HomeMy WebLinkAbout025-85DU~ .........
RESOLUTION NO. 25-85
A Resolution of the City Council of the City of Danville
Approval of:
A revised Preliminary Landscape Plan for Camiro Tassajara as a
part of the Sycamore Valley Specific Plan.
A.
The Sycamore Valley Specific Plan was adopted by the Contra
Costa County Board of Supervisors in June, 1981; and that
plan was adopted by the City Council of the City of Danville
upon incorporation in 1982.
BI
The approved Sycamore Valley Specific Plan requires adoption
of a Preliminary Landscape Plan for Camino Tassajara prior
to consideration of Final Development Plans or Tentative
Maps for individual projects within the plan area.
CI
A Preliminary Landscape Plan entitled "Camino Tassajara
Corridor Study" was approved in 1982 by the Contra Costa
County Planning Commission prior to approval of Subdivision
6155.
De
The City of Danville undertook a work program for the
purpose of implementing the Sycamore Valley Specific Plan,
in November, 1984.
E.
The work program for implementation of the Sycamore Valley
Specific Plan includes the review and update of the approved
Preliminary Landscape Plan for Camino Tassajara, in order to
assure consistency with the goals and design intent of the
City of Danville.
F.
The preliminary Landscape Plan for Camino Tassajara
(Exhibit A) was reviewed by the Planning Commission and was
subject to public review and comment at meetings on
February 27 and March 25, 1985.
G.
At the March 25, 1985 meeting, the Planning Commission of
the City of Danville adopted the revised Preliminary
Landscape Plan (Exhibit A) as part of the Sycamore Valley
Specific Plan; and recommended adoption of same to the
Danville City Council.
542 San Ramon Valley Blvd. · Danville, CA · 94526 · (415) 820-6337
J~
2
NOW THEREFORE BE IT RESOLVED that the City Council of the City
of Danville adopts the revised Preliminary Landscape Plan for
Camino Tassajara (Exhibit A) as part of the Sycamore Valley
Specific Plan.
PASSED, ADOPTED AND APPROVED by the City Council of the City of
Danville this 6th day of May , 1985 9y the following
vote:
AYES: Lane, May, McNeely, Offenhartz, Schlendorf
NOES:
ABSTAIN:
k__~ CI-~Y CLERK
',~_j
/
FINDINGS UNDER CEQA
THE DANVXLLE CITY Ol{0I.~]¢E CODE
IN IPPROVING PUD 84-8 AND DP 84-9
In approving by rezoning the amendment to the planned unit
development for the Livery and Mercantile, in particular the
subject property which is 2.9 acres located on the south side of
Sycamore Valley Road West, west of its intersection with San
Ramon Valley Blvd., and the development plan accompanying that
rezoning, all referred to as PUD 84-8 and DP 84-9, which
approvals followed the approval of a General Plan Amendment to
allow limited office uses on the property pursuant to Resolution
No. 22-85, the Danville City Council finds pursuant to Public
Resources Code Section 21081 and State EIR Guidelines Sections
15088 and 15089 and the Danville City Ordinance Code, as
follows:
1. Changes or alterations have been required in or
incorporated into the project which mitigate or avoid the
significant environmental impacts thereof as identified in the
Final EIR with the latest addendum. An analysis of those
mitigation measures showing absence of any significant environ-
mental impacts is set forth in the two staff reports dated
January 4, 1985, and the staff report dated February 11, 1985
(in particular in Exhibit "C" to the January 14th staff report
concerning GPA 83-2 and Danville Inn EIR Addendum 11-83 which
-1-
exhibit is entitled DANVILLE LIVERY AND MERCANTILE OFFICE
DEVELOPMENT EIR ADDENDUM SUMMARY). The staff reports and the
analysis, findings and conclusions contained therein are
incorporated herein by reference as though set forth at length
thereunder. In particular, the project mitigates or avoids the
following significant environmental impacts:
(a) Land Use: The single story architecture and the
site plan proposed allows this project to serve as an
appropriate buffer for the adjoining residential homes in terms
of such impacts as noise, views and traffic. Further
encroachment into the residential area will not occur based on
the condition of approval requiring development of the six
adjoining R-15 lots owned by La Jolla Development Company to be
developed into single-family units and based on the condition
requiring the execution of a derelopement agreement restricting
this project to a limited office designation.
(b) Visual: Lowering of the buildings to single story
eliminates or makes minimal the impact of obstructed views. The
visual impact of the parking lot will be mitigated through
required landscaping.
(c) Traffic: Project-generated traffic will cause a
negligible difference in the traffic conditions and would
generally hav~ a minimal fmpaot.
(d) Municipal Services and Fiscal Factors: The office
project will generally have less demand for utilities and
municipal services than either the residential or inn projects
-2-
and will have a minimal impact on municipal services and fiscal
factors in and of itself given its relatSvely small size.
(e) Noise: Project-generated noise will be mitigated
by the walls of the buildings along the perimeter of the site,
thereby protecting adjoining residential areas.
(f) Housing: The impact of the removal of 25
potential units of multi-family housing for office uses is
insignificant given the projected growth rate for multi-family
housing in the city. Further, the positive attributes of this
project mitigate against the negative effects that it may have
on the city's housing.
(g) There is no significant impact on use of energy as
a result of the proposed office project due to its size.
