Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
MINUTES - 04062004 - D3
.. ....... .. ..................................................................................................................................................................................................... __ _. ....__..................................................................................................................................................................................................................................... . . .... ............... ......... ......... ......... ........ .... ................................................. . ..... ......... ........ .......... .._...... ......... .......... ...............................................................................................................................................................................................................................................................................................I....I.................I... ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................I..,........................ ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................I...I--.....I... ........................................................................................................................................................................................................................................................................................................................... .....................................................................................................................................................................................................................................................................................................................I...... ........................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................ ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................I... ........................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................ ........................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................ ..........................................................................................................................................................................................................................................................................................................................I ... .::« .: ................................................................................................................................................................................................................................................................................................................................................................,...........................................................:::::::::::::::::::::::::::::::::::::::::::::"::: :::::::::::. ::::::::::::::::::::::::::::::�::::: .......................................................... I'll .............................................................................................................................................................................................................. ............................................................................................................................................................................................................ . ..........I....... .; .; t;.. .. .. �. ' , � � < � 1.. � . � � . � � � f S : -MON z REGIONS . ........ .....O..... ... . . .. .... ............................................................................................................................................................................................................................................................................................................................ ........................................................................................................................................................................................................................................................................................................................I... ................................................�..t.........y............................p.......................................................................+y........................................................�................................................................A. ................................ .. .... . 1z . l : .: 0 � t € �:' ' Q4 TO: BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICD ,�• Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: APRIL 6, 2004 SUBJECT: HEARING ON A REZONING FROM GENERAL AGRICULTURAL (A-2) TO PLANNED UNIT DISTRICT (P-1) WITH A VARIANCE TO ALLOW P-1 DEVELOPMENT ON PROPERTY LESS THAN 5 ACRES IN SIZE AND A FINAL DEVELOPMENT PLAN. THE SITE CONSISTS OF 4 ACRES ADDRESSED AT 25 CAMINO MONTE SOL IN THE ALAMO AREA. LEONARD STEFFEN (APPLICANT), JACK MCKENZIE & LEONARD STEFFEN (OWNERS). COUNTY FILES#, RZO13110 AND DP033002, (DISTRICT 111). SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION 1. RECOMMENDATIONS 1. OPEN the pubic hearing and receive testimony on the Rezoning and Final Development Plan (County File#'s RZ013110 AND DP033002); 2. CLOSE the public hearing; 3. FIND that the Negative Declaration determination reflects the County's independent judgment and analysis; that on the basis of the whale record before it, the Board of Supervisors has determined that there is no substantial evidence that the project will have a significant effect on the environment; and that the material which constitutes the record of the proceedings may be found at the Contra Costa County Community Development Department, 651 Pine Street, Martinez, CA; CONTINUED ON ATTACHMENT: X YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS(ABSENT ) CORRECT COPY OF AN ACTION TAKEN AND ENTERED AYES: NOES: ON THE MINUTES OF THE BOARD OF SUPERVISORS ABSENT: ABSTAIN: ON THE DATE SHOWN Contact:John Oborne(925)335-1207 ATTESTED JOHN SWEETEN, CLERK OF THE BOARD OF Orig: Community Development Department SUPERVISORS AND COUNTY ADMINISTRATOR cc: Leo Steffen(Applicant&Owner) Jack McKenzie(Owner) File BY ,DEPUTY Board of Supervisors File#fRZ013110, D P033002 Page 2 4. ACCEPT the recommendation of the San Ramon Valley Regional Planning Commission, as contained in its Resolution No. 7-2004; 5. APPROVE the rezoning of the subject site from General Agricultural (A-2) to Planned Unit District (P-1), as recommended in the SRVRPC Resolution No. 7-2004 and APPROVE the Final Development Plan; 6. INTRODUCE the ordinance giving effect to the aforementioned rezoning, waive reading and set date for adoption of same; 7. ADOPT the findings as contained in proposed Resolution No 7-2004 as the basis for the Board's action; and 8. DIRECT the Community Development Department to post the Notice of Determination with the County Clerk. Il. FISCAL IMPACT The applicant is responsible for application processing costs. III. BACKROUND t REASON FOR RECOMMENDING APPROVAL The applicant is requesting a rezoning of the 4-acre site from General Agricultural (A-2) to Planned Unit District (P-1) and the approval of a Final Development Plan for 4 single-family residential units. The related minor subdivision was approved by the San Ramon Valley Regional Planning Commission subject to the Board's approval of the rezoning and final development plan. This is an infill project that consists of a small island of agriculturally zoned land that is predominantly surrounded by existing residential uses that are largely to R-20 standards (20,000 square foot minimum lot size). The parcels on the proposed project are an acre each, which is a suitable density for this particular site since it is in a hilly area of Alamo. The proposed residences are situated on the site such that the topography, a condition of approval regarding paint colors and landscaping efficiently screen them from the surrounding neighborhood. The proposed 4-lot subdivision is designed to integrate into the applicant's 3-lot subdivision, which is adjacent to the east on Camino Monte Sol. The applicant has provided improvements to the area that include a new private road (Camino Monte Sol), water and sewer lines, and a new bridge across Miranda Creek. In addition, the applicant is providing a scenic easement on the site. The San Ramon Valley Regional Planning Commission heard the applicant's request on September 17, 2003 and continued the item for three more hearings to consider all the testimony and evidence. On December 15, 2003, the Commission voted unanimously to recommend approval of the proposed Rezoning to P-1 (Planned Unit District), the proposed Final Development Plan, and approved the Minor Subdivision for up to 4 parcels subject to the Board's approval of the Rezoning and Final Development Plan. Board of Supervisors Pile#RZ013110, DP033002 Page 3 During the hearings a neighbor to the north, the Broomes, expressed concern about the project and its impact on soil stability, drainage, visual impacts and cumulative development along Camino Monte Sol. The San Ramon Valley Regional Planning Commission considered this testimony and found that the Negative Declaration prepared for this project was appropriate, and adopted the same. GACurrent PIann€nglcurr-plantBoard\Board Orders\RZ413110.BO.ivo.doc .............................................................................................................................................................................. ..................................................................................................................................................................................................................................... .....................................................................................................................................................I.............................................................................................. ........................................................................................................................................................................................................................................................................................ .................................................................... ..................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................ ............................................ .................................................................................................................................................................................................................................................... ................................ ................................................................................................................................................................................................................................................ .................................... ...................................................................................................................................................................................................................................................... ................................ ........................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................. ............................... ......................................................................................................................... .................................................................................................................................................................... ...................................................................................................................................................................................................................................................... ............................... ......................................................................................................................... ........................................................................................................... .............................................. ....................................................................................................................................................................................................................................................... ................................ ......................................................................................................................... ............................................................................................................. ........................................................................................... ........................................................................................................................................................................................................................................................ ................................ ............................................................................................................................................................................................................................................................... ............... ........................................................... .................................................................................................................................................................................................................................................... ................................ ............................................................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................... ................................ .................................................................................................................................................................................................................................. .............................................. ............................................ ...................................................................................................................................................................................................................................................... ................................ ......................................................................................................................................................................................................................... ............................................... ............................................................................................................................................................................................................................................................................................... ................................ ........................... ...................................................................................................................................................................................................................................................... ........... ...................................... ........................................................................................................................................................................................................................................................ ............................... ......................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................. ............................... ................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................................................ ................................ ................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................... ..................... ................................................................................................................................................................................................................................................................................................................ .............................................................................................................................................................................................................................................................. ........................ ......................................................................................................................................................................................................................................................................................................................... .......... ............................................................................................................................................................................................... .............................................................................................................................................................................................................................................................................................................................................................................................................. .............. .................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................................................................................................................................ ................. ........................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................................ ............................................................................................................................................................................................................................................................................................. ............. .......................................................................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... .............. ..................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................................................................................................... ..................... ................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................................................................ ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................ .............................................................................................................................................................................................................................................................................................. .................. ................ ......................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .................... ............................................................................................................................................................................................................................................................................................ ............................................................................................................................................................................................................................................................................ ...................................................................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ....................... ........... .................................................................................................................................................................................................................................................................................................. ............................... ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ............................... ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ................................ ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ................................ ...................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ................................ ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ .................. ..... ................................................................................................................................................................................................................................................................. .......... ............................................................................................................................................................................................................................................................................................................ ................................ ......................................................................................................................................................................................................................................................... .................. ............. ................................................................................................................................................................................................................................................................................................... .............................. ............................................................................................................................................................................................................................... ............................. ........................................................................................................................................................................................................................................................................................................................ ................ .......... ......................................................................................................................................................................................................................................................... ................... .............................................................................................................................................................................................................................................................................................. ................................ .............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ............................... ...................................................................................................................................................................................................................................................... ..................... ................................................................................................................................................................................................................................................................................................................. ................................ ............................................................................................................................................................................................................................................................... .............. ..................................................................................................................................................................................................................................................................................................... ................................ .................................................................................................................................... ............................................................................................................... ................... ................................................................................................................................................................................................................................. ............................................................................ ................................ ........................................................................................................................................................................................................................... ..................................................................................................... ............................................................................................................................................................................................................................................................ ................................ .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ................................ ...................................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................................... ................................ ........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ................................ ............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................ .......................... .... .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ................................................. ............................ ................................................................................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................. ................................ ............................................................................................................................................................................................................................. ............ ............................................................................................................................................................................................................................................................................................................................ ................................ ............................................................................................................................................................................................................................................................................................. ........................................................................................................................................................................................................................................................................................................ ................................ ................................................................................................................................................................................................................................................... ....................... ........................................................................................................................................................................................................................................................................ .......................... ................................ .............................................................................................................................................................................................................................. ........................... ................................................................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................... ............................... ......................................................................................................................................................... ................. ........................................... ........................................................................................................................................................................................................................................................................................................................... ................................ ................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. ................................ ....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ................................ ............................................................................................................................................................................................................................. ............................... ................................................................................................................................................................................... .............................. ............................... .......................... ............................................................... ............................................................... .................................. .......................................... ............................................................. .......................................................... ............. .................................................................................... ............. ............ ........................................................ ......................................................................................... ............................................................................ ........................... ................................ ................................................................ . .................................................................. ............... ............ .............................................................................. . ............................................................................................................... ................................ ................................................................ .. .. .. . . .......................................................................................................... ............................................... R. E........................................................................ .... ........... ..................... .................... ............................................................................................... .................................. ........................................................................................................................................................ ........................................................................................................................................................................................... ................................................................................................................. ............................................................................................................................................................. ....................................................................................................................................................... .................................................................................................................................................................... .............................................. ............................................. ............... ......................................................................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................... ........... ..................................................................................................................................................................................................................................................................................................................................................... ............... ......................................................................... ..................................................................................................................................................................... ................................................................................................................................................................................................................................................................................................................................................................ .............. ....................................................... .......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................. ........................................................................................................................................................................................................................................................................................................................................................ ........................................................................................................................................................ ............................................................................................. ................................................. .......................................................................................................................................................................................................................................................................................................................... ........................................................................ ............................................................................................................................................................................. ......................................................................................................... ........................................................................................................................................................................................................................ ..................................................................................................................................................................................................................................................................................... ........... .................................................................................................................................................................................................................................................................................. ................................ ............................................................... ............................................................................................ .................................................................... ........................ ................................................................ ....................................................................................................................................................................................................................................................... ..................................................................................................................................................... ...................................................................................................................... ................................... ............................................................................................... ......................................................................................................................................................................................................................... .......... ............................................................................................................................... ............................................................................................................. ..................................................................................... .......................................................................................................................................................................................................................................................... ............. ................................................. ....................................................... .......................................................................................... ........................ ........................................... ...................................................................................................................................................................................................................................................................................... ............................. .......................................................... .............................................................................................. ..................... ................................................................................. .................................................................................................................................................................................................................................................................................... .............................. ................................. ............................I.....I...................................................................................................................................... .......................................... ......................... ..................................................................................................................................................................................................................................................... .............................................. ............................ .......................................................................................................................................................... ................. ................... ............................................................... ........................................................................................................................................................................................................................................................ ..................................................................................... .......................................................................... ............................................... ...................................... ............................................................................. ........................................................................................................................................................................................................................................................ ............................................................................................. ...................I.............I....................................................................................................................................................... .......................................................................... ........................................................................................................................................................................................................................................................ ................. ....................................................... .................I.....11..................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................ .................................................................. ......................................................................................................... ..................................................................................................................................................... .................................................................. ........................................................................................................................................................................... ........................................................................................ .............................I.............................. .............. ............................................................ ............... .................................................................................. ........................................................................................................................................................................................................................................................ ........................................................................... .......................................................................................................................... .................................................................................................................. .............................................................................. .............................................................................................................................................................. ............................................................ ...........................................................11.............................................................................. ......................... ................................................................................................................................................................................................................................................................................................................................... ........................................................................................ ................................I..,............ ................................................................ ..................................................... .............................................................................. ...................................................................................................................................................................................................................................................... .......................... ......................... .............................................................. ............................ ................................................................................................................................................................................................................................................................................................................................................................................................................................................................ ............................................ .................................................................................... .................................................................................................................................................... .......... ..................................................................................................................................................................................................................................................................................... ............................................ ...............................................................I I...,.,............ .......... .............. ................................... ......................................... .................................................................................................................................................................................................................................................................................... ............................................................ ........................................................................................ ............................................................................................... .......... ................................. ................................ .................................................................................................................................................................................................................................................................................... ........................................... .............................................................................................. ............ ............................................. ............................................................ ..................................................................................................................................................................................................................................................................................... ............................................ .................................................................................... ................................. .................................................................................................................................................. ..................................................................................................................................................................................................................................................................................... .................................................... .................................................................................... ........................................ .................................................................... .......................... ............................... ................................................................................................................................................................................................................................................................................... .................. ..................................... .................................................................................................................... ................................................................................. ..................................................... ........................................................................................................................................................................................................................................................ ..................... ................................................ ............................................................................................................................................................................... ............... ............ ............................................ ...................................................................................................................................................................................................................................................................................... ............................................................. .............................................................................................................................................................................................................................. ................................................ .................................................................................................................................................................................................................................................................................... ............................................................. ........................................................................................................................................................................................ ....................................................... .................................................................................................................................................................................................................................................................................... .................................... ............................................................I........................................................... .......................................................................................................................... ..................................................................................................................................................................................................................................................................................... .......................................................... ............................................................................................................................................................................................................. ........................................... ..................................................................................................................................................................................................................................................................................... ................................. .................................................................................................... ..................................................................................... .............................................................. .................................................................................................................................................................................................................................................................................... .................................... ............................................................................................................................................................................................. ..................................................... ............................................................................................................................................................................................................................................................................................................................. ......................................................................................................................... .......... ......................................................... ...................................................... .................................................................................................................................................................................................................................................................................. .......................................... ....................................................................................... ................. .................................... ............................................................. ...................................................................................................................................................................................................................................................................................... ..................................... ..................................................................................................................... ................................................................ ..................................................... ...................................................................................................................................................................................................................................................................................... ................................................... .................................... ....I................................................................................................... .................................................................. ..................................................................................................................................................................................................................................................................................... ..................................... ................................................................................................................................................................................................................... .................................................................................................................................................................................................................................................................................... ........................................................ .................................................................... ............................................................................................................................... .......................................... .................................................................................................................................................................................................................................................................................... ........................................ ..........................................................11...I.., I I............................................................................ ..................................................................... ..................................................................................................................................................................................................................................................................................... ...................................................... ................................................................................................................... .............................................................................. .......................................... .......................................................................................................................................................................................................................................................................... ............................................ .................................................................................................................................................................................... .............. ..................................................... ........................................................................................................................................................................................................................................................................................... ..................................... .........................................................I I................................................................................................................................................................................................................ .................................................................................................................................................................................................................................................................................... ............................................ ................................................................... ............................................ ...................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... ............................................................ .......................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ..................................... .........................................................I............................................................................................................................... ..................................................... ............ ............................................................................................................................................................................................................................................................... .......................................................... ............................................................................................ .............. .............................................................................................................................................................. .................................................................................................................................................................................................................................................................................... .................................................. ........................................................................................................................................................................................................................................... .................................................................................................................................................................................................................................................................................... .................... ....................... ............................................................................ .................................................................................................... .................................................................. .................................................................................................................................................................................................................................................................................... ............................................ .................................................I...................................................................... ................... .................................................................................................... ...................................................................................................................................................................................................................................................................................... ........................................................ ................................................................ ......................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ............................................. ....................................................................................................................................................................................... ........................ .......... ................................ ..................................................................................................................................................................................................................................................................................... ............................................. ...............................................I.................................... ................................................................................................ .............................................................. ...................................................................................................................................................................................................................................................................................... ................................................ ............................................................................................... ........................................................................................... .................................................................... .................................................................................................................................................................................................................................................................................... ....................................................... ..............................................................I........................................................ ................................................................................................... .............................................................................................................................................................................................................................................................................. ................................. ................................................................I...................... ............................................... .............................................................................................. ................................................................................................................................................................................................................................................................................... ............................................................ ............................................................................................................................... .................................................... ......................................................... .................................................................................................................................................................................................................................................................................... ......................................................... ...................................................................................................................................................................................................... ................................................................... .................................................................................................................................................................................................................................................................................... ...................................................... .................................................................................... ...................................... ................................................................................................................................................ ................................................................................................................................................................................................................................................................................... .................................................. ............................................................................. ............... .................................................. ................... ................ ................................................ ...................................................................................................................................................................................................................................................................................... .......... .......................................... ................................................................................................................. ..................................... ............................................................................................................ ..................................................................................................................................................................................................................................................................................... ........................................................ ................................................................................................................................................................................................................... ....................................................... ................................................................................................................................................................................................................................................................................... ........................................................ .................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... .......................................... ........................................................................................................................................................................................................................................................ ................................ ..................................................................................................................................................................................................................................................................................... .................................... .................................................................................................................................................... .......................................... .......... ............... ................................ ..................................................................................................................................................................................................................................................................................... ........................................................... ............................................................................................ ................................................................................ .............................................................................. ..................................................................................................................................................................................................................................................................................... ..................... ................................... ................................................................................................................................................................................. .......................................... ................ ............................... ....................................................................................................................................................................................................................................................................................................................................... .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................. .................. ......................................... .................................................................................................................................................................................................... .............................................. ............................... ................................................................................................................................................................................................................................................................................... .................................................... ....................................................................................................................... .................................... .......................... ............................. .............................. ..................................................................................................................................................... ........................................................................................................................ ............................................................ .................................................................. ....................................................................................................... ......................... ........................... ................................ .................................................................................................................................................................................................................................................................................... ............................................................ ..................................................................................................................................................................................... ......................................................................................................................................................................................................................................................................................................................................................... ............................................... ............................................................................................................................................ ................................................... ............................................ .............................. ..................................................................................................................................................................................................................................................................................... ........................................... ............................................................................................................................................................................................. ........... ............... ............................... ..................................................................................................................................................... ..................................................................................................................... ............................................................. .................................................................................................................................................................................................................................................................. .................................................................................................................................................................................................................................................................................... ................................................. ........................................................................................................................................................................ ................................................................. .................................................................................................................................................................................................................................................................................... ....................................................... ................................................................................................................................................................................................................................ ..................................................................................................................................................................................................................................................................................... ........................................... .........................................................I.....I.......... .............................................................................................................. .......... ............. .......................................................................................................................................................................................................................................................................................................................... ................................................... ...........................................................I........... ........................................................................................................ .......................................... ...................................................................................................................................................................................................................................................................................... ........................................... ............................................................I.....I I I I............................................................................................................... .......... ........................................... ................................................................................................................................................................................................................................................................................... .............................................. . ....................................................I..,................... ....................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................................ ................................................................................... ...................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ........................................................... ............................................................................................................................................................................................ ........... .................................................. ................................................................................................................................................................................................................................................................................... .......... ......................................... ...................................................................................................................... ........................ ............. ............... ............................................................. ................................................................................................................................................................................................................................................................................. ............................. ......................................................................................................... .............................................................................................................................................. ...................................................................................................................................................................................................................................................................................... ..................................................... ........................................................................... ............................................. ............................................................................... ......................................................... .................................................................................................................................................................................................................................................................................... .............. .......................................... .................................................................................................................................................. ................ ................................. .................................... ................................ ..................................................................................................................................................................................................................................................................................... ......................................................... ............................................................................. ................................. ............................................................. .......................................................................... ...................................................................................................................................................................................................................................................................................... ......................................................... ............................................................................................................................................................ ................ .......................................... ...................................................................................................................................................................................................................................................................................... .................................................................................................................................................... ........................ ................................................................. ............ ..................................................................................................................................................................................................................................................................................................................................... ...................................................... .............................................................I........................................................................................................................................ ................ ........... ............................. ..................................................................................................................................................................................................................................................................................... ............................................................. ....................................................I.......................................................................... ....................... .......................... ......................................... ...................................................................................................................................................................................................................................................................................... ........... ........................................ .........................................................I............. .............................................. ................................................................. ............................................................... ..................................................................................................................................................................................................................................................................................... .............................................................. ........................................................................................................................................................................................... ................... ........... ............................. .................................................................................................................................................................................................................................................................................. ............. ................................... ...........................................................I.,......................................... ............................................................................. ................................................... ...................................................................................................................................................................................................................................................................................... ................. .................................... ....................................................................................................... .......... .............................................................................................. ................................... ..................................................................................................................................................................................................................................................................................... ........................... .................................. ........................................................................... ............ ........... .......................................................................................... ........................................................... ..................................................................................................................................................................................................................................................................................... ....................... .............................. ........................................................................... ........................ ................................................... ............................................ ................................................................................................................................................................................................................................................................................... ........................................ ...................................................I............................................ ..................... ................ ........................................................ .................................................... ............. ................................................................................................................................................................................................................................................................ ............................................................. ...................................................................... ....................................................................................................................... ........................ .................... ........ ..................................................................................................................................................................................................................................................................................... ........... ......................... ...................................................I I.................................................................................................................................... .......................................................... ..................................................................................................................................................................................................................................................................................... ........................... ...........................................................I................................................... .................... ............................................... ................................ .................................................................................................................................................................................................................................................................................... ........... ........................................... ........................................................................ ............... ................................................................. ..................... .......... ........... ................................ .................................................................................................................................................................................................................................................................................... .................................................. ......................................................I............................................................ .......... ...................................................................................................................................... .................................................................................................................................................................................................................................................................................... ........................................................ .............................................................I.............................................................. ................................................................ ............................................................ .................................................................................................................................................................................................................................................................................... .......... .................................. ........................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ....................................................... ..................................................................................................................................................... ..................................... ..................................................... ..................................................................................................................................................................................................................................................................................... ........................................................... .................................. .............................................. ........................................................................................................................................................................... ................................................................................................................................................................................................................................................................................. ........... ...................................... ........... .............................................................................. ........................................................................................................ ....................................................... .................................................................................................................................................................................................................................................................................... ............................................................. ...............................................I.................................................................................................................................................................................. ........................................... .................................................................................................................................................................................................................................................................................... ............................................................ ............................................................................... ............................................................ ............................................................... ........................................... .................................................................................................................................................................................................................................................................................... ............................................................ ...............................................I.....I.........I................... ........... ....................................................... ............................... ............. .......................................... ..................................................................................................................................................................................................................................................................................... ............................................... .................................................................. ........................... ........................................................................................................ ............................................. ............................................................................................................................................................................................................................................................................... ........................................... .............................................................................................................. ............. ............................................ ............... ....................... ........................... .................................................................................................................................................................................................................................................................................... ...................................................... .......................................................................................... ............... ....................................................................... .................................... ....... ..................................................................................................................................................................................................................................................................................... ................ ............................... ...................................................................................................................................... .................................... ............ ........................ ................ .............................................. ........................................................................................................................................................................................................................................................................... ............................................................. ....................................................................................................................... ...................................................... ................................. .................. ............................... .................................................................................................................................................................................................................................................................................... ....................... ............................... ................................................................................................................. .................. ............................................... .......... ............. .......................................................................................................................................................................................................................................................................................................................... ............................................. ........................................................................................ .............................................................................................................................. .......... ............................... ..................................................................................................................................................................................................................................................................................... ........................................................... ..................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ............................................................ ....................................................I.....I............................................... ...................... ............................................................................................................... ...................................................................................................................................................................................................................................................................................... ......................................... ......................................................................................... ........................................................................................................... ................................................ ................................................................................................................................................................................................................................................................................... ............ ..................................... ................................................................. .................................................... .................... ............................................................................................... ..................................................................................................................................................................................................................................................................................... ........................................................ ................................................................................... ........................... .............................................................................................. ..................................................................................................................................................................................................................................................................................... .............................................................. .......................................... ......................................................................................................................................................... ....................................................................... .................................................................................................................................................................................................................................................................................... .................................. ............................................................................................................................................................................................. .................................................................. ..................................................................................................................................................................................................................................................................................... .......................................................... ................................................................................................. ............................... .............................................................................. ........................................... ..................................................................................................................................................................................................................................................................................... ............................................................... .................................................................................................................................................................................................................................. ........... ............................... ................................................................................................. ............................................................................................................................................................................... .............................. .............................. ..........................................................I............................. .................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ................................................... ............................................................I.-............................................... .................................................... .................................................. ...................................................................................................................................................................................................................................................................................... ................................... ............................................................................................................................ ................................................................................................................................ .................................................................................................................................................................................................................................................................................... ............................................. .......................................................................... ................ .................................................................................... ............................................. ..................................................................................................................................................................................................................................................................................... ........................................................ ................................................................................................................................................................................................................................................................................ ..................................................................................................................................................................................................................................................................................... ............................................ ......................................................................................................................................................................................................... .............................................. ...................................................................................................................................................................................................................................................................................... ................................................. ............................................................................................................... ................ ............................................. ................................................................ ..................................................................................................................................................................................................................................................................................... ................................................ ............................................................................................................... ............................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ..................................................... .......................................... ...............I......................................... ................................................................................ ........................................................................ .................................................................................................................................................................................................................................................................................... ................................................... .................................................................................................................................................................................................. ................................................................. .................................................................................................................................................................................................................................................................................... ........................................................... .................................................................................................................................................................................................................................... ............... ............................. ...................................................................................................................................................................................................................................................................................... ............. ........................................ .............................................................I.................................................................................................... ........................ ........................................................... ..................................................................................................................................................................................................................................................................................... .......................................................... ............................................................................................................................................................................................ ................................................................... .................................................................................................................................................................................................................... .............................................................................................................. ............................................................................................................................. ................................................................................................................................ .................................................................................................................................................................................................................................................................................. .................. ........................... ........................................................................................................................ ............................................ ................... ................................ ....................................................................................................................................................................................................................................................................... .......... ...................................................... ....................................................................................................................................................................................... ................ ........... ............ ................................ .................................................................................................................................................................................................................................................................................... ............ .................................... ...........................................................I.......... ............................................................................................................................ ............ .......... ............................... ...................................................................................................................................................................................................................................................................................... .............................................................. ........................................................... .......................................................................................................................... .............. ................................ ............................................................................................................ ......................................................................................................................................................... ........................................................... ................................................................................................ ................ ............................................................................................................ .......................................................................................................................... ................................................................................................................................................ ...................................................... ......................................... ........................................................ ........................... ........................................................... ............................. ................................ ...................................................................................................................................................................................................................................................................................... .............................................. ............................................................................................................................................................. ....................................... ........... ........................................... .................................................................................................................................................................................................................................................................................... .......................................................... ..........................................................I I I....................... ................ ........................................... ................................................... ....................................................................................................................... .......................................................................................................................................................... ........... ............................................... ................................................................................................................................ ..................................................................... .......... ........................ ................................ .................................................................................................................................................................................................................................................................................... .......................................................... .................................................................. ........................................... ......................................... ........................................................................ ............................................................................................................................................................................................... .......................................................................... ..................................................... .....................................................I...I............................................................................................................... ................................................................... ................................................................................................................................................................................................................................................................................... ............................................................ ........................................ .............................................................................................................................................................................................................................. ..................................................................................................................................................................................................................................................................................... ................................................... .............................................................................................................. .................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................ ................... ............................. ............................................................................................................. .............................................................................................................................. ............................... ...................................................................................................................................................................................................................................................................................... .......................................................... ............................................................................................................................................................................................................................................................................... .................................................................................................................................................................................................................................................................................... ....................................................... .......................................................................................................................................................... ................ ............................................................................... ..................................................................................................................................................................................................................................................................................... ............................................................. ................................................................................................................................. .................................................. ............................................................. .................................................................................................................................................................................................................................................................................... ........... .................................. ........................................................................................................... ........................................................................................ ....................................................... ..................................................................................................................................................................................................................................................................................... ............................................. ........................................ ......I...................................................................................................................................... ............................................................. .................................................................................................................................................................................................................................................................................... ...................................................... ...................................................................................................................................................................................................... ........................................................... ...................................................................................................................................................................................................................................................................................... .................................................. ........................................................I..................................................................................................................................... ............... ............................... ..................................................................................................................................................................................................................................................................................... ........................................................ .........................................................I................................................................ ...................................................................... ................................. .............................. ..................................................................................................................................................................................................................................................................................... ........................................................... ....................................................................................................................................................................................................... ............. ............. ........................ .............................................................................................................................................................................................................................................................................. ........................................................ ................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................. .......... ................................................ .......................................................................... ............................... .................................. ....................................... ................... .................................................... ..................................................................................................................................................................................................................................................................................... ....................................................... ........................................................11......... .............................................................................................................. .............. ...................................................... ..................................................................................................................................................................................................................................................................................... ..................................................... .................................................................. .............................. .................................................... ....................................... ..................................................................................................................................................................................................................................................................................... .................................................. ............................................................................................................................ .................................................................................................................................................. ..................................................................................................................................................................................................................................................................................... .................................................... .............................................................................................................................. ..................................... ............. ............ ................................ .................................................................................................................................................................................................................................................................................... .................................................. ...................................................................................................................... ........................... ....................................................................................... ..................................................................................................................................................................................................................................................................................... .................. .............................. ................................................................I................... ............................................ ........................................... .................... ................................................ ..................................................................................................................................................................................................................................................................................... ............... ..................................... ...............................................................I.......................... ........... ................................................................................ .............................................. .................................................................................................................................................................................................................................................................................... ............... ............................... .......................................................................................................................................................................................................................... ................................................ .................................................................................................................................................................................................................................................................................... ............................................................ ............................................................................................................... .......................................... ................... ......................................... .................................................................................................................................................................................................................................................................................... .................................... ....................................................I................................................................. ................................................................................................. .................................................................................................................................................................................................................................................................................... ............................................................... ......................................................................... ....................................................................................... ........... ...................................... ..................................................................................................................................................................................................................................................................................... ............................................................ ....................................................................................................................... ....................................... ............................................................ .................................................................................................................................................................................................................................................................................... ............ .................................. ..........................................................I..................................................................................................... ............... ................. ............... ................................ ...................................................................................................................................................................................................................................................................................... ................................................... ............................................................................................ ................ ....................... .................................................. ................ .................. ............................... ................................................................................................................................................................................................................................................................................. ........................................................... ................................. ............................................................ .............................................................................................. .............................................................. .................................................................................................................................................................................................................................................................................... ............................................................ ..........................................................I.............................................................................................................................. ................................................. .................................................................................................................................................................................................................................................................................... ................................................. .................................................I............................................................. ......................................................................................... .......................................... ................................................................................................................................................................................................................................................................................ ............. ......................................... ............................................................................................. ....................................................................................................................... ........................................... ................................................................................................................................................................................................................................................................................... ...................... ........................... .................................................-.1....................................................................................................................... ......................................... .......................................... ....................................................................................................................................... .................................................................................................................................... ................................................... ................. ............................................... ......................... ........................... ............................ .......................................... .................................................................................................................................................................................................................................................................................... ........................................................ ........................................................I......................................... ............... ........................................................................................................................... ...................................................................................................................................................................................................................................................................................... ........................................... .......................................................................................................................................................................................................... ........................ .......... ................................ .................................................................................................................................................................................................................................................................................... ........................................................... ........................................................I...................................................................................................................................... .............................. ............................... .................................................................................................................................................................................................................................................................................... ........................................................ ................................................................................................................................................................ ............................ ........................................... ............................................................................................................................................................................................................................................................................ .............................................................. ................................................................................................................................................... ............................... ......................... .......................................... ..................................................................................................................................................................................................................................................................................... .............. .......................... ................................................................I.................................................. .................................................................... ............... ............................................... ..................................................................................................................................................................................................................................................................................... ...................................................... .................................................................................................................................................................................................................................................................. ..................................................................................................................................................................................................................................................................................... ....................................................... ...................................................................................................... ...................................... .................... ............................................ ..................................................................................................................................................................................................................................................................................... ........................................................... .........................................................I.............................................................................................................................. ............................................................... ..................................................................................................................................................................................................................................................................................... ............................................................ ................................................................... .................................................................. ................... ................................................................................ .................................................................................................................................................................................................................................................................................... ............ ........................................ ............................................................I........................................ ........................................................................................................ ..................................................................................................................................................................................................................................................................................................................................... ................................................................................................................ ................................................ ........................................ ..................................................................................................................................................................................................................................................................................... ................................................... ............................................................................................................ ...................................................................................... ................................. ................................ ................................................................................................................................................................................................................................................................................... ............................................................ ....................................................................................................................................................... ...................................... ............................................ ...................................................................................................................................................................................................................................................................................... ............................................................ .................................. .................................................................. ............................................................................................................................ .................................................................................................................................................................................................................................................................................... ....................................................... ................................................................................................................................................. ............ ............................................................... ..................................................................................................................................................................................................................................................................................... ............................................................ ................................................................................................................................................................................ ................. ..................................................................... .................................................................................................................................................................................................................................................................................... ................................................... ............................................................................................................................................. .............................................. .......... ................................. ............................... ..................................................................................................................................................................................................................................................................................... ............................................ .................................................I................................ ............ ............................................................... ....................... ................................................. .................................................................................................................................................................................................................................................................................... .............................................................. ....................................................................................................................................................................................................................... ................... ........................................................................................................................................................................................................................................................................................................................... ......................................................... ............................................................I....I..,.......................................... ............................................................................ ....................................................... ...................................................................................................................................................................................................................................................................................... .............................................................. ...................................................................................... ..................... ........................................................... .............................................................................. ..................................................................................................................................................................................................................................................................................... ............................................................ .........................................................I................................................... ............. ........... ................................ ............. .............................................. .................................................................................................................................................................................................................................................................................... .......... ...................................... ........................................................................ ...................................... ............ ............................... ..................... ..................................... ................................ ...................................................................................................................................................................................................................................................................................... .................................................... ....................................................................................... ..................................................... .............................................. ...................... .............. ............................... ...................................................................................................................................................................................................................................................................................... ............................................. ...................................................................................................................... ................................................................................................................................. .................................................................................................................................................................................................................................................................................. ......................................................... ............................................................................. ............................................... ...................................................................... ................................................... ........................................................................................................................... ..................................................................................................................................................... ............................................................ ............................................................I....I...................... ...................................................................................................................... .......................................................... ..................................................................................................................................................................................................................................................................................... .......................................................... ................................................................................................................................................ ............................................... ............................... ................................ ............................................................................................................................................................................................................................................................................... .......................................................... ..............................................I............................................................................................................................................................................................................................ ............................................................................................................................................................................................................................................................................................................................................ ................................................................................................ .................... ............................................................................... ............................................ .................................................................................................................................................................................................................................................................................... ....................................................... .................................................................................................................................................................................................... ....................................... ........................... ................................................................................................................................................................................................................................................................................. ................... ............... ......... ......................................................................................................................... ............................................................ ................................................. .................................................................................................................................................................................................................................................................................... .................... ................................... ........................................................................................ .................................................................................... ......................................... .............. ............................... ..................................................................................................................................................................................................................................................................................... ........................................................ ......................................................................... ............ ........................ ................................................................................................................... .................................................................................................................................................................................................................................................................................... .............................................. ...................................................................................................................................................... ........................................................................................................... .................................................................................................................................................................................................................................................................................................... ................................ .................................... ................................................... ........................................................................................... ............. ............................................. .................................................................................................................................................................................................................................................................................... ....................................................... ...........................................................I................................................................................................................................. ...................................................... ................................................................................................................................................................................................................................................................................... ............................................................. ................................... ....................I............................................................................................................................................................................................................. ..................................................................................................................................................................................................................................................................................... ........................................................... ....................................................................................................................... ............................................... ............ ............................................ ................................ .................................................................................................................................................................................................................................................................................... ...................................................... ................................................................................................................................................................................................ ................................................... ...................................................................................................................................................................................................................................................................................... .......................................... ................................................................I............ ............................................................................................................................................................................................ ..................................................................................................................................................................................................................................................................................... ............................................. ....................................... .....................I........................... ......................................................................................... .............. ........................ ................................ ...................................................................................................................................................................................................................................................................................... ........................................................... ............................................................................................................. ............. ...................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ...................................................... .............................................I...................................................... .................................................... ....................................................................................... .................................................................................................................................................................................................................................................................................... ................................................... ............................................................I......................... ............................... ............ ............................. ................... ............ ............................... ...................................................................................................................................................................................................................................................................................... ............ .......................................... .................................................................................................................................................. ................................. ............. .............................................................. ..................................................................................................................................................................................................................................................................................... ............................................................. ..............................................................I.................. ......................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... .............................................................. ...................................................I............................................................................................................................................................................................................. .................................................................................................................................................................................................................................................................................... ............................................... .................................. ............................. .................................. ...................... ........... ............................................... ............................... ..................................................................................................................................................................................................................................................................................... ........................................................ ............................................................................................................. ........................................................... ......................... ............. ............................... .................................................................................................................................................................................................................................................................................... ................................................ .......................................................................................................................................................................................... .......................... .......................................... ..................................................................................................................................................................................................................................................................................... .................................................. ..................................................................................... ........................................................................................ ...................................................... ..................................................................................................................................................................................................................................................................................... .................................................. ......................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................ ............................................................. ....................................................................... ............................................................................ ............................ .......................................................................... .................................................................................................................................................................................................................................................................................... ..................................................... ................................................................................................................................................................. ........................................................................ .................................................................................................................................................................................................................................................................................... .......... ........................................ ..........................................................I.............................................................................................. ..................... ................................................... ...................................................................................................................................................................................................................................................................................... ............................................. ................................................................................................................ ............................................................... ............. ............ ................................ ...................................................................................................................................................................................................................................................................................... ................................................ ..........................................................I.......................................................... .......................................... ...................... .......... .............. ..................................................................................................................................................................................................................................................................................................................... ............................................................ ................................................................................................. ................................................................................................................................ ..................................................................................................................................................................................................................................................................................... .......................................... ........................................................................................ ......................................... ............................................. .......................................................... ................................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................ ...................................................... ................................ ..................................................................................................................................................................................................................................................................... ............ .......... .......... ........................................ ........................................................................................... ....................................................................................... ........... ................................ ............................................................................................................................. ................................................................................................................................................ ............ ......................................... ............................................................................................................................................................................................................... ........... ............................... .................................................................................................................................................................................................................................................................................. ......................................................... .............................................................................................................................................................................................................. ..................... ................................ .................................................................................................................................................................................................................................................................................... .......................................................... ..................................................................................................... ........................................................................ .......................... ........................................... ................................................................................................................................................................................................................................................................................. ...................................................... ................................................I.................................................................................................................................................................................................... ................................ ................................................................................................................................................................................................................................................................................... ........................................................... ........................................................................................................... ................................................................ ............................................................................... ............................................................................................................. ................................................................................................................................................................ .................................................... ...................................................................................... ....................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... .................................................. ........................................................................................................................................................................ ................................................................................. ...................................................................................................................................................................................................................................................................................... ......................................................... ..................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... .......................................................... .......................................................................................................................... ................................................................ ........................................................... ...................................................................................................................................................................................................................................................................................... .......................................................... ................................................................................................................................................................................................................................ ............... ................................ ...................................................................................................................................................................................................................................................................................... ............................ ................................ ............................................................................................................................................................................................. .................................... ................................ ..................................................................................................................................................................................................................................................................................... ............................................................ ....................................................................................................................................................................................... ..................................................... ................................ ..................................................................................................................................................................................................................................................................................... ............................................................. ........................................................................................................................................................................................................................................................ ................................ ...................................................................................................................................................................................................................................................................................... ................. ......................................... ................................................................................................................................................................................................................... ................................ .............................. ...................................................................................................................................................................................................................................................................................... ............................................................... ..................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... .............................................................. ............................................................................................................................................................................................... .......................... ................................ ..................................................................................................................................................................................................................................................................................... .......................................................... ............................................................................................................................................................................................................................................................................ ................................................................................................................................................................................................................................................................................... .............................................................. ...................................................................................................................................................................................... ............................ ................................................... ...................................................................................................................................................................................................................................................................................... ............................................................ ........................................................................................................................................................................................................................................................................ ..................................................................................................................................................................................................................................................................................... .............................................................. ............................................................................................................................................................................................................................................................................. .................................................................................................................................................................................................................................................................................................................................................. ........................................................................................................................................................................................................................................................ ................................ .................................................................................................................................................................................................................................................................................... ..................................................... ............................................................................................................................................................................................................................ ........................ ................................ .................................................................................................................................................................................................................................................................................... ............................................................. .......................................................................................................................................................................................................................... ..................... ................................ ..................................................................................................................................................................................................................................................................................... ...................................................... ................................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ............................................................ ................................................................................................................................................................................................................................................................................. ............................................................................................. ...................................................................................................................................................................................... ........................................................... .................................................................................................................................................................................................................................................... ................................ ...................................................................................................................................................................................................................................................................................... ............................................ .............................................................................................................................................................................................................................................................................. ................................................................................................................................................................................................................................................................................... ............................................................. ....................................................................................................................................................................................................................................................... ................................ ...................................................................................................................................................................................................................................................................................... .............................................................. ................................................................................................................................................................................................................................................................................. ...................................................................................................................................................................................................................................................................................... ............................. .............................. ........................................................................................................................................................................................................................................................ ................................ ......................................................................................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... ............................................................... ....................................................................................................................................................................................................................................................... ........................... ..................................................................................................................................................................................................................................................................................... ........................................................... ................................................................................................................................................................................................................................................................................. ...................................................................................................................................................................................................................................................................................... ........................................................ ....................................................................................................................................................................................................................................................... ................................ ...................................................................................................................................................................................................................................................................................... ................................................. ................................................................................................................................................................................................................................. ........................................... ...................................................................................................................................................................................................................................................................................... .......................................................... ..................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... .......................................... ........................................................................................................................................................................................................... ......................................................... ..................................................................................................................................................................................................................................................................................... .......................................................... ..................................................................................................................................................................................................................................................... ................................ .................................................................................................................................................... .............................................................................................................................. ............................................................. ...................................................................................................................................................................................................................................................... ............................... ...................................................................................................................................................................................................................................................................................... ............................................................ ...................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ............................................................. ................................................................................................................................................................................................................................... ............ ................................ .................................................................................................................................................................................................................................................................................... .............................................................. ........................................................................................................................................................................................................................................................................ .................................................................................................................................................................................................................................................................................... ............................................................ ..................................................................................................................................................................................................................................................... ................................ ..................................................................................................................................................................................................................................................................................... .................................................... ....................................................................................................................................................................................................................................................... ................................ .................................................................................................................................................................................................................................................................................... ............................................ ............................................................................................................................................................................................................................................................................. ...................................................................................................................................................................................................................................................................................... ............................................................. ...................................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ......................................................... ........................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ............................................ ........................................................................................................................................................................................................................................................ ................................ ...................................................................................................................................................................................................................................................................................... ............................................................ ............................................................................................................................................................................................................................................................................... ..................................................................................................................................................................................................................................................................................... ......................................................... .......................................................................................................................................................................................................................................................................... ................................................................................................................................................................................................................................................................................... ................................................... . ....................................................................................................................................................................................................................................................... ............................. ................................................................................................................................................................................................................................................................................................................................................. ............................................................................................................................................................................................................... .................................... ................................ ...... .......................................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ..................................................... ..................................................................................................................................................................................................................................................... ............................... ...................................................................................................................................................................................................................................................................................... .............................................................. ......................................................................................................................... ............................................................................................................................ ................................ ...................................................................................................................................................................................................................................................................................... ............................................................. ...................................................................................................................................................................... ........................................ .......................................... ...................................................................................................................................................................................................................................................................................... .............. .................................. ....................................................................................................................... ............................................................................................................................................... ...................................................................................................................................................................................................................................................................................... ........................................................ ...................................................................................................................... ........................... ................ .............................. .................... ................................ ...................................................................................................................................................................................................................................................................................... ................................. ....................................................................................................................................................... ......................... .......................................................................... ...................................................................................................................................................................................................................................................................................... ............................................................. ................................. I............... ...................... ............ ................... ........................................................ ................ .......... ................................ ................................................................................................................................................................................................................................................................................... ......................... ........ ......I...... ............................... ......................... ......................... .......................................... ....... ..................................... ................................................................................................................................................................................................................ .......................... ........ ................... .......... ............. .......... ................................................................ ..................................................................................................................................................................................................................................................... .......................... ....... .............................................. ........... .................................................................................................................................................................................................................................................... ........................... .......... ............. ................. ........................................... ........... ..................................................................................................................................................................................................................................................... ........................ ........ ........11...... .......... .......... ............ .......... ............... .......................... ........ .................................................................................................................................................................................................................................................... ........................ ........ ....... ........... .......... .......... .................................................................... ..................................... .......................................................................................................................................................................................................... .............................. ....... ................. I.,.,.,.....I........ .......... .............. ....................................................................... ...................................................................................................................................................................................................................................................... ................................ ..........I...,..''..'' 1.11.1.................................. ................ .......... ............ ...................................... ................................................................................................................................................................................................................................................... ........................... ................ .............................................. ....................................................................... ...................................... ............................................................................................................................................................................................................................................................. ........... ... ..... ........ ............ .............. .............. ............................................... .................................................. ...................................................................................................................................................................................................................................................... ..... ........... ........................................................ ........................................................................................................... ..................................................................................................................................................................................................................................................... .......... .... .. ............. ....I.- I........................................................................................................................................................................................ .............. ......................................................................................................................................................................................................................................................... ......... ......... ........I..''................. ................................................................................................................................................................................................................................................................................................................................................................................................................. ... ....... ............................................................................................................................................................................................................................................................................................................................................................................................................... .................... ............ ............................... .................... ............ RESOLUTION NO. 7-2004 RESOLUTION OF THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING FINDINGS FOR THE APPROVAL OF THE MINOR SUBDIVISON (COUNTY FILE #MS010024) AND FINDINGS AND RECOMMENDATIONS FOR THE REQUESTED REZONING AND FINAL DEVELOPMENT PLAN BY LEONARD STEFFEN (APPLICANT) AND LEONARD STEFFEN & JACK MCKENZIE (OWNERS), (COUNTY FILE #'S RZO13110 & DP033002) IN THE ALAMO AREA OF SAID COUNTY. WHEREAS, a request by Leonard Steffen (Applicant & Owner) and Jack McKenzie (Owner) to rezone a 4-acre parcel from General Agricultural (A-2) to Planned Unit District (P-1) with the associated Development Plan for 4 single-family residential units, subdivide the property into 4 parcels, and a variance to the height of retaining walls on Parcel D, for which an application was received by the Community Development Department on January 24, 2003. WHEREAS, for the purpose of compliance with the provisions of the California Environmental Quality Act and the State and County CEQA Guidelines, a Negative Declaration was prepared and circulated for review and comments. The comment period was from June 4, 2003 to June 24, 2003. WHEREAS, on September 17, 2003, after notice having been lawfully given, a public hearing was conducted on the proposed Rezoning, Final Development Plan, Minor Subdivision, and Variance before the San Ramon Valley Regional Planning Commission; after taking testimony, the Commission continued the matter to October 15, 2003 for further analysis of the site by staff; and WHEREAS, on October 15, 2003, the Planning Commission conducted a second hearing on the project; after taking testimony, the Commission again continued the matter to allow the applicant time to provide additional information on the project; and WHEREAS, on November 19, 2003, the Planning Commission conducted a third hearing on the project; after taking testimony, the Commission determined that the Conditions of Approval for the proposed project would have to be modified before the project could be supported, and requested staff to modify the Conditions of Approval and bring them back to the Commission for review at the next hearing; and WHEREAS, on December 15, 2003, the San Ramon Valley Regional Planning Commission having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW, THEREFORE, BE IT RESOLVED, that the San Ramon Valley Regional Planning takes the following actions: 1. FINDS the Negative Declaration was presented to the San Ramon Valley Regional Planning Commission, and the Commission reviewed and considered the information contained in the Negative Declaration prior to making a decision on the project; 2. FINDS the Negative Declaration reflects the County's independent judgment and analysis; 1 FINDS that on the basis of the whole record before it, the County has determined that there is no substantial evidence that the project will have a significant effect on the environment; 4. FINDS the Negative Declaration is adequate and in compliance with CEQA requirements and ADOPTS the proposed Negative Declaration determination; 5. ADOPTS a motion to recommend that the Board of Supervisors approve the proposed rezoning to the Planned Unit (P-1) District with a variance to allow less than the required 5 acres based on the attached findings; 6. ADOPTS a motion to recommend that the Board of Supervisors approve the proposed Final Development Plan based on the attached findings and conditions; 7. APPROVES the Vesting Tentative Map for up to 4 parcels, subject to the attached conditions and subject to the Board's approval of the Rezoning and Final Development Plan; 8. APPROVES the variance for 6-foot retaining wall with a zero foot setback within the side yard setback and a 6-foot retaining wall, with a zero foot setback within the front setback for a proposed private access road to serve Parcel D on Subdivision. BE IT FURTHER RESOLVED that the reasons for these recommendations are as follows: Findings A. Growth Management Performance Standards 1. Traffic -- The project as proposed will generate 4 additional PM peak hour trips. Therefore, the applicant is not required to prepare a traffic report pursuant to the 1988 Measure C requirements. 2. 'Water -- The project is to be serviced by EBMUD. The applicant is required to meet the District standards. 3. Sanitary Sewer — The project is to be serviced by Central Sanitary District. The applicant is required to meet the District standards. 4. Fire Protection - The San Ramon Valley Fire Protection District will service the site. The nearest fire station is more than 1 1/x miles away but within 2 miles of the subject site. In order to comply with the Growth Management standards, the project shall be required to install automatic fire sprinklers. 5. Public Protection — The Growth Management dement standard is 155 square feet of Sheriff facility station per 1,000 populations. 6. Parks and Recreation — A park dedication fee of $2,000.00 will be collected prior to issuance of building permits on the newly created lots to mitigate impacts on parks and recreation in the area. A credit of $2040.00 shall be given for the existing residential lot. 7. Flood Control and Drainage - Compliance with Public Works Department drainage requirements is required. The site is not located in a special flood hazard zone. The risk of flood hazard is nil. B. Rezoning Findings 1. Required Finding — The change proposed will substantially comply with the general plan. Project finding - The subject site is now a small island of agriculturally zoned land that is predominantly surrounded by existing residential uses and continued use of the site for agricultural purposes is no longer viable. The proposed development is in keeping with the Single Family Low General Plan designation of the surrounding area. 2. Required Finding — The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Praject-Finding - The use proposed is a residential P-1 development to Single Family Low standards (1.0-2.0 Units per net acre). This site currently has a single-family residence and is surrounded by residential development predominantly to Single Family Low standards. 3. Required Finding—Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. The proposed use will assist in meeting the housing development standards identified in the Housing Element of the General Plan. C. Findings for Adaption of Planned Unit(P-1) and approval of a Final Development Plan 1. Required Finding — The applicant intends to start construction within two and one- half years from the effective date of the zoning change and plan approval. Protect Finding - The applicant has indicated that they intend to commence construction of this subdivision within 2 1/z years from the effective date of the zoning change. 2. The proposed planned unit development is consistent with the county general plan. Project Finding - The site is split roughly in half by the General Plan. Half of the site is in Single Family Low (SL) and the other half of the site is in Agricultural Lands (AL). The project as proposed is consistent with the combined density of the two General Plan designations. The density range for the site, based on half being in the "Agricultural Lands" and half in "Single Family Low" General Plan designations, is 2.4 to 6 residential units. The applicant proposes up to 4 residential units. 3. Reguired Finding - In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. Project Finding — The project will provide residential design that is architecturally similar to the applicant's adjacent subdivision that is currently under construction. The project is also harmonious with newer surrounding homes that are high-end in nature. 4. Required Finding -- The development of a harmonious integrated plan justifies exceptions from the normal application of this code. Project Finding — This project constitutes a reasonable balance in the way in which a project can be to a site and the existing neighborhood. The site consists of 4 acres of rolling hills that is zoned A-2, General Agricultural, and is split by the General Plan with half being Single Family Low (SL) and half Agricultural Land (AL). Surrounding the site are residential neighborhoods predominantly to R-20 standards. While a conventional rezoning of the project would require a General Plan Amendment the application of P-1 allows for a direct way for the site to blend the two General Plan designations and allow development to R-20 standards, while giving the County better control of the design of all aspects of the project. D. Findings for Approval of a Tentative Map 1. Required Finding -- The Planning Commission shall not approve a tentative map unless is shall find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the applicable general and specific plans required by law. Project Finding — The proposed project provides for single-family residential development in accord with the density authorized for this site. The applicant has installed the road and drainage improvements in accord with Subdivision Ordinance standards as part of an adjacent subdivision. Any additional road or drainage improvements will be required to follow the same standards. E. Variance Findings for the application of P-1 District for residential development involving less the 5 acres: 1. wired finding: That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use in which the subject property is located. 