HomeMy WebLinkAboutMINUTES - 05181999 - D5 a _L D'S
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TO: BOARD OF SUPERVISORS ' 'f Costa
f'5s
ON
"' County
FROM: Dennis M: Harry
�v
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: May 18, 1999
SUBJECT: Hearing on Rezoning application (4RZ983057) to rezone approximately 916
acres of land designated for various uses in the County Genera' Plan
and Oakley Old Town Specific Plan to Planned Unit District (P-1) ,
within the Oakley Redevelopment Area, in the Oakley area of east Contra
Costa County.
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) t BACKGROUND AND JUSTIFICATION
RECOMMMENDATIONS
Approve the project as per the East County Regional Planning Commission' s
conditions of approval .
1 . Accept the recommendation of the East County Regional Planning
Cor, ission and the findings for the same, as stated in Resolution No .
7-1995.
2 . Open the public hearing, accept testimony, and close the public
hearing.
3 . Find that the proposed Negative Declaration is adequate for the
purposes of compliance with the California Environmental Quality Act
and adopt same.
4 . Approve the rezoning of the area to the Planned Unit District (P-1) ,
subject to the conditions of approval, design guidelines, and findings,
as recommended by the East County Regional Planning Commission as shown
on the attached Conditions of Approval marked "Exhibit A" .
5. Adopt fee schedule for the Oakley Planned-Unit District (Exhibit B) .
CONTINUED ON ATTACHMENT: x YES SIGNATURE :
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
.. APPROVE OTHER
SIGNATURE (S) :
ACTION OF BOARD ON May 1.8 , 1999 APPROVED AS RECOMMENDED XX OTHER ,X
SEE THE ATTACHED ADDENDUM FOR BOARD ANION.
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
XX 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: Maureen, Toms 335-121.5
Orig: Community Development Department ATTESTED - may 18 , 1999
cc: Redevelopment Agency PHIL BATCHELOR, CLERK OF
Public storks THE BOARD OF SUPERVISORS
AND COUNTY ADMINISTRATOR
BY , DEPUTY
2 .
6. Introduce the ordinance giving effect to the aforesaid rezoning, waive
reading and set forth date for adaption of sante.
7 . Direct staff to fire a Notice of Determination with the County Clerk.
FISCAL IMPACT
None
BACKGROUND/REASONS FOR. RECOMMENDAT-IONS
On January 26, 1998 the Oakley Municipal Advisory Council (OMAC) set the
Oakley Planned-District (P-1) Rezoning proposal as a high priority, by
selecting three GMAC members to work with staff in developing a land use
Matrix, development standards and design guidelines. On October 26, 1998,
staff presented the draft P-1 proposal to GMAC. OMA.0 recommended approval
of the proposal. In a Joint OMAC/City Council Elect meeting, GMAC ratified
their earlier approval of the proposed rezoning and the Oakley City Council
Elect endorsed the rezoning proposal.
The proposal would, rezone properties in the Oakley Redevelopment area from
their current zoning designations (R-6, S.ingl e--Famill y Residential; D-1, Two-
Family Residential; M-17, kfu.ltiple-Family Residential; 1?4-29, Y2ultiple-Family
Residential; R--B, Retall Busliness; N--B, Neighborhood Business; L-1 Light
industrial; P-1, Planned Unit District) to the Planned Unit District. This
action will establish zoning conformity with the existing General Plan and
the Oakley Old °Town. Specific Plan. Land uses proposed by the rezoning are
consistent with the General. Plan and Specific Plan. This Rezoning and
Preliminary and Final Development Plan also implements some procedural
changes recommended by the State of California, Office of Permit Assistance
regarding perms t streamlining. In addition, this proposal would further
some of the goals, policies and implementation measures in the General Plan,
The development plan identifies land uses which are permitted, conditionally
permitted (administratively or with a land use permit) , or not permitted in
the various lana use designations. The development plan also identifies a
plat: review process for new development. Future development within the
project area will be subject to the California Environmental Quality Act
(CEQA) as development proposals are submitted.
The East County Regional Planning Commission held a public hearing on this
iters. on February 1, 1999, and continued it to March 1, 1999, and April 5,
1999. The East County Regional. Planning Commission requested and received
a letter from the Oakley City Council Elect confirming their support for the
rezoning and final development plan proposal.
On April 5, 1999, the East County Regional Planning Commission found, the
Negative Declaration adequate for consideration of this project, adopted a
motion recommending that the Board of Supervisors approve Rezoning #983057
to Planned Unit District (P-1) as shown on Exhibit A and approved. the Final
Development Plan #983008 subject to the attached conditions of approval, and
design. guidelines. The Commission further recommended that the area of 11
Acme Street received attention as appropriate by the Board of Supervisors
or the Oakley City Council, regarding a discrepancy in the General
Plan/Specific Plan. The correction to the findings map for the Oakley Old
Town Specific Plan adoption and General. Plan amendment is set for the Board
of Supervisors on May 18, 1399,
C:\DATA\WP60\DAKLEYP1142983057.802
ADDENDUM TO ITEM D.5
May 18, 1999 Agenda
This is the time noticed by the Cleric of the Board of Supervisors for the hearing on the
recommendation of the Contra Costa County Planning Commission on the request by the
County of Contra Costa(Applicant)to rezone and adopt a preliminary and final
development plan for properties in the Oakley Redevelopment Area. The proposal would
rezone the properties from R-6, Single-Family Residential; D-1,Two-Family
Residential; M-17, Multiple-Family Residential; M-29, Multiple-Family Residential;
R-B, Retail Business; N-B,Neighborhood Business; L-I, Light Industrial; P-1, Planned
Unit District to the Planned Unit District. This action would establish zoning conformity
with the existing General Plan and Specific Plan. (County File#RZ 98-3057 and County
File#DP 98-3008)
Dennis Barry, Community Development Department Director presented the staff report
and recommendations. He suggested that the Board direct the Community Development
Department staff to conform the land use map included in the attachments to include the
Carol Lane general Plan Amendment, and include that in the next consolidated General
Plan Amendment. and to file a notice of determination with the County Clerk. Maureen
Toms of the Community Development Department was also present.
The public hearing was opened, and the following people offered comments:
Dennis Barry, (not related to the Community Development Director),representing Cecilia
Rodriques,115 10th Street, Pacific grove, CA;
Gladys Mercer, Oakley Builders Supply, P.O. Box 196, Oakley.