2. Pursuant to Danville City Ordinance Section 84-66.1406,
The City Council finds it is satisfied as to the following
matters:
(a) The applicant intends to s~art construction within
2-1/2 years from the effective date of this zoning change and
plan approval.
(b) The proposed planned unit development is
consistent with the Town of Danville General Plan in that it
designates a limited office use on the subject property, in that
existing adjoining residential neighborhoods are protected by
the architecture, design and site plan as approved, in that the
goal to provide multi-family housing in the community is not
adversely affected, in that a well de£~ned edge to the offioQ
-3-
and commercial development in this general area is established,
in that the proposed office project provides a good buffer
between the commercial and service uses in the Livery and
Mercantile and the adjoining residential neighborhood, and in
that the architectural compatibility with the balance of the
Livery and Mercantile provides for a cohesive southern gateway
to the Town of Danville, providing a better integrated
development consistent with the original specific plan
designation for the general area.
(c) Traffic impacts are minimal and traffic congestion
will not likely be created by the proposed project. As set
forth in the FEIR with the addendum and as stated above, the
development will fit harmoniously with and will have no adverse
effects upon the adjoining neighborhood or the Livery and
Mercantile.
(d) Development of this project as a part of the
planned unit development for the Livery and Mercantile, thereby
providing for a harmonious and integrated plan, justifies any
exceptions to the normal application of the zoning ordinances.
3. Pursuant to Danville Ordinance Section 84-66.1402, the
design, architecture, mass, scale, color and materials are such
as to maintain compatibility with the existing adjoining
residences and the rest of the Livery and Mercantile, thereby
providing a good buffer in both directions. The architecture
for the project results in a successful integration of the
buildings with the Livery and Mercantile and visual
-4-
compatibility with the adjoining residential neighborhood. The
site plan provides efficient, direct and convenient pedestrian
circulation within the project and with the balance of the
Livery and Mercantile, in combination with the landscaping plan
and pedestrian walking and sitting areas.
4. Pursuant to Danville City 9rdinance Section 84-
66.1404(3), the City Council follows the recommendations of the
Planning Commission and the staff in requiring a parking space
ratio of one space per 225 square feet of gross area with
twenty-five percent (25%) being for compact spaces. Allowing
for a parking ratio different from tke code requirements is
based on the recommendations of the City of Danville Transporta-
tion and Parking Analysis (October 1984), incorporated herein by
reference. With that modification, adequate parking with still
be provided per the above referenced Analysis.
-5-
~2
/P--~
SYCAMORE VALLEY SPECIFIC PLAN
Approved by
The Contra Costa County Board of Supervisors
June 23, 1981
Approved as Amended
By City Council on July 3, 1985
L~
TABLE OF CONTENTS
Text Page
Introduction 1
General Plan Objectives 2
Relationship to the Subject Elements of the County
General Plan 2
Description of the Specific Plan Area 2
Specific Plan Area Physical Analysis 3
Specific Plan Components 3
Specific Plan Sub-Areas 9
Specific Plan Standards 16
Matrix of Phasing (Public Improvements & CC&R's)
(Illustrative) 28
Specific Plan Map (Policy) 30
Specific Plan Sub-Areas (Illustration) 31
Typical Grading Standards - Cross-Section 32
Camino Tassajara Cross-Sections (Policy) 33
-i-
SYCAMORE VALLEY SPECIFIC PLAN
INTRODUCTION
This Specific Plan is intended to implement the Contra Costa
County General Plan - by providing standards and criteria that
transform broad General Plan policies into more detailed
specifications for future development projects· The Specific
Plan was prepared for Sycamore Valley because of the Valley's
physical characteristics, existing development pattern, land
ownership divisions, and issues as to acquiring an improved
"infrastructure" including utilities, roads and public
facilities at a time when development seemed both imminent and
appropriate· All this pointed to a need for an adopted Specific
Plan indicating a greater level of detail with greater
coordinative content than that provided by the General Plan
provided.
The authority and scope of a Specific Plan is defined in Article
8 of Chapter 3 of Division 1 of Title 7 of the Government Code
of the State of California.
This Specific Plan addresses:
· The location and standards of land uses and facilities;
The location and standards for streets, roads and other
transportation facilities;
Standards for population density and building intensity and
provisions for supporting services;
Standards for the conservation, development and uses of
natural resources;
· Provisions for implementing the Open Space Element.
This Specific Plan will expedite local permit processing and
environmental review for projects consisten~ with the plan.
This Specific Plan consists of this text, the attached plan map,
the attached road section figures for Camino Tassajara and the
Typical Grading Cross-Sections (see Table of Contents).
Included by reference as integral parts of nhe Specific Plan are
two related plans pertaining to Sycamore Valley; these are the
Precise Alignment Plan for Camino Tassajara Way (May 1980) and the
Flood Control Zone 3-B, Project Amendment No. 7, for the Sycamore
Valley Flood Plain (August 1977).
--1--
GENERAL PLAN OBJECTIVES
This Specific Plan has been prepared to provide for the
systematic implementation of the County General Plan by
publicagencies and through the cooperation of land owners and
prospective developers.
The GeneraI Plan calls for Sycamore Valley to be developed as an
identifiable residential community between Danville and the
Blackhawk areas, characterized by attached and detached housing
units clustered at moderate densities along Camino Tassajara,
integrated by circulation features and common design elements,
provided with educational, recreational, utilities, and fire
protection facilities, and framed by open space and ranchettes
in already established areas. Additionally, the General Plan
addresses the preservation of Sycamore Creek, the historical
importance of the Wood Ranch, the roles of existing ranchette
developments, and the need for Sycamore Valley developments to
provide the means for providing facilities and services related
to the area.
