County Subdivision Ordinance Code requirements as they pertain to this development. This subdivision contains over 100 lots and, therefore, generates more than 100 peak hour trips. Implementation 4-C of the County General Plan requires a traffic impact analysis for any project which generates more than 100 peak hour trips. The traffic ` 5 During the discussion on the motion to approve Subdivision 7630' the Commission expressed their desire not to improve intersections that lie within the sphere of influence of Antioch or Bnahtvvood. Tharanmain\n( three intersections dnlie vvithin - these spheres ofinfluence. This results inthe subdivisions not contributing toany of the identified intersection improvements that are needed to maintain the minimum LOS inthe Oakley area. The Board ofSupervisors considered the recommendation ofthe ^ornnnioaionand the requirements of the Growth Management Element ofthe General Plan. The Board approved Subdivision 7630 with the requirement to contribute towards Oakley's share mfthe cost tP improve the following intersections: SR 160/SR4 SR4/Nero|yRoad Empire Avenue/Lone Tree Way \/|. STAFF EVALUATION OF PROJECT ~' A. As can be seen by the various applications' 0e numbers,' this project has been in process for a vary long time. Some of the delay was in avxeidn8 for the developer to submit additional surveys and studies as requested in 1987 which have only very recently been received. There have been various redesign of the site layout, deletion of part of the site which is now the area owned by the Flood Control District. The Flood Control property is located north of the new proposed e(ighnment of Laurel Road' Also during the time of the application the proposed planned alignment of Laurel Road has been Changed from a road that vv0uN curve south and southeast to ^ one that would curve toward the northeast and pees over the A.T. & S.F. -- railroad tfacks. Laurel Road will connect to Cypress Road, creating the so- called Cypress Road/Laurel Road couplet. - The numbers of units proposed for this development has been reduced over time from the original punppma{ of 289 units to the present 237 units. As the Commission no doubt recalls, some of the delay also was caused by the'various suits and court decisions on the Oakley/North Brentwood General Plan which depending on which plan.was standing changed the designation on the site.7-he site is now designated K4u|dp|e Family Residential-Low Density on 1 99 County Genera( Plan (7'3 to 11.9 du/Met ac.). ' B. Reports Done: This development is subject to Measure C because it is larger than 100 residential units- Atrofbo impact study was done for this site as well as five other developments of over 100 units in the Oakley area. The applicant has indicated that they are agreeable to meeting the mitigation measures outlined in that traffic impact report in regards to improvement Of various intersections with the exception of the State Route 4 and Lone Tree intersec- tion, which is within the. City of Brentwood's boundary and the intersection Of Vasco Road and Marsh Creek Road which in well South of the area. AS the ' ^ 7 C. The applicant has indicated that, other than for the north/south road through the site, which is to be public road' all the other roads are to be private. The roads would consist ofa 24 foot travel way and 8 foot parking lane. These roads would bavery similar tothe roads in the C\uei} \/oUey Estates tothe north and northwest of the site. The private roads will have mrolled curb with e 3foot wide sidewalk along one aide of the road. The development ima very dense single family residential development with approximately.S.4dwelling units per net acre. The lots are generally around 4,000 square feet in size' Parking bays will be provided for additional on-street parking. The applicant has proposed one tot lot atthe south central portion of the site. |nreviewing this development and considering the fact that itisvery dense, staff recommends that at least one other tot lot-play area be developed to the oast of the public north/south street for recreational purposes. Staff recommends that Lot #108. within Phase 3, be deleted and developed as a recreational site which should include at a minimum a tot lot play area, benches aswell aaa half basketball oou,1.