The public hearing was closed, and the Board considered the matter.
Supervisor Canciamilla questioned whether the action taken today would have an impact
on the Oakley Builder's Supply, their"grandfathering", and their ability to continue to
operate.
Dennis Barry responded that if there is a land use permit, that will continue to run with
the land until it is abandoned. It would be a lawful use of the property.
Supervisor Canciamilla inquired if the Oakley City Council or Oakley Municipal
Advisory Counsel had any questions in reference to the Highway 4 alignment.
Ms. Toms responded that that the City Council-elect members would like to revisit the
Specific Plan,review it and possibly make amendments to it after July 1, 2000.
Supervisor Canciamilla said that was his understanding of some of the concerns that have
been raised, and the upcoming impact to Oakley of the Highway 4 bypass.
Supervisor Canciamilla moved the staffs recommendations, with the inclusion of the
Carol Lane matter taken up as DA, and the notice to the Assessor's Office.
Supervisor Gioia seconded the motion.
The vote was unanimous.
CONTRA COSTA COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
APPROVED PERM!T
APPLICANT: CCC Community Development APPLICATION NO. DP983008
651 Pine St., 4th Fl., N.W. RZ983057
Martinez, CA 94553 ASSESSOR'S PARCEL NO. Various
OWNER: Same as above ZONING DISTRICT: P-1
APPROVED DATE: 5/18/99
EFFECTIVE DATE: 5/18/99
This is to notify you that the Board of Supervisors has granted your request for a final development pla and
rezoning, subject to the attached conditions.
DENNIS M. BARRY, AICP
Community Deve�pment Director
B � A("y� t--
ROBERT H. DR KE
DepLity Zoning Administrator
PLEASE NOTE THE EFFECTIVE DATE. and he aware of the renewing requirements as no further
Notification will be sent by this office. The Clerk of the Board will provide you a copy of the Board Order
with approved Conditions of Approval. Unless otherwise provided, you have 36 months from the approval
date to file the FINAL MAI'.
CO-NDITIONS-OF APPROVALFORDP983008 AND RZ983057
GENERAL
NNOTE: The incorporation of the City of Oakley will take effect on July 1, 1999. At that time, the
City will assume responsibility for all local governmental functions. The County Ordinance Code is
subject to adoption by the City of Oakley after July 1, 1999. Responsibilities of the Zoning
Administrator and Planning Commission will be reassigned after July 1, 1999. References to the
responsibilities of the Board of Supervisors will change to the Oakley City Council after July 1, 1999.
1. All land located in the Oakley Redevelopment Plan Area is to be used as allowed and
regulated in this Oakley Planned-Unit District. Existing approved land use permits will not
be subject to any additional development regulations for the use/development approved.
2. Wherever there appears to be a conflict between this Planned-Unit District and Title 8 of the
County Ordinance Code, this Planned-Unit District shall prevail. For development standards
not covered by this Planned-Unit District, Title 8 shall be used as a guideline,
3. No person shall grade or clear land, erect, move or alter any building or structure on any land
except in compliance with this Planned-Unit District.
4. All development and use of land shall comply with all criteria contained in the Land Use Map,
the Oakley Land Use Matrix, the Development Guidelines, and the Design Guidelines.
5. Development shall comply with all design criteria, County Ordinances and applicable State
laws. Supplemental reference documents may be attached to further define these
requirements. These documents are incorporated by reference and may be amended from
time to time to reflect changes in major community goals, policies, legislation, or to further
define specific criteria pursuant to the procedures set forth in Section 84-66.1804 of the
County Ordinance Code.
6. As part of permit approval, the Planning Agency may adopt standards, regulations, limitations
and restrictions which are either more or less restrictive than those specified elsewhere in the
Oakley Planned-Unit District.
7. In approving any application, the Planning Agency shall find it consistent with the intent and
purpose of the Oakley Planned-Unit District and compatible with the other uses in the
vicinity.
8. The Planning Agency may impose on any Permit reasonable conditions of approval to carry
out the Purpose of this Oakley Planned-Unit District,
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PROCEDURES
9. All development and use of property are subject to review as specified in the Land Use
Matrix. In no case will more than one type of development application be required. Where
a Land use Permit is required, it shall take precedence over any other type of required
application.
10. The project/use shall be maintained in compliance with all applicable conditions of approval
at all times. An annual fee may be required to provide for adequate monitoring of conditions
of approval.
11. Appeals of any decision rendered pursuant to the Oakley Planned-Unit District resulting from
a public hearing before the Zoning Administrator may be appealed to the Planning
Commission in accordance with Article 26-2.24 of the County Ordinance Code.
Administrative decisions may be appealed in accordance with Article 14-4.004 within 30 days
of rendering the decision.
12. A motion for reconsideration of any decision rendered pursuant to the Oakley Planned-Unit
District, either administratively or after a public hearing, may be heard by the hearing body
having rendered the decision in accordance with Article 26-2.24 of the County Ordinance
Code.
13. The Zoning Administrator shall review applications for modifications to a permit in
accordance with Section 84-66.1804 of the County Ordinance Code.
14. Application fees within the Oakley Planned-Unit District shall be established by the Board of
Supervisors and may differ from similar countywide fees.
15. A Development Permit, where required, may precede or accompany subdivision requests.
16. An applicant may submit simultaneously, and in combination with the Permit required by this
ordinance, an application for subdivision approval. Such combined applications shall be
processed, noticed and heard as required for the subdivision approval.
DEVELOPMENT PERMIT
IT A Development Permit is required for all new residential construction of three (3) or more
units. Units may be attached or detached, in conjunction with a subdivision application
pursuant to Titles 8 and 9 of the County Ordinance Code or within a single building. A
Development Permit is required for all new non-residential structures or buildings and
additions to non-residential structures which exceed 50% of the existing floor area of the
building or 10,000 square feet whichever is less.
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18. Development Permits shall be processed in accordance with Article 26-2.21 of the County
Zoning Ordinance. Notification of all property owners within 300 feet is required.
19. Development Permit hearings shall be held as requested and may be initially heard by the
Zoning Administrator. The Zoning Administrator may refer the application to the Planning
Commission for initial hearing.