The General Plan's policies have been transformed into
standards, requirements, and detailed recommendations in this
Specific Plan document.
RELATIONSHIP TO THE SUBJECT ELEMENTS OF THE COUNTY GENERAL PLAN
Section 65451 of the Government Code requires that a Specific
Plan is for the systematic implementation of the General Plan.
The Sycamore Valley General Plan amendment specifically
addresses the land use, open space, conservation, circulation,
scenic routes and recreation elements of the General Plan. The
housing densities in the Specific Plan area, relative to
previous land use policies, is consistent with the housing
element. Both the safety and seismic safety elements generally
specify procedures for the review of projects and these will be
applied as the Specific Plan is implemented. The most
significant safety problem, flooding along Sycamore Valley
Creek, is dealt with in the Specific Plan.
DESCRIPTION OF THE SPECIFIC PLAN AREA
The Sycamore Valley Specific Plan area is located on
approximately 2,500 acres within the larger area known as San
Ramon Valley. The plan area includes thQ lands lying between
the Black/~awk Ranch developments on the east and the
intersection of Sycamore Valley Road with Camino Tassajara on
the west, and generally from the ridgeline of Short Ridge on the
north to the ridgeline of Sherbourne Hills on the south.
-2-
The Sycamore Creek runs the length of the Sycamore Valley
generally parallel to Camino Tassajara. Riparian vegetation
lines the creek. Land adjacent to the creek is relatively flat
forming a valley which is approximately one-quarter of a mile
wide, while the remainder of the plan area consists of grass
covered hills with a sparse distribution of oak trees.
Camino Tassajara, as it presently exists, hs a two-lane road
which also extends the length of the Sycamore Valley.
The valley is relatively undeveloped, with the exception of
existing large lot "ranchettes" on the south side of Camino
Tassajara in the middle of the valley and along the eastern side
of Old Blackhawk Road. Cattle ranching is the principal
agricultural activity. The Wood Ranch is the only farming
operation in the plan area now covered by the Williamson Act.
SPECIFIC PLAN AREA PHYSICAL ANALYSIS
The Short Ridge and Sherbourne Hills are steep (over 20%) so
that little of the hillside areas should be residentially
developed because of the grading and visual impacts such
development would involve.
Sycamore Creek threads through the valley creating a major
physical feature of the valley and adds to the beauty of the
area because riparian vegetation along its banks provides the
only trees and shrubs of significance in tke valley.
Camino TassaJara is a narrow two-lane arterial collecting the
traffic from areas beyond the valley and soon will be upgraded
to a four-lane parkway. Conditions of approval of the Blackhawk
Ranch development stage called County Club II, required that
Camino TassaJara be improved by the developers and that a
precise alignment for the arterial be established. This
alignment has been approved by the County and shows a 128-foot
parkway with four travel lanes and a 16-foot median along with
terraced areas for landscaping.
SPECIFIC PLAN COMPONENTS
The Location of and Standards for Land Uses and Facilities:
The Specific Plan Map indicates the areas within the Plan area
that are designated for residential, recrea=ional, school,
public, semi-public and open space land uses.
A range of housing densities and construction types together
with extensive open space areas is provided for in the General
Plan for Sycamore Valley rather than widespread low density
residential areas. This land use pattern is intended to keep
development off the more significant ridgelhnes, knolls and side
slopes and to preserve Sycamore Creek in as natural a setting as
possible. To
-3-
develop this ~nd in such a sensitive manner requires the
clustering of units and encourages designs to best reinforce the
natural beauty of the valley. It is for this reason that
densities higher than are commonly found on adjacent residential
lands in Danville are encouraged by this Specific Plan. The
provision of alternative types of housing will provide a balance
in housing available to valley residents.
The Sycamore Valley Specific Plan Map utilizes the land use
definitions found in the San Ramon Valley Area General Plan;
consequently, those categories and definitions are not repeated
here, but are included by reference. The Specific Plan Map also
designates sites for an elementary school, community park site,
historical museum and private equestrian facilities. A fire
station and Sheriff's sub-station may be located in the Camino
Tassajara-Camino Blackhawk vicinity, but may be located outside
the Specific Plan boundaries.
The plan provides for consideration of up to 1,850 dwelling
units and reflects the densities of the General Plan. The
mixing of housing types and densities will be encouraged through
the Planned Unit District process. The Plan in no way restricts
the right to apply for uses allowed in accordance with the
existing zoning and provisions allowed therein. Each legally
established vacant lot at the time of this approval will be
permitted the construction of a single family residential
structure and uses auxiliary to that residence.
The Conservation, DeveloDment and Uses of Natural Uses:
The Specific Plan Map designates large acreages of land which
will remain as open space. The main areas of open space shown
on the Specific Plan Map are the ridgelands, Sycamore Creek and
the lands adjacent to the Camino Tassajara Parkway.
As a rule, the hillside areas designated as open space on the
Specific Plan Map will remain undisturbed. Included in these
areas are the ridgelines and steeper sloping lands framing the
Sycamore Valley. These areas will remain as natural grassland
and serve to conserve soil and water resources. Provision will
be made in the design of projects to provide access to the
slopes for maintaining trails, weed control and fire protection.