2. Required finding: That because of special circumstance applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application df the respective zoning regulations is found to deprive the subject property the rights enjoyed by other properties in the vicinity and within the identical land use district. 3. Required finding: That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the property is located. Project Finding -- The special circumstance of this site in relation to allowing the application of the P-1 District for residential development involving less than 5 acres is the site consists of 4 acres of rolling hills that is zoned A-2, General Agricultural, and is split by the General Plan with half being Single Family Low (SL) and half Agricultural Land (AL). Surrounding the site are residential neighborhoods predominantly to R-20 standards. White a conventional rezoning of the project would require a General Plan Amendment the application of P-1 allows for a direct way for the site to blend the two General Plan designations while giving the County more control over the design of project. F. Variance Findings for a retaining wall over 3 feet in height within the side and front yard setback for a proposed private access road to serve Parcel D of Minor Subdivision MS010024. The property is located at the adjacent property on Camino Monte Sol, APN 193-020-005 under the same ownership. Project_Fi_nding — The topography of the site is hilly and to allow access to Parcel D in MS010024 this point was chosen because it is already graded for access to the adjacent parcel and by branching off the existing gradient, grading is minimized. BE IT FURTHER RESOLVED that the secretary of this Commission will sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors, all in accordance with the Government Code of the State of California. This Resolution was approved upon a motion of the San Ramon Valley Regional Planning Commission on Monday,December 15, 2003 by the following vote: AYES: Commissioners—Gibson,McPherson, Couture, Neely,Ingalls NOES: Commissioners -None ABSENT: Commissioners—Mulvihill, Matsunaga ABSTAIN: Commissioners -None Mike Gibson Chair of the San Ramon Valley Regional Planning Commission County of Contra Costa, State of California ATTEST: € Dennis M. Barry, Secretary County of Contra Costa State of California GACurrent Planning\curr-plan\Board\Board orders\RZ013110.Resolution.jmDOC Findings Map � I R-20 As2 ........... ............ r' i ! . 1 .............. ............. .20 ✓/ 2 R40 s Rezone From A-2 To P-1 Ainlrno Area I, Michael A. Gibson Chair of the San Ramon Valley Planning Commission,State of California,do hereby certify that this is a true and correct copy of __page —15 of the County's 1978 zoning map indicating thereon the decision of the San Ramon Valley Planning Commission in the matter of --- Steffen RZO13110 ATTEST: Secretary of the Centra Costa County Planning Commission, State of Calif. ORDINANCE NO. (Re-Zoning band to the Alamo Area) The Contra Costa County Board of Supervisors ordains as follows: SECTION I: Page Q-15 of the County's 1978 Zoning Map(Ord.No.78-93)is amended by re-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Community Development Department File No. RZQ13110 } FROM: Land Use District A-2 ( General Agriculture TO: hand Use District P-1 Planned Unit and the Community Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.003. SECTION 11. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the , a newspaper published in this County. PASSED on by the following vote: Supervisor Aye No Absent Abstain 1. J. Gioia ( ) ( ) { } { ) 2. G.B.Uilkema ( ) ( ) ( ) { } 3. M. Greenberg ( } ( } ( ) { ) 4. M. DeSaulnier ( ) ( ) ( ) { ) 5. F.D.Glover ( ) ( ) ( ) ( ) ATTEST: John Sweeten,County Administrator and Clerk of the Board of Supervisors Chairman of the Board By Dep• (SEAL) ORDINANCE NO. RZO13110 Steffan .............................................................,................... ................................................. .................................................. ..........................................�....... ........................................I.....- I.................................................................................... ................................................................................................... .................................................. 11................................................ ........ ... .................................................. �.......................................................................................................................................................................................................................................................... .1......................................................F ......................................................................................................................................................................................... ...................................................................................................................................................................................................................... 11......................................................................................................................................................................................................................................................................................................................... ......................................�.........................I.�ND. ............................................................................................................................................................................................................................................................ INGS ......................................................................................................................�................................ ........................................................................................................................................................................................................................................................................................................................... ..,...........................................................................................................................AND ....................................................................................................... ....�..................................................................................................................................................................................................................................................................................................................I... I............................................................................................................................................................CONDITIONS OF................................................. .............................................................................................. ........................................................................................................................ I............................................................. ................................................................................................................................................................................................................�......................................... ..............................� ............................� ........................... I"I-I..1II1II-I....I............1..I.1.....................1.1....,........,..,..........1................,.................I.........,.......................................................I...............................................................................................�....................................I............................................................................................................................................................................................I.........................................I.....................�........,.......�........................................................................................................................,.......................................I..........................................................I..................................I.........................I............................,...�..............................".................................................,...........I...........................................................................................................................................�....................................................................�...........................................................................................................................................................................................................................................I.....................................................................................,...I.............................................................................................................................................................................I......................................................................................................................................................................................................................................................................................................................................................�.....�.................................................I.........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................�............................................................................................�..............................................................................AP.............. P.......... ................................................ .............. -..... RO.............................................................................. V.................... ..................................................A.... L.... F......... ........................................ O..........................................................................�.......:....R ......................................................................................................................................................................................�.............................�.................................I......................................................................................................................................................................................................................�.........................................................�...............................................................................................�...........................-...............................................................................................................................................................................,............................................................................................................................................................................................................................................................................................................................................................................................................................,...............................................................................................................,.......�....................................................................................................,...................................�..........................................................................................................................................................................................................,..............,...............................................I.. ........................................�..........................................�.........�:.........].........]:.........�.........�:........�..........�:.........�........]:..........�........1:........]...........1:.........].........1:.........].........1:.........].........1......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................�........................................ I..,II1II"......,.-.....I.II..".."-...1...........................,,..,...........,.................1,,............................................,..............................,..................................................................................................................................................................................................................................................,..................I.....................................................................................................................................................................................................................................................................................�.......I...........�........................................................................�......................................................I........................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................-....................................................:............DEVELOPMENT PLAN #DP033002 Conditions of Approval for Find Development Plan, County File#DP033002 FINDINGS AND CONDITIONS OF APPROVAL FOR PLANNED UNIT DISTRICT REZONING FILE# RZ013110, FINAL DEVELOPMENT PLAN FILE #DP033002 WITH A VARIANCE TO ALLOW APPLICATION OF THE R-1 DISTRICT FOR A RESIDENTIAL DEVELOPMENT INVOLVING LESS THAN 5 ACRES, AND VARIANCE FINDINGS TO ALLOW A RETAINING WALL OVER 3 FEET IN HEIGHT WITHIN THE SIDE AND FRONT YARD SETBACK OF THE ADJACENT PARCEL ON CAMINO MONTE SOL UNDER THE SAME OWNERSHIP, FOR A PROPOSED PRIVATE ACCESS ROAD TO SERVE PARCEL D OF MS010024. FINDING=S A. Growth Mana ement Performance Standards 1. Traffic —The project as proposed will generate approximately 4 additional PM peak hour trips. Therefore, the applicant is not required to prepare a traffic report pursuant to the 1988 Measure C requirements. 2. Water—The project is to be serviced by EBMUD. The applicant is required to meet the District standards. 3. Sanitary Sewer— The project is to be serviced by Central Sanitary District. The applicant is required to meet the District standards. 4. Fire Protection- The San Ramon Valley Fire Protection District will service the site. The nearest fire station is more than 1 %z miles away but within 2 miles of the subject site. In order to comply with the (growth Management standards, the project shall be required to install automatic fire sprinklers. 5. Public Protection — The Growth Management Element standard is 155 square feet of Sheriff facility station per 1,000 populations. 6. Parks and Recreation -- A park dedication fee of $2,000.00 will be collected prior to issuance of building permits on the newly created lots to mitigate impacts on parks and recreation in the area. 7. Flood Control and Drainage - Compliance with Public Works Department drainage requirements is required. The site is not located in a special flood hazard zone. The risk of flood hazard is nil. (Reference the Growth Management Element, Chapter 4, of the General Plan) 1 Conditions of Approval for Final Development Plan,County File#DP033002 B. Rezoninst FindinLyS 1. Required Finding — The change proposed will substantially comply with the general plan. Proiect,finding - The subject site is now a small island of agriculturally zoned land that is predominantly surrounded by existing residential uses and continued use of the site for agricultural purposes is no longer viable. The proposed development is in keeping with the Single Family Low General Plan designation of the surrounding area. 2. Required Finding — The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. Project Finding - The use proposed is a residential P-1 development to Single Family Low standards (1.0-2.0 Units per net acre). This site currently has a single-family residence and is surrounded by residential development predominantly to Single Family Low standards. 3. Required Finding— Community need has been demonstrated for the use proposed, but this does not require demonstration of future financial success. The proposed use will assist in meeting the housing development standards identified in the Housing Element of the General Plan. (Reference 26-2.1806 of the Ordinance Code) C. Find nes for Adoption of Planned Unit (P-1) and approval of a Final Development Plan I. Required Finding— The applicant intends to start construction within two and one-half years from the effective date of the zoning change and plan approval. Project_ Findin - The applicant has indicated that they intend to commence construction of this subdivision within 2 %a years from the effective date of the zoning change. 2. The proposed planned unit development is consistent with the county general plan. Protect Finding - The site is split roughly in half by the General Plan. Half of the site is in Single Family Low (SL) and the other half of the site 2 Conditions of Approval for Final Development Plan,County File#DP033002 is in Agricultural Lands ('AL). The project as proposed is consistent with the combined density of the two General Plan designations. The density range for the site, based on half being in the "Agricultural Lands" and half in "Single Family Low" General Plan designations, is 2.4 to 6 residential units. The applicant proposes 4 residential units. 3. I2equired__Finding - In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. Project Finding — The project will provide residential design that is architecturally similar to the applicant's adjacent subdivision that is currently under construction. The project is also harmonious with newer surrounding homes that are high-end in nature. 4. Required Finding — The development of a harmonious integrated plan justifies exceptions from the normal application of this code. Project Finding— This project constitutes a reasonable balance in the way in which a project can be fitted to a site and the existing neighborhood. The site consists of 4 acres of rolling hills that is zoned A-2, General Agricultural, and is split by the General Plan with half being Single Family Low (SL) and half Agricultural Land (AL). Surrounding the site are residential neighborhoods predominantly to R-20 standards. While a conventional rezoning of the project would require a General Plan Amendment the application of P-I allows for a direct way for the site to blend the two General Plan designations and allow development to R-20 standards. (Reference 84-66.1406 of the Ordinance Code) D. Variance Flndines for the application of P-1 District for residential development involving Less the S acres. 1. Required ending: That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use in which the subject property is located. 2. wired andin : That because of special circumstance applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property the rights enjoyed by other properties in the vicinity and within the identical land use district. 3 Conditions of Approval for Final Development Plan, County File#DP033002 3. Required, indite: That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the property is located. Project Finding — The special circumstance of this site in relation to allowing the application of the P-1 District for residential development involving less than 5 acres is the site consists of 4 acres of rolling hills that is zoned A-2, General Agricultural, and is split by the General Plan with half being Single Family Low (SL) and half Agricultural Land (AL). Surrounding the site are residential neighborhoods predominantly to R-20 standards. While a conventional rezoning of the project would require a General Plan Amendment the application of P-1 allows for a direct way for the site to blend the two General Plan designations while giving the County more control over the design of project. E. Variance Findings for a retaining wall over 3 feet in height within the side and front yard setback for a proposed private access road to serve Parcel D of Minor Subdivision MS010024. The property is located at the adjacent property on Camino Monte Sol, APN 193-020-005 under the same ownership. Project Finding— The topography of the site is hilly and to allow access to Parcel 17 in MS010024 this point was chosen because it was already graded for access to the adjacent parcel and by branching off the existing gradient, grading is minimized. General 1._ This approval is for a maximum of 4 parcels based upon the exhibits received by the Community Development Department listed as fellows: A. Vesting Tentative Map dated 12/12/02 and received by the Community Development Department 1/6/03. B. Final Development Plan dated 12/11/02 and received by the Community Development Department 9/34/2003. C. Tree survey by Timothy Ghirardelli dated 12/23/02 D. Geology report by Fowler & Associates dated 8/8/01 and follow-up report dated 7/23/02. E. Geologic review by Darwin Myers Associates dated 4/1/03. F. Preliminary Landscape Plan, by Helping Hanel Landscape Design, Inc. dated 7/24/03. G. Letter, dated November 4, 2003, from Alexander&Associates. H. Color Sample Board of body, roof, window and trim colors ,dated received by the Community Development Department November 13, 2003. 4 Conditions of Approval for Find Development Plan,County File#DP033002 1. Final Landscape Plan,dated 11/11/03, J. Retaining wall exhibits with landscaping and color K. Color Architectural Renderings of Residences on lots A and D. The fallowing conditions shall be met during the initial project build-out, unless compliance is specified to be accomplished at an earlier date. Final Development Plan 2.— . Modifications to the Final Development Plan - Prior to issuance of a grading permit or approval of a Parcel Map, the applicant shall submit revised site plans (including a modified Final Development Plan) and related materials for the review and administrative approval of the Zoning Administrator. The plans shall provide for the following modifications. A. The building envelopes for the proposed residences. The building envelopes for up four-Parcels shall be as generally shown in Exhibit 8 of t the staff.report dated October 15, 2003 NSe�, f provided for in metes and bounds measurements and certified by a licensed Surveyor._If the development is for 3 Parcels,by combining Parcels A and B a revised Final Development Plan shall be submitted to the Zoning Administrator for review and approval with the same requirements as above. Within these building envelopes the construction of the residence and all the structures that are accessory to the residential use(i.e. guest suite, pool,play structures, trellises, etc.) is allowed, exclusive of the fences and retaining walls which are allowed to be constructed outside the building envelope but must meet R-20 standards. All other structures must meet R-20 standards. B. , and D shall have amaximum 5500 square fBe4 habitable fleer area. The r-esidenee on Par-eel G sheA have a maximum,5500 square feet of habitable go@ af ea. These me-IM-4- sqtta+e feeiage for-the detaehed gees , -Whieh are restrieted to 750 squafe feet on all par-ee Each residence on Parcel A and B shall have a maximum of 4,000 square feet of habitable living area and a maximum of 750 s uare feet of gee area. f Parcels A and B are combined,the residence on the resulting parcel shall be a maximum of 6,500 square feet of habitable living area with a maximum of 750 square feet of arae area. The residence on Parcel C shall have a maximum of Ci 500 square feet of habitable living area. The residence on Parcel D shall have a maximum of 5,500 square feet of habitable living area. These totals for Parcels C and D include square footage for the detached ust 5 Conditions of Approval for Final Development pian, County File#DP033002 quarters,but do not include the square footage of the garages,which are a maximum of 750 squarc feet for eachap rcel. C. The height of the residences shall be restricted to 30 feet as measured from natural or finished grade per County Code 82-4.214. D. The color of each residence, ifteltiding trim, sha4l be seleeted fren shall be as follows; The body color of the residences shall be non-reflective and have a reflectivity of 50% or less and ma be chosen from the color satn le board stamped received November,13, 2003 The color of the the roofs for the residences shall be chosen from the four color samples provided on the above referenced color board, which included Tae Anza Blend El Camino Blend-1 5% Mallorca El Camino Blend and Palermo:Blend, with the requirement that the residence on Parcel D use Palermo Blend. The trim and window colors shall blend with the body colors and not be of high contrast as shown.on the above referenced color board. Prior to the issuance of building permits the a licant shall provide roofto the Zonin Administrator from a qualified.n.rokssional that the proposed paint colors are 50% or less non-reflective quality standard. Prior to filing a Parcel Ma the Applicant shall submit 2 copies of a deed disclosure for the review and Approval of the Zoning.Administrator that discloses Condition of Approval #2A through 21). A note shall also be placed on the Parcel Map. E. A revised Vesting Tentative Map that modifies the proposed property line between parcels B and C. Landseapin2 3. The applicant shall install landscaping of trees in 15 gallon and 24" box substantially as shown on Phase R Final Landscape Plan dated 11/11103 if there is..a reconfiguration of parcels, the applicant shall be required to submit a revised Landsca e Plan for the review and approval, of the Zonin. Administrator. Prior to occupancy of each residence an on-site inspection shall be made by a landscape designer to determine compliance with the approved landsca e lan and a certification of completion shall be submitted to the Zoning Administrator for review and approval 6 Conditions of Approval for Final Development Plan,County File#DP033002 To assure the long term viability of this landscqping landscapingthe a licant shall post a bond for the value of the landscaping, installation plus 20%. The term of the bored shall extend 24 months beyond the completion of construction (i.e. occu ancv). prior to the acceptance of the bond bun Coun a ualified landscape designer shall assess the value of the Ian.dsca e and provide a cony of that assessment to the Community Developi-ient Department. prior to the release of the bond a landscape designer shall submit a letter to the Zoning Administrator that the landscaping is in ood health. Prior to filing a Parcel Map, the applicant shall. submit two copies of a proposed deed disclosure statement for the review and approval of the Zoning. Administrator. The approved., statement shall be used to notif prospective buyers of ngrgels that the planting of trees is to be maintained in perpetuity substantially in the pattern as shown on the approved. Final Landscape Plan. The tree placement on each parcel.is to mitigate visual impacts of the residences to the surrounding neighborhood. The proposed palm trees shall be of a species that is approximately 15 feet in heiglit at maturity. 4.— Development Restrictions at time of Initial Buildout - Except as specified in this permit, the guide for initial development shall be in accord with the revised final development plan to be reviewed and approved by the Zoning Administrator prior to approval of the parcel map, subject to additional review and approval of the Zoning Administrator at time of issuance of building permits. Development Standards 5 _ Develppment and Use Restrictions Following Initial Construction of a Residence. Except as specified in this permit, following completion of the residence on a lot, development and use shall be guided by the Single-Family Residential R.-20 District, subject to the Zoning Administrator's review and approval at the time of issuance of building permits. A. There shall be no keeping of livestock on any approved lot. B. The height of the residences shall be limited to 30 feet as measured from either natural or finished grade,whichever is lower. 7 Conditions of Approval for Final Development Plan,County File#DP033002 Grading 6._ The applicant shall follow the recommendations in the soils report, dated 8/8/2001 by Fowler &. Associates and the Geologic Review, dated 4/1/2002 by Darwin Myers Associates. 7._ At least 45 days prior to issuance of a grading permit approval of a parcel map, or installation of improvements of utilities, the applicant shall submit a Final Geotechnical Report meeting the requirements of Subdivision Ordinance 94-4.420 for review and approval of the Planning Geologist, along with a remediation plan to achieve long-term stability of slopes on Parcels A and C. Improvement, grading, and building plans shall carry out the recommendations of the approved report. This report shall include specific standards and criteria for site grading, drainage and foundation design by recognized methods appropriate to soil conditions discovered during subsurface investigation. 8._ Prior to issuance of building permits, the applicant shall submit an as-graded report of the geotechnical engineer/engineering geologist with an as built topographic map showing final plan and grades for landslides repaired, including subsurface drainage, subdrain cleanouts and disposal or pick-up points, and any buttress fill with its keyway location, or retaining wall installed, and other soil improvements installed during grading, all as surveyed by a licensed land surveyor or civil engineer. The grading completion report shall also include compaction test data and an as-graded geologic map that shows the details of observed features and conditions. 9.— — Engineered slopes shall have a gradient of 2 Vz:1 (or flatter). Where needed, retaining walls or reinforced earth can be utilized with proper design and all graded slopes shall be contour-rounded to mimic natural terrain features. Construction Period 10.�_Construction Period Restrictions on Devlopment Activity Contractor and /or developer shall comply with the following construction, noise,traffic, and litter control requirements: A. All construction activities shall be limited to the hours of 7:30a.m. 5:OOp.m., Monday through Friday, and shall be prohibited on state and federal holidays. B. The project sponsor shall require their contractors and subcontractors to fit all internal combustion engines with mufflers which are in good condition and shall locate stationary noise-generating equipment such 8 Conditions of Approval for Final Development Plan, County File#DP033002 as air compressors and concrete pumpers as far away from existing residences as possible. C. The applicant shall make a good-faith effort to avoid interference with existing neighborhood traffic flows. D. Transportation of heavy equipment and trucks shall be limited to weekdays between the hours of 9:00a.m. and 4:00p.m. and prohibited on federal and state holidays. E. The site shall be maintained in an orderly fashion. Following the cessation of construction activity, all construction debris shall be removed from the site. In-Lien Park Dedication Fee 11. At time of issuance of a building permit, the applicant shall be subject to an in-lieu park dedication fee of $2000.00 per approved residence. The applicant shall receive a $2000.00 credit for the existing residence to be demolished. 12. Extra Electric Outlet in Garages for Charging of Electrical Vehicles-The applicant shall provide,within the garage area of all new homes, a separate electrical circuit for charging of electrical powered vehicles. 13. All residential buildings shall have fire protection sprinklers per the requirements of the San Ramon Valley Fire Protection District. 14.� Prior to occupancy of each of the residential units the applicant shall provide proof to the Zoning Administrator that the landscaping is installed in accord with the approved landscape plan. G:1Current Planninglcurr-plan\Staff Reports\MS010024.coaDP.jvo-DEC15.doc bdm 9 � ■ all*011,0119 $ $ | § ■& . ! , � , $ , � , � $ . � . , , $ � � 0*114 10, § & . $ § ' ■t � ' � � $ � � ° ■ ■ ° � ! � - , � $ $ ` - � ■ ! $ � � $ ■ * � � ■ .:::.. „ „ ...: ........................................................................................................................................................................ .. .... ........................................................................................... ................................�.....................................................................::::::::::::::::::�:::::::::::::::::::::i::N.:f. : .. ....4w:................................ . . ... . . ' ' .....................................................................................I 'I.I.....................................................................................................................................................................................................]��] ]!.. . ... .... .... .... ... .- .... ........................................................................................................................... ""................................,................................................................................................................................................... . .-. T........ ,.,...............................�................................,................................................,......................................................................................... �i .1 ..I..............................................................................................................�..........................,.................................................................................................,.,......,.. ..... a ...........................................................................................................................................................................................................................................I...,.., .........................................................................................................................................................................................................................................................................................................................1. ..................................�......................................................................................................................................................................................................................................................................................- 1.11.......................................................................................................................................................................................................................................................................................I............................... .......................................................................................�..................................................................... ........................................................................................................................................................ .1....................................................................................................................................................................................................................................................................�...................................................I ....................................................................�.......................... ......................................................................................................................................................................................................................... I.,........................................................................................................................................................................................................................................................................................................................ ..........�.................................................................................... ...................................................................I............................................................................................................................................�......... .......................I.....................................I............................................................................................................................................................................................................................................................. .....................................�..................�...................................... ................................................................................................................................................................I........................................................ .1......................................................................................................................................................................................................................................................................................................................... ............................................................................................... ..........�.................I....................................................................................................................................................................................I........ ............................................................................................................�.............................................................................................................................................................................................................. ...�........................................................................................... ........................................................................................................................................................................................................I......1.11'.. I..,.,.........................I.......................................................................................................................................................................................................................................................................................... ............................................................................................................................................�..............................................................................................................................................................................I 11..........I....................................�...........�............................................................................................................................................................................................................................................................ ..........................................................................�..............................................................................................................................I.....I............................................................................................................ I..................�........I....I....I.......................................................................................................................................................................................................................�............................................................ ........................................................................................................................................................................................................................................................................................................................I... .............................................................�.........................................................................................................................................................................................................................................................�... ......................................I........................ .....................................................................................................................................................................................................I.................................................... 11............................................................. .......................................................................................................................................................................................................................................................... .......�...............................................................................................................................I.................................................................................................................................................................................... I...I...........�.......................................................................................................................................................................................................................................................................................................... ............................................................................................................................................................................................................................................................................................................................ .1......I...................... ........................................................................................................................................................................................................................................................................................ .......................................................................................................................................................................................................................................................................................................................... 11.................I........I.. ............................................................................................�....................................................................................................................................�....................................................... I'll,....I...I.....I................................................................................................................................................................................................................................................................................................11..... ........................................................................................................................................................................................................................................................................................................................... 11.............................I................................................................................................................................................................................................................I.......................................................................... .1..........................I......................................................................................................�................................................................�...................................................................................................................... I.,............................ .................................................................................................I..........................................................�......................................................................................................................... I...I...........I............I...............................�............................................................................................................................................................................................................................................................. ................................ ...................................................................................I...........I......................................I...........................................................I....................................................................I.....I.......I 1.11.........................................................�.......................................................�.............................................................................................................................................................�....................................... ................................ ...................................................................................................................................................................................................................................................................................... I...............................................................................................................................................................................................................................................................................................�.......................... ................................ ..............................................................................................................................................I....................................................................................................................................... 11..........................................................................�.................�............................................................................................................................................................................................................................ ................................ .................................................................................................I.......................................................................................................................I...............................................I........I... I......................................................................................................................................................................................................�................................................................................................................... ................................ .....................................................................................................................................................................................................................................................................................I .1.....................................................................................................................................�................................................................................................................................................................................... .... ...................................................................................................................................................................................................................................................................................... 11 .......................................................................................................................................................................................................................................................................................�........ .... ...........................................................................................................................................................................�........................................................................�................................. 1 .................................................................................................................... .......:>::>::....::::s ..... -14:.,:*::::::::�:::::::::::::::.S*:::::::::.............................................................................................................. .....:....:......:>::::::::::::::>::: . . . :.. :�":::::::::::::... . ..::::::::::::>::>::::>::::>::::>::::::::>::::::::::::>::>::>::::....:::>::::>::::>::::::::>::::>::::>::::>::.........:::>::::>::>::::>::::>::::>::::>::::>::>::>::>::::>::::::::::::::::<:>::>:::: .. .............................. I............................................................ .. . .. ...............................,........�............................,................................................. I................................................................. . ................................................................I .. ................................................................ ,.......................,.................................................,.................�.... ...................................................................................,....................,......,.,........,. .. .......................... .......................... ..................................................', ............................... Md . . . .... . :» + ' ll 1 i io,° ✓ IN Aw �� ✓i z v i e \ 1Y� �1 1�W1 Ak lrR gg r . _ /Ajl� s lie / Pk fA— / / fin a - a ; V ` _ / s x r14p bcy C7h ygs��,I, o o�� o yzn c�z� z:,igfi Q ytn A yn �Ab A Rifp� �hy rn WO b 26 2 kAT�C1 bygx >ai K 2r+�'i a �� 30 $ A g jjh t� y a2 No ggg OWN �O'a SC row w toyIn v�� c � p °nA z o z �� i�jlfppp�p �.goi'�ipgg�ep ° '�1itLm;gi„YJ!I J'm' �,1�4 cAh�llMo MONTE S� M h Cb • 1 a ( EE h ahno�ro�hcrorr�m! l � i �1—I j` Im'mlmi®�mfm fit PR4F�-� y .. iq>♦2�A'3P� E: 01137 VESTING TENTATIVE MAP t� DIS-NO.: STW 4 DEMGNEO 8Y: SDSKPRW PARCEL A OF 41 LSM 44 SfAFr ASSOCIATES LEAANDER & :r�E ND.:011WTM 25 CAMINO MONTE SQL DHE�6D F INC. AWGUOM £> °"6 CONTRA COSTA COUNTY, CALIFORNIA scaE; 147 OLD L AVA sY1=to,r,ASWjVM, u�va(Mg) _ s: a-3o-os # AS SHOWN Ra. by We r' Conditions of Approval for Vesting Tentative Map, County File #MS010024 FINDINGS AND CONDITIONS OF APPROVAL FOR VESTING TENTATIVE MAP MINOR SUBDIVISION#MS010024 AS APPROVED BY THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION ON DECEMBER 1S,2003 FINDINGS A. Findings for Approval of a Tentative Map Required Findin — The Planning Commission shall not approve a tentative map unless is shall find that the proposed subdivision, together with the provisions for its design and improvement, is consistent with the applicable general and specific pians required by law. Project .Finding — The proposed project provides for single-family residential development in accord with the density authorized for this site. The applicant has installed the road and drainage improvements in accord with Subdivision Ordinance standards as part of an adjacent subdivision. Any additional road or drainage improvements will be required to follow the same standards. (Reference 94-2.806 of the Ordinance Come) CONDITIONS OF APPROVAL General 15. This approval is for a maximum of 4 parcels and based upon the exhibits received by the Community Development Department listed as follows: A. Vesting Tentative Map dated 12/12/02 and received by the Community Development Department 1/6/03. B. Final Development Plan dated 12/11/02 and received by the Community Development Department 9/30/2003. C. Tree survey by Timothy Ghirardelli dated 12/23/02 D. Geology report by Fowler & Associates dated 8/8/01 and follow-up report dated 7/23/02. E. Geologic review by Darwin Myers Associates dated 4/1/03. F. Preliminary Landscape Plan, by Helping Hand Landscape Design, Inc. dated 7/24/03. G. Letter, dated November 4, 2003, from Alexander&Associates. H. Color Sample Board of body, roof, window and trim colors, dated received by the Community Development Department November 13, 2003. 