20. A Development Permit shall become null and void if within two (2) years after the approval,
the construction specified in the Permit has not been commenced unless otherwise stated in
the Conditions of Approval. When a Development Permit is accompanied by a subdivision
application and approval, the length of the validity of the Permit shall be consistent with the
subdivision.
21. For a Development Permit not processed in conjunction with a subdivision application, the
applicant may submit an Administrative Permit requesting an extension of the approval and
the Zoning Administrator may grant not more than five extensions, each for no more than one
year, upon showing of good cause. An application for an extension shall not be considered
unless it is submitted before the expiration of the Development Permit.
LAND USE PER_VIITS
22. Land Use Permits are required as designated in the Land Use Matrix for uses which are not
permitted by right, but under certain circumstances are found to be compatible within the
subject land use designation.
23. Public hearings are required for all applications for Land Use Permits which shall be
processed in accordance with Article 26-2.20 of the County Ordinance Code and shall be
initially heard by the Zoning Administrator. The Zoning Administrator may refer the
application to the Planning Commission for initial hearing.
24. An approved Land Use Permit shall become null and void if within two (2) years after the
approval, the construction specified in the Permit has not been commenced or the use has not
been established unless otherwise stated in the Conditions of Approval.
25. Upon written showing of good cause Land Use Permit <nay be extended administratively one
time for a period of one year. An application for an extension shall not be considered unless
it is submitted before the expiration of the Land Use Permit.
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ADMINISTRATIVE PERMITS
26. An Administrative Permit is required as designated on the Land Use Matrix for certain uses
which require strict adherence to specific criteria, temporary uses, changes in occupancy in
existing buildings, minor additions (less than 50% of the existing gross floor area or 1.0,000
square feet whichever is less) of existing non-residential buildings, alterations to residential
structures of three(3)or more units, Development Permit extensions and modifications to the
Development Standards,
27, The Zoning Administrator has the authority to require notification of nearby property owners
if deemed appropriate for Administrative Permits. If required, notification shall be processed
in accordance with Article 26-2.2004 of the County Zoning Ordinance.
28. An Administrative Permit shall automatically expire a rnaximum of one year from the date of
approval, if the use is not established. Administrative Permits may be conditioned for a lesser
time of validity.
29. Upon a written showing of good cause, an Administrative Permit may be extended
administratively once for a maximum of one year. An application for an extension shall not
be considered unless it is submitted before the expiration of the Administrative Permit.
USES
30. Uses may be permitted in the designated land use categories in accordance with the Land Use
Matrix or approved permit.
31. Any non-conforming use lawfully existing at the effective date of this Oakley Planned-Unit
District on that property may be extended or enlarged in accordance with Chapter 82-8 of the
County Ordinance Code (issuance of a Land Use Permit) and the Oakley Planned-Unit
District.
32. Existing buildings and structures which do not conform to current standards but contain uses
which conform to the Oakley Planned-Unit District are not subject to "Non-Conforming Use"
requirements and may be repaired or rebuilt in accordance with Chapter 82-8 of the County
Ordinance Code. Additions to buildings and structures nonconforming`to development
standards contained herein shall be allowed subject to compliance with all requirements of this
ordinance for the proposed new construction.
33. Ston-conforming agricultural uses existing at the effective date of this Planned-Unit District
may be altered without a Lard Use Permit from one agricultural use to another, extended or
enlarged.
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34. The Zoning Administrator shall specify the appropriate designation of any land use not
specifically listed in the Land Use Matrix and not similar to any other use listed in the Matrix.
Such uses shall be made a part of the Land Use Matrix by policy and incorporated in fixture
amendments.
DEVELOPMMNT PQLICIES
35, These development policies are applicable to all development proposed within the Oakley
Planned-Unit District boundaries. These policies provide for a transition between two land
uses or two land use designations or relate to physical constraints.
36. Building bulk, height, land coverage, visual appearance from adjacent land, and design
compatibility with existing adjoining development and land use designation, shall be
considered and controlled.
37. A development's design shall successfully integrate individual buildings and building groups
with surrounding development, other physical features in the area, and existing development
which will remain.
38. The design of structures should provide for harmonious composition of mass, scale, color,
and textures, with special emphasis on the transition from one building type of another,
termination of groups of structures, relationships to streets, exploitation of views, and
integration of spaces and building forms with the topography of the site and the unique
character of the area.
39. Off-street parking and loading areas should be integrated into the overall vehicular circulation
system.
40. Development applications should ensure that adequate buffer zones are provided between
unlike land uses.
41. New businesses and construction project shall make best efforts to hire employees workers
and subcontractor cornponents at the job from the Oakley community.
42. All new residential development should include attractive and varied designs which avoid
monotonous streetscapes and improve the duality of life for residents. Exterior materials and
colors, staggered setbacks, frontage improvements, adequate and safe parking and yard areas
and landscaping should be considered.
43. Provisions are to be made for an efficient, direct and convenient system of pedestrian
circulation, together with landscaping and appropriate treatment of any public areas or
lobbies.
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44. All uses shall comply with any applicable regulations of the Bay Area Air Quality
Management District, the Regional Water Quality Control Board, the San Francisco Bay
Conservation and Development Commission, the State and County Health Departments and
any other regulatory agencies affecting the site/project.
45. Monitoring may be required on projects/uses with conditions of approval that require
continuing obligations (i.e., maintenance).
46. Protect the solar access of existing agricultural uses. Submit shadow analysis for projects
adjacent to existing agricultural uses.
DEVELQPMET T STANDARDS
47. These development standards are to be observed for any development, construction and/or
change in use.
48. Trails and public access corridors should be clearly delineated. Provide fencing or barriers
to natural areas where necessary to protect habitat areas and public safety. All trails shall be
accessible to the handicapped and disabled.
49. All outdoor lighting should be directed down and screened away from adjacent properties and
streets.
50. To the extent provided by law, 3:1 compensatory mitigation of any project directly impacting
a`significant wetland' may be required based on conditions imposed by the U. S. Army Corps
of Engineers and/or the San Francisco Water Quality Control Board.
51. All native trees with a trunk circumference of 72" or more measured 4'h feet above the
ground shall be protected. An applicant shall demonstrate why the removal of such tree(s)
is unavoidable.