Sycamore Creek and adjacent lands will begiven flood control
protection. The design of the flood control facilities will
follow the guidelines of the Flood Control Zone 3-B (Project
Amendment No. 7). Detailed engineering and boundary maps will
be prepared and adopted prior to approval of any Preliminary
Development Plan.
A Master Homeowners Association or viable alternatives will be
formed to maintain open space lands designated in the Specific
Plan except the open space areas on private building lots.
All open space lands will have development rights deeded to the
County as conditions of approval of the Final Development Plans.
-4-
Parklands:
This SpecificlPlan requires the provision of a community park of
approximately 20 acres in size, to be located on the west end of
the Specific Plan area immediately south of Camino Tassajara
Road. The site is essentially level and will form an attractive
entrance to the valley. The park will be provided to the County
as an improved facility. It will be conveyed to the County
along with other public facilities required by this plan to
service development in the area.
Circulation Within Specific Plan Area
Camino Tassajara Parkway
The Camino Tassajara Parkway will be the focal point for the
development that takes place in the Sycamore Valley Specific
Plan area. The parkway is planned to be a four-lane divided
roadway from Blackhawk Road to Sycamore Valley Road. The
alignment for the roadway was established by the Board of
Supervisors when the Board adopted the Camino Tassajara Precise
Alignment Plan in April of 1980. The BlacKhawk Corporation, in
order to satisfy one of the conditions of approval for its
development (2305-RZ), is obligated to construct one-half of the
ultimate roadway.
When the Board of Supervisors approved the Blackhawk project it
declared its intention to require the subsequent developers of
the Specific Plan area to, among other things, complete the
Camino Tassajara Parkway through Sycamore Valley. The
developers of the Valley are, therefore, required to provide the
remaining improvements, including travel lanes, the installation
of median island, pedestrian and equestrian facilities, separate
bicycle paths, street lights, sidewalks, landscaping and traffic
signals.
Access Control - As the parkway is designed to be a limited
access roadway, the relinquishment of access rights to Camino
Tassajara, except for the intersection areas, will be required
as conditions of approval for development projects.
Intersections will be allowed only where shown on the Specific
Plan. It is anticipated that eight to nine full-access (left
and right-turn access) intersections will be installed along the
parkway. The access locations are shown on the Specific Plan
Map. Where existing driveways conflict with the proposed
parkway design, access rights will have to be relinquished and
new access to the properties will be provided.
Landscaping - The median along the Camino Tassajara Parkway
will be landscaped. The border strips will be landscaped
together with development of the fronting properties.
Maintenance of this landscaping will be the responsibility of
the future property owners within the specific plan area. In
order to provide the funding mechanism for nhe maintenance, and
a continuity in the level of landscaping, a 1972 Landscaping &
-5-
Lighting District should be formed by the developers with the
Specific Plan area to guarantee perpetual maintenance of the
parkway facilities. Consistency in the type of soundwall and
fencing treatments, landscaping, trails, and lighting will be
maintained along the entire length of the Camino Tassajara
Parkway. A landscaping plan that carries out the "rural
parkway" theme must be approved by the County at the time of
FinalDevelopment Plan review.
Internal Subdivision Streets
All new streets must conform to the County standards for street
grades, vertical and horizontal control and roadway structural
sections. Developers may propose adjustments in road widths and
modifications to the standard designs of the interior
subdivision streets to create a consistent theme between road
type and residential unit type. Any modifications to standard
designs, street layouts and cross-sections is subject to
approval by the County with the review of specific development
plans and tentative subdivision maps.
Tassajara Lane/Old Blackhawk Road/Dougherty Road
Tassajara Lane and Old Blackhawk Road currently provide access
to properties and will have access onto the parkway. With the
development of the Specific Plan they will provide access to
additional developments. Construction of these roads to the
ultimate width and configuration should be required commensurate
with their need. Any improvements to these roads will consider
narrower pavement width than Ordinance standards to minimize the
impact on the existing vegetation, structures and creeks. It
may be that an assessment district or joint financing agreement
will be necessary. Piecemeal construction of these roads by the
individual developers is not consistent with the Specific Plan.
The Dougherty Road intersection with Camino Tassajara is
temporary, and Dougherty Road will be abandoned and replaced by
the Crow Canyon Road extension.
Circulation Outside the Specific Plan Area (Off-Site Roads)
Sycamore Valley Road Bridge over 1-680
An important element in the area circulation system is the
Sycamore Valley Road/Interstate 680 interchange. This
interchange, in its configuration needs improvement to handle
traffic that will be generated by the already approved and
proposed developments in the area. It is anticipatedthat state
and/or federal funding will be available in the relatively near
future to allow this interchange to be expanded. Before any
preliminary development plan/tentative subdivision maps are
approved, the 1-680/Sycamore Valley Road interchange
improvements must be assured by either placement on the
Cal-Trans priority list or guaranteed by the developers. Any
local or State contribution which may be required to improve the
interchange shall be contributed of all developers in the
-6-
w--~.
Specific Plan area. Prior to filing of any Final Subdivision
Map or Parcel Map, construction of the bridge must be 100%
assured (i.e., contract awarded or cash deposit).