1. Final Landscape Plan, dated 11/11/03, J. Retaining wall exhibits with landscaping and color 1 Conditions of Approval for Vesting Tentative Map, County File #MS010024 K. Color Architectural Renderings of Residences on lots A and D. 16.— ---The approval of this subdivision is contingent upon approval of the rezoning request File#RZ013110 from General Agricultural (A-2)to Planned Unit District (P-1), and of the Final Development Plan File#DP033002. If the Board of Supervisors does not approve the requested rezoning to the P-1 District this approval shall be null and void. Any inconsistencies between the Final Development Plan and the approved tentative map application will require modification of the tentative map approval prior to any development being authorized. 17. —Applicant Indemnification of County–Pursuant to Government Code Section 66474.9, the applicant (including the subdivider or any agent thereof) shall defend, indemnify, and hold harmless the Contra Costa County Planning Agency and its agents, officers, and employees from any claim, action, or proceeding against the Agency (the County) or its agents, officers, or employees to attack, set aside, void, or annul, the Agency's approval concerning this subdivision 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. 18.� Compliance Report – At least 45 days prior to filing a Parcel Map or the issuance of a grading permit, the applicant shall submit a report on compliance with the conditions of approval with this permit for the review and approval of the Zoning Administrator. A. Except for those conditions administered by the Public 'Works Department, the report shall list each condition followed by a description of what the applicant has provided as evidence of compliance with that condition. There will be a $1000.00 compliance review fee due at that time.The fee is subject to time and material costs. B. Unless otherwise indicated, the applicant will be required to demonstrate compliance with the conditions of this report prior to filing a parcel map. 19.T ,Deed disclosure of approved geotechnical report. Applicant shall record a statement to run with the deeds to property acknowledging the approved geotechnical report by title, author(firm), and date, calling attention to approved recommendations, and noting that the report is available from the seller. 20.® Prior to filing a Parcel Map, the applicant shall submit two copies of a proposed disclosure statement for the review and approval of the Zoning Administrator. The approved statement shall be used to notify prospective 2 Conditions of Approval for Vesting Tentative Map, County File #MS010024 buyers of parcels, which are not occupied by existing legally—established residences at time of filing the tentative map application. The disclosure statement shall advise prospective buyers of affected parcels that prior to issuance of a building permit, they will be required to contribute to the County $1000.00 for police services mitigation. The fee may be paid to the Contra Costa County Application &Permit Center. Scenic Easement Area 21. A recorded scenic easement shall be granted to the County per development plans dated Received by CDD September 30, 2003. The erection of structures,including but not limited to buildings,fences (other than transparent or"deer fences"), trellises or gazebos is prohibited in the scenic easement area.However, the planting of a small grape vineyard is allowed in the scenic easement subject to review and approval of the Zoning Administrator. Scenic easements shall be dedicated to the County for the areas shown on the development plans using the scenic easement instrument approved by the Zoning Administrator. The approved instrument shall be recorded concurrently with the Parcel Map. CONSTRUCTION PERIOD TREE PROTECTION MEASURES 22. Authorized Tree Removal and Required Disclosure and Protection of Trees to be Protected- The applicant shall follow all the recommendations for tree preservation as listed in the Tree Survey by Timothy Ghirardelli, dated 12/23/02. The trees identified on this report are approved for removal. The Live Oak tree (tree#697 - tree survey by Timothy Ghirardelli 5/21/2001 approved for removal as part of 5137746) along Camino Monte Sol, between parcels A and B, may be removed as well since it might die. All grading, improvement plans and construction plans prepared for building permits during initial project build--out shall clearly indicate trees proposed for removal, altered or otherwise affected by development construction. The tree information on grading and development plans shall indicate the number, size, species and location of dripline of all trees on the property. 23. Tree protection Measures to be shown on subdivision grading and improvement plans -The following tree protection measures shall be printed on all subdivision grading and improvement plans. A. Site predation - Prior to the start of any clearing, stockpiling, trenching,grading,compaction, paving or change in ground elevation 3 Conditions of Approval for Vesting Tentative Map, County File #MS010024 on site with trees to be preserved, the applicant shall install fencing at r beyond the dripline of all areas adjacent to or in the area to be altered and remain in place for the duration of construction activity of the trees. Prior to grading or issuance of any permits, the fences may be inspected and the location thereof approved by appropriate County Staff. Construction plans shall stipulate on their face where temporary fencing intended to protect trees is to be placed, and that the required fencing shall be installed prior to the commencement of any construction activity. B Construction Period Restrictions -No grading, compaction, stockpiling, trenching,paving, or change in ground elevation shall be permitted with the dripline of any existing mature tree other than the trees approved for removal unless indicated on the improvement plans approved by the county and addressed in any required report prepared by an arborist. If grading or construction is approved within the dripline of a tree to be saved, an arborist may be required to be present during grading operations. The arborist shall have the authority to require protective measures to protect the roots. All arborist expense shall be borne by the developer and applicant. C. Prohibition of Parking-No parking or storing vehicles, equipment, machinery or construction materials, construction trailers and no dumping of oils or chemicals shall be permitted within the dripline of any tree to be saved. D. Construction Tree Damage -The developer shall notify the Community Development Department of any damage that occurs to any tree during the construction process. Any tree not approved for destruction or removal that dies or is significantly damaged as a result of construction or grading shall be replaced with a tree or trees of equivalent size and of a species as approved by the Zoning Administrator. B. Supervision of Work by an Arborist-All work that encroaches within the drip line of a tree to be preserved shall be conducted under the supervision of a certified arborist. 24. -- _ If the applicant elects to use the existing well on Parcel B for irrigation for all the Parcels in the subdivision then prior to filing a parcel map the applicant shall submit a deed notification instrument to the Zoning Administrator for review and approval that dedicates the well on parcel B for the purpose of providing landscape irrigation to all the parcels of MS010024. 4 Conditions of Approval for Vesting Tentative Map, County File #MS010024 25.� Prior to filing a Parcel Map , the applicant shall contribute $1000.00 per parcel that is not occupied by a legal residence to the County for police services mitigation. The fee shall be paid to the Contra Costa County Application and Permit Center. 26. The applicant shall provide a minimum of 7 parking spaces per parcel. On street parking space along frontage can count towards the 7 spaces for that property. The location of the parking spaces shall be shown on the Parcel Map and shall be subject to the review and approval of the Zoning Administrator prior to the recording of the map. Payment Of Any Supplemental Fees 27 This application is subject to an application fee of $9083.00 which was paid with the application submittal, plus time and material costs if the application review expenses exceed 100% of the initial fee. Any additional fee due must be paid within 60 days of the permit effective date or prior to use of the permit whichever occurs first. The fees include costs through permit issuance plus five working days for file preparation. The applicant may obtain current costs by contacting the project planner. If the applicant owes additional fees, a bill will be sent to the applicant shortly after permit issuance. PUBLIC WORKS CONDITIONS OF APPROVAL FOR PERMIT MS 01-0024 AND DP 3002-03 Applicant shall comply with the requirements of Title 8,Title 9, and Title 10 of the County Ordinance Code.Any exceptions must be stipulated in these Conditions of Approval. Conditions of Approval are based on the plan submitted to the Public Works Department on January 30,2003. COMPLY WITH THE FOLLOWING CONDITIONS OF APPROVAL PRIOR TO FILING OF THE PARCEL MAP. General Requirements: 28. 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). 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 5 Conditions of Approval for Vesting Tentative Map, County File #MS010024 Public Warks Department and are based on the Vesting Tentative Map dated December, 12, 2002. 29. .—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. Access to Adjoining Property: 30.� _Applicant shall furnish proof to Public Works 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, public and private road and drainage improvements. (Note: This condition was satisfied through the improvement plan review process for Subdivision 7746). Encroachment Permit 31. _ Applicant shall obtain an encroachment permit from the Application and Permit Center, if necessary, for construction of driveways or other improvements within the right of way of Miranda Place. (Note: This condition was satisfied through the improvement plan review process for Subdivision 7746). Sight Distance: 32.— e Applicant shall provide sight distance at the intersection of the private road with Miranda Place for a design speed of 30 miles per hour. (Note: This condition was satisfied through the improvement plan review process for Subdivision 7746). 33.._.... _Applicant shall provide for a maximum attainable sight distance at the all driveway connections to Camino Monte Sol . At a minimum, site distance for a 15 MPH design speed shall be provided. Landscaping, walls, fences, and signs must be placed to maintain adequate sight distance. Parking: 34.� "No Parking" signs shall be installed along the private road subject to the review and approval of the Public Works Department. (Note: This condition was satisfied through the improvement plan review process for Subdivision 7746). 6 Conditions of Approval for Vesting Tentative Map, County File #MS010024 Utilities/Undergrounding: 35. .—All new utility distribution services shall be installed underground. Maintenance of/Facilities: 36.� —Property owner shall record a Statement of Obligation in the form of a deed notification to inform all future property owners of their legal obligation to maintain the private roadway. Drainage Improvements: Collect and Convey 37� —Applicant shall collect and convey all storm water entering and/or originating on this property, without diversion and within an adequate storm drainage facility, to an adequate natural watercourse having definable bed and banks, or to an existing adequate public storm drainage facility which conveys the storm waters to an existing adequate natural watercourse, in accordance with Division 914 of the Ordinance Code. 38._ Applicant shall prevent storm drainage from draining across driveways and sidewalks in a concentrated manner. 39.— _Applicant shall dedicate a public drainage easement over any man-made drainage system which conveys storm water runoff from public streets. Miranda Creek Mitigation: 40. —To reduce the impact of additional storm water run-off from this development on Miranda creek, one cubic yard of channel excavation material will be removed from the inadequate portion of Miranda creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the developer, at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make a cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of$0.10 per square foot of new impervious surface area created by the development. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. 7 Conditions of Approval for Vesting Tentative Map, County File #MS010024 San Ramon Creek Mitigation: 41._„- _To reduce the impact of additional storm water run-off from this development on San Ramon creek, one cubic yard of channel excavation material will be removed from the inadequate portion of San Ramon creek for each 50 square feet of new impervious surface area created by the development. All excavated material shall be disposed of off-site by the developer, at his cost. The site selection, land rights, and construction staking will be by the Flood Control District. Upon written request, the applicant may make a cash payment in lieu of actual excavation and removal of material from the creek. The cash payment will be calculated at the rate of$0.10 per square foot of new impervious surface area created by the development. The added impervious surface area created by the development will be based on the Flood Control District's standard impervious surface area ordinance. The Flood Control District will use these funds to work on the creek annually. Creek Structure Setback: 42._ Public Works determined that the drainage Swale was not a natural watercourse and adherence to the creek structure setback requirements of the Ordinance Code is not warranted. The applicant may use the drainage swale as part of the subdivision drainage system needed to satisfy collect and convey requirements. National Pollutant Discharge Elimination System(NPDES): 43_ The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination Systems (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). Compliance shall include developing long-term best management practices (BMPs) for the reduction or elimination of storm water pollutants. The project design shall incorporate, wherever feasible, the following long term BMPs in accordance with the Contra Costa Clean Water Program for the site's storm water drainage. - Minimize the amount of directly connected impervious surface area. - Offer pavers for household driveways and/or walkways as an option to buyers. 8 Conditions of Approval for Vesting Tentative Map, County File #MS010024 - Stenciling all catch basins with "No Dumping, Drains to PeRe Ba or Creek)" using thermoplastic tape. - Other alternatives comparable to the above as approved by Public Works. - Filtering inlets. - Trash bins shall be sealed to prevent leakage, OR, shall be located within a covered enclosure. ADVISORY NOTES THE FOLLOWING INFORMATION DOES NOT CONSTTTUE CONDITIONS OF APPROVAL. IT IS PROVIDED TO ALERT TIE APPLICANT TO LEGAL REQUIREMENTS OF THE COUNTY AND OTHER PUBLIC AGENCIES TO WHICH THIS PROJECT MAY BE SUBJECT. A. NOTICE OF 90-DAY OPPORTUNITY TO PROTEST FEES, DEDICATIONS, RESERVATIONS, OR OTHER EXACTIONS PERTAINING TO THE APPROVAL OF THIS PERMIT. This notice is intended to advise the applicant that pursuant to Government Code Section 66440, et seq., the applicant has the opportunity to protest fees, dedications, reservations, and/or exactions required as part of this project approval. The opportunity to protest is limited to a 90-day period after the project is approved. The ninety (90) day period in which you may protest the amount of any fee or imposition of any dedication, reservation, or other exaction required by the approved permit, begins on the date this permit was approved. To be valid, a protest must be in writing pursuant to Government Code Section 66420 and delivered to the Community Development Department within the 90 days of the approval date of this permit. B. Comply with the requirements of the County Building Inspection Department. A Building hermit is required for each of the approved residential units. Co Comply with the requirements of the San Ramon Valley Fire Protection District. D. Comply with Contra Costa County Central Sanitary District. E. Comply with EBMUD. F. The applicant shall be required to comply with all rules, regulations, and procedures of the National Pollutant Discharge Elimination Systems (NPDES) for municipal,construction and industrial activities as promulgated by the California 9 Conditions of Approval for Vesting Tentative Map, County File #MS010024 State Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay-Region II). G. This project may be subject to the requirements of the Department of Fish and Game. It is the applicant's responsibility to notify the Department of Fish and Came, 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 and Came Code. H. This project may be subject to the requirements of the Army Corps of Engineers. It is the applicant's responsibility to notify the appropriate district of the Corps of Engineers to determine if a permit is required, and if it can be obtained. I. Comply with the Bridge/Thoroughfare Fee Ordinance requirements for the Alamo Area of Benefit, the SCC Regional Area of Benefit, and the Tri-Valley Transportation Area of Benefit as adopted by the Board of Supervisors. These fees must be paid prior to issuance of building permits. J. The applicant shall be required to comply with the drainage fee requirements for Drainage Area 76 as adopted by the Board of Supervisors. K. Comply with the requirements of the 1. Central Sanitary District 2. EBMUD 3.San Ramon Valley Fire Protection District. L. Expiration of Vesting Rights: Pursuant to Section 66452.6(g) of the Subdivision Map Act, the rights conferred by the vesting tentative map as provided by Chapter 4.5 of the Subdivision Map Act shall last for an initial period of two (2) years following the recording date of the parcel map. These rights pertain to development fees and regulations. M. Any time prior to expiration of the initial time period, the subdivider may apply for a one-year extension. The application shall be accompanied by the applicable filing fee. If the extension is denied by an advisory agency, the subdivider may appeal that denial to the Board of Supervisors by filing a letter of appeal with the appropriate filing fee with the Clerk of the Board within 15 calendar days. N. The initial time period may also be subject to automatic extension pursuant to other provisions of Section 66452.6(g) relating to processing of related development applications by the County. O. At the expiration of the vesting time period, remaining development (i.e. new building permits) within the subdivision shall be subject to development fees and regulations in effect at that time. GACurrent Planningkurr-plan\Staff ReportsWSt}10024.coaforms-t7RC15.doc bdm 10 ::::::%a>:.:.:>:::.:::>::::.:.::::::::::::::>::::::>::::::>::::::::>::::::::>::::::::::>::::::::>::::::»::::>::::::::>::::::::>::::::>::::::::>:.3::::::>::::::::::::::::::::::::::;:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::>::::::::>::::::::>::::::::>::::::>::::::::;:::::::;:::::::>::::>::::::>:.::::>::::>::::::>::::::>::::::.::::>::::::::>::::>.::>:::::::::::>`::::>::::>:::::5::>:.::>::>`......::::::::::::::::::::::::::::::::::::::: ffl mmmm � �....�......................................................................................................................... < ` . ....... . i::>::::::::>::::::::>::::>:::<.:::<;::::`' ::>::>:<:::::>::::::::>::::>:i::>::::::>::::>:>::::::> ::>:::::::>::::::>::::>:::::>::::>::::>:...... ;...........: 9 9 . . . . .......S.....................�.... .m ........ .. ... ..... .... .. � �m g: ::: ..........................................................................................................................................................................................................................................................................................................................: ........................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................... ::::::::....:.....:.... :..::.:..::::.::.::.::. .. ....... . ...... �. ... File#RZ013110,#DP033002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday, October 15,2003 Agenda Item Community Development Contra Costa County SAN RAMON VALLEY REGIONAL PLANNING COMMISSION WEDNESDAY OCTOBER 15 2043 1. INTRODUCTION LEONARD STEFFEN (Applicant), LEONARD STEFFEN, JACK. McK.ENZIE Owners The project consists of the following related development applications: A. File#RZ013110-A request to rezone 4+acres from General Agricultural(A- 2) to Planned Unit District (P-1), with a variance to allow application of the P-1 district for a residential development involving less than five(5)acres. B. File#DP033002 -A request for Final Development Plan approval for a four (4)parcel single-family residential development.The applicant also requests approval to remove 4 live oak.and 3 olive trees for development. C. File # MS010024 — A request for a vesting tentative map approval to subdivide 4+acres into four(4)parcels. The subject property is located at 25 Camino Monte Sol, in the Alamo D. File#VR 031005 —A request for approval of a variance permit to allow a 6 foot retaining wall with a zero-foot setback within the side yard setback and a 6 foot retaining wall, with a zero-foot setback within the front setback for a proposed private access road to serve Parcel D of Subdivision MS010024. This propertyJs located at the adjacent property under the same ownership on Camino Monte Sol AP N 193-020-005. S-1 File#RZ013110,#DPO33002,#VR031005, #MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 II. SUMMARY OF REVIEW At the September 17, 2003 meeting the San Ramon Valley Regional Planning Commission opened the hearing and took testimony from the applicant and a neighbor (Mrs. Broome) regarding the project. The item was then continued to the October 15, 2003 meeting to allow staff to complete the staff report.During the September 17 hearing certain issues were brought up by the Commission and Mrs.Broome that this report will address.This staff report includes the original report and in Section VIII,Staff Analysis, staff will build upon it. ILI. RECOMMENDATIONS Staff recommends that the San Ramon Valley Regional Planning Commission having considered the mitigated negative declaration prepared for the project, forward the following recommendation to the Board of Supervisors: A. Find that the Negative Declaration was presented to the San Ramon Valley Regional Planning Commission, and the San Ramon Valley Regional Planning Commission reviewed and considered the information contained in the Negative Declaration prior to making a decision on the project; B. Find the Negative Declaration reflects the County's independent judgment and analysis; C. Find that on the basis of the whole record before it, the County has determined that there is no substantial evidence that the project will have a significant effect on the environment; D. Find the Negative Declaration is adequate and in compliance with CEQA requirements and adopt the proposed Negative Declaration determination; E. Approve the proposed rezoning to the Planned Unit(P-1)District with a variance to allow less than the required 5 acres. F. Approve the proposed Final Development Plan with the attached conditions. G. Approve the related findings recommended by staff. S-2 File#RZ013110,#DP033002,#VR031005,# S01002d Sari Raman Valley Regional Planning Commission Wednesday,October 15,2003 H. Approve the proposed Vesting Tentative Map for 4 parcels contingent on final Board approval of the P-1 rezoning. I. Adopt the related proposed.Vesting Tentative Map findings. J. Approve the variance for 6-foot retaining wall with a zero foot setback within the side yard setback and a 6-foot retaining wall,with a zero foot setback within the front setback for a proposed private access road to serve Parcel D on Subdivision MSO 10024. This variance applies to the adjacent pro e�rty(193-420-005),under the same ownership on Camino Monte Sol IV. GENERAL INFORMATION a. Environs—The site is located approximately 1 mile east of Interstate 680 on a lot that is a small island of agriculturally zoned land that is predominantly surrounded by existing residential uses. Surrounding the subject site are residential neighborhoods that are largely to R-20 standards (minimum 20, 000 square foot lots). To the north and east are predominantly residential neighborhoods zoned Planned Unit District(P- 1). To the south and west are residential neighborhoods largely zoned R-20 (See exhibit 1 in appendix).Parcel sizes in the area range from approximately one-half to 48 acres. The applicant provided a photo simulation showing how the proposed residences would look from two different vantage points in the surrounding neighborhood. (See exhibit 2,3 and 4 in appendix). b. Site Description - The site is a 4+-acre parcel that lies on the south side of an east- west trending valley with undulating topography(See Exhibit 5 in appendix). The site has been graded with cut and fill for access roads and building pads for an existing residence and a barn that has been demolished. The existing residence will be demolished to make way for development.Camino Monte Sol bisects the property from west to east. The slope is grass covered with scattered bushes and trees planted around the existing house and along the lower property line. c. General Plan Desi nggation—The site is bisected north to south by the General Plan line.The western half of the site is designated Single Family Low Density(SL)while the eastern half of the site is designated Agricultural Land (AL) (exhibit 1). The combined General Plan densities of SL and AL would allow between 2-6 dwelling units as shown below: S-3 File#RZ013110,#DP033002,#VR031005,#11?S010024 San Ramon Valley Regional Planning Commission Wednesday, October 15,2003 Range of Permitted Number of Units under the General Plan — The project as proposed is consistent with the combined density of the two General Plan designations.The density range for the site is 2.4 to 6 units as shown in the following table: General Allowable Gross Net Development Plan Density Acres Acres Units SL- 1.4-2.9 Low units/net Density acre 2.27 2.12 2-6 AL 0.2 unit/ Acre 1.78 N/A .4 4.05 2.4 - 6 A key consideration in determining the number of dwelling units that can be permitted on a site is the determination of the net acreage(gross acreage minus the area for roads). Under the policies of the Land Use Element(refer to pg. 3-18 of the General Plan),the net acreage for a site may be calculated in two different ways: i.By use of an assumed percentage(75% of the gross acreage); or ii.By use of the actual measurements of the net acreage(subtraction of street area). Either method is acceptable to the County. In this instance, the applicant has provided staff with the area of the street right-of-way because that method yields a higher net acreage. d. Existing Zoning-General Agricultural(A-2).The property is within the Agricultural Zoning District(A-2),which allows 1 residence per 5 acres. The A-2 zoning would not yield any lots since the subject site is only 4.04 acres. The applicant proposes to S-4 File#RZOI3110, #DPO33002,#VR031005,#MS010024 San:Ramon Valley Regional Planning Commission Wednesday,October 15,2003 rezone the property to a Planned Unit District (P-1) and construct 4 single--family residential units, which would be consistent with the combined General Plan designations. e. Surrounding_Subdivisions gpRLgved in the last 15 years -The project is surrounded by two P-1 residential projects to the north and east. They were approved and developed under the Planned Unit district and several Minor Subdivisions that have been approved within the last 15 years (See exhibit 6 in appendix). i. Stonegate Development (SD6743-not shown on exhibit} — The Stonegate development is a large-scale residential/open space project to the north that was approved in the mid 1980's. The project consists of 242 single-family units plus open space on 441 acres. Lot sizes generally run from under 14,000 square feet to over 20,000 square foot. ii. The Ridges(SD 7744)-The Ridges is a residential development adjacent to the applicant's property on the east that was approved in the mid 1990's.The project consists of 14 single-family residential units on approximately 48 acres. Lot sizes range from approximately 1 to 6.5 acres with scenic easements on each lot. Construction of the homes has not begun as of yet. iii. Subdivision 7746—Adjacent to the subject subdivision to the east on Camino Monte Sol the applicant has a 3-lot subdivision(7746)that was approved in 1995 and is under construction. Both subdivisions, 7746 and the proposed subdivision MS010024 are designed to be an integrated development with Spanish/ Mediterranean style homes with landscaping. The homes in both subdivisions would be of similar design and square footage.The color of the homes would be non—reflective earth tone with red file roofs. iv. Waal Subdivision..(MS01-0003) — Adjacent to the subject site on the southwest,this subdivision was approved in 2042.This is a 2-lot subdivision . with one lot being .95 acres and the ether lot is 2 acres.The subdivision has not been recorded yet. f. CEQA Status: The project is subject to the review requirements of the California Environmental Quality Act(CEQA).Pursuant to that law,staff conducted an Initial Study to determine whether there is any substantial evidence that the project could result in a significant environmental impact. Staff concluded that there is no such evidence and therefore proposed the adoption of a Negative Declaration S-5 File#RZ#13110,#UP#331102,#VRO31005, #MS#10024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 determination for this project. A Notice of Intent was posted on June 3, 2003 for a 20-day public comment period that ended at 5:00 p.m. on Tuesday, June 24, 2003. On June 12,2003 the Community Development Department received the following comments from a neighbor,Burton Broome,at 20 Camino Monte Sol.The comments from that letter are summarized below and will be addressed in the Section IX,C Response to Comments section. Summary of Comment:The houses on Parcels A and B are 30 feet apart and as such are too close together. Summary of Comment: The proposed residence on Parcel D is to be built on a steep, unstable hill where the top of the house will be visible from our property.In addition,the hillside is unstable evidenced by the fact that before retaining walls were poured along the roadside springs rains caused soil movement both above and below the road. g. Initial Development Proposal: Initially the applicant applied for a minor subdivision on this parcel and because a General Plan designation boundary line bisects the property. Staff initially determined that a General Plan Amendment would also be necessary to bring the whole of the property into compliance with one General Plan designation. Staff subsequently determined that the number of lots sought by the applicant could be considered within the General Plan designations but encouraged the applicant to process the project as a Planned Unit District(P-1)project.The P-1 approach would enable the County to better control the design of all aspects of the project. V. PROPOSED PROJECT a. Proposed Development—The applicant is seeking to create four residential parcels that allow residential designs meeting R-20 district standards. Some grading of this hillside site is proposed,but the existing terrain would remain largely intact.Portions of the site are benched (see exhibit 7 in appendix), where three of the proposed residences are planned. One of the residences is proposed on the hillside. There is an existing residence on the site that would be removed for development. b. Impact on Trees--- The site is typical of local hillsides near the valley floor where expansive open grasslands are punctuated by mature native oaks. There are 28 trees S-6 File#RZ013110,#DP033002,#VRO31005,#MS"010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 on the site, 24 of which are oak trees. The applicant is proposing to remove 4 Live Oak trees and 3 Olive trees for development. The applicant may remove a Live Oak tree between parcels A and B that is dying. This tree was approved for removal as part of 7746,but because the applicant wanted to see if he could save the tree it was not removed at that time,but has since declined in health. c. Residential Desio -- The applicant has included plans for the 4 proposed 2-story residences as part of a Final Development Plan. The proposed residences have a habitable floor area from 5500 square feet to 6500 square feet. Each residence has a 3-car garage, up to 900 square feet, that would be in addition to the habitable floor area. The proposed homes are Spanish/Mediterranean executive style residences(See attached Final Development Plan).The applicant proposes to construct the residences as designed and sell them. But, if a perspective buyer wants to alter the plan somewhat they will be allowed to do so provided it does not deviate from the Spanish/Mediterranean style of the overall development. On Parcels C and D,the applicant has proposed detached structures that will serve as guest quarters. These guest quarters are designed to provide accommodations for guests that might visit for a short period of time.The applicant has indicated they are not residential second units. Staff confirmed they are not second units because the proposed guest quarters do not have a kitchen or 4 feet of kitchen counter space which would constitute a second unit as defined by County Code 82-24. They consist of a master bedroom, bathroom, sitting room and closet and do not have a kitchen. If, in the future, a property owner wanted to convert these to second units they would have to apply to the Community Development Department. d. Parking -- Each proposed residence has a 3-car garage and enough room to accommodate at least 3 additional guest parking spaces per parcel on the driveway apron. e. Road Im rovements—The proposed 4-lots would be arrayed along a double loaded, privately maintained cul-de-sac street (Camino Monte Sol). Camino Monte Sol is approximately 1,500 feet in length and 20 feet wide. The road improvements and utilities have been constructed and brought through the subject site as part of Subdivision 7746. Camino Monte Sol will be the responsibility of each homeowner on which the road crosses.The applicant,as required by subdivision 7746,developed a road maintenance agreement (attached in Supplemental Documents)that insured that the private road and storm drain conduits be maintained and repaired, and that each property owner along the road will share in its maintenance and repair costs. S-7 .File#RZ013110,#DP033002,#VR031005, #MS010024 Sun Ramon Valley Regional Planning Commission Wednesday,October 15,2003 Since Camino Monte Sol passes through the subject site, each of the approved lots would be required to enter into the agreement. Since the applicant is also the owner of each lot,he has indicated that he will enter each approved lot into the agreement prior to selling it.There is an existing access easement off of Camino Monte Sol that serves the Broome property. This easement existed before the applicant improved Camino Monte Sol. The applicant has since created a new access easement that is slightly different for alignment purposes when he built the new road.The old access easement has not been abandon by the Broome property. f. Proposed Landscaping — The project includes a preliminary landscape plan (See exhibit 9 in appendix) that provides landscape treatment for each residence and a street tree program. The landscape for this project is required to comply with the Nater Conservation Ordinance, Chapter 82-26. g. Soils Investi ag tion—The building sites on proposed Parcels A,Band Care generally flat and will not require an extensive amount of grading. The proposed Parcel D is on a slope that exceeds 26 percent (Exhibit 7). However, according to the County geologist, the approach to development does not appear to conflict with Safety Element Policy 10-29 of the General Plan,which restricts development on hillsides that require extensive grading. He goes on to point out that there are no geologic issues presented by parcel D because it is underlined by bedrock. The grading on parcel D is to be limited by construction of retaining walls. The geological engineering firm of Fowler& Associates analyzed the site in 2001 and the County geologist peer reviewed the report.Both determined that the project is feasible from a geotechnical standpoint provided that certain recommendations are followed. h. Drainage- The proposed project does not create a substantial amount of impervious surface because the 4 proposed residences would create .6 acres of impervious surface on a 4-acre lot. The drainage of the site would remain much as it currently is, draining to the north into a natural culvert that collects the water and conveys it to .Miranda Creek several hundred feet to the west. Camino Monte Sol bisects the site, from west to east, along which are catch basins that collect and convey the water from the southern portion of the site to Miranda Creek. S-8 File#RZ013110,#DP033002,#V #31005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 i. Scenic Easement Area.---The applicant proposes a scenic easement area on proposed Parcels D and A. The easement area will be 60 feet from southern property boundaries of these parcels(See sheet A-2 in the attached Final Development Plan). The intent of this easement is to preserve the ridgeline of Parcel D and the southern property line of Parcel A from development. The applicant has agreed to dedicate development rights for this easement area to the County,while reserving the right to plant a small vineyard on Parcel D that might encroach into the easement.The intent of the vineyard would be for aesthetic purposes not for production. j. Comparison of Proiect (P-1) vs Conventional (R-201 Zoning Standards - The following table is intended to aid in the review of the merits of the P-1 zoning proposal. This review assumes that the R-20 district would otherwise be determined to be acceptable by the County for this site. Development Criteria R-20 Standard Project Project in Standard comparison to R- 20 Standard Minimum Lot Area 20,000 sq. ft. 44,064.(') Exceeds Standard Minimum Frontyard 25 ft. 25 feet(2) Meets Standard Minimum Sideyard 15 ft. 15 feet Meets Standard Minimum Aggregate 35 ft. 35 feet Meets Standard Sideyard Minimum Separation 30 ft. 35feet Exceeds between Residences(3) Standard 1 The average lot size is 44,064 square feet with the largest lot at 67,040 sq.ft, and the smallest at 28,739 sq. ft. 2 All lots have a 25-foot front setback for the main residence.On Parcel D however there is a Guest House with an l 8-foot front setback. 3 Derived from sideyard standard. S-9 File#RZO13110,#DP033002,#VRO31005,#MS010024 San Ranson Valley Regional Planning Commission Wednesday, October 15,2003 Development Criteria R-20 Standard Project Project in Standard comparison to R- 20 Standard Minimum Rearyard 15 ft. 15 feet Meets Standard Maximum Structure 35 ft. 30 feet Exceeds Height Standard Maximum Number of 2.5 stories 2 stories Exceeds Stories Standard VL URBAN SERVICE PROVIDING AGENCIES The project lies within the Urban Limit Line. As part of an adjacent subdivision (7746)the applicant completed installation of both water and sewer lines through the subject site to District standards. The 4 proposed residences would tie into these lines. The following is a summary of urban service providers to this site. Sewer Central Sanitary District Water East Bay Municipal Utility District Fire Protection San Ramon Valley Fire Protection District Police County Sheriff-Coroners Office Schools San Ramon Valley Unified School District Regional Parks East Bay Regional Park District VIL AGENCY COMMENTS a. County Planning Geologist-In a report dated April 1, 2003,the County Planning Geologist evaluated both a soils and follow-up report submitted by the applicant's geologist Fowler & Associates and determined it is adequate for this project. The Fowler report indicated that the project is feasible from a geologic and geotechnical standpoint,which the County geologist confirmed,provided certain mitigation measures were required. S-10 File#RZ013114,#DP033002,#VRO31005,#MS014024 San Ramon Valley Regional Planning Commission Wednesday, October 15,2003 b. San_Ramon Valley Fire Protection District - In a transmittal dated February 28, 2003 the District itemizes the standards,which the District would expect this project to satisfy. As part of the adjacent subdivision (7746)the applicant previously constructed the road that passes through this development to District standards. The letter does not indicate any inconsistencies with the District standards. Each residence will be equipped with an automatic fire sprinkler system.The closest fire station is addressed at 1101 Stone Valley Road,which is more than I '/a but less than 2 miles away. c. California Historical Resources Information System—Ina memorandum, dated January 7, 2002, the agency indicated there is a low possibility of historic resources and further study for historic resources was not recommended. d. EBMUD and Central Sanitary District — The site has both water and sewer service provided. Each of the proposed residences would be required to comply with District standards in hook ups. e. Alamo Improvement Association — In a letter dated July 13, 2003 the AIA recommends the following: 1. Recommend approval of 3 parcels, not 4 as proposed. 2. Recommend approval of rezoning to P-1 with a maximum of 3 parcels — shown on Parcel Map and identified as 3 parcels using the combined parcels of A&B, C and D. 3. Recommend approval of the Development Plan with the configuration of 3 parcels as noted above. They recommend the maximum height of the buildings be restricted to 30 feet and the architectural and landscape plans for the final design be subject to design review. In addition they advise the color of the buildings and roofs blend in with the surroundings — using paint with 50% non-reflective quality standard. 4. Recommend approval ofMSO 1 0024 for 3 parcels with a configuration as described above.They indicate that road and landscape maintenance agreements be approved prior to installation of landscaping along entrance roadway. 5. Recommend approval of variance to allow construction of engineered retaining walls up to a maximum of 11 feet for the driveway of parcel D. The design is subject to review S-11 File#RZ013110,#DP033002, #VR031005, #MS#10024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 for engineering, architectural and landscaping standards prior to installation. The applicant does not agree with the recommendation of 3 parcels instead of 4. He also feels the color board for proposed house colors he submitted to the AIA were made up of non-reflective paints and he should be able to use them. Included on the color board were red roof tiles that he feels are consistent with the proposed color scheme. He goes on to point out that the surrounding homes that have recently been constructed in the area use the same colors and tiles as he is proposing. The applicant has also revised the plans to only require a 6-foot high retaining wall in the same configuration. VIII. STAFF ANALYSIS A. Project compatibility with the surroundin,2 neiLyhborhood. Staff studied the surrounding vicinity within 1200 feet of the subject property.The reason for this analysis was to determine how this proposal fit in with the existing neighborhood. The development to the east, "The Ridges", was excluded because, although it is an approved subdivision, construction of the residences has not yet begun. Although, it should be noted that the Ridges is located to the east on a ridge several hundred feet above the subject property and the lots are an average of 3 acres in size where executive style homes would most likely be built on them. With that said, the surrounding neighborhood, within 1200 feet of the subject property, is comprised of both older homes and newer homes on lots that are predominantly between 20,000 and 30,400 square feet. The homes built before 1990 are smaller with an average size of 2888 square feet of living space with 685 square foot garages.The average size of homes constructed during the 1990's is 3647 square feet of living area with 704 square foot garages. The average size of the homes built after 2040 is 5354 square feet of living area with 1040 square foot garages.There are three homes alone that were built after 2044 on Las Quebradas with an average of 6282 square feet of living area with 1040 square foot garages.The sizes of the lots on Las Quebradas are 20,404 square feet. Clearly the newer homes are larger in size to accommodate the current market. The applicant is proposing residences that are 5500 square foot and 6544 square with garages up to 900 square feet on lots that average an acre in size. Staff therefore finds that the proposed development is compatible with the neighborhood, especially the newer developments to the east where Las Quebradas, the Ridges and Michelle Lane are located. S-12 File#RZ013110,#DP033002,#VR031005,#MS"010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 B. Cumulative Development along Camino Monte Sol. The Commission asked staff to analyze cumulative development along Camino Monte Sol. The road currently serves 9 parcels and if this project were approved for 4 the total number of parcels served by Camino Monte Sol may be between 13 and 15, depending on what was finally approved.This calculation is based on the fact that after allowing for development of the subject site, there are only two other sites with any development potential; the Broome and the Nelson property. The reason the Nelson property still has development potential is they have let the time period elapse for filing a parcel map for a subdivision that was approved on their property in 1989. As a result the Nelson property is currently 3.67 acres and staff estimates the potential number of parcels,after being subdivided,may be the same as what was approved in 1989 although that is not certain. Staff estimates the Broome property may yield between l to 3 parcels because of its shape and topography. It is staffs opinion this is not an excessive amount of homes to be served by Camino Monte Sol, because among other things,the development along Camino Monte Sol is consistent with the surrounding zoning. Furthermore,staff conducted an Initial Study for purposes of compliance with CEQA,which considered the existing development along Camino Monte Sol along with the current proposal and found there was no substantial evidence,in light of the whole record before us at this time,that the project may have a significant effect on the environment. C. Declining density with increase of slope. The General Plan contains the Ground Failure and Landslide Hazard Policies.Policy number 10-28 states,in general,as the slope of the terrain increases the density should decrease.The goal of this policy is to prevent development on slopes as it pertains to ground failure and landslides. As attested to by the County Geologist the subject site is not prone to either.Not withstanding that,starting at the parcels along Miranda Place and climbing eastward several hundred feet towards the Ridges, for the most part the parcels go from smaller to larger (exhibit 6). D. Overall arrangement of homes on proiect site The project proposes to construct four residences,three of which are on benched portions of the site to minimize grading. The fourth would be cut into a slope at a lower elevation to minimize visual impact to the surrounding neighborhood.The homes proposed for lots A and B are 35 feet apart which is consistent with the side yard setbacks for R-20 zoning. What is envisioned by the developer if this proposal is approved for 4 lots, is a total of 7 homes (4 homes plus 3 homes in the applicant's adjacent approved subdivision that is currently under construction)double loaded along Camino Monte Sol.All 7 homes would be 5-13 File#RZ'013110,#DP033002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 1 S,2003 similar in architectural style and tied together with landscaping that would that would include street trees along the entire length of Camino Monte Sol.The applicant is also constructing a retaining wall along a portion of Camino Monte Sol that is architecturally enhanced(stucco with cap) to improve the appearance of the overall design. Staff feels that the proposed development is not only consistent with the surrounding area of newly constructed executive homes,but is a quality project for the Alamo area. E. Soil Stability As previously noted,one of the homes is planned to be situated on a slope.This slope,along with the entire project site,has been analyzed by two licensed geologists and found to be safe building sites since it is comprised of bedrock. F._Drainage As part of his adjacent subdivision on the same road(7746)the Public Works Department required the applicant to conduct a hydrology study of the entire 18-acre watershed within which the subject site is located. The purpose of the study was to determine if the Miranda Creek culvert was adequate to convey storm water runoff without affecting upstream structures. The study was conducted and the Public Works Department confirmed the existing 94-inch culvert is adequate. If approved for four parcels on the subject site drainage of the site would remain much as it currently is,draining to the north into a natural culvert that collects the water and conveys it to Miranda Creek several hundred feet to the west. . Camino Monte Sol bisects the site, from east to west, along which are catch basins that collect and covey the water from the southern portion of the site to Miranda Creek. The Public Works Department has not identified any obstacles to the applicant being able to satisfy the collect and convey requirements of the subdivision ordinance. G» Visual impact on surrounding neighborhood The applicant has provided a photo simulation of the proposed development from two locations in the surrounding neighborhood. It should be noted that these views are not how one would see the homes from a car on the street. Rather, the vantage points are from the middle of Livorna Park and standing on a car bumper from Falcon View Court. In fact the proposed residences are generally not visible from the street level since they are screened by landscape and topography. H. Improvements to the neighborhood provided by applicant The applicant has provided improvements to the Alamo community that include a new private road(Camino Monte Sol),water and sewer lines,a new bridge across Miranda Creek, S-14 File#RZ013110,# P033002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 street trees will be provided along Camino Monte Sol, underground utilities and retaining walls that are architecturally enhanced. IX. RESPONSE TO COMMENTS A.Response to Anne Broome's comments made at the September 17,2003 San Ramon Valley Regional Planning Commission meeting: 1 .Summary of Comment: Two years ago there were three homes on about 18 acres. It was a rural neighborhood,which is why we purchased our home in this agriculturally zoned area. Staff Response: Mrs. Broome's parcel along with the adjoining parcels is an island of agriculturally zoned land that is surrounded by residential neighborhoods that are zoned R-20(24,000 square foot minimum lot size). Since the viability of agricultural activities in this vicinity is limited the area has been changing to conform to the surrounding area. 2.Summ4a of Comment: If Mr. Steffen's plans are approved, as he wants them, there will be 10 homes, with lots available for another three homes, for a total of 13 homes on this same property. Staff Response: See "Cumulative Development along Camino Monte Sol" in Section VIII, Staff Analysis (B). 3. Summary of Comment: The addition of these homes was done on a piecemeal basis. Staff Response: Each of these projects is subject to zoning regulations, which has allowed for application of appropriate development standards. Only three parcels along Camino Monte Sol with any development potential remain:(1)The subject site;(2)the Nelson property;and(3)the Broome property. The project was also subject to the California Environmental Quality Act which considers the surrounding developments. 