52. Setbacks of 100 feet from the edge of wetland areas, or the flow line of a creek, are required.
53. No structure(including but not limited to fences and gateways) or vegetation which obstructs
the visibility of and from vehicles approaching the intersection of a street shall be constructed,
grown, maintained or permitted higher than 2'/2 feet above the curb grade or 3 feet above the
edge of pavement within a triangular area bounded by the right-of-way lines and a diagonal
line joining points on the right-of-way lines 25 feet back from the point of intersection.
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RESIDENTIAL
54. All residential projects with three(3)or more units are required to include a minimum of 15%
affordable housing units.
55. Projects with five(5) or more residential units may be eligible for a density bonus according
to policies established by the Board of Supervisors and administered by the Redevelopment
Agency.
56. Exterior materials shall be those customarily used in conventional single family homes.
57. Pitched roof and window trim shall be used.
58. For single-family residences with 3 bedrooms or less, the project shall include a minimum of
a one car garage and one car parking in the driveway per unit. In addition the project must
include two of the following three items:
A. An additional enclosed parking space.
B. Front landscaping and irrigation in accordance with the Water Conservation
Landscaping requirements of Chapter 82-26 of the County Code, or
C. Rearyard solid fencing.
59. For single-family residences with 4 bedrooms or more, the project shall include a minimum
of a two car garage and two car parking in the driveway per unit. In addition the project must
include two of the following three items:
A. An additional enclosed parking space.
B. Front landscaping and irrigation in accordance with the Water Conservation
Landscaping requirements of Chapter 82--26 of the County Code, or
C. Rearyard solid fencing.
60. The 50-unit Golden Oak Senior Housing Project on Oakley Road is approved per
Development Plan #DP943022 and subject to the Conditions of Approval therein.
61. The 24-unit Silver Oak Housing project is approved per Development Plan 9DP943005 and
subject to the Conditions of Approval therein.
62. The 129 residential California Sunrise Project (Tract 7365) is approved per Development Plan
#DP893022 and subject to the Conditions of Approval therein.
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NQN-RESIDENTIAL
63. Projects involving hazardous waste or hazardous materials shall comply with the provisions
of Chapter 84-63 of the County Ordinance Code as amended from time to time. Health risk
assessments as required by the Bay Area Air Quality Management District shall be submitted.
64. Landscaping on all frontages, and as a buffer to adjacent properties, shall be provided.
65. Any outdoor storage and maintenance area shall be screened from view from public streets.
66. All ground, wall and roof mounted equipment shall be screened from public rights-of-way and
adjacent properties. 'Visual screens shall be painted or treated to match the color of the wall
or roof.
67. Freight docks, loading areas, truck berths and heavy vehicle equipment storage shall be
screened from all public rights-of-way and abutting uses, except where the abutting use is
determined to be similar in nature.
68. Truck loading areas should not be placed within 25 feet of residential uses on adjacent
parcels.
69. No storage tanks or process equipment may be located between any street and the respective
building setback line.
70. No loading space, dumpsters or refuse areas shall be placed so as to face any public rights-of-
way.
7L Yard areas abutting a street shall be landscaped and maintained.
72. Long curb radii and `red curb zones' witivn 25" of entryways shall be provided at intersections
and driveways to accommodate truck turning movements. Loading and unloading operations
shall not impact the public road system.
73. Adequate parking shall be provided on-site to minimize on-street parking which will facilitate
the flow of truck traffic and maximize sight distance for turning movements to and from
driveways.
74. Street level views of all automobiles and truck parking areas from public streets shall be
screened.
75. A dual water system shall be provided wherever possible (per Chapter 82-30 of the County
Ordinance) for all projects within a `dual water system area' greater than 15 acres or 120,000
square feet in floor area.
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76. Limit activities which may result in noise, glare or vibrations extending beyond the property
boundary.
77. Convenient bicycle parking areas shall be provided.
78. The Oakley Town Center Shopping Center, located at the Main Street/Oakley Road/Empire
Avenue intersection is approved per Development Plan #DP893002 and subject to the
Conditions of Approval therein.
LIGHT INDUSTRIAL,The following criteria are additional requirements for all projects in the Light
Industrial Land use Designation.
79. Prefabricated metal buildings should not be permitted.
80. All new utility distribution services shall be placed underground.
81. Driveways should not be closer than 150' to other driveways. Adjacent parcels should share
driveway entrances if feasible.
82. Building masses are to be simple in form and have architectural articulation. Signage should
be designed as part of the building.
ARCHAEOLOGY
83. 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 of Professional
Archaeology (SOPA) has had an opportunity to evaluate the significance of the find
and suggest appropriate rnittgation(s), if deemed necessary.
GRADING
84. The applicant shall submit grading plans for review and approval of the Community
Development Department prior to issuance of grading permits to assure compliance with this
Planned-Unit District,
85. No trees shall be removed without the prior written approval of the Zoning Administrator.
LANDSCAPf.N
86. Parking lots shall be landscaped at a minimum ratio of one tree per four parking spaces for
double-loaded stalls and one tree per six spaces for single-loaded stalls.
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87. California native, drought-tolerant plants shall be used as much as possible.
88. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26.
89. Landscaping shall be maintained by the developer/homeowners.
SIG?vTS
90. All signs shall be subject to an Administrative Permit and the review and approval of the
Zoning Administrator.
-CON STRUCTION CONDITIONS
91. Noise generating construction activities, including such things as power generators, shall be
limited to the hours of 7:30 A.M. to 5:30 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.
92. Construction sites shall be periodically watered sufficient to control dust.
93. Litter and debris shall be contained in appropriate receptacles on site and shall be removed
as necessary.
94. Projects, creating 1,500 square feet or more of new impervious surface area, shall construct
on site retention or detention facilities or install silt or grease traps in the storm drain systern
for the proposed project drainage during project construction.
CHILD CARE
95. Projects which will have (a) 100 or mord employees, (b) 15,000 gross square foot or more
retail area, and/or (c) residential projects of 30 dwelling units or more shall comply with
Chapter 82-22 (Child Care Facilities) of the County Zoning Ordinance. Prior to obtaining
building permits, the proposed prograrn shall be submitted for the review and approval of the
Zoning Administrator.
96. Projects which will have 29 or fewer dwelling units shall pay a fee towards a child care facility
need in the area as follows:
$400 per Single Family Residential.
$200 per Unit for condominiums or townhornes.