Camino TassaJara/Diablo Road west of Sycamore Valley Road
A majority of Camino Tassajara west of Sycamore Valley Road has
been improved by adjacent developments. There are, however,
portions of the road that will require widening by the Sycamore
Specific Plan area's developers to provide for four traffic
lanes. Diablo Road, between Interstate 680 and Camino
Tassajara, must be improved to handle the increase traffic
anticipated by development of this area. The Board of
Supervisors, in 1967, adopted a precise alignment plan for this
portion of Diablo Road and Camino Tassajara which calls for a
64-foot roadway in an 84 foot right of way. Completion of a 64
foot roadway through this corridor may be difficult due to
physical constraints, but improvements are necessary. The
intersection of Diablo Road and Camino Tassajara will require
signalization. The adopted precise alignment plan may need to
be modified to conform to the physical and right-of-way
constraints.
Sycamore Valley Road
Sycamore Valley Road east of the Interstate 680 freeway, is a
two-lane road to Old Orchard Drive and a four-lane divided
roadway east of Old Orchard Drive to Camino Tassajara. The
Blackhawk Ranch development is required to provide an additional
28 feet of pavement on the north side of the existing roadway.
The developers of the Sycamore Valley Specific Plan area are
required to complete the ultimate roadway section of Sycamore
Valley Road, which will require additional widening to provide
36 foot wide roadways for both the eastbound and westbound
traffic, a 16 foot wide median and curb, gutter and sidewalk on
both sides, bicycle paths, signalization of the Old Orchard
Drive intersection and upgrading of the signal at Camino Ramon.
Tunbridge Road
Tunbridge Road will be used as one of the main access roads
serving Sub-Area A, Unit 1. This existing road is a residential
collector road and as such is not designed to carry heavy
construction vehicles and equipment.
Drainage - Sycamore Creek Floodway
One of the key elements in the design of the area is the
Sycamore Creek floodway plain. The County Flood Control
District has plans that indicate the extent of the floodway and
its necessary improvements. Very few drainage improvements are
necessary, but a few drop structures and minor downstream
drainage improvements are required. It is imperative that the
-7-
right of way necessary for the flood plain be acquired and all
necessary flood control structures be constructed early in
development of the Sycamore Valley· A detailed engineering plan
for the floodway, defining its boundaries must be adopted prior
to any development· The adoption of the detailed floodway plan
will provide notice to all property owners adjacent to the
floodway as to its effect on their properties· The acquisition
of right-of-way and construction of drainage improvements in the
floodway should be accomplished through the formation of an
assessment district (or other acceptable alternate) in order to
assure the integrity of the floodway plan and its completion in
a timely manner.
The Provision of Financial Mechanisms
An assessment district(s) or other financing mechanism(s)
acceptable to the County will be established to provide the
public facilities identified in this plan. The assessment
district, or alternative, will be committed before any Final
Subdivision Map or Parcel Map are filed for any development in
Sycamore Valley. It is noted that this mechanism is limited to
the provision of capital facilities· Other arrangements such as
a Master Property Owners' Association or viable alternative,
must be established to insure that funds and programs are
available to operate and maintain those facilities.
The assessment district(s) or other financing mechanism(s) is
intended to provide the following facilities:
Camino TassaJara within the Specific Plan area and
other major roads.
Camino Tassajara landscaping·
Sewer line improvements·
· Community park acquisition and development·
Contribution toward the acquisition of a site and
construction of a fire station·
· Sycamore Creek improvements·
Acquisition of a site and construction of an elementary
school.
The Master Property Owners' Association,~ or alternative, is
intended to:
Maintain all open space areas.
A Lighting and Landscaping Maintenance District will provide
maintenance of landscaping on Camino Tassajara Parkway.
-8-
SPECIFIC PLAN SUB-AREAS
Sub-Area A
This is the most westerly sub-area of the Specific Plan area and
is divided into three units as follows:
Unit 1: Tunbridge Road Extension Area
Tunbridge Road will be extended from Sycamore Valley Road in the
Sycamore Planned Unit development easterly through the narrow
valley that is formed by the Sherbourne Hill ridgeline and a
small sub-ridge between Sycamore Valley (Camino Tassajara) and
the Sherbourne Hills ridgeline. The extension of Tunbridge Road
will continue through a saddle within the terrain to connect to
Camino Tassajara after bridging Sycamore Valley Creek in Unit 3
of Sub-Area "A". The design of Tunbridge Road should not invite
through traffic and will be used as a secondary access to this
area.
The Specific Plan provides for the consideration of a maximum of
100 dwelling units to be located with Unit 1 of Sub-Area "A"
under the planned unit development approach.
Unit 2: Public Park
A public park ("community" park) will be provided east of
Sycamore Valley Road's intersection with Camino Tassajara. The
designated park site consists of approximately 20 acres of level
land.
The park's location, just south of Camino Tassajara, will
provide an attractive entrance to the Valley and enhance the
parkway theme along Camino Tassajara. The site is large enough
to accommodate 2 soccer fields, interchangeable with baseball
fields, 2 tennis courts, parking and picnic facilities. The
park will be provided by the landowners/developers of the
Specific Plan area. The Specific Plan Area shall be annexed
into County Service Area R-7 for management and maintenance of
the public park. The park plan will be developed in
consultation with County Service Area R-7.
Unit 3: Anderson Ranch Homesite
East of the public park is the 33.1 acre Anderson Ranch homesite
which is bisected by Sycamore Creek. A small orchard on the
north sideof the channel is level and the area southof the
channel is level for a short distance but then slopes up toward
the ridgeline.