�Lot #1O8haean-area ofapproximately 5,000 sq. f1. and is bracket bylandscaped parking bays. The applicant has ` agreed tothe use ofLot #1O8oserecreational area. The existing tot lot needs three additional bgnohgn' one bench west of the play area and two benches-in the triangular area at the west of the site. It should be noted that the Quail Valley Estates to the northwest of this site isfurniahgd.vvith a pool as well as community pork area. Quail Valley Estates was a development of approxi- mately 230lots. Staff recommends that atrail bedeveloped toconnect ^H^ Court aswell as. "CS" Court areas with the East Bey Regional Park District trail that runs along , the Marsh Creek Flood Control Channel. The Marsh Creek trail has been built ' and is paved. The Marsh Creek trail, subject tVthe approval of the East Bay Regional Park District and County Flood Control District' should be landscaped by the developer with a scattering of native oak trees or other trees that would be found within this area ofOakley and along a crgeh. The park district would have to accept the trees for maintenance after the usual warranty period. Staff recommends that approximately 3Otrees ba planted. Trees can be -small as smaller California native trees have a better chance of survival when trans- planted. Staff recommends that the soundvvoU located along Laurel Road boa suitable concrete block wall rather than pre-cast masonry aoundvvaU proposed. Masonry walls generally have a better appearance and can be designed with a step in and step out situation providing a more interesting strRetsC@p8 appearance as well as provide for additional space for landscaping. The landscaping strip along Laurel Road needs to be 15 feet wide with @ 5 foot wide meandering sidewalk west of the nOrth/aouth public street. Means to extend the SOundvvaU east Vfthe north/south road needs to be established. ' ' _ 8 the perceived density by providing a break between two story units' creating onnura open feeling and appearance. Staff had originally recommended duets for some ofthe above |ots�. The d . .arobjectddtuthasa. |tshould benoted that duets would create lots with o nmonauseab|e mideyard and would then reduce the cost nfresidences aaone wall does not have tobem finished vvaU' VU. CONCLUSIONS Based upon the above report, staff recommends that the Planning Commission o|Ooe the hearing, approve SUB #6863 subject to attached conditions of approval, and recommend that the Board of Supervisors approve the final development plan and the rezoning applications subject tothe attached conditions of approval. A8/aa DPXU|/3048-87./\8 4/12/S3 ^ _ - - ' ~ . . �-�~��°��^ ° Environmental ~~0 Cal ������7��������7K�����1���� � y& �^i� NOTICE OF Completion of Environmental impact Report Negative Declaration ofEnvironmental Significance CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 651 Pine Street North Wing - 4th Floor- Martinez, California 94553-0095 I elephone: (510) 648-2031 Contact Person Art Beresford Project Description and Location: ' County File # 6'RZ: The applicant requests approval to rezone 35.9 acres from the' Heavy Agriou|t --| District (4'3) to the .. Planned Unit District (P-1). County File # 3048-87: The applicant requests approval of Final Development Plan for 337 single family residences, atot lot, perking spaces and a portion of 3.6 acre (2.2 acres) detention baein/omrkaite. County File # 6963: The applicant requests approval ofaTentative Map for 237single family residences along with other uses. The subject property for the above referenced application fronts onthe south side ofLaurel ^ Road immediately east ofthe Marsh Creek Flood Control Channel and south and southeast ofthe deva|uprnontknown amQuail \/m|\ay�Estatea. The site also fronts onthe southwesterly side of the AT8'GF Railroad tracks. (Parcel # 033-030'038 and 033-150'012) (CT 3020) (ZA:H-26) (A-3) THIS IS A NOTICE OF STAFF'S DETERMINATION OF THE ENVIRONMENTAL IMPACT OF THE ABOVE PROJECT. YOU WILL BE FURTHER NOTIFIED OFTHE PROJECT's HEARING DATEWHERE YOU CAN COMMENT ON THIS DETERMINATION AND THE PROJECT IF YOU WISH. The Environmental Impact Report o,Justification for Negative Declaration.oavailable for review mthe address below: omva Costa onvnw Community Development ornunmem 4th Floor, North Wing, Administration Building o51Pine Street Martinez, cAy^sso'1zzy nvw"w pnnvu for Environmental Impact Report AP n n 12/8e By oomm"mrYoe"mop"e"rn"nartRepresentative