$100 per apartment unit with two or more bedrooms (studio and bedroom units are not
subject to the fee).
ll
TRANSPORTATION MANAGEMENT
97. Projects which will have 100 or more employees or 13 or more dwelling units shall submit
at least 30 days prior to the issuance of a building permit, a Transportation Demand
Management (TDM) information prograrn in accordance with the requirements of Article
532-2.606 for review and approval of the Zoning Administrator.
FIRE PROTECTION
98. Prior to issuance of building permit, the Fire District shall review all plans for development.
99. Sprinkler systems shall be required for all new non-residential development.
100. Sprinkler systems shall be required in new residential construction if the project is in excess
of 1.5 miles from the nearest fire station.
101. All new buildings and major remodels shall have fire resistant roofs {Class Q.
PUBLIC WORKS
CONDITIONS OF APPROVAL
LAND USE PERMITS AND DEVELOPMENT PERMITS
NOTE: No all conditions of approval apply to all land use permits. The italicized code in parenthesis
at the bottom of each condition of approval denotes the types of developments to which that
condition may apply. The codes are as (allows:
ARU Additional Residence (Urban)
ARR Additional Residence (Rural)
ZV Zoning 'Variance
SUI Second Unit within Footprint of Main House
SUD Second Unit Detached from Main House
CMH Caretaker Mobile Home
FMH Family Member Mobile Home
CT Communications Tower
HO Horne Occupation
CD Commercial Development
ID Industrial or Light Industrial Development
For all other land uses, consult the Public Works Department.
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QEIv`ERAL REQUIREMENTS
NOTE: The incorporation of the City of Oakley will take effect on July 1, 1999. At that time, the
City will assume responsibility for all local governmental functions.
102. The applicant shall comply with the requirements of Title 8, Title 9, and Title 10 of the
Ordinance Code. Copies of these ordinances are available for review at the Public Works and
Planning Departments. Any exceptions therefrom must be stipulated in this documented or
granted by the Public Works Department. Conditions of approval are based on the site plan
received by Community development.
(All Developments)
103. Applicant shall submit improvement plans, prepared by a registered civil engineer, to Public
Works and pay appropriate fees in accordance with the County Ordinance and these
conditions of approval, if road or drainage improvements are required.
(All Developi-rents)
104. Public/Semi-Public Uses: Conditions of approval for Public/Semi-Public land uses (e.g.,
parks, libraries, etc.) Vary based on the intensity of the proposed use. Contact the Public
Works Department for specific conditions of approval.
ROADWAY IMPROVEMENTS (FRONTAGE/ON-SITE/OFF-SITE)
105. Applicant shall construct curb, sidewalk, necessary longitudinal and transverse drainage,
street lighting, and necessary pavement widening and transitions along the public road
frontage of this project. The sidewalk width and curb requirements are as follows:
Type of Development Sidewalk Width (Measures from Curb
Face) and Curb Requirements
Single-Family Residential (Parcel <20,000 sq. Curb and 5-foot Sidewalk Required
Ft.
Single-Family Residential (Parcel>20,000 sq. Curb and 5-foot Sidewalk May be Required
Ft.
Multiple-Family Residential Curb, 6-foot 6-inch Sidewalk Required
Industrial Curb, 6-foot 6-inch Sidewalk Required on one
side of the road only
Commercial Curb, 10-foot Sidewalk Required
1
If the development does not fit into any of the above categories, but sidewalk is characteristic
of the area, the applicant will be required to install sidewalk to match the surrounding parcels.
The applicant shall construct face of curb parallel to the ultimate right of way centerline,
except where tapering or turn lanes are needed. The distance from centerline is specified on
Table A, unless otherwise specified by the Public 'Works Department.
The applicant shall widen the existing pavement to conform to the new curb line. When
widening the pavement, the applicant shall cut existing pavement to a neat line along an
existing adequate structural section. Widening shall commence at the line and may require
an exploratory trench or pothole to determine the limits of pavement widening. Adequate
pavement transitions will be required.
(AR U, CD, ID)
For second residences on rural, agricultural parcels, the applicant shall provide interim
pavement widening to at least a 14-foot lane width along the frontage. If the parcel size is
five acres or greater, no frontage irnproven,ents will be required.
(ARR only)
105. Applicant shall install safety-related improvements along the project's fronting public road
(including traffic signs and striping) as approved by the Public Works Department,
Transportation Engineering Division.
(ARU, ARR, CD, ID)
DRAINAGE IMPROVEMENTS
107. This development shall conform to the requirements of Division 914 (Drainage) of the
Subdivision Ordinance. The following requirements must conform to Division 914:
A. All storm waters entering and/or originating on the subject property shall be
conveyed, without diversion and within an adequate storm drainage facility, to a
natural watercourse having definable bed and banks. Conveying storm waters to an
existing adequate public storm drainage facility that conveys the storm waters to an
adequate natural watercourse shall also satisfy this requirement.
NOTE: This condition may require the consultation of significant off--site drainage
improvements. The applicant should consult with the Public Works Department to
determine the extent of improvements needed to service the development,
An exception to this requirement may apply under either of the following conditions:
14
1) If the subject parcel is greater than 5 acres in area and the proposed use is
agricultural in nature, an exception from the above requirement will be
granted provided the applicant maintains the existing drainage pattern and
does not dispose concentrated storm water runoff onto adjacent property.
2) An exception will be granted if the proposed project results in a net increase
of 1500 square feet or less of impervious surface. For non-residential and
non-agricultural uses (CD or ID), all impervious surfaces created will be
counted. For residential and agricultural use, only the building footprint area
will be counted. (ARU, ARR, ZV, SUI, SUD, 01111, km)
B. Applicant shall verify that the downstream drainage system is adequate to convey the
required design storm (based on the ultirnate development of the watershed) and, if
necessary, shall construct improvements to guarantee adequacy.
C. Storm drainage facilities required by Division 914 shall be designed and constructed
in accordance with specifications outlined in Division 914 and in compliance with
design standards of the Public Works Department. Copies of this ordinance are
available for review at the Public Works and Planning Departments
D. All drainage patterns created by this development and all improvements installed by
the developer shall be consistent with the Drainage Area plan for that developir:ent's
particular Drainage Area.
E. Discharging concentrated storm water into roadside ditches is prohibited unless
specifically allowed by the Public Works Depart;nent.