4. Summary of Comment: First the Nelson property at 15 Camino Monte Sol was subdivided from one to three lots. This may have been done about the time we purchased our home in 1988,but we only learned of it a few years ago.Then Mr. Steffen purchased three acres and obtained permission to build three homes.Then Mr.Bobby Waal brought three acres and subdivided that into two lots.One house has already been built.Then Mr.Steffen bought the Jensen property at 25 Camino Monte Sol where he intends to demolish the existing house, and build four new ones. The problem with this piecemeal approach is that no one considered the overall environmental impact. Each step in the process was small enough to receive quick approval,but the total development can have a significant effect, which has been overlooked. Staff Response: The time period on the Nelson subdivision has elapsed and the map was never recorded. As far as the each project being small enough for quick approval, each one of these projects was subject to the Counties review process,which includes public hearings as well as the California Environmental Quality Act, so it did not received a quick approval. 5.Summ4ry of Comment: An EIR was required by the Board of Supervisors on the Bernardo S-15 File#RZ013110,#DP033002, #VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday, October 15,2003 Property,just below us, and we think an EIR should be required for this project. Staff Response: The issues that applied to the Bernardo property(now the Waal property) were 1. Soil stability_the Waal project proposed homes adjacent to the Broomes on the down slope and the question of soil stability was at issue. The Steffen project, which is adjacent and not below the Broomes, is being proposed on stable soil.See attached Negative Declaration,Section VI. Geology and Soils. 2. Drainage—The Waal project involved issues around how the site would drain. The Steffen project has been analyzed by Public Works and been determined to be adequate.See attached Negative Declaration, Section VIII. Hydrology and Water Quality. 3. Cumulative access for entire site—See Section VIII,B Cumulative development along Camino Monte Sol.4.Biotic Issues—The presence of Miranda Creek on the Waal property brought up biotic issues. appealed. The Steffen project is located several hundred feet to the east of Miranda Creek and is at a higher elevation. See attached Negative Declaration, Section IV.Biological Resources. It should be noted that following the Bernardo request a subsequent developer applied for and was granted a reduced number of parcels (2 instead of 4), after a public hearing and that decision was not appealed. 6.SurnmM of Comment:Mr. Steffen is proposing to build four homes on the Jensen property where only one exists now.The problem is two fold 1.Two of the houses are proposed to be built within 30 feet of each other directly across from our driveway. With almost 4 acres we don't know why these homes have to be directly across the road from us whenever we enter or leave our home.Mr. Steffen originally told us he planned only three homes would be behind the current location of the Jensen home,which was to be replaced. We did not object to that pian and we don't now. Staff Response: The proposed location of the homes on Parcel A and B are on a flat portion of the site to minimize grading, are 35 feet apart and comply with R-20 standards. 7. Summary of Comment: The fourth home added by Mr. Steffen is to be built on a steep hillside with the top of this house rising into our line of vision, spoiling our view. Staff ReWonse:There is an intervening hill that blocks the view of the proposed home on lot D from the Broomes . 8.Summary of Comment:The engineer's report on this location(proposed home on lot D)indicated a slope in excess of 26%,which we understand is beyond the County's General Plan requirement.In our opinion the house should not be built. Response:As to the engineers report refer to the attached Negative Declaration.Section VI.Geology and Soils. As far as the General Plan Policy regarding slopes,it is in the Safety Element Section 10- 29 and it reads" Significant hillsides with slopes over 26%or more shall be considered unsuitable for types of development which require extensive grading or other land disturbance.According to the County Geologist the proposed residence on parcel D will not require mass grading and the slope is safe to build on with required mitigations.While General Plan policies require that slopes in excess of 26%must be"protected",but the Plan does not necessarily prohibit development on those slopes. 9. Summaaof Comment: This hillside,which is adjacent to our property, also suffered significant mudslides during the rains last December. S-16 File#RZO13114, #DP433002,#VRlt31005, #MS0111424 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 Staff Response:The movement of soil referred to occurred prior to a retaining wall being constructed along the road. The " mudslides" in question were a "sloughing" action where, according to the county geologist, the top few inches of soil washes away when there is nothing to retain it. Since then a retaining wall has been constructed and there has been no further sloughing. 1 O.Summary of Comment:We are amazed at the number of variances the applicant is requesting and apparently able to receive for this project. He is carving into a steep hill, unstable hill to build his homes,and no one seems concerned enough to pull everything together for an overall consideration of all the variances. Staff Response: The variances requested by the applicant are consistent with the required findings. See D and E—Findings Section in Findings and Conditions of Approval. 11. Summary of Comment: We request the Commission to direct that the next staff report include a complete study of the environmental impact on the entire Camino Monte Sol development,and not consider the separate projects on a piecemeal basis.We also believe that an analysis of the impact of Mr. Steffen's variances and exceptions needs to be undertaken. Staff Response: An Initial Study was conducted on the project which included the surrounding developments. See Section VIII, B Cumulative development along Camino Monte Sol. Also see sections D and E in the Findings Section in Findings and Conditions of Approval. 12. Summary of Comment: Under CEQA staff concludes that there is no evidence of a significant environmental impact.We believe that there is such an impact because the proposed homes are to be larger than others in the neighborhood,they are to be of Spanish/Mediterranean style,and they are on smaller lots than previously existed on the Steffen property or adjacent to it. We believe that this question should be considered in the environmental study. Staff Response: See Section VIII. A. Project compatibility with surrounding neighborhood. B. Response to Alamo Improvement Associations Comments, dated July 13, 2003 The following is a response to comments by the AIA made in a letter to our office dated July 13, 2003. 1. Summary of Comment: AIA recommends 3 parcels, instead of the proposed 4, by combining parcels A and B. Staff Response: Staff recommends 4 parcels because it provides for maximum usage of the site by using the available land area for development while remaining consistent with the surrounding density. Staff analyzed the density of the surrounding neighborhood and found that the proposed subdivision is consistent with the development pattern of the area.A concern of neighbors as well as staff regarding parcels A and B was the proposed residences on these lots were too close together. Consistent with R-20 zoning standards the proposed residences on parcels A and B have a set back of 15 feet each for a total separation of 30 feet between the residences. This spot was S-17 File#RZ413110, #DP033442, #VR031045, #MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2043 chosen because it provides an existing building pad that minimizes grading of the site. To address this concern the applicant provided a preliminary landscape plan(exhibit 9)that provides a visual buffer between the homes and increased the setback from 15 feet to 20 feet for the home on parcel B,for a total separation of 35 feet.In addition,the views from each home are oriented in directions that face away from each other. 2. Summary cif Comment: AIA recommends that the maximum building height be restricted to 30 feet and the colors of the residences and roofs blend into the surroundings. AIA also recommends the applicant use paint for the exterior of the proposed residences with 50%non-reflective quality standard. Response: The heights of the 4 proposed residences are less than 30 feet with the exception of the left front elevation of the residence on parcel A, which is 31 feet, 8 inches. The applicant has provided a color board for the exterior of the proposed residences and their roofs. The exterior of the proposed residences are flat earth tone colors and the roofs are red tile. Prior to obtaining building permits for each proposed residence the applicant shall be required to provide paint and roof color samples to the Zoning Administrator for review and approval . The intent of this condition is to make sure the paint colors and roof tiles blend with the surroundings and are not reflective.In addition staff agrees with the AIA and recommends that the maximum building height be restricted to 30 feet, measured from finished or natural grade whichever is lowest. 3. Summary of Comment: AIA recommends road maintenance and landscape agreements be approved prior to installation of landscaping along roadway. Response:The applicant,as required by subdivision 7746,developed a road maintenance agreement that insured that the private road and storm drain conduits be maintained and repaired,and that each property owner along Camino Monte Sol will share in its maintenance and repair costs. Since Camino Monte Sol passes through the subject site,each of the approved parcels would be required to enter into the agreement. The irrigation provided to all four parcels is proposed to come from an existing well on parcel B. Parcel B will have a deed notification that requires the use of this well be for the purpose of providing water to the other approved parcels in this subdivision. The deed notification will be subject to the review and approval of the Zoning Administrator. 4.Summary of Comment: AIA recommends the design of the retaining wall for access to parcel D be subject to review for engineering, architectural and landscaping standards prior to installation. Response: The design of both the architecture and landscaping for the proposed retaining wall will be subject to the review and approval of the Zoning Administrator. In general the applicant is intending to construct retaining walls that are finished in stucco with caps. C. Response to Mr. Broomes letter, dated .Tune 10, 2003, regarding the intent to adopt the Negative Declaration for this project. S-18 File#RZ013110,#IJ►P033002, #VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 As mentioned previously,before approving a project, CEQA requires the decision-making body to consider the Negative Declaration together with any public comments received during the public comment review process.The County may only adopt a Negative Declaration if it finds on the basis of the whole record before it, that there is no substantial evidence that the project will have a significant effect on the environment and the Negative Declaration reflects the County's independent judgment and analysis(Ref. Sub-Section 15074{b}of the CEQA Guidelines).On June 12,2003 our office received a letter from Burton Broome an adjacent neighbor regarding the Intent to Adopt a Proposed Negative Declaration for this project. The following is a response to comments; L Summary of Comment: Mr. Broome states that the proposed houses on parcels A and B, directly across from his driveway,are too close together and were not on the original proposal conveyed to him by the applicant. Staff Response: Mr.. Broome presented no substantial evidence that this would constitute a significant environmental impact. The proximity of the proposed residences is a planning issue that has been addressed previously in this report. 2.Summary of Comment: The proposed residence on Parcel D will be built on a steep, unstable hill where the top of the house will be visible from our property. Staff Response: The stability of the hill on which parcel D is proposed could potentially be a hazard if the slope were not stable.But as previously stated the whole site including parcel D has been analyzed and found to be bedrock and therefore safe to build on provided that the recommendations of the soils engineer be followed. In regard to the proposed residence for Parcel D being visible from the Broome property there is a substantial hill that blocks the view.As to the top of the proposed residence being visible from his property the applicant installed a story pole on the proposed Parcel D to show the maximum height of the structure. Staff visited the site and after viewing, from both the proposed lot D site and Mr. Broom's driveway,the top one-foot of the story pole was visible from the driveway.The applicant is proposing to install landscaping between the residence and Parcel D that would further screen the view. 3.Comment:The hillside on which Mr. Steffen has extended the roads,and on which a number of residences are to be built, is unstable as evidenced by the fact that Spring rains caused soil movement both above and below the road. Res once: As previously stated, in Spring the applicant had not yet constructed retaining walls along this portion of the road and as a result during the rains the surface soil "sloughed"off the top. The applicant has subsequently constructed retaining walls along the road. Staff consulted with the County Geologist on this matter and he indicated that this"sloughing"could be expected during rains if the hillside didn't have retaining walls.He went on to say that the hillside on which the proposed Parcel D is located on bedrock and suitable for building. 5-19 File#RZ013110,#DPO33002,#iVR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 X REQUIRED FINDINGS FOR PROJECT APPROVAL Applicable Legal Findings—The following is a listing of the findings required either under the general plan or under the zoning/subdivision ordinance for approval of this project. They include findings for approving a rezoning, subdivision, and P-1 district. They also include findings required for a variance to allow application of the P-1 zoning for a parcel of less than 5 acres and a variance to allow retaining walls with retaining walls over 3 feet in height within the front and side setback of the adjacent property to allow access to parcel D of the subject subdivision. A. Potentially Relevant General Flan Policies - Listed below are a selection of general plan policies, which have relevance to the proposed project. Land Use Element Policies for the Alamo-Diablo-Blackhawk area 3-142 When rezoning in Alamo, the appropriate single-family residential zoning will include R-20,R-40,R-65,R-100 and P-1.Both Alamo and Diablo have special characteristics that preclude clustering in established areas. 3-144 Development shall be reviewed to ensure the continued rural character of the area. Conservation Element 8-14 Development on hillsides shall be limited to maintain valuable natural vegetation, especially forests and open grasslands, and to control erosion. Development on open hillsides and significant ridgelines throughout the County shall be restricted,and hillsides with a grade of 26 percent or greater shall be protected through implementing zoning measures and other appropriate actions. 8-21 The planting of native trees and shrubs shall be encouraged in order to preserve the visual integrity of the landscape, provide habitat conditions suitable for native wildlife,and ensure that a maximum number and variety of well-adapted plants are sustained in urban areas. Scenic Resources Policies 5-20 File#RZ©131111,#DPO33002,#VR031005,#MS010024 San Raman Valley Regional Planning Commission Wednesday,October 15,2003 9-11 High quality engineering of slopes shall be required to avoid soil erosion, downstream flooding, slope failure, loss of vegetation cover, high maintenance costs,property damages to visual quality.Particular vulnerable areas should be avoided for urban development. Slopes of 26 percent or more shall be protected and are generally not desirable for conventional cut and fill pad development. Development on open hillsides and significant ridgelines shall be restricted. Ground Failure and Landslide Hazard Policies 10-28 Generally,residential density shall decrease as slope increases, especially above a 15 percent slope. 10-29 Significant hillsides with slopes over 26%or more shall be considered unsuitable for types of B. Required Findines for Approving a Rezoning; 1. Required Ordinance Findin :The change proposed will substantially comply with the General Plan. 2. Required Ordinance Finding;The uses authorized in the land use district are compatible within the district and to uses authorized in adjacent districts. 3. Required Ordinance Finding Community need has been demonstrated for the use proposed, but does not require demonstration of future financial success. C. ReQuired Finding for Approving a Subdivision Required Ordinance Finding - The proposed subdivision, together with the provisions for its design and improvement,is consistent with the applicable general and specific plans required by law. D. F'indints for Adoption of Planned Unit District (P-1)and Approval of Final Development Plan 1. Required Ordinance Finding — The applicant intends to start construction within two and one-half years from the effective date of the zoning change and plan approval. S-21 File#RZ013110, #DPt1.33002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 2. Required Ordinance Finding:The proposed planned unit development is consistent with the County General Plan. 3. Required Ordinance Finding-In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. 4. Required Ordinance Finding-- The development of a harmonious integrated plan justifies exceptions from the normal application of this code. 5. Required Ordinance Finding - That the proposed development is consistent with the intent and purpose of the P-1 district and compatible with other uses in the vicinity,both inside and outside the district. E. Variance Findines for the Application of P-1 District for Residential Development involving less the 5 acres. The same findings apply to a variance for a retaining wall over 3 feet: 1. Required Ordinance Finding:That any variance authorized shall not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and the respective land use in which the subject property is located. 2. Required Ordinance Finding: That because of special circumstance applicable to the subject property because of its size, shape, topography, location or surroundings, the strict application of the respective zoning regulations is found to deprive the subject property the rights enjoyed by other properties in the vicinity and within the identical land use district. 3. Required Ordinance Finding: That any variance authorized shall substantially meet the intent and purpose of the respective land use district in which the property is located. S-22 File#RZ013110,#DP033002,#VR031005, 9MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,20013 XI. +CEQA CONSIDERATIONS AND DETERMINATION OF PROPOSED NEGATIVE DECLARATION For purposes of compliance with the California Environmental Quality Act(CEQA)before the County can adopt a Negative Declaration it must find,with the whole of the record before it, the proposed project has no significant effects on the environment. Because of the topography and location of the site,staff considered three potential environmental impacts of special concern on this site. The first was aesthetics because of the location of the site in relation to the surrounding area. Although the site is not designated a Scenic Ridge in the General Plan, the site is below a minor ridge. The home sites were placed as low on the hillsides as possible to reduce visibility from the surrounding neighborhood. To verify how the homes would look the applicant was required to provide a photo simulation of the hillside with the homes. The views were looking east from Miranda Ave and south from Livorna Road. As previously stated the views were from the middle of Livorna Park and on a car bumper from Falcon View Ct, which are not typical views. In fact the proposed residences are substantially screened from view by topography and street landscaping in addition to being sited low on the hillside in relation to the slope the rises several hundred feet in the background. Additionally, the applicant has submitted a preliminary landscape plan that provides for additional screening. Another potentially significant impact is soil stability.A soils analysis was conducted by the geologic engineering firm of Fowler & Associates and peer reviewed by the County Geologist Darwin Myer. It was determined that the project is feasible from a geotechnical standpoint provided certain recommendations are followed.These recommendations include the proposed residences derive their support from pier and grade beam foundations founded in sandstone bedrock that underlies the site. While the home sites for parcels A,B and C are located on flatter portions of the property the proposed location on parcel D was of special concern.This hillside is in excess of 26%but because there is no mass grading proposed,the home will be cut into the hill ( as opposed to conventional cut and fill) and the slope is underlain with sandstone the approach to development of this lot does not conflict with the Safety Element Policy 1029 (Hillside development)of the General Plan, according to the County Geologist. Also of concern on this site is drainage. As previously noted, the drainage of the site after construction would remain much as it currently is,draining to the north into a natural culvert that collects the water and conveys it to Miranda Creek several hundred feet to the west. Camino Monte Sol bisects the site, from west to east, along which are catch basins that collect and convey the water from the southern portion of the site to Miranda Creek.As part of a previously approved subdivision(7746)directly to the east the applicant was required to do a hydrology study of this watershed area that would show that the Miranda Creek culvert under Camino Monte Sol was adequate to convey storm water runoff. In a letter, dated S-23 File#R.Z013110,#DP433402, #VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,October 15,2003 October 8,2001 the Public Works Department confirmed that the existing 90-inch culvert is adequate and that if backwater conditions were to occur because of the culvert no upstream structures would be affected. As a result of the conducting Initial Study required by CEQA staff has found that, on the basis of the whole record,that there is no substantial evidence that the proposed project will have a significant effect on the environment. XII. ROAD DRAINAGE AND UTILITY CONSIDERATIONS Private Road: The private road, including a turnaround, serving this proposed subdivision was constructed to serve Subdivision 7746 to the east of this property. Drainage: All drainage from the project must be collected and conveyed in an adequate storm drain system to an adequate natural watercourse or adequate man-made facilities. There is an existing storm drain system traversing the west side of the property. The applicant must verify the adequacy of these facilities prior to being allowed to discharge storm water runoff to them. Subdivision 7746 performed a hydrologic and hydraulic analysis of the existing and proposed storm drain systems for the development of the property to the east. The existing system including improvements constructed by Subdivision 7746 is adequate to handle the increased run-off from this development. L-100 Lighting District: The subject property has already been annexed into the County's L-100 Lighting District. XIII. RECOMMENDATIONS Staff recommends that the San Ramon Valley Regional Planning Commission Adopt a motion to: A.Recommend that the Board of Supervisors: i. Find the proposed Negative Declaration for this project has been completed in Compliance with CEQA, and with the State and County CEQA Guidelines; ii. Find that the Negative Declaration was presented to the San Ramon Valley Regional Planning Commission, and the San Ramon Valley Regional S-24 File#RZ013110,#17PO33002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday, October 15,2003 Planning Commission reviewed and considered the information contained in the Negative Declaration prior to making a decision on the project; iii. Find the Negative Declaration reflects the County's independent judgment and analysis, iv. Find that on the basis of the whole record before it the County has determined that there is no substantial evidence that the project will have a significant effect on the environment. v. Approve the proposed rezoning to the Planned Unit (P-1) District with a variance to allow less than the required 5 acres. vi. Approve the proposed Final Development Plan with the attached conditions. vii. Approve the related findings recommended by staff. B. Approve the proposed Vesting Tentative Map for 4 parcels contingent on final Board approval of the P-1 zoning. C. Adopt the related proposed Vesting Tentative Map findings. D.Approve the variance for 6-foot retaining wall with a zero foot setback within the side yard setback and a 6-foot retaining wail;with a zero foot setback within the front setback for a proposed private access road to serve Parcel D on Subdivision MS010024. This variance applies to the adjacent propegy(193-020-005), under the same ownership on Camino Monte Sol G:\Current Planning\curr-plan\Staff Reports\1\4S010024.stfrpt.jvo.doc 5-25 rs t i' .IBI' 1 �- GENERAL PLAN � ZGNING MAP + P 1 r'l GO- r ••1 IM's)) •�• .i � 1 `��r � •lip$P? ` a, LI� 91,,t ���it f•. {i , �i r j! 1 E � 'j CXE 5 1 I '�/t ` •t L N 9R � y ��OCr • `t t•f _� � 1�1 J!f`•• tts� i •t ! v i IS i t itl• ,s � � mss j .Y �'`- .• ��� •. of m Y •.l ,:�t3 (��y,� t } } Lo _ U YOVL �t i W ffi5�.. uN` g�y4,RRiNGTCR l 1 • Y� � d � kv '� i � y •�J�4 2e'� � 2i7 i .» t APs ?At ri tt i70 ex AN d7t / CY. ��• ¢��v !7j J lt..w ^�.. �,• r e r r r t r }J u+ � BW ua W > O �r d otY tit a x a:� ..a" ;�; �i 4 � ��" �` ' .,.�y � � � Ilv t`P S �:Y �� IK- `C�, b tl�� Iy�' j2� I�� F� 'I V .: Y � J� u} � �I i{ �e`"�.t r �. M I" Bi" �I� /ry �� � � '� �,, �� ��a ��r� � �� r_ py ,, H. ��_: i lih� 4 � �` �. -., t' E � ��� :� `' �� ��� �, , ' t�1 � �v P ,'ice ? �,,�� �+,c � .. J'�?q, ,�, �. 5:, lPlk.". t '' .#,',.� �.a. . � `:��Y, ���:�" N � �; ` r�r��� }�^ �} �� f I�t� Y3. jy(y ,�,� Ls .1 k t '� x s�4 k S�7 a + � A Fpv S k 3 r .. t��`^ w�� 5 {y,� .Y �_-^' f�:1't�c �- � •vvlk ada* �t •C,.�'-.,,��:_,.. � R-"R!4j( *�*.*�y'„�'I�i�..� �. f��/�'ti , t �. M. �G 3`a rt`v � S�. ar.`x+& s v�`'-.-: !r s 3�'� srrrrYH'x'dtff,t'f�-:. t.ti"�✓: Y£ r"^� ! 4 nq� _ 1 '�- `?a , $ fi zx"ti.•q..w fxgl ,��Me'�s f t -,oen v a e�lA 1a �*•- �#''' �. ntt-�' ' `s� x .'�, °. � a'�+,,, x ��,,er �'�+'°a�Vy ¢i�.b„, p`, • t 'r.."�.� '�',r""`. -.'l.� _� � '.'�,t�`�i...+. ,A- "'£+".�` . ' <I/' ,.4^`^` z'w'7f'""t' �"�.g'C.`' 95•"2,y.�+ +''' s.r.� t'+s,a.""'.'�^ t}' "k„�. R•s pp c>s���1 � t ,*.,. _ 'f? �+y ' ; �!a f ♦ u R","''"'�'PaE ,°a�' +,�w2 Wit V ,b7�.+n�d a 3�'�K. +.�2 y� * 4a�i�$e� � �� � F ,� 1�^ �'��� �*• „y� "�. µ Cb C rr ss``at�` ` ' �s G Sj° ` }4 Y (t' ..x _ t ins't'�*�.*`���`�."i��:�-C�a� ' ,�.� 9�y,*+'t-.'.r .'�b.�u'9Gk..�u':�' �h. fi.. ♦� e� M L - 31fes- s� "4f 'Y. M e�¢k� �x�0.! t � +s•..r \a+f FEW� � s.� t'� rkz� "'"'�� 'd°'; a "�.'�'!� -�� .'.,•'s• VtMAR '�'',S�t:�@ �' `"�' ' 'ss n 27^^'~:f�,,,K x�`�,� ��,t ,f,,, ,. .,..�--'"'"4z„�,x�r ,,,, g*•_ � r,�',�r� - � j�'` aXE `4�"1y, 'r`�imF «��r. ��,� r�"fq� 4t. �$€�'e�" f-�a "}a.F^.• f� � 1 _;� �; � + x �'”"@ t#�C���Hrw `8A y�w '�""y,�"�'"•�c� r'"f y � � �{ ... R*^r a"' Mxk }?� » `'Ln. Y4 ¢ 'n"` }f 'ai r„ 3�` .+ f� `T z4 'n"ht1 u� �'l g •i," +P, Y}l ¢,.,.@." a. c gJs 'a�' ,A :+*t'< ,t "t .�' Sz•tg 21, w �gp�,, y�e.,,�gg';j �W ,-.a'4r *S'l„_n_.tid�•4# t .roF` r � 45fy� 4 � MR �t-�' G'.+t 'a.`' `,py` .��4 `•,�w�r'z'„ .��' ��. �'srr :v+�.' ," � l4 ;e �'1�. `,b, 9 aka � lF yxCsm 'f 1W, .M ��'` �•����"�n � '�" L�"` n+�*� � �0'� R�. a,.r�' i# Y: ' ^' e qy, 1 e ft'° tom• t'qy '`'r' "Q° - :u`F s� .� < �f' ^`P'„4�'*,*,x, � a•- a r +`,'*t'' �" ' k p"Agg; '_ -' At` ,'e',' U'' x Q" ,...'tk*.'..r »'a,`.,�'f PLt„ 'kms `�id �;t,ar"�5..��`"r,,,"=y? w". k�'",". '+, F,'s+' -o. •"•tra-`'�X, to w,l�rax��� .K.r3t}�Y s«}'`✓ �nC`s:c�^.: tiW4rcsk,,r xar''r;L �L}t" `,r„t�z, v A•1�'y4a`„'smys,..+t,�,.�� ,�-. ,x; ."tea.' "�'�"` ����`0�,,fNe� r, ��'�! '."+ Snm;g 3' r'^c+s„`` °n�a #�.rfx�,�Yw*ti.� A.44 � � ��je�*k� r` �rt F� �FKlF x 4��!�� ��bu v�� 9T Cf�t �a � � • R ✓ f'- ?..4u(.s hyxe ik "'d lY. Y$3 "ti l0 � 1aM�� .y�A,�ga �fm � ft ,t"0 a wNow t� z,t. OOR 0 jxCl 'too tri. to r .� r uJ w LLm mv _ e at E O r tii �fl.LO le C, LL 9� aiv W ar ct y . t , _ ceman luaJ rusrmrv�'etgtu�r r roa■suis us vvx�av mo a+r ___ ��*�+_ YINNOSrFYO 'AlNaO3 YSBOJ YZUNO0 '7�J S',l�l SS '106 SIMON ONI� 96 isit is v ter, WS'I Y4 ,d0 v'433ayd _.._ --A.uvu SISxTYNY 3d0?6 b I of f`I on W on onZ4 on on on P. � o � 14 Z i O i f ! _ I �.. J gyp(!� �d' � X �� ..-..�•�.- _ ,r ( 44 zr -''r ,.•'" �r,.x�.m�I11'�'% yll�1i�j� � II j//���,-�'. tte� or X/ 14 .w," .� 5`� •,, � �fir,���: �.. �f ,� aCJ 9 ,r WWI 1 U � - i.+ S� ✓ 5 1Y& W JAMWYP 'fir y �` 1 i�'t�:lJl+rt'1!f `rf��1!� �j 1 i ' !y,/�J7�1,� 7 �l Jil���ll�ltl 2a' a aun•awksww +w-wreca www,�wc wxwt:ae�+�stw � ns�'Arlovs man r 1N':gWc 013ABCi dOW L400M 4101M lu 1 t3 t ri pry � i f t k t tit . �i•�� � �° kti NG i ! 1 ! f t { r W W d 6C4CL �• � J iJ 4�t ,,.'� i�'w T it of 13ffi ariw'�a+a+�,•y.J Jt, w p� It 1�t i 1 1It �•I m � g AL M � � E-- 8,..vwr► 1 m se. ti _ y1i IA O 0 tm uj • a j1 N Y > r CSS CL 1 I , . 'Illy/ _. RECEIVEu sRVRpc � � San Ramon Valley Planning Commissie F-NDA ITEM#�- September 17,2003 Steffen Development Comments Submitted by Anne and Burt Broome 1.Recent history of development on Camino Monte Sol: a.Two years ago there were three homes on about 18 acres. It was a rural neighborhood,which is why we purchased our home in this agriculturally zoned area. b.If Mr. Steffen's plans are approved as he wants them,there will be 10 homes, with lots available for another three homes,for a total of 13 homes on this same property.According to the Community Development Department report there also appears to be plans for two additional"guest houses"on the same property. c. The addition of these homes was done on a piecemeal basis. d.As we understand it,first the Nelson property at 15 Camino Monte Sol was subdivided from one lot into three lots.This may have been none about the time we purchased our home in 1988,but we only learned of it a few years ago. e. Then Mr.Steffen purchased three acres and obtained permission to build three homes. - f'Then Mr.Bobby Waal bought three acres and subdivided that into two lots. One house has already been built. g. Then Mr. Steffen bought the Jensen property at 25 Camino Monte Sol where he intends to demolish the existing home, and build four new ones. 2..The problem with this piecemeal approach is that no one considered the overall environmental impact. Each step in the process was small enough to receive quick approval,but the total development can have a significant effect which has been overlooked. Prior to the purchase and development of the Waal property another developer had proposed to construct three houses on this same three acre parcel.When that proposal was put before the Sari Ramon Valley Planning Commission the Commission required that an Environmental Impact Report be prepared.This requirement was appealed and upheld un uimously by the Board of Supervisors.Now that the surrounding property is also being developed we believe that the need for an Environmental Impact Report is even greater. ti 3.'Nir. Steffen is proposing the construction of four homes on the Jensen property where only one exists now. The problems here are twofold. a.Two of the houses are proposed to be built within.30 feet of each other directly across from our driveway. With almost four acres of property we do not know why these houses have to be directly across the road from us whenever we enter or leave our home.. Mr. Steffen originally told us that he planned only three homes on this property,and that two of the homes would be behind the current location of the Jensen home,which was to be replaced.We did not abject to Mr. Steffen's original plan,and we do not object to that plan now. b.The fourth home added by W. Steffen subsequent to our original discussion is to be built on a steep hillside with the top of this house rising into our line of vision,and spoiling our view. The engineer's report on this location indicated a slope in excess of 26% which we understand is beyond the County's General Plan.requirement. In our opinion this house should not be built. This hillside,which is adjacent to our property,also suffered significant mudslides during the rains last December. 3. Although we are not familiar with all the rules imposed by the county regarding home construction,we are amazed at the number of variances Mr. Steffen is requesting and . apparently able to receive.He is carving into steep,unstable hills to build his homes,and no one seems to be concerned enough to pull everything together for an overall consideration of all the variances. 4.We diel mote in the Community Development document that a"full analysis"has not been completed on ibis project,and that a full staff report will be available in November. We respectfully request the Commission to direct that the next report include a complete study of the environmental impact on the entire Camino Monte Sol development,and not consider the separate projects on a piecemeal basis.We also believe that an analysis of the impact of Mr. Stefen's variances and exceptions needs to be undertaken. 5.Under CEQA status the staff concludes that there is no evidence of a significant environmental impact by the project.We believe that there is such an impact because the proposed houses are to be larger than others in the neighborhood,they are to be of Spanish/Mediterranean style, and they are on smaller lots than previously existed on the Steen property or adjacent to it.We believe that this question should be considered in the environmental study. .ld MAMO N 'VbEAMOCLOON rcr FT=aui, 1).O. 1 zzi Almo. CI.1.11:01:_�NlA q �7 • { } 86C,35606 July 13, 2003 BY FAX TO 33.5-1222 Community Development-0ept. 651 fine St., 4 ` Floor, N. Wing Martinez, CA 94533-0095 Attn: Jahn Oborn.e Re: RZ 41-3110,ISP 03-3b42,MS 01-0024,VR 03-1005 Site: 25 Camino Monte Sol Request to review combination of four permit applications: 1. Request to review-application for the rezoning of 4+ General Agricultural (A-2) acres to a Planned Unit,District(P-1)with a variance to allow application ofthe.P-1 zoning for,a,parcel of less than S acres. 2. Request to review application for prelim na_-y and final development plan approval for a four patcel single family residential development also requiring removal of four live oak trees and three olive trees. 3. Request to review:application for tentative map approval to subdivide 4+acres into four parcels. 4 Request to reviewan application for a variance permit to allow an 11 it. retaining wall with a aero-foot setback within the size yard setback and an 8 ft. retaining wall, with,a zero foot setback within the front setback for a proposed private access road to serve parcel D. A-2 zoning. Continued from,Tune. Dear Mr. Oborne: Subject application was reviewed by the Alamo Improvement Association's Planning Committee on July I O'b, and by our Board the follo*ing nigh. The application was presented by the applicant. There was a brief reviewof the various aspects of this project Lnvolving the coordination of Ebur(4) applications. There was a.detailed presentation on the Landscaping plans and discussion on the maintenance for landscaping and roadway. There was significant discussion on the number of parcels to be recommended. Applicant has applied for a total of four. A number of ton4sii ee members prefer 3 parcels. RZ 0 1-3 110 application recommended for approval changing zoning to P-1 with a.maximum of three (3) Parcels.... shown on the subdzvisiob map and identified as three parcels using,the combined parcels of A& 1.3, C and I), A!L 1:L'LO.�1 im 'QOW L N ` A-81, 80000 _ For rrc CWL7 11V% P0. BOX 271 S AI:AMO. C.UTt7DO 945OZ (925) $6& Page fi (continued) kZO1-3110, DP03-3002, MSO 1-0024; VR03-1005 DP 03-3002 application recommended for approval with a development plan for a maximum of three(3) parcels with configuration of a c6mbifted.A&B parcel, C parcel and D parcel. This plan.is subject to landscaping and architectural(extci icer) revid'' far all parcels. Maximum height of&Aidiiiks will be 30 ft Ccilors'for buil in sand ri 6 to bl&hd into surroundinks. i Ppiicant is requested to use paint with a 5C1°/anon-rellectYve Q113lity standard. MS 01-0024 application recommended for approval with a tentative map for 3 parcels as described above. Landscaping and architectural review will be required for all three parcels. Road maintenance and irrigation maintenance agreements will bane to be approved prior to installation of landscaping along entrance roadway. VR 03-1005 application recommended for approval to allow construction of engineered retaining walls up to a maximum of I I ft. for the driveway of parcel D. The design is subject to review for engineering, architectural and Iandscaping standards prior to.installation. Si ce . Iy oger m�thk rrnan Planningornmittee cc: AIA'Secreta,ry Leo'Steffen J t' Burton E. and Anne C.Broome 20 Camino Monte Sol 03 JON 12 PM 4: 5 Alamo, CA 94507 June 10,2003 John Osborne Community Development Department Contra,Costa,County 6151. Fine Street,North Wing, e Floor. Martinez,CA 94553 Dear fir. Osborne: County File 4 MS010024, DP033002,RZO13110,VR.031005 We are submitting comments in response to the Notice of Public Review and Intent to Adopt a Proposed Negative Declaration dated June 4,2003 relative to the file numbers cited above. From,time to time over the past two years we have had discussions with Mr. Leonard Steffen.(A.pphcaut)regarding the dgvelopixnent'of his`prope'r'ty:We understand that Mr. Steffen is currently planning to construct seven residences on property that previously contaizied one residence.We have-not previously obiected-to'6is' development,but we have recently learned:that Mr.Steffen's plans have changed from the plans he originally informed us of: We abject specifically to two items now included in Mr. Steffen's proposal which were not in the original proposal he conveyed to us: 1. Mr. Steffen plans to build two houses within 30 feet of each other directly across from our driveway.He-originally told us that he would replace the one house already there,but on a lower pad, and place the second house behind the first, dovm the hill, and out of our view. With four acres of property, even though some is quite hilly,it does not seem appropriate to crowd two houses next to each tither where only one existed before. 2. We had originally understood that Mr. Steffen was going to build six residences, althodgh he had hoped to build a seventh which would be out of the line of vision- from our property.•We now understand that the seventh house is proposed to be built on a steep,unstable hill where the H 1 top of the house will be visible froin our property. We do not think that this house should be bust The hillside on which Mr. Steffen has extended the road,and on which a number of the.residences are to be built,is unstable. Before he poured the retaining walls,the spring rains caused a lot of sail movement both above and below the road. It is this hillside on which Na. Steffen plans to build the seventh house. We are not familiar with the Planned Unit ve e of pias �- desi nation,but we are concerned that this will allow development in some fashion other than normal resi.dential zoning would allow. We also note that even this designation requires a variance. There are still further variances being considered for some retaining�wall.s which we assume are intended to hold back the very steep,very unstable hill.Also,as :far as we can see there are no proposals to stabilize,if that is even possible,the hillside below the road extension. . j We appreciate the opportunity to pro-Vide these comments. Yours very truly, . 1�1 Burton E.Broome [DARWIN MYERs AssoCIATES ENUIRONNiENTAL RESEARCH ■ ENGINEERING GEOLOGY April 1, 2003 John Obome, Project Planner Contra Costa County Community Development Department 651 Pine Street, 21 Floor,North Wing Martinez, CA 94553. Subject: Geologic Review Services Contract DP0330021 (M:S010024 APN 193-020-003 /25 Camino Monte Sol Alamo Area, Contra.Costa County DMA Project,,4 3017.03 Dear John: €Ji.May.7; 2001,we prepared a geologic review of the captioned project, including comments on a.report prepared by Fowler.&Associates`In response to that review,the applicant has submitted . 4 update7letter-report from Fowler&Associates.' Additionally,the project has ,and you provided us with copies of the revised'Vesting Tentative Map,which proposes four lots(received. by CDD on January 6,2003); a slope map of the property(prepared.by Aleder&Associates, .arid building plans and elevations,prepared by Talon Design Group (received by CDD on January 6, 2003). Approach There are several exhibits that staff has provided four our co=ients. We will-address thou individually. Fowler &Associates Fowler&Associates(F&A) responded to our previous letter by logging test pits in two landslides mapped by the U.S. Geological Survey on this site.' The F&A.letter report includes maps showing test pit locations and logs that show the details of observed features and conditions. Severely weathered sandstone bedrock was penetrated in each test pit at a depth of 5 _Fowler&Associates,2001. Geotechnical lm,esifgaiion Farcel A of 41 L-Sm.44,,5'scl7dMsion 7746, 25 Camino l✓lonte Sol,Alamo,California. Project 4365-2(dated August 8,2G01). 'Fowler&Associates,2002. Geologic Consultation,Parcel A of 41 L.Uf.44,Subdivision 7746,25 Can:inoMcnte Sol,Alamo, California. Project#365-2A(4a±-,d July 23,2002). 'Milson,TH,1975. Prelinr.'nary Photoinie7pretatiora Map ofLundslide and Oder Surfxial c'Jeposits of the Las T"rompas 7'/'Quadrangle,Centra Costa County, California. U.S.Geological Survey,Open File Nuip 7527724. 1308 PIKE STREET 12 MARTINEZ,CA 94553 E 925/370-9330 Page 2 feet. Thus the slides are very shallow and according to F&A.they are smaller than shown by Nilsen. The F&A report provides some planning level recommendations for the project. UBC seismic parameters can be derived utilizing the blow count data gathered during the 2001 F&A. investigation. • Undocumented fill should be removed-and replaced with engineered fill. • Surface drainage facilities are required-at 30 feet vertical intervals,along with brow ditches. (There is cane proposed graded slope higher than 30 on proposed Parcel C.) Topsoil can be salvaged and track-walked on slopes.with gradients of 2/7.:1. Fill slopes should be over-built and then trinimed back to the approved final grade. Cut/fill transitions are not anticipated to be a problem for dwellings built on piers. .. Energy dissipaters, such as rip-rap should•be provided at the outfaL point at drainage facilities. The existing leech field on-site shall be removed and replaced.with engineered fill.. • Differential settlement of fill may affect flat work around residences,but the dwellings will.be supported by piers extending into bedrock. That will avoid damage to,buildings. Planning Exhibits 1. Slotae Maya 1 The building sites can proposed Parcels A,B and C are at least partially within-areas possessing slopes of 0-15 percent. The proposed Parcel b is on a slope that exceeds 25 percent. However, the approach to development does not appear to conflict with Safety Element Policy 10-29. The grading is to be limited by construction of retaining walls. 2. Vest Tentative Mata The VTM indicates all of proposed Parcel D is designated AL. This parcel is less than 1 acre, ..which may present a density issue(i.e.,the allowable density in AL is 0.2 units/net acre). We continue to have concerns about the boundary between proposed Parcels B and C. A seg=at of this P/L is in the mid-slope area separating the building site on these parcels. Ideally .all of the slope(or as mush as possible) should be included in the downslope lot. We have included a sketch showing a passible relocation of this property line (see Figure 1). Page 3 . A �. .... "+.. 44d• ". ti, ."`... "`••,."`'<.. u..��yy`.��......a: ,_-r r tip - 4• .`r•'r' J'j� •,yrY-.. "'--.-.,,„-.' ,�*..`�` .,yy+tyaaµ.,x` `�"�`J'L� `�" np'�• �,�,•.-�••r � • 6 1\41 "•�e , tr/i• '..p`".."'-`•;"`�+,.._,��+,,,, .`� .,`"'wy��"`.-�`-•("'�1.,��.. 4`3 t4 p`..` ..—J� y.. '� '.;,,V, ��r'�, '" r�,,,, v..w" b n�w hu p•4V.. `•fir'•`^•w �**33aw�Jl1� A � _ ..„..•"P• �`,. Y :+'�,�. `fit "``•�'.-:,.,.."^ ::`.���,"s'(y� `�i� '�+` _ _'�a�„'�, ::.�_,,..- r:.r r _~M.-,: � �, .�. ` C,••,' .-� ems,.=....;••Y,,.....�"' •;":�-: ..--"'- Figure l Lot Line Alternative 3 B "din Plan Sheet A6 D requires a.variance to allow construction of retaining walls in the structure setback.zone (3 feet allowed,walls up to 11 feet high requested). Additionally,this residence is a large s#ructu t on a prominent Aside and has no useable outdoor area that we can.see. The truss of tie building and height of retaining walls may present a visual quality issue. These are issues that will be considered by staff during the review of the subdivision. However,in.our opinion M geologic or grading issues are presented by this lot, We-trust this letter provides the evaluation and comments that you.requested. Please call if you have any questions_ • Sincerely, DARWIN MYER.S ASSOCIATES vJ.p, 11 Darwin Myers, CEG 946 Principal cc: y Faria, Building Inspection Department 00jr jr Car Bon Fowler, Fowler&Associates �'b, Leo Steffen, Steffen Builders Daryl A.Alexander,Alexander&Associates A'"�.1[rs1.��{M1.I�.sI�IX.t°�. �7ry CEQA At��7.�SSMIL�1 Less than Significant Potentally With, Loss Than significant Mitigation Significant No Impact Ytneor rs#ion InP ut Inpsut VI. GEOLOGY AND SOILS-Would the project? A. Expose people or structures to potential substantial adverse effects,including the risk of loss,injury, or death.invohiug. L P,.upwre of a known earthquake fault, as delineated on the most recent Alquist-Pxiolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on-other substantial,evidence of known.fault? Refer to Division of Mines and Geology Special Publicaation,42. x 2. Strang seismic ground shaking? x 3. Seismic-related ground failure, including hquefacdon? , 4. Landslides? X B. Result in substantial soil erosion or .the loss of topsoil? X C. Be located on a geologic unit or soil that is unstable,or that would become unstable as a result of the project,and potentially result in on-m off-site landslide,lateral spreading,subsidence, liquefaction or collapse? _ D. Be located on expansive soil,as defined in Fable 18-1 B of the Uniform Building Code(1994), creating substantial risks to life or property? _ X E. Have soils incapable of adequately supporting the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of wastewater? x A-1 Discussion Al. _ The nearest fault considered active by the California.Geological Survey(formerly California Division of Mines &Geology)is the Concord fault,which passes approximately 4.miles north-northeast of the site. No faults are mapped through the site and the risk of fault rupture is nil. A2. According to the Safety Element(p. 10-23)the site is in an area rated"moderate damage susceptibility". The_risk of structural damage from ground shaking is regulated by the building codes and County Grading Ordmance. The UBC requires use of seismic parameters which allow the structural engineering analysis for buildings to be based on sail profile apes (see UBC, 1997,Volume 2,Div. 5,page 2-23). (duality construction, conservative design and compliance with,building and grading regulations can be expected to keep risks within generally accepted limits. A3: :According to the Safety Element(p. 10-27),the site is in an area that is rated."generally low's liquefaction potential. Rigorous investigation directed to liquefaction potential are required for areas classified"generally high." In areas of"generally moderate to low" liquefaction potential, qualitative geotechnical evaluation of this hazard is typically. required. In this rase,the site is classified"generally low"so no investigation of liquefaction potential is required. A.4. A. . With regard to landslides,the site has bcen an.alymd-by Fowler&,Associates. The only slides Pa the site are shallow,and they a re to be removecd by corrective grading if they are within areas planned for development. B. An Erasion.Control Plan is routinely required for projects requir.ing grading penrrits. .According to the Sail Survey of Contra Costa County,the risk of erosion is high C. Our review of the existing geologic data indicates that the project is feasible. The details of the specific standards and crite for site grading,drainage and foundation design are to be provided in the Final:Geotechnical Report,which is routinely made a condition of approval.. D. According to the Soil Survey of Contra Costa.County(page 90,Table 6),the site soils can be expected to exhibit a high to very high expansion potential. laxpausive soils :shrink and swell as a result of moisture changes that can cause heaving and cracking of slabs-on-grade,pavements and structures founded on shallow foundations. Building damage due to'volume changes associated with expansive sails can.be .reduced by depending the foundations to below the zone of moisture fluctuation, i.e., by using drilled piers for dwellings and by placing slabs ora select, granular E.11. Detailed foundation design criteria are provided by geotechnical reports. It should be recognized that expansive soils are an engineering issue, and not a land use or feasibility issue. E. The project is in the Central Contra Costa Sanitary District, and is to be served by the District's facilities. A-2 Environmental Analysis IMRact. Soils on the site are ekpansive,thea are e< ting undocumented fills within areas planned for development, shallow slides are on the perimeter of the developed area,and slopes are relatively steep. The investigation of Fowler and Associates indicates that the bedrock is chiefly f m sandstone,but it includes mudstone interbeds. According to the U.S.G.S.(Ellen& Wentworth, 1995), sandstone is weathered to depths of 20 feet and mudstone to depths of 1.5 feet.The clayey mudstone is highly expansive.'The grading plaa indicates substantial fill slopes on Parcels A and C. They will require a,remedation plan to achieve long-term stability of these slopes. Additionally, retainingg walls are proposed on all of the lots. laf tiaation Measures A. At least 30 days prior to issuance of a grading permit or installation of improvements or utilities, applicant shall submit a.Pinal Geotechnical Report meeting the require ments.of subdivision Ordinance section 94-4.4'20 for review and approval q the.Planning geologist, along with a.remedia-tion plan. Improvement, grading, and building plans shall carry out the recommendations o,f the approved report.. This report shall include specific standards and criteria,for site grading, drainage and foundation.design by recognized methods appropriate to soil conditions discovered during subsurface investigation. aje;B. . .Applicant shall record a statement to run with deeds to property acknowledging the appr4yei..4 report by title, author�rrrnn), and date, calling attention to approved,i recommendations, and no that the report is availtxble fromm the seller. C.. .Prior to issuance of building permits, applicant shall submit an us-graded report of the geotechnical,engineerlengineering geologist with a as�built topographicwrap snowing final plan and grades for landslides repaired, inclining subsurface drainage, subdrain cleanouts and disposal or pickup points, and any buttress fill with its keyway location, or retaining wall installed, and other sail improvements installed during grading, all as surveyed by a licensed land surveyor or civil engineer. The grading completion report shall also include compaction test data and an as graded geologic rnap that shows the details cif observed features and conditions. D. ,engineered slopes shall have gradients of 2%:l (or flatten. Where needed, retaining walls or reinforced earth can be utilized with proper design. H. All graded slopes shall be contour-rounded to mimic natural terrain features. F. To protect trees that are to be retained and sensitive hillside areas, identifyscenic easements on the property. Areas adjacent to the dwelling shall be excluded from the scenic easement to allow f6r landscaping/terracinglpathways. A-3 �, Page 6 • A note indicating the general standard for cut and fill slopes is 2.5:1, ifthat is the case. • A note indicating that the undocumented fills are to he removed, if that is the case. 5. Drainage We do not understand how surface drainage is to be handled. (It may require easements across lots.) Please provide some data on this subject. We trust this letter provides the evaluation and comments that you.requested. Please call if you have any questions. Sincerely, DARVvNMYERS ASSOCIATES PERScc .� NO.946 Darwin Myers, CEG 946 CEC-;TPED Pririeipal 4 U,I i T . GEOLOGI cc: Gary Faria,Building Inspection Department Don Fowler, Fowler&Associates OF C Leo Steffen, Steffen Builders. Darryl A.Alexander,Alexander&Associates 3018-021tr(1).wpd IC} project 365-2 - August, 2001 anal consequent' i.stress in these ;stzuctural elements Landscaping shod. be tl] i ned with consi'eration, orthese potentf.a.l_problems.. Maintenance triode land maunterr nee V�Ilu e required urfke and subsurface draznage fab s s1ldiA&bt checked frequently, d cl i d and nia .tamed a neees ary dense growth t f deep rooted, Ug'hind 66eris �vvezght_gr ,� rLlt be rnai.nta�.