-9-
The creek area amounts to approximately 11 acres and the
remaining lands that may be developed are approximately 22
acres. Priorto development, a detailed engineering plan for
the floodway, defining its boundaries may indicate that more
land isavailable for development than the 22 acres. An
entrance to Camino Tassajara must be coordinated with
development north of Camino Tassajara. A bridge spanning of
Sycamore Creek will be necessary to reach the area south of
Sycamore Creek.
This unit is shown as high density single-family on the Specific
Plan and accordingly, approximately 90 dwelling units under the
Planned Unit District procedures will be given consideration.
Sub-Area B
This area delineates an area of existing and proposed ranchettes
south of Camino Tassajara. It contains approximately 300 acres
of ranchettes varying in size from i to 30 acres. Historical
development patterns have resulted in the unit being divided
equally in a north-south direction, with TassaJara Lane
providing access to the westerly rancherres and Sherbourne Hills
Road to the easterly parcels. The unit is further divided
internally in an east-west direction by Sycamore Creek which is
bridged by these two private roads, built to rural standards.
The Sherbourne Hill Road area is essentially owned by family
related individuals and is a family development. An approval of
a master development plan for the area was granted for 16
dwelling units several years ago and no additional development
is desired or planned by the owners.
Development of the TassaJara Lane area is complicated by
multiple ownerships, varying size parcels, the terrain, geology
and water service limitations.
The Tassajara Lane area parcels are large enough to be further
subdivided but piecemeal development through numerous minor
subdivisions should be discouraged. Rather the Tassajara Lane
area should be developed under the planned unit approach, which
requires the cooperative effort of all landowners. Under the
planned unit approach one development plan should be prepared
for the area. Approximately 100 dwelling units are planned for
this area, however, additional housing units may be awarded for
an outstanding design effort, which produces a plan for
development, providing proper services and maintaining a high
ql/ality of Qnvi~onmen%. Exception will be considered, allowing
septic tanks and private wells when lots that are 5 acres and
larger in the open space.
An individual or group of land owners may submit an application
for development of their property within Sub-Area "B" not
involving the entire area, providing it does not exclude
participation by other property owners. The 100 units as
allotted for the area shall be shared by all landowners, but
-10-
will be based upon land capability, which includes the terrain
and geology. More than one unit per 5 acres may be located in
the Open Space category, but will be based upon site planning
for the area.
There are at least two design arrangements that are available to
the owners for laying out a development plan. There are:
Clustering:
The development plan could propose clustering the housing
units at the lower elevations on the more developable
slopes, with open space or large parcels preserved in the
upper area sand densities from the upper 3 or 4 properties
transferred to the lower areas. the density transfer would
result in the protection and preservation of open space and
would be accomplished through the deeding of development
rights. Continuity of the open space from Sub-Area "A" to
Sub-Area "C" would have to be provided.
Under this alternate the area south from Camino Tassajara to
approximately 100 feet south of the 650 foot contour should
be designated Single Family Residential Low Density and the
remainder open space.
Large Lot:
A more traditional approach could be pursued with additional
single-family homes located throughout, but with adjustment
of the property lines to facilitate better site planning.
The Country Estates designation as shown on the Specific
Plan allows one unit per acre and open space above the 650
foot contour which allows one unit per five acres.
Any development of the area will require a geotechnical report
before planning and engineering the development plan. Tassajara
Lane would be improved to public street standards and the bridge
spanning Sycamore Creek replaced with an adequate structure to
serve the area.
Sub-Area C
The sub-area containing 750 acres extends from the ranchettes in
the middle of the valley (Sub-Area B) easterly along the south
side of Camino Tassajara. The sub area is divided into 6 units
described below.
Unit 1: Twenty-Six Acres, North of Sycamore Creek
This 26-acre pasture north of the channel is relatively flat and
fronts for approximately 1500 feet along Camino Tassajara.
Approximately 90 clustered housing units are considered for this
area, with access from Camino Tassajara to be coordinated with
an entry to the ranchettes north of Camino Tassajara.
-11-
the area south of Sycamore Creek rises quickly with slopes of
20% and greater. No bridging of Sycamore Creek is planned
thereby preserving the natural condition of the channel. Access
to the knolls overlooking this pasture area will be from the
east as described in Unit 2 below.
Unit 2= 120 Acres South of Sycamore Creek
This unit is situated south of the channel. Sixteen acres of
the dwelling units (0-3 dwelling units per acre). A 16 acre
knoll overlooking the creek will be developed with access from
the east with the remainder of the acreage being open space.
Unit 3: Twenty Acre Neighborhood
This unit is held in five different ownerships of varying lot
sizes and now provided homesites for four families. One site is
occupied by a construction company's headquarters and is a
nonconforming use. The largest parcel contains 7.5 acres and is
the key parcel for the further development of the unit. The
three sided area is bordered by Sycamore Creek Channel, Camino
TassaJara and the 26-acre parcel previously described above.
The development of no more than 20 single-family homes with
minor access from Camino Tassajara, is contemplated for the
unit. Sycamore Creek will be preserved in its natural state.
Unit 4: The Wood Homestead Museum
The "Wood Homestead Museum", owned by ALWOOD, a Wood family
corporation, contains approximately 17 acres. The property is
level and borders Camino Tassajara with Sycamore Creek flowing
through the northerly portion of the property. The property is
the headquarters for the Wood family ranch business and has been
for several generations.