108. Storrn drainage originating on the property and conveyed in a concentrated manner shall be
prevented from draining across the sidewalk(s) and driveway(s).
(ARU, ARIA, CD, ID)
ACCESS TO ADJQINING PROPERTY
109. Applicant shall furnish necessary rights of way, rights of entry, permits and/or easements for
the construction of off-site, temporary or permanent, public and private road and drainage
improvements.
(All Developinews, if applicable)
110. Applicant shall furnish proof to Public Works that legal access to the property is available
from a public road.
(All Deveiol)mertl.s, if'applicahle)
15
Ill. Obtain an encroachment permit from the Application and Permit Center for construction of
any improvements within the public road right of way.
If improvements are to be constructed within the State right of way, the applicant shall obtain
an encroachment permit from Caltrans through the Public Works Department.
(All LDeveloprnents, if applicable)
112. Access is only allowed at the locations shown on the approved site/development plan. On the
following roads access shall be subject to the review of Public Works, and the review and
approval of the Zoning Administrator. State Highway 4; Carol Lane; Nest Cypress road;
Oakley Road; Neroly Road; Bridgehead Road; Sandy Lane; sive Oak Avenue; Empire
Avenue; O'Hara Avenue; and Rose Avenue.
(Al/Developments, if applicable)
ROAD ALIGNMENT (VERTICAL AND HORIZONTAL SIGHT DISTANCE/GRADES)
113. The Public Works Department may require the applicant to submit a sketch plan prior to
starting work on the improvement plass. The sketch plan shall be prepared by a registered
Civil Engineer, and show all public road improvements, including the proposed and future
edge-of-pavement lines, lane striping details, lighting and cross-sections. The sketch plan
shall extend a minimum of 150-feet beyond the limits of the proposed work and will show that
adequate sight distance will be provided.
(ARU, .SRR, CD, ID)
PRIVATE ROADS
If private roads are to be utilized for project access, the following Conditions of Approval shall apply:
114. Applicant shall construct a turnaround at the end of the proposed private road.
(CD, ID)
115. Applicant shall construct to City/County private road standards a 20-foot paved private
roadway with 2-foot compacted shoulders within a 30-foot access easement. The private
road shall extend from the public road to those parcels within the subject property that are
to be served by the private road.
(C.D, ID)
116. Applicant shall develop and enter into a n?aintenance agreement that will insure that the
proposed private road will be maintained, and that each property that uses the proposed
private road will share in its maintenance.
(CD, ID)
16
ROAD DEDICATIONS
117. Applicant shall convey to the City/County, by Offer of Dedication, the right of way necessary
for the planned future width along the public road frontage of the subject property. The
planned future road widths for specific streets are listed in Table A.
(ARU, ARR, CD, ID)
STREET LIGHTS
118. Street lights shall be installed along the public road frontage of the property, in the following
locations:
A. Along all streets within one mile of an existing school or school site approved by the
local school board;
B. If the density is equivalent to that of an R-12 or higher density;
C. For non-residential areas, or as required by the Public Works Department.
If this property is not presently in Corinty Service Area L-100, or an equivalent City Service
Area, and is not agriculturally zoned, the property owner shall apply for annexation.
Annexation shall be completed prior to issuance of Building Permits or initiation of the
proposed use, whichever is first. This annexation process must comply with State Proposition
218 requirements, which may take approximately G months to complete.
(ARU, ARR[with exceptians far-parols larger Mali 5 aci-e,,q, ('L)ID)
LANDSCAPING
11-9. The following requirements apply along all roads proposed to have raised, landscaped median
islands:
A. The applicant shall install, in accordance with City/County guidelines and standards,
all landscaping and automatic irrigation facilities to be maintained by the City. The
developer shall maintain the landscape facilities until the following conditions have
been met. (a)a minimum of 90 days have passed after installation; (b) the plants have
become established; and (c) maintenance funding is assured through the landscaping
district.
(CD, Il))
B. The applicant shall submit two sets of landscape and irrigation plans and cost
estimates, prepared by a licensed landscape architect, to the Public Works Department
for review and to the Zoning Administrator for review and approval, prior to issuance
of a building permit and prior to initiation of the proposed use.
(CD, ID)
17
C. All landscaping outside the public road right of way, such as parks, shall be submitted
to the Zoning Administrator for review and approval.
(CD, ID)
D. The applicant shall apply for annexation to the County Landscaping District AD
1979-3 (LL-2), or equivalent City district, for the future maintenance of public
landscaping and irrigation facilities in median islands, borders, and other areas{"open
space" is specifically excluded) prior to initiation of the proposed use.
(CD, ID)
LITILITIESfCYNDERGR() :DING
120. All utility distribution facilities shall be installed underground, including any existing overhead
distribution facilities along the public road frontage of the subject property.
(CD, ID)
121. All new utility distribution services shall be installed underground.
(All Developmena, ifapplicable)
DEVELOPMT ENT FEES
122. Prior to issuance of a building permit, and prior to imitation of the proposed use, pay the
current fee in compliance with the Bridge/Thoroughfare Fee Ordinance for the Oakley/N.
Brentwood Area of Benefit, the Oakley Median Island Area of Benefit, and for the Eastern
Contra Costa Subregional Transportation Mitigation Fee. Consult with the Public Works
Department to determine the current fee.
(ARC, ARR, SI-11, SUD, Ct1JH1111IH (rrrrli% if hr place rrrnr,e Marr 5 years), CD, ID)
123. Pay the current fee in compliance with the drainage Area fee ordinance associated with the
subject property. Consult with the Public Works Department or Flood Control District to
determine the current fee.
(ARU, ARR, SUI, SUD, CHM/F'MH[only if in place Inore than 5))ear-sj, HO, CD, card ID)
NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES)
124. Applicant shall be required to comply with the County's Storm Water Management and
Discharge Control Ordinance (Ord. No. 96-12) rules, regulations and procedures of the
National Pollutant Discharge Elimination System (NPDES) for municipal, construction and
industrial activities as promulgated by the California State Water Resources Control Board,
or any of its Regional Water Quality Control Boards (San Francisco Bay - Region Il, or
Central Valley- Region IV).
l8
SUBDIVISIONS AND :MINOR SUBDIVISIONS
GENERAL REQUIREMENTS
NOTE: The incorporation of the City of Oakley will take effect on July 1, 1999. At that time, the
City will assume responsibility for all local government functions.