�d ci all slopes to reduc 's1aund erescnoghn and erosion tha dccurs a dust b repairedrsrptly beforet can enlarge .W -pmt: +eotec 6d.Ser, i e reco�rnmend that E) 1SSC3 ATES be comm sszc ried ta:perform the f no*nng work yevrev grading and foundation plans and structural calcvlattons tl 'sery and advise durinfte stnpprn anal aciv�se ait stn } in S ep� { v € test anc sclv�se n scarrfic4tiorR,water conditioning,and �, ccrn�+act�or�t�f cn site soils and`strucharal fill�n-areas to recei�re fil:I . I ,on 'r + serveY°thhe excavations for pier fpundatlons and advise c�n:suttabzllt t IlmTATO - S ... - y - .r Changes; n delom nt prcp` sls will renelex cur reconendations invalid ur►Ie5ch changes are reieve aur staffd ami}ec ` eccrinendac�ne n� o.( red acco; d 1y Cou r tecornni.enc t� .ave leen :made In accor, ante .R . "r'd y M`"s 4. $" i T -,`na r:rr'.•r"�PyF- G z r. ,y ;} Oil, e oundat or +en aneer ig rutm es'and { practices generally�^�played bY 4 7 the enxxterng pes` roi"anti tliy are based cin data obtained froze fret expiaratro rnad nt he l&cab.i s rndreaf ed on the Site l lsn u stm ace expIc rats on f y{site rs nece s rzly ct��ed to;selectk to ations R a1d `C{ TSd1tItt15 Iia A y� , d sten dc, vazy between and erotd thele loons. S ould ar �d .c nd t c� s xcca e b::.ight during the ' ro ect d. veto iiient, atic3inalIj exp praticin, test d con c# an m id�f oaf ins: ay be req red, .: Tc ccu are eieahed site :cend%tn asurie Viiizsepct witi those foundn'theste at wee d cnsruct%cn, all eaxvorlc and associate. d 0per ' '9'.,shseuld �zbserved by field:. represen tive ' rid -test ed where necessa rr __ . ._. _ _ _ ....... .......... ......... _........ ......... 1111 _ ........ ............ _. . ..__.... ......... _ ........................................... 111.1.....11.111, 11 II <. ` 1:1 Project 3..6 I�- r August 8;2C�t}I ?iy p�r$pn conee .ed h t is projec .who 6bserv6s conditions er;featt' of t ie �""'— sur.Qund n area w..W are &.:'ren frr7i � thaw:descr b cl,.' �th. l- g report hc-..-". , -I.t. m Mediately tc I s.oiee:fc�'�evalu�t gin. - 12pgr `prepared by ;. r', t'o R 8� 1SSC7CT- TES J . .. . . 1. �� 5. . .. 1111 ., � , ,_ . � ,, Z}enld R Ffl ler nth G� Lrtw c �P G� t12 RAE 52 k� * -11 _ Z w '• ... .� ' A .. 1. S ( 1�.`' i y i .1 . R y' T '1Y _ .' '� 1 4 " LiG x . r•� �� ; t% t o A C 7 � >�{. x O. _ 4 .' *i `Est¢ 31 tat .`. 1 g�, 'r Y :/ f _ S f _ Li1. tm• j e 1 ti '.,r L e Y..,. - . } Y; - 2 . t - 5,4. l 4' . .. y QM .. Y .ra } T. 'R' .. 4•'mss.• - "3, -5• }t ry f F. 3 c y yp°'"`. .4 r: 4 4 . t e .. ,' . d e ".'r i F. ..1 r 'i. ... :. a'. t...Wt. .' - .. .. .� f f Y. .. `i l - I S _ - *= p Y Y..'.. h :.e Y t .. - �� % _ _ _ i J 1 . C . q.— RECORDING REQUESED BY: WHEN AND WHEN RECO kDED MAIL TO:, SITE PLANNING DIRECTOR- � '� ` � � `�- MJ CONTRA COSTA COUNTY PLANNING OEPARTMF-w T AGREEMENT FOR MAINTENANCE Whireas, it is the desire of the undersigned to provide for the maintenance and repair of the private street known.as Camino Monte Sol, and for maintenance.and repair of private storm drain conduits,as shown within the boundaries delineated on the final map and improvement plans for Approved Subdivision 4, 7746 as noted by the records maintained by the Centra Cassa County Planning Department. Parcels affected by this agreement are identified follows: APN CURRENT,OWNER,GP RECORD 19.3 020 002 Burton E. Broom&Anne Broom 193 620 003 John M. McKenzie(formerly Maria E. Jansen) 193020,004 Lepnard J. Steffen.&Jeanne K. Steffen 193 030.002 Nelson Trust PT 193 030 009 R.&S Homes, Inc. 193 030 004 Richard E. Ralph and Sandra M. Ralph 193 020 008 William and Marian Pullman Now, therefore, the undersigned hereby declare that they are the owners of the properties stated above, as recorded by Contra Costa County Records and they have agreed that said properties shall participate in said maintenance and repair and that said properties shall be held, sold, conveyed and subdivided subject to the follo-wing covenants and conditions which shall run with the real property and be binding on all parties having any right,title or interest in said properties, or any part thereof, their heirs, successors and assigns, and shall insurc to the benefit of each owner thereof. ............................... __. 1. Owners of said lots shall be responsible for the cost of maintenance and repair of the private street known as Camino Monte Sol. They shall,also be (responsible for the cost of maintenance and the repair of appurtenant property improvements (the culvert). 2. The current owners, heirs, successors and assigns will maintain the private improvements.within said easements including private storm drainage facilities in good condition under all traffic and,weather conditions. 3. Said easerneats shall be irbp'roved with the private street .designated as Camino Monte Sol and it shall be the oblibation of the.owners stated herein to maintain in goad condition the private improvements such as the road, curbs, gutters and private facilities on, said private street including the storm drain, culvert and appurtenances thereto. The owners of which, their heirs and assigns shall have the right to use the said easements.under this agreement. It shall be the obligation of each of the said owners hereinabove mentioned.to use the roadway with due care. Any one property owner or group of said.property owners who directly or indirectly. causes the destruction or demages to said private street or .storm drainage facilities shall bear the sole responsibility to replace said improvements at no expense to the remaining owners. 4, Decisions to make an,expenditure shall occur by,simple majority. If a simple majority of the property owners concur that repairs or maintenance are necessary and agree upon the cost(s) then all property owners named herein shall be responsible for funding their designated portions of the costs necessary to implement such repairs or improvements. 5. The division of all costs shall be divided as follows: a. Each property owner shall be assigned l equal share for each parcel owned and serviced by Camino Monte Sol. Each individual property owner can figure his participation by taking the.total number of shares he owns divided by the total number of shares of all property owners. A property owner is defined as a person, persons, or entity with legal ownership to a legal parcel with a designated Assessors Parcel Number listed in the Contra Costa County tax records. ALL RATIO'S OF PARTICIPATION SHALL BE SUBJECT TO AND LIMITED.TO MAINTENANCE DONE WITHIN THE FOLLOWING BORDERS: b, All owners shall be responsible for read maintenance beginning at map station 0+20 (as described on the road improvement map) and shall continue up Camino Monte Sol to the following described paints (as further identified on the.Road Improvement Map). a, Pus Homes to station(6+70) b. Nelson to station(6+72) C., Broome to station( -)(9-` +10) d. . McKenzie to station(11+90) e:, .Steffen (without limitation) f Pullman to station(1+05) 6. This Agreement is for mai,nteniance of the..deseribed read, and is not intended to designate any participatioh in future capital improvements not specified in the County.approved rt�ad im.proc�emerzt plan referred to above. Maintenance.for any other future capitall improvements such as automatic ,gates will require a separate agreement or amendment to this agreement done so only by unanimous decision. 7. The property owners may at any future point designate a representative to act on behalf of the group.. Said representative may act in the obtaining of bids and further collecting proceeds necessary to implement the desired improvements as defined and approved by the majority as well as ensuring that said repairs or improvements are completed and paid. It is recommended that final payment be made for such only upon having obtained an appropriate lien release from the contractor and his employs. 8. In the event of disagreement with respect to paragraph 4 or 5 of this agreement for maintenance, a third party arbitrator, to be agreed upon by the owners of said properties shall be retained to settle said disagreement and said owners shall be bound by the arbitrator's decision. 9. The County of Centra Costa is hereby granted the right, but not the duty, to enter upon the properties described after reasonable notice to the affected owners(s) and 4 opportunity for a hearing to make or cause to be made any repairs or engage in any maintenance necessary to abate any nuisances, health hazards, and where appropriate to access said lots for any such repair or maintenance, 10. This agreement for maintenance may be amended-only by a vote or written consent of lot owners as described herein constituting not less than seventy five percent (71%) of all said owners being serviced.by the private read of Camino Monte Sol provided that (I) Paragraphs 1,2 and 3 shall not be amended until and unless 'a public agency assumes responsibility for the maintenance and repair of the private street easements, storm drainage and sanitary sewer facilities and (ll) Paragraph 7 shall not be amended without the prior written consent of the County of Contra Costa.- Any such amendment shall be effective upon the recordation in the: Office of the Recorder of Contra Costa County of any instrument ki writing executed in the mariner provided by law for the conveyance of real property and upon such recordation such amendment shall be valid and binding upon all owners of said lots,said property owners,and their successors in interest. 11. The current owner, heir, successors and assigns of parcel 193 030 0044 will be exempt from financial participation n this agreement, as_Ion. as his main access for vehicles is by Miranda Place. If at some point in time that changes due to a redesign of that property or it's improvements, and the main vehicle access is via Camino Monte Sol,then the financial participation would be required from station 0+20 to station 2+30. 12. Any improvements, changes, or repairs to Camino Monte Sol by the current or future property owners, must be in compliance with Contra Costa County Public Works standards. Any improvements, changes, or repairs to any underground utilities at Camino Monte Sot, shall be in compliance with the appropriate utility agency. This includes the securing of all necessary permits and bonds to complete the work. All contractors shall be approved by the various agencies involved and shall carry the appropriate liability and workman's compensation insurance. Until 6-1-06 or until the expiration of the warrantee period required by Contra Costa County, Steffen Builders, Leonard Steffen, and CMS LLC, shall be named insured on the Liability policy of any contractor working on, above or below a Camino Monte Sol. All such work must be inspected and approved by Leonard Steen or another named representative of CMS LLC, as the responsible party during; the warrantee period, in addition to being inspected by the various controlling agencies. After 6-1-06 or the expiration of the warrantee period, the property owners along Camino Monte Sol, shall be named insured, and the various controlling agencies shall be responsible solely for the inspection and approval process. In Witness whereof, the undersigned has hereunto set their hand on this day of 2002. Date D.4.J' • Centra Tot BOARD OF SUPERVISORS �Y . Costa County PROMS HARVEY, E. EPAGDON DIRECTOR OF COMMUNITY DEVELOPMENT i DATV Novomber 2S, 1995 SUBJECT: HEARXXQ ON THE APPEAL OF JbN BSO (APPLICANT & OWNER), COUNTY FILE 0811-94 FROM THE.BAN RAMON "VALLEY REGIONAL PLANNING COMMISSION BOARD OP' APPEALS DECISION TO REQUIRE PREPARATION OF AN ENVIRONMENTAL IMPACT REPORT (MIR) FOR MINOR SUBDIVISION 11-94 ON SEPTEMBER 20, 1975. SUBJECT PROPERTY IS LOCATED IN THE ALAMO AREA. SPECIFIC: REQU ST(B) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. Find that the Mitigated Negative Declaration is not adequate and Sustain the decision of the San Raman Valley Regional Planning Commission to require preparation of an Environmental Impact Report (EIR) on the proposed prosect prior to considering any approval. 2. Direct staff: , A. to prepare a scope of work for the EIR based on the environmental concerns expressed by the Commission; ' B. to 'issue a Notice of Preparation; C. to indicate to the Applicant that he will be required to pay for the costs of preparation of the EIR; and D. to initiate EIR consultation selection process and hire A consultant following receipt of fees from the Applicant. - 3. Refer the review of'the EIR and project review back to the San Ramon Valley Regional Planning Commission for project 3 decision. Direct staff, at the appropriate time, to reschedule: and re-notice the project for hearing before the Commission. 4. . Deny the Appeal of the Applicant, ,lean Bernar a. CORTINUiD ON ATTACHMENT: X _ YES SIGNATURE RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION 02 BOARD COXMITT APPROVE OTHER BIONAT N M I ACTION iB' BOARD ON "PROVED A8 RECOMMENDED x OTHER See addendum for speaker's list and Board action. VOTE OF UPER'VISORS UNA *MClUB (ABBENx' HEREBY CERTIFY THAT THIS IS.A R AND CORRECT COPY OF AN AY29i NOE83 ACTION TAKEN AND ENTERED ON THE ABSENT: ABSTAIN I' MINUTES OF THE BOARD OF Ccrntec't31ED7t Z'Y13ERZYCISI SUPERVISORS ON THE DATE SHOWN. Oriq: Community Development Department ATTESTED November 26, 1995 Co., Barnardo Construction PHIL BATCHL%ORi- CLERK OF Z & Mrs. Broome TMS BOARD OF RUP3ERVISons blic Works Department O = TOKINISTRAU BY , DEPUTY EZ/df MS11-94.bo Page Two DOARI) OPTTONa g t op_A - 0rant Applicant's Appgnl (Allow 4, J!arca s) 2. Accept the adequacy of the Mitigated Negative Declaration prepared for this project. 2. Approve NS940011 subject to the conditions required by the Zoning .Administrator except the Conditions #1 and ,f26 are modified to allow for 4 lots and to eliminate the added restriction on maximum structure height. 'Condition 01 shall be modified to read only as follows: "Development shall be as generally shown on the revised site plan dated received by the Community Development Department on September 7, 1995.# Condition 026 shall be modified to delete the 25 forst height requirement and read as follow: "Homes shall be limited to step-on-grade construction." 3. Adopt the Mitigation monitoring Program. 4. Grant the Appeal of Jon Bernardo. 5. Direct staff to file a Notice of Determination with the County Clerk. Obit on B. —Ap=p—ma Project .Par. ZQninaAdMinigtratgr A1232y 1 1. Accept the adequacy of than Mitigated . Negative Declaration. 2. Approve MS940011 in accord with the Zoning Administrator approval. 3. Adopt the Mitigation Monitoring Program, 4. Deny the Appeal of Jon Bernardo. Q2t on C •- R f r The Ap2l i cn t i gn For Thga i_yi OfTh___g San $amen Valley Regional Planning C.=. sign Find the Mitigated Negative Declaration to be adequate and refer the review of the application to the San Ramon 'Valley Regional Planning commission for hearing and project decision. EISCAL TMPAQm None. Applicant would be required to pay expenses for the preparation of an EIR. E CKGRbL Q A QNS PO BE =k'NDATT0N5 PROJECT DESCRIPTION In September 1994, the aYppl :cant filed an application requesting approval to subdivide a 3 re parcel into 4 lots, with variances to lot widths of 113 feel' on Parcel c and 106 feet on Marcel D (120-foot minimum rewired) . A Mitigated Negative Declaration was prepared and posted from May Until. June 1995. The applicant has submitted a letter stating that he accepts the mitigation measures. Wage. Three ZONING ADMINISTRATOR REVIEW The project was heard by the county Zoning Administrator on July 31, 1995 and August 14, 1995. During this time, the applicant submitted a revised Vesting tentative map showing the reconfiguration of Lots C and D required to comply with minimum lot width requirements and elimiDate the need for variance permits. The Zoning Administrator approved the revised vesting tentative map to subdivide the 3-acre parcel into 3 lots (A, C, and D) with revised conditions of approval. SAN RAMON VALLEY REGIONAL PLANNING COMMISSION REVIEW The applicant, Jon Bernardo, and adjacent property owners, Mr. and Mrs. Broome,, appealed (two different appeals) the Zoning Administrator's decision to the San Ramon Valley Regional Planning Commission (SRVRPC). The Commission heard the appeals on September 20, 1995. Jon Bernardo appealed the revised conditions that eliminate Lot B and limit the height of residences to 25 feet. Mr. and Mrs. Broome, appealed the Zoning Administrator's decision requesting that certain conditions be amended to require additional environmental safeguards. In addition, Mr. and Mrs. Broome requested that an Environmental Impact Deport be prepared before allowing the applicant to begin construction work at the subject: property. The appellants' concerns and staff's responses are provided , in .the Board of Appeals Staff Report to the San Ramon Valley Regional Planning Commission (9-20-95) . After taking testimony, the Planning Commission unanimously recommended that an Environmental impact Report (EIR) be prepared .prior to making a decision on the.project. The concerns; that than commission wished to have addressead in the EIR are summarized in Commission Resolution -No. 31-1995. APPLICAN`f'S APgEAL TO TUB BOARD Or €UPERVISORS On October 2, 1995, following the Commission's action, the applicant, Son Bernardo, appealed the San Ramon Valley Regional Planning commission's decision to require preparation of an EIR because he has been unable to determine the Commission's reason for requiring an EIR. EACXGROUND OF BOARD APPEAL To' the Community Development Department staff initially scheduled the applicant's appeal to the Boars! of Supervisor's for October 17, 1995. This item has been re-schaduled twice. The first time was at the' Applicant's request. The second time was at staff's recommendation because of a time conflict with other-items on the Board agenda. sTArri s 'RESPONSE TO THE APPLICANT'S APPEAL Staff recommends that the Board of Supervisors deny Jon Bernardo's appeal because the San Ramon Valley Regional. Planning commission Board sof Appeals, at their October 20, 1995 hearing, directed that staff prepare an EIR that addressees appropriate issues, including soil stability, drainage, cumulative access for the entirs area, and biotic issues, and if that action does not stand on appeal, that the matter be ref #red back to the Commission for consideration of the land usoe issue (refer to Commission Resolution No. 31-1995) . r REVISED CONDITION OF APPROVAL To the child care fee was inadvertently typed as $00 per l-ot/unit in Condition 09. This condition has been corrected to $400 per lot. ADDENDUM TO ITEM D.6 NOVEMBER 28, 1995 On November 14,1995,the Board of Supervisors continued to this date the hearing,on the appeal of Jon Bernardo(applicant and owner)from the San Ramon Valley Regional Planning Commission Board of Appeals decision to require preparation of an Environmental Impact Report (EIR.)for Minor Subdivision 11-94 in the Alamo area. Dennis Barry,Community Development Department,presented the Buff report on the appeal, The following persons presented testimony: Ton Bernardo,28 Merrill Circle,lvloraga; John B,Maes, 1910 Olympic Boulevard Suite 114,Walnut Creek; John Henderson,2445 Southview Drive,Alamo,representing the Alamo Improvement Association; Anne Broome,20 Camino Monte Sol,Alamo; Sue Bottoms,2418 Heritage Oaks Drive,Alamo, Don Copland,2350 Heritage OaksDrive,Alamo; Jeatme Morris,2640 Miranda Avenue,Alamo; .Mark WatsoA 2710 Miranda Avenue,Alamo; Sherre Bernardo,28 Merrill Circle,Moraga; Jon Bernardo spoke in rebuttal. The public hearing was closed and the matter was before the Board. Supervisor Bishop spoke on.issues including soil stability,height restrictions,shoe horning development and General Plan policies,and she moved approval ofthe staff"recommendation to require an EM BOARD OF APPEALS . CONTRA COSTA COUNTY STATE OF CALIFORNIA - RESOLUTION NO. 31-1995 APPEAL - MINOR SUBDIVISION BERNARDO CONSTRUCTION (Applicant, Owner & Appellant) , ALAMO 'AREA WHEREAS, on September 9, 1994 a request for approval of a Vesting tentative map to subdivide 3 scree into 4 lots was filed by Bernardo construction (Applicant & Owner) (MS940011) , in the Alamo area; and WHEREAS, . for purposes of compliance with the provisions of the California Environmental Orta l ity Aft and States & County CEQA Guidelines, a Mitigated NegAtive Declaration was .posted on May 15, 3995 for this project; and WHEREAS, after notice was 'lawfully given, public hearings were scheduled before the County Zoning Administrator on July 31, 1:995 and continued until August 14, 1995, whereat all persons- interested might appear and be heard; and WE I RRXASI the County Zoning Administrator approved the minor subdivision sof 3 parcels into, 3 lots (Lets A, C & D) with revised conditions of approval; and WHEREAS, on August 22, 1995 the decision of the County Zoning Administrator was appealed to the San Ramon Valley Regional Planning commission by lir. & Mrs. Broome and other adjacent property owners requesting preparation of an Environmental Impact Report.- and NSMUM, on August 23., 1995 the decision of the County Zoning Administrator was appealed to the San Raman 'Valley Regioinal Planning Commission - by Jon Bernardo, Bernardo Construction (applicant & owner) ; and WHEREAS, after notice thereof had been lawfully given, an appeal hearing was. -scheduled before the San Raman Valley Regional Planning Commission Board of Appeals on September 20, 1995, whereat all persons interested therein might appear and be heard; and RESOLUTION NO. 31-1995 ` WHEREAS, the San Ramon Valley Regional Planning Commission Board of Appeals having evaluated all the testimony and evidence submitted in this matter; and NOW, THEREFORE, BE IT RESOLVED that the San Raman Valley Regional Planning Commission Board of Appeals directed that it is inappropriate to take action on the land use issue at this paint in time because there is not, enough CEQA documentation and for staff to prepare an EIR focused on the appropriate issues, including soil stability, drainage, cumulative access for the entire area-,, and- biotic issues such as trees, primarily, and that if :that action does not stand on appeal, that the matter be referred back to the Commission for consideration of the land use issue:; and BE IT FURTHER RESOLVED that the foregoing was given by vote of the San Ramon Valley Regional Planning Commission Board of Appeals in a regular meeting Wednesday, September 20, 19-95 as follows: AYES: Commissioners - Gibson, Naidorf, Harvey, Lucia, Neely, Pancoast, Matsunaga NOES: Commissioners - None . ABSENT; Commissioners - None ABSTAIN: Commissioners None BE IT FURTHER RESOLVED that the decision of the ' San Ramon Valley.Regional Planning Commission Board of Appeals was appealed by the applicant on October 2, 1995. ATTEST: Secretary of theSan Ramon Valley Regional P nning Commission, County of Contra Costa, State of California EZ/df MS1.1-9E4.res ....... 600 ,N CIO ki= X\4 0 0. v un 13 ° uj 3 LL a k �f Ln O any p J fl k �b L IECEIVED 10 1 if Pit 0 San Ramon Valley Planning Commission SRVRPC October 15,2003 AGENDA ITEM Steffen Development Comments Submitted by Anne and Burt Broome We have read the staff analysis prepared by the Community Development Department in consultation with Mr. Steffen,and have several comments. 1. The staff cites Mr. Steffen as indicating that the surrounding homes recently constructed are of the same colors and tiles as he is proposing. This may be true of the one nearly constructed home at 10 Camino Monte Sol,but to find any more than one,you would have to look well beyond Camino Monte Sol or any homes we can see from our home or, in fact,Mr. Steffen will be able to see from the homes he is proposing. The staff finding that the proposed development is compatible with the newer developments to the east where Las Quebradas,the Ridges and Michelle Lane are located is simply irrelevant. 2. We also disagree with the staff s conclusion that there is no substantial evidence that the Steffen proposal may have a significant effect on the environment.Mr. Steffen is proposing much larger homes than are now in the neighborhood,of different style and. materials. He is digging into very steep and, in our opinion, very unstable hillsides,and erecting large retaining walls where none previously existed,to build these homes. Even the Department's consulting engineer noted that the mass of the building and height of the retaining walls on Parcel D may present a visual quality issue. This,by the way,is the one on a slope in excess of 26%. 3. The staff cites the General flan as saying"Significant hillsides with slopes over 26% or more shall be considered unsuitable for types of development which require extensive grading or other land disturbance."it then says that the slope is safe to build on because it doesn't require mass grading and there will be required mitigations. We do not agree that the conclusion based on the lack of mass grading and mitigations complies with either the letter or spirit of the General Plan section cited by the staff: The home will require substantial digging into the hillside, and an 11 foot retaining wall has been requested. We are especially concerned because Mr. Steffen owns only the north side of that hill. The top is owned by us. In our opinion Mr. Steffen has already destabilized the hill by constructing a road across the middle of the slope. Any further excavation for the purpose of inserting a home will simply destabilize the hill even further. With any significant rainfall, our portion of the hill may wind up on Mr. Steffen's home and road. As you know,there have already been mudslides over the read constructed by Mr. Steffen on the north side of the hill.There was also a mudslide a few years ago on the south side of the hill where another developer had cut into the hill to construct homes on Heritage Oaks Road. That mudslide required the homeowner below it to place a plastic cover and sand bags over the damaged section. The staff'also indicates that there is an intervening hill that blocks the view of the proposed home on lot D from our property.This is an assurance that neither Mr. Steffen nor Mr. Cborne of the Community Development Department could provide when Mr. 4borne visited the property in July. 4. Section CA. of the attachment to the Community Development Department's report states that"The project will provide residential design that is architecturally similar to the applicant's adjacent subdivision that is currently under construction. This is exactly the kind of circular reasoning that has allowed this large development to proceed in a piecemeal manner. We again request that an Environmental hmpact Report be prepared on the entire Canino Monte Sol development,and that it consider all the variances that have been granted or requested, so that we may understand exactly what the effect of these developments will be. The Environmental lrnpact Deport ordered by this Commission in 1995, and supported unanimously by the Board of Supervisors,was to cover soil stability, drainage, cumulative access to the entire area,and biotic issues such as trees, primarily. This report was never prepared,and here we are eight years later on the same hill with the only change being the additional acreage added to Mr. Steffen's development. Here is the impact on one of the oak trees by Mr. Steffen's road. This now dead oak is directly across the road from our driveway. 5. The staff indicates that the proposed properties will be tied together with landscaping that would include street trees along the entire length of Camino Monte Sol.We have been told by a homeowner at the western end of Camino Monte Sol that Mr. Steffen plans to plant palm trees, which are certainly not native to the area,and would be significantly at variance with other local foliage. 6. The staff indicates that the homes to be built on Parcels A and E are 35 feet apart and comply with R-20 standards. Whether they comply with R-20 or any other standards is not our issue. The problem is that they will be placed very close to each other directly across from our driveway,and will unnecessarily reduce our enjoyment of the previously rural atmosphere of the neighborhood. One house could easily be located in another section of the same property without causing any harm to the environment. 2 7.Mr. Steffen has already moved the previously existing read closer to our property and moved our driveway to the east,making it much more difficult to turn into our property for a large vehicle such as a fire truck.He has also narrowed the entrance from our driveway to the fire trail that runs through our property that has been used in the past for access to brush fres. We are concerned that these actions and the limited width of Camino Monte Sol will cause great difficulties in the event of a fire. 'There is no prevision for parking on the current road,and a single car could restrict passage to one vehicle at a time. This could be disastrous in the event of a fire. We believe that the potential 300%+increase in the number of homes on this property, from 3 homes to 13;requires some kind of coordination,and an Environmental Impact Report would be the best way to start this process. 3 File#RZO1311/l,#DPR33002, #VRti31005,#h1S010024 Sari.Ramon Valley Regional Planning Commission Wednesday,November 19,2003 Agenda Item Community Development Contra Costs.County SAN RAMON VALLEY REGIONAL PLANNING COMMISSION WEDNESDAY NOVEMBER 19 2003 1. INTRODUCTION LEONARD STEFFEN (Ap lip cant), LEONARD STEFFEN, JACK. McKENZIE Owners The project consists of the following related development applications: A. File#RZ013110-A request to rezone 4+acres from General Agricultural(A- 2) to Planned Unit District (P-1), with a variance to allow application of the P-1 district for a residential development involving less than five (5) acres. B. File#DP033002-A request for Final Development Plan approval for a four (4)parcel single-family residential development.The applicant also requests approval to remove 4 live oak and 3 olive trees for development. C. File # MS010024 — A request for a vesting tentative map approval to subdivide 4+acres into four(4)parcels. The subject property is located at 25 Camino Monte Sol, in the Alamo D. File#VR 031005 —A request for approval of a variance permit to allow a 6 foot retaining wall with a zero-foot setback within the side yard setback and a b foot retaining wall, with a zero-foot setback within the front setback for a proposed private access road to serve Parcel D of Subdivision MS010024. This property is located at the adjacent property under the same ownership on Camino Monte Sol APN 193-020-005. S-1 Fite#RZ013110, #DP033002,#VR031005,#MS010024 Sari Ramon Valley Regional Planning Commission Wednesday,November 19,2003 II. BACKROUND OF REVIEW At the September 17, 2043 meeting the San Ramon Valley Regional Planning Commission opened the hearing and took testimony from the applicant and a neighbor (Mrs.Broome)regarding the project.The item was then continued as an open hearing to the October 15, 2003 meeting to allow staff more time to complete the staff report. Staff completed the staff report and on October 15,2402 the Commission heard the item and additional testimony was taken from a neighbor(Mrs.Broome). During the hearing the Commission took a straw pole as to the number of lots that might be acceptable to them, 3 or 4. The result of the pole indicated the majority of Commissioners would be more comfortable with 4 lots if the applicant could show the project has mitigated visual impacts to the surrounding neighborhood by providing the following: 1) Provide a Final landscape plan that showed the location and type of landscaping on Parcels A and D as it relates to the proposed residences.These two Parcels are more prominent and therefore present more of a potential for visual impact on the neighborhood to the north and east. The Commission wanted to see the landscaping brought up closer to the proposed residence on Parcel A for better screening to the north and east. Parcel D presented similar concerns. The Final Landscape Plan should incorporate the residences on Parcels B and C as well to show how the project is tied together with landscaping. 2) Provide a Final Landscape Plan that showed the location and type of landscaping along and between the retaining walls on Parcels A and D as well as along Camino Monte Sol. Along with this plan the applicant was to provide color renderings of the proposed walls. The goal is to have the retaining walls screened by sufficient landscaping and be of mid tone colors, which minimize visual impacts on the surrounding neighborhood. 3) Provide color architectural renderings for the residences on lots A and D. The goal is to have the residences be of mid tone colors that blend with the landscape. 4) Provide paint and roof the colors for the proposed residences on all the parcels. Again,the colors are to be mid tone and blend with the surrounding landscape. The Commission also wanted from the applicant verification of the site distance Condition of Approval and the storm water runoff calculation. S-2 File#RZ013110,#DP033002,#VR031005,#MS010024 Stan Ramon Valley Regional Planning Commission Wednesday,November 19,2003 1) Final Landscape Plant Residences-The applicant has submitted a Final Landscape Plan (see the attached Final Landscape Plan,dated 11/11/03)that has brought the landscaping up the hill closer to the east side of the residence on Parcel A,where plantings will help screen the residence when mature (see attached exhibit--Retaining Wall at lot A Pool Location) . On Parcel D the proposed landscaping, at maturity,will help screen the residence to the north and east as well. The proposed landscaping on Parcels B and C is tied to overall landscape plan by plant type and shape. 2) Color Architectural Renderings/Retaining walls-The retaining wall on Parcel A is up on a hill facing the east and has the potential of visually impacting the neighborhood. To lessen this potential impact the applicant has proposed paint colors that blend with the landscape,and trees and shrubs along the face to further screen the wall(see the attached exhibit---Retaining Wall at Lot A Pool Location). This same method of screening is used for the single retaining wall on Parcel D and along.Camino Monte Sol(see the attached exhibit—Retaining Wall Typical Lot D) The double retaining walls abutting the Broome property and on Parcel D use additional landscaping between the retaining walls to help further screen them(see the attached exhibit— Double Retaining Wall Typical). 3) Color Architectural Renderings / Residences Parcels A and D — The applicant has provided colored renderings of the proposed residences on Parcels A and D(see attached exhibit—Lot D and ',Lot A) These colors represent what the homes would look like when completed with landscaping. The colors are chosen from a spectrum of colors that the applicant has submitted and from which the homes must be painted(see attached exhibit—Color Sample Board) . 4) The applicant has provided paint and roof tile colors that the homes on all the Parcels would be required to be colored(see attached exhibit—Color Sample Board).The applicant would be able to make a choice among them but would be limited to them. III. RESPONSE TO ANNE AND BURT BROOME COMMENTS SUBMITTED AT THE HEARING Summary of Comment:Staff cites that the surrounding homes recently constructed are of the same color and tiles as Steffen is proposing. This may be true of the one home at 10 Camino Monte Sol, but to find any others you would have to go well beyond Camino Monte Sol for examples. The staff finding that the proposed development is compatible with newer development to the east where Las Quebradus,the Ridges and Michelle Lane are located is simply irrelevant. Staff Response: The one home at 10 Camino Monte Sol is indicative of the newer developments in the area, that being Spanish/Mediterranean in style painted in earth tone colors and the roofs. The homes referred to in the above referenced developments are within 1200 feet of the proposed development, albeit at a higher elevation, and are S-3 File#RZ413110,#DPO33402,#VRO31005,#MS01 024 Sun Ramon Valley Regional Planning Commission Wednesday,November 19,2003 of the same general color and design of Steffen's proposal. In addition,the applicant is constructing 3 homes adjacent to the east (7746) on Camino Monte Sol that are of the same design and colors. Therefore, it appears that while the existing homes on Camino Monte Sol that were built more than 15 years ago are not of the same color and style,the newer homes are. Summary of Comment: We disagree with staff's conclusion that there is no substantial evidence that Steffen's proposed development will have a significant effect on the environment. He is building much larger homes than are now in the neighborhood, of different style and he is digging into steep unstable hills erecting large retaining walls to do so.Even the Department's Geolgist noted that the mass of the building and height of the retaining wall on Parcel D may present a visual quality issue. Staff Response to Comment: In regard to the size and type of home proposed for construction this was addressed in the previous staff report under Section VIII. Staff Analysis — A. Project Compatibility with the surrounding neighborhood, where it is pointed out that the newer homes (built within the last few years) in the surrounding neighborhood(within 1200 feet of the subject property)are larger and of similar color to respond to the current market for homes.The issue of steep unstable hills is dealt with in the previous staff report and the Mitigated Negative Declaration, Section VI. Geology and Soils where it is pointed out that the County Geologist determined that the hillside in question (Parcel D) would not be mass graded and is safe to build on with required mitigations. In regard to the retaining wall on Parcel D the applicant has revised the proposed height from 12' to a double 6' retaining wall that is earth tone in color an is landscaped between the two walls to help screen it.The mass of the house is mitigated by its location low on the hillside, it's earth tone color and proposed landscaping. Summary of Comment: Staff cites the General Plan saying, " Significant hillsides with slopes over 26%shall be considered unsuitable for types of development which required extensive grading." It then goes on to say that the slope is safe to build on because it doesn't require mass grading and there will be required mitigations. This conclusion, in our opinion, does not comply with either the letter or the spirit of the General Plan. We're especially concerned because the proposed development on Parcel D will destabilize the hill that we own the top of. Staff Response to Comment: Please see above response in regard to steep unstable hillside. Summary of Comment: Staff also indicates that there is an intervening hill that blocks the view of the proposed hone on lot D from our property but staff could not give us this assurance on a site visit in July of 2003. S-4 File#RZ013110,#DP033002,#VR031005,#MS010024 San Rumen Valley Regional Planning Commission Wednesday,November 19,2003 Staff Resvonse to Comment:On a site visit in July of 2003,staff had made the comment to Mr.Broome that the story poles that are located on Parcel D were not visible from the Broome driveway at that time because of the intervening hill and the story pole was a representation of the proposed building height. Summary of Comment: The staff report states "the current proposal will provide residential design that is architectully similar to the applicant's adjacent subdivision" This is exactly the kind of circular reasoning that has allowed this large development to proceed in a piecemeal manner. We request an EIR be prepared on the entire Camino Monte Sol development,and that it consider all the variances so we may understand what effect the development will have. There was an EIR ordered by the Commission in 1995, and supported by the Board, for the Benardo property(the parcel below and to the west of the Broome property), that was to cover soil stability, drainage, and cumulative development. Here we are eight years later with the only change being the additional acreage added to Mr. Steffen's development. Here is the impact on one of the oak trees by Mr. Steffen's road. This now dead oak is directly across the road from our driveway. Staff Response to Comment : The issue of "piecemeal"development was addressed in the previous staff report, Section IX, #3, where it points out that each of the developments along Camino Monte Sol has been subject to County zoning regulations, which has allowed for the application of the appropriate development standards at each stage of development. As far as requesting an EIR on the entire Camino Monte Sol development,this issue was addressed in the previous staff report,Section IX,#11,where it indicated an Initial Study was conducted on the project, which included the surrounding developments. Also addressed in Section VIII B, Cumulative development along Camino Monte Sol. In regard to the EIR that was ordered by the SRVRPC and supported by the Board in 1995, this issue was addressed in the previous staff report, Section IX, Response to comments ##5, where it states that the property that an EIR was ordered for(Bernardo property at that time,now the Waal property)was not the subject property,but property to the west and below the Broomes, and there were drainage, soil stability, access and biotic issues present on that site that are not present on the Steffen site. The Bernardo property has Miranda Creek located on it with riparian habitat and the proposed location of homes was directly below the Broome residence on a slope. The Steffen property is located several hundred feet to the east of Miranda Creek and is at a higher elevation and the drainage has been determined as adequate for the site. It should be noted that following the Bernardo request a subsequent developer (Waal) applied for and was S-5 File#RZ013110,#DP033002,#VR031045,#MS010024 San Raman Valley Regional Planning Commission Wednesday,November 19,2003 granted a reduced number of parcels (2 instead of 4), after a public hearing and that decision was not appealed. Regarding the dead oak tree directly across from the Broomes,Mr. Steffen had approval to remove that tree as part of a previously approved subdivision(7746)but tried to save it in spite of the approval. As it turned out the tree died but in the mean time the person residing at the home where the tree is in front of asked Mr. Steffen if he could let it stand for the time being because it provided shade.He agreed to this but as soon as the home is removed,which it will be to provide for the proposed development,Mr. Steffen is going to remove the tree and replace it with street trees all along Camino Monte Sol. Summary of Comment: We were told the applicant has palm trees planned for the western end of Camino Monte Sol. This is at variance with other local foliage. Staff Response to comments: The applicant has since removed the palm tree proposal from the entry to Camino Monte Sol. Summary of Comment: The proposed homes on Parcels A and B are only 35 feet apart and are too close together directly across from our driveway,reducing our enjoyment of previously rural atmosphere of the neighborhood. Staff Response to Comment: This issue was addressed in the previous staff report, SectionIX,Response to comments,46,where it states that the proposed homes on Parcels A and B are located on a flat portion of the site to minimize grading and comply with R- 20 standards. Summary of Comment:Mr. Steffen has moved the road closer to our property and moved our driveway to the east, making it more difficult to turn into our property for a large vehicle such as a fire truck. He has also narrowed the entrance from our driveway to the fire trail that runs through our property. We are concerned that these actions will cause difficulty in the event of fire. Staff Response to Comment: The applicant indicated they had come to an agreement with Mr.Broome on the new location for the driveway prior to moving it.Additionally, attached is a memo from the San Ramon Valley Fire Protection District regarding this development (MS010024). Camino Monte Sol is designed per the fire department standards,minimum 20 feet in width,and the applicant plans to paint the curbs red and have no parking signs installed along Camino Monte Sol. IV. STORM WATER RUNOFF: The applicant has provided a letter from the engineering firm.Alexander&Associates,dated November 4,2003 and attached,that states that with the addition of.6 of an acre of impervious surface created by the project the culvert at Miranda Creek is still'adequate to manage the additional runoff. As part of the approval S-6 Fite#RZ013110, #DP033002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Wednesday,November 19,2003 process the Public Works Department requires compliance with the Collect and Convey requirement of the Ordinance Code, which this is a part. V. SITE DIS'T'ANCE REQUIREMENTS: Staff spoke with Public Works staffon November 12, 2003 and they indicated that the site distance requirement be only for the new driveways created by the project, not the existing ones, since Public Works approved existing ones as part of 7746. The site distance design speed was modified to 15 mph to be consistent with the sight distance requirements of 7746. The Conditions of Approval have been modified to reflect this change. VI. RECOMMENDATIONS Staff recommends that the San Ramon Valley Regional Planning Commission having considered the mitigated negative declaration prepared for the project, forward the following recommendation to the Board of Supervisors: A. Find that the Negative Declaration was presented to the San Ramon Valley Regional Planning Commission, and the San Ramon Valley Regional Planning Commission reviewed and considered the information contained in the Negative Declaration prior to making a decision on the project; B. Find the Negative Declaration reflects the County's independent judgment and analysis; C. Find that on the basis of the whole record before it, the County has determined that there is no substantial evidence that the project will have a significant effect on the environment; D. Find the Negative Declaration is adequate and in compliance with CEQA requirements and adopt the proposed Negative Declaration determination; E. Approve the proposed rezoning to the Planned Unit(P-1)District with a variance to allow less than the required 5 acres. F. Approve the proposed Final Development Plan with the attached conditions. G. Approve the related findings recommended by staff. H. Approve the proposed Vesting Tentative Map for 4 parcels contingent on final Board approval of the P-1 rezoning. S-7 File#RZ013110,#DP033002,#VR031005,#MS410024 San Ramon Valley Regional Planning Commission Wednesday,November 19,2003 I. Adopt the related proposed Vesting Tentative Map findings. J. Approve the variance for 6-foot retaining wall with a zero foot setback within the side yard setback and a 6-foot retaining wall,with a zero foot setback within the front setback for a proposed private access road to serve Parcel D on Subdivision MSO 10024.This variance apes to the adjacent property(193-020-005),under the same ownership on Camino Monte Sol G:\Current Planning\curr-plan\Staffl teports\MS010024.addendum stfrpt.jvo.doc S-8 File#RZ013110, #DP1133002, #VR031005,#MS010024 San Ramon Valley Regional Planning Commission Monday,December 15,2003 Agenda Item Community Development Contra Costa County SAN RAMON VALLEY REGIONAL PLANNING COMMISSION MONDAY DECEMBER 15 2003 I. INTRODUCTION LEONARD STEFFEN {Applicant), LEONARD STEFFEN, JACK McIENZIE Owners The project consists of the following related development applications: A. File#RZ013110-A request to rezone 4+acres from General Agricultural(A- 2)to Planned Unit District(P-1),with a variance to allow application of the P-1 district for a residential development involving less than five(5) acres. B. File#DP033002-A request for Final Development Plan approval for a four (4)parcel single-family residential development.The applicant also requests approval to remove 4 live oak and 3 olive trees for development. C. File # MS010024 -- A request for a vesting tentative map approval to subdivide 4+acres into a maximum of four(4)parcels. The subject property is located at 25 Camino Monte Sol, in the Alamo D. File#VR 031005 —A request for approval of a variance permit to allow a 6 foot retaining wall with a zero-foot setback within the side yard setback and a 6 foot retaining wall, with a zero-foot setback within the front setback for a proposed private access road to serve Parcel D of Subdivision MS010024. This property is located at the adjacent property under the same ownership on Camino Monte Sol APN 193-020-005. S-1 File#RZ013110,#DP033002,#VR031005,#MS010024 San Ramon Talley Regional Planning Commission Monday,December I5,2003 11, BACKGROUND OF REVIEW On November 19,2003 the San Ramon Valley Regional Planning Commission opened the hearing and took testimony.After extensive deliberation the Commission closed the public hearing,continued the item to the next SRVRPC meeting and asked staff to revise Conditions of Approval as directed by the Commission. Those Conditions of Approval are attached to this report. III. RECOMMENDATIONS Staff recommends that the San Ramon Valley Regional Planning take the following actions: A. Find that the Negative Declaration was presented to the San Ramon Valley Regional Planning Commission, and the Commission reviewed and considered the information contained in the Negative Declaration prior to making a decision on the project; B. Find the Negative Declaration reflects the County's independent judgment and analysis; C. Find that on the basis of the whole record before it, the County has determined that there is no substantial evidence that the project will have a significant effect on the environment; D. Find the Negative Declaration is adequate and in compliance with CEQA requirements and adopt the proposed Negative Declaration determination; E. Adopt a motion to recommend that the Board of Supervisors approve the proposed rezoning to the Planned Unit(P-1)District with a variance to allow less than the required 5 acres based on the attached findings. F. Adopt a motion to recommend that the Board of Supervisors approve the proposed Final Development Plan based on the attached findings and conditions G. Approve the Vesting Tentative Map for up to 4 parcels, subject to the attached conditions and subject to the Board's approval of the Rezoning and Final Development Plan. H. Approve the variance for 6-foot retaining wall with a zero foot setback within the side yard setback and a 6-foot retaining wall,with a zero foot setback within the front setback for a proposed private access road to serve Parcel D on Subdivision S-2 File#RZ013110, #DP033002,#VR031005,#MS010024 San Ramon Valley Regional Planning Commission Monday,December 15,2003 MSO 10024.This variance applies to the adjacent propertyll93-020-005 ,under the same ownership on Camino Monte Sol GACurrent Planning\curr-plan\Staffl ieports\MS010024.addendum stfipt jvo-DEC15.doc S-3 ... .....£..................................................................................................................................................................................................................................................................................................... ...................................................................................................................................................................................................................................................................................................................I .......................................................................................................................................................................................................................................................................................................................... ........................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... .......................................................................................................................................................................................................................................................................................................................... ...:........... .:::::::::::::::::::i":::4: ::i::::::::i':::::::i::::':>::::':>::::::>:::::::::::::':::::>::::::::::::>::::::>:::::>':i'":::�>i>::: ....::...................:.....::::::::::;:.::::::::::.:::.:::::::::...::.:::..::::..::::::::....::::::::::::::::.:::::::::::: ::.::::::>:::::.i1.::::::::::.:::: .. .>:.: .. .:: :.;:.;::::..:.>:.;:.>:.;:.::::::.:.::.::.;:.::.:::::::.::.>:.;:.:::::.»:.;:.>:.; . .. ........ . . ... . . :: ..... ...... .. . ... . .�................................... .. .. ......... .............. ::: :: ::::: :: ::::: .................. ...................................... ..................... . . ...... ...... .. .. . .................................... . ........................................................................................ .. . .............. .. .. . . . ............................................................................................................................................................................................. :::