It contains several well preserved barns over 80 years old, a
dwelling built by Phillip Mendenhall in 1853, and the Leonard
Eddy cabin, the first structure in the valley, built in 1850.
It is the desire of the Wood family to preserve all of the
buildings of historical value if financially able to do so.
The plan recommends the preservation of the historical area. It
is proposed that a Planned Unit District designation be given to
the area "Wood Homestead Museum" wherein a service or office
complex would be approved integrating the historical buildings
with the service complex. This would help defray the costs of
maintaining and managing the co~monarea containing the
historical sites.
-12-
Unit 5: The Area West of Dougherty Road
This unit, located south of Camino Tassajara, extends to
Dougherty Road on the east and contains approximately 500
acres. The land south of Camino Tassajara is relatively flat
along its frontage. Beyond this and to the south of this level
area are four small north-south trending valleys created by the
intrusion of four gentle knolls from the south. These small
valleys vary from 250 to 400 feet in width and vary in length
from 900 feet to 600 feet. The tops of the knolls are above the
650 foot water service elevation and the sides of the knolls
have between 15 % and 25% slopes. Sycamore Creek passes north
of the area, adjacent to the parallel with Camino Tassajara,
after entering the unit at the bridge on Camino Tassajara.
Development of the property will be confined to the valley. A
small amount of reshaping of the knolls and sides of the knolls
will be necessary. The housing units proposed here will be
single-family attached and/or detached residences. The housing
units along the parkway will have low profiles and be designed
to blend with the landscaping and design for the parkway. The
maximum number of housing units which will be considered here is
450 units.
A major entrance to this area from Camino Tassajara is an access
street planned to be integrated with the new improvements of the
Sycamroe Creek bridge. This entry will contain a bus stop and
other entry features to be reviewed with the development plan.
Circulation within the unit will be based on the main entrance
from Camino Tassajara, which will connect to a major collector
street system. Access to the 16 acre knoll discussed above is
planned at the westerly end.
The existing Dougherty Road in this unit will be superseded by
the proposed extension of Crow Canyon Road and will be abandoned
as development occurs and Crow Canyon Road is constructed. The
Crow Canyon Road extension shall be developed as a limited
access parkway.
The Specific Plan designates both low-densiny and high-density
single-family residential development for the unit. However,
the exact locations of housing units will be determined at the
time Preliminary Development Plans are reviewed. The massing of
similar types of housing units will be discouraged; rather, the
integration of detached housing units and attached housing units
within clusters in the overall residential development Will be
encouraged. A private recreation facility will be provided in
the unit. The open space will be maintained by a Master
Homeowners' Association or viable alternative.
Unit 6: Sixty Acres East of Dougherty Road
This area contains approximately 60 acres. It has a small
ridgeline extending parallel to both Dougherty and Crow Canyon
Roads, and a narrow valley along Dougherty Road. The ridgeline
-13-
contains elevations above the 650-foot water service contour
which may limit its development. The unit is designated in the
Specific Planas Single-Family Low Density Residential, with
maximum of 60 dwelling units to be considered there.
Sub-Area D Crow Canyon Road Extension Area
The sub-area straddles Crow Canyon Road extension and is located
south of the Blackhawk Ranch development. The sub-area is a
portion of a 232 acre property with much of the land situated at
elevations higher than the 650 foot projected water service
elevation. Approximately 40 acres is shown for development with
SO dwelling units planned for the area. The location of the
property at Camino Tassajara and Crow Canyon Road extension
warrants consideration of higher densities and land uses on the
entire 232 acre parcel, including the 40 acres now designated
for development with 80 dwelling units, which will provide
services for this area. Land uses similar to those north of
Camino TassaJara such as commercial, offices and multiple-family
residential should be considered with subsequent General Plan
and EIR review.
Sub-Area E
The Old Blackhawk Road sub-area is partially developed with
ranchettes. The residents of the area raise livestock and have
expressed a desire to retain its rural setting. The area
contains approximately 80 acres and it is anticipated that the
area would accommodate a maximum of 75 housing units. The sub
area is shown as Country Estates (a minimum of one acre per
lot).
Any development of the area will consist of private roads
intersecting with Old Blackhawk Road. The present lots are
served by private wells and septic tanks and water service and
sewers should be brought into the area with any increase in
development.
Sub-Area F
The sub-area is located north of Camino Tassajara and extends to
Old Blackhawk Road on the east and include a portion of the
proposed elementary school site on the west. The land extends
northerly to a short ridge which forms the northerly rim of
Sycamore Valley. The land directly north of Camino Tassajara is
relatively level for 1000 feet before it reache~ the toe of the
slope. This level area runs for approximately 2400 feet in an
east-west direction, resulting in approximately 55 acres of flat
land. Sycamore Creek cuts diagonally through the southeast
corner of the property from Old Blackhawk Road to Camino
Tassajara.
The total acreage in the area is approximately 625 acres, which
includes the small valley opening into Old Blackhawk Road. The
total number of homes being considered is approximately 300
housing units.
-14-
. l~~.
The developable areas will be confined to the land below the 650
foot water service elevation and the 25 acre valley off Old
Blackhawk Road.