125. In accordance with Section 92-2.006 of the Ordinance Code, this subdivision shall conform
to all applicable provisions of the Subdivision Ordinance(Title 9). Copies of these ordinances
are available for review at the Public 'Works and Planning Departments. Any exceptions
therefrom must be specifically listed in this conditional approval statement. The drainage,
road and utility improvements outlined below shall require the review and approval of the
Public works .Department and are based on the Tentative Mal).
126. Improvement plans prepared by a registered civil engineer shall be submitted to the Public
Works Department, Engineering Services Division, along with review and inspection fees, and
security for all improvements required by the Ordinance Code for the conditions of approval
of this subdivision. These plans shall include any necessary traffic signage and striping plans
for review by the Transportation Engineering Division.
127. This development shall conform to the requirements of Division 914 (Drainage) of the
Subdivision Ordinance. The following requirements must conform to Division 914:
A. Drainage, road and utility improvements shall require the review and approval of the
Public Works Department. This developrnent shall comply with the requirements of
(Title 9) and (Title 10) of the County Ordinance Code. Any exceptions therefrom,
must be specifically listed in this conditional approval statement.
B. The drainage, road and utility improvements outlined below shall required the review
and approval of the Public Works Department,
C. All storm drainage facilities shall be designed to accommodate the ultimate
development of the watershed.
ROADWAY IMPROVEMENTS (FRONTAGE/ON-SITE/OFF-SITE)
128. Applicant shall construct curb, sidewalk, necessary longitudinal and tresverse drainage,
street lighting, and pavement widening along the public road frontage of this project. The
sidewalk width and curb requirements are as follows:
19
Type of Development Sidewalk Width Measured from Curb
Face) and Curb Requirements
Single-Family Residential (Parcels<12,000 Curb and 5-foot Sidewalk Required
sq.ft.
Single-Family Residential (Parcels 12,000 Curb and 5-foot Sidewalk Required
20,000 sq.ft.
Single-Family Residential (Parcels>20,000 sq. Curb and Sidewalk May be Required g
ft. §
Multiple-Family Residential Curb, 6-foot 6-inch Sidewalk Required
Industrial Curb, 6-foot 6-inch Sidewalk Required on one
side of the road only.
Commercial Curb, 10-foot Sidewalk Required,
If the development does not fit into any of the above categories, but sidewalk is
characteristics of the area, the applicant will be required to install sidewalk to match the
surrounding parcels. The applicant shall construct face of curb parallel to the ultimate right
of way centerline, except where tapering or turn lanes are needed. The distance from
centerline is specified on Table A, i.inless otherwise specified by the Public Works
Department.
The applicant shall widen the existing pavement to conform to the new curb line. When
widening the pavement, the applicant shall cut existing pavement to a neat line along an
existing adequate structural section. Widening sl-.all commence at that line and may require
an exploratory trench or pothole to determine the limits of pavement widening.
129. If the development creates new on-site public roads, the applicant shall construct the on-site
road system to County public road standards and convey to the City/County, by Offer of
Dedication, the corresponding right of way.
130. Applicant shall install safety-related in3provements along the project's fronting public road
(including traffic signs and striping) as approved by the Public Works Department,
Transportation Engineering Division.
20
ACCESS TO ADJOINING-PROPERTY
Proof of Access/Acquisition
131. Applicant shall furnish proof to the Public Works Depa:-Lment, Engineering Services Division,
of the acquisition of all necessary rights of way, rights of entry, permits and/or easements for
the construction of off-site, temporary or permanent, road or drainage improvements.
If, after good faith negotiations, the applicant is unable to acquire necessary rights of way or
easements, he/she shall enter into an agreement with the City/County to complete the
necessary improvements at such time as the City/County acquires the necessary interests in
accordance with Section 66462 and 66462.5 of the Subdivision Map Act. Right of way
acquisition shall be completed at the sole cost of tine applicant.
Encroachment Permit
132. Obtain an encroachment permit from the Application and Permit Center for construction of
any improvernents within the public road right of way.
If improvements are to be constructed within the State right of way, the applicant shall obtain
an encroachment permit frolrl Caltrans through the Public Works Department.
A buter's bights
133. Relinquish abutter's rights of access along the public road frontages, except as approved by
the Public Works Department.
ROAD ALIGNMENT (HORIZONTAL AND VERTICAL SIGHT DISTANCE/GRADES)
134. The Public Works Department, Engineering Services Division, may require tine applicant to
submit a sketch plan prior to starting work on the improvement plans. The sketch plan shall
be prepared by a registered civil engineer and shall show all public road improvements,
including the proposed and future edge-of-pavement lines, lane striping details, lighting and
cross-sections. The sketch plan shall extend a minimum of 150-feet beyond the limits of the
proposed work and will show that adequate sight distance will be provided.
PRIVATE ROADS
If private roads are to be utilized for project access, the following Conditions of Approval shall apply:
135. Applicant shall construct a turnaround at the end of the proposed private road.
21
136. Applicant shall construct to City/County private road standards a 20-foot paved private
roadway with 2-foot compacted shoulders within a 30-foot access easement. The private
road shall extend from the public road to those parcels within the subject property that are
to be served by the private road.
137. Applicant shall develop and enter into a maintenance agreement that will insure that the
proposed private road will be maintained, and that each property that uses the proposed
private road will share in its maintenance.
ROAD DEDICATIONS
138. Applicant shall convey to the City, by Offer of Dedication, the right of way necessary for the
planned future width along the public road frontage of the subject property. The planned
future road widths for specific streets are listed in Table A.
STREET LIGHTS
139. Street lights shall be installed on and the property annexed to County Service Area L-100, or
an equivalent City Service Area, for maintenance of the street lighting. The final number and
location of the lights shall be determined by the Public Works Department, Engineering
Services Division. Application for- annexation to CSA L-100 Lighting District shall be
submitted prior to filing of the Final Map, if the property has not already been annexed. This
annexation process must comply with State Proposition 218 requirements, which may take
approximately 6 months to complete.
LANDSCAPING
140. The following requirements apply along all roads proposed to have raised, landscaped median
islands:
A. The applicant shall install, in accordance with City/County guidelines and standards,
all landscaping and automatic irrigation facilities to be maintained by the City. The
developer shall maintain the landscape facilities until the following conditions have
been met: (a) a minimum of 90 days have passed after installation; (b) the plants have
becorne established; and (c) maintenance finding is assured through the landscaping
district.
B. Prior to filing the Final Map, the applicant shall submit two sets of landscape and
irrigation plans and cost estimates, prepared by a licensed landscape architect, to the
Public Works Department for review and to the Zoning Administrator for review and
approval.
22
C. All landscaping outside the public road right of way, such as parks, shah be submitted
to the.Zoning Administrator for review and approval.
D. The applicant shall apply for annexation to the County Landscaping District AD
1979-3 (LL-2), or equivalent City district, for the future maintenance of landscaping
and irrigation facilities in median island, borders, and other areas ("open space" is
specifically excluded) prior to filing the final map.
I'TILITIESdMER GROL2j'DING
141. All utility distribution facilities shall: be installed underground, including any existing overhead
distribution facilities along the public road frontage of the subject property.
ACOUSTICAL STUDIES AN"D SOUNDWALLS
142. For subdivisions that abut streets that generate noise above the 60 dB limit (e.g., Highway
4), soundwalls, if required, shall be constructed adjacent to, but outside of, the right of way
along the public road frontage. Acoustical mitigation shall be designed and implemented to
attainted the noise from the road based upon the traffic levels at general plan build out and
upon the ultimate width and aligns-hent of the road. The construction of the soundwall will
be bonded. The soundwall shall be constructed of solid masonry type material, or as
approved by the Zoning Administrator.
DRAINAGE IMPROVEMENTS
143. This development shall conform to the requirements of Division 914 (Drainage) of the
Subdivision Ordinance. The following requirements must conform to Division 914:
A. All storm waters entering and/or originating on the subject property shall be
conveyed, without diversion and within an adequate storm drainage facility, to a
natural watercourse having definable bed and banks. Conveying storm waters to an
existing adequate public storm drainage facility that conveys the storm waters to an
adequate natural watercourse shall also satisfy this requirement.
NOTE: This condition may require the construction of significant off-site drainage
improvements. The applicant should consult with the Public Works Department to
determine the extent of improvements needed to service the development. Drainage
Area maps are shown on the attached drawings, indicating size and location of
existing and proposed major drainage facilities.
23
B. If the resultant parcels are greater than 10 acres•in area and the proposed use is
agricultural in nature, an exception from the above requirements will be granted
provided the applicant maintains the existing drainage pattern and does not dispose
concentrated storm water runoff onto adjacent property.
C. Applicant shall verify the downstream drainage system is adequate to convey the
required design storm (based on the ultimate development of the watershed) and, if
necessary, shall construct improvements to guarantee adequacy.
144. Storm drainage facilities required by Division 914 shall be designed and constructed in
accordance with specifications outlined in Division 914 and in compliance with design
standards of the Public Works Department. Copies of this ordinance area available for review
at the Public Works and Planning Departments.
145. Ail drainage patterns created by this development and all improvements installed by the
developer shall be consistent with the Drainage Area plan for that development's particular
Drainage Area.
146. Discharging concentrated storm water into roadside ditches is prohibited unless specifically
allowed by the Public Works Department.
147. Store drainage originating on the property and conveyed in a concentrated manner shall be
prevented from draining across the sidewalks) and driveway(s).
DEVELOPMENT FEES
148. Prior to issuance of building permit, pay the fee in elect at time of vesting in compliance
with the Bridge/Thoroughfare Fee Ordinance for the Oakley/N. Brentwood Area of Benefit;
the Oakley Median Island Area of Benefit, and for the Eastern Contra Costa Sub-regional
Transportation Mitigation Fee Area of Benefit. Consult with the Public Works Department
to determine the current fee.
149. Pay the fee in effect at time of the filing of the Final Map in compliance with the Drainage
Area associated with the subject property. Consult with the Public works Department to
determine the current fee.
24
av`ATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEMfNPDES)
ISO. Applicant shall be required to comply with the County's Storrn Water Management and
Discharge Control Ordinance (Ord. No. 96-21) rules, regulations and procedures of the
.,-National Pollutant Discharge Elimination System (NPDES) for municipal, construction and
industrial activities as promulgated by the California State Water Resources Control Board,
or any of its Regional Water Quality Control Boards (San Francisco Bay - Region II, or
Central Valley - Region IV).
Develop and include long term best management practices as part of the project design,
subject to the review of the Public Works Department and approval of the Zoning
Administrator.
MT/aa
EXHIBIT B
CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT
APPLICATIONS FEE SCHEDULE
OAKLEY PLANNED-UNIT DISTRICT FEES
ADMItVISTRATRjE PE_ dTS
OCCUPANCY CHANGE $50.00 TIME ANIS MATERIALS
PERMANENT MOBILE HOME $50.00 TIME AND MATERIALS
TEMPORARY CONTRACTORS'S $50.00 TIME AND MATERIALS
CONSTRUCTION TRAILER
TEMPORARY CONSTRUCTION $50.00 TIME AND MATERIALS
TRAILER FOR OCCUPANCY
HOME OCCUPATION $50.00 TIME AND MATERIALS
TEMPORARY USES $50.00 TIME AND MATERIALS
REVEL OPWI NTSTA_NDARDS $50.00 TMIE AND MATERIALS
MODIFICATION
ADDITIONS(<50%of existing structure or $50.00 T2RME AND MATERIALS
20,000 sq.ft., whichever is less)
OTHERS $50.00 TIME AND MATERIALS
L 4ND LISE PERMITS
AUTOMOTIVE USES $2,040.00 TIME AND MATERIALS
OTHERS $500.00 TIME AND MATERIALS
DEl'ELCJPENT PFRhIdTS
NEW PROTECT $2,000.00 TIME AND MATERIALS
LIGHT INDUS'T'RIAL/COMMERCIAL/
RESIDENTIAL)
NTW PROJECT $540.00 TIME AND MATERIALS
(AFFORDABLE RESIDENTIAL)
NTW PROJECT(O'T'HERS) $250.00 'TIME AND MATERIALS
0THERS
LOT LINE ADJUSTMENTS $50.00/ TIME AND MATERIALS
PARCEL
ANNUAL MONITORRING FEE $54.00 TIME AND MATERIALS