The entryway will coincide with the entries to the south,
limiting access to and from Camino Tassajara. Circulation
within the project will be in accordance with County street
standards. A bridge crossing of Sycamore Creek will be
necessary to serve the southeast corner of the property.
Residential lots fronting Old Blackhawk Road will be consistent
with the lots on the opposite side of the Old Blackhawk Road in
Sub-Area "E".
The Specific Plan Map shows a combination ¢)f Single-Family Low
Density and High Density Residential land use, but does not show
how the housing units will be integrated within the sub-area.
The Planned Unit District approach to development of the area
will be used to discourage the massing of either density and
encourage the blending of densities into a well designed
neighborhood area.
A major private recreation area will be re cuired for the
sub-area along with an equestrian center. Both facilities will
be maintained by a local homeownerst association and the open
space will be maintained by the Master Homeownerst Association
or viable alternate.
Sub-Area G
This is an area of ranchettes lying north of Camino Tassajara in
the Specific Plan area. It is about 50 acres in size and has
been subdivided into large ranchette parcels varying in size
from five acres to twelve acres. It consists of nine separate
parcels with most of the sites being utilized as small horse
farms. The terrain varies with most of the slopes being less
than 10%.
The rancherres front Camino Tassajara for approximately
3,100 feet with all the parcels having direct access to that
road. For the proposed parkway to function as a limited access
route, an internal circulation plan serving the sub-area parcels
is essential. The main entry to the rancherres must be located
opposite the entry to the Woodridge property or between Holbrook
and McRae ranchettes. This street will continue back into the
land and branch to the east and west to serve the other
ranchettes in the sub-area. Temporary road connections will be
allowed to serve ranchettes prior to implementing an assessment
district to build roads into the area. Access rights along
Camino Tassajara shall be dedicated to the County to assure a
limited access route. The number of units being considered for
Sub-Area is a maximum of 50 dwelling units.
-15-
The required e~/~ementary school site of approximately 10 acres is
located within Sub-Areas F and G and fronts Camino Tassajara for
access. Developers of the Specific Plan area must provide the
school site at this location. The site is designated Open Space
in Sub Area F and Country Estates in Sub-Area G; however, up to
15 units may be considered depending on the design and other
factors.
Sub-Area H
This sub-area contains approximately 470 acres, with development
to occur below 650 ft. water service elevation. Two major
entryways are planned to connect with Camino Tassajara and to be
coordinated with entryways to the south of Camino Tassajara.
The sub-area is depicted on the plan as Single-Family Medium
Density Residential land sue, which will allow for a combination
of single-family attached and detached units when projects are
designed and reviewed under the Planned Unit District process.
Approximately 350 units will be considered for the sub-area.
Two private recreation facilities are planned within the area
and would be maintained by a local homeowners' association along
with the major open space which would be maintained by a Master
Homeowners' Association or viable alternate.
SPECIFIC PLAN STANDARDS
Several very specific requirements for development, which are
described below, are mandated by this Specific Plan. These
standards, together with the regulations of the County Ordinance
Code, shall apply to all development taking place within the
Specific Plan area. For purposes of convenience these standards
are grouped by the following subjects:
Development Standards
l.
In residential areas, adjustments in road width and
modification to the standard design may be allowed to create
a consistent theme between road type and residential unit
type.
2. The locations and widths of sidewalks should be limited in
an effort to retain the rural character of the area.
Pathways connecting various parts of the Plan area, not
along roadways, will be encouraged as substitutes to
conventional sidewalks that parallel roadways.
3. Efforts shall be made to avoid the removal of, or damage to,
native trees and plant communities. Trees to be considered
for removal shall be considered in the review of Final
Development Plans.
-16- ~
·
No residential structures shall be perm-tted on the tops of
maj or ridges.
5. Setbacks from Sycamore Creek shall be identified on Final
Development Plans based on the Flood Control Plan.
6. Efforts should be make to utilize native vegetation
consistent with the natural vegetation of the area and as an
effort to minimize water usage·
0
·
.
Street lights, where used, should be of low level
intensity. A uniform design of street lights will be
utilized throughout the Specific Plan area, and the type
will be determined during the review of the first Final
Development Plan.
Street signs of uniform design will be provided by
development projects in the Plan area. The design will be
selected during the review of the first Final Development
Plan.
Hillside areas, which are to be maintained as open space,
shall be kept as natural as possible, s/bject to public
safety considerations· Pedestrian and equestrian access
shall be provided through the open space area where
appropriate· Bus turnouts at the major access points also
shall be connected to their neighborhoods by these trails.
10. The residential densities shown in the Specific Plan
indicate overall maximum densities only.
11. It may be that these maximums will need to be reduced upon
presentation of detailed development proposals intended to
implement this plan. Where possible winhin project areas,
building sites should be clustered and densities varied to
provide for a range of living choices within neighborhoods
with the projects integrated by their designs. Efforts
should be made to avoid the density and design segregation
of conventional subdivisions.
12. It must be recognized that public water supply reservoirs
are necessary to serve this Plan area. Reservoirs, however,
shall be designed and located to minimize visual efforts.
Undergrounding may be necessary if architectural screening
and landscape cannot significantly reduce a reservoir's
visibility·
13. Long uninterrupted exterior walls shall be avoided on all
structures. All structured walls shall have relief to
create an interesting blend with landscaping, buildings, and
the casting of shadows· The integration of varied texture,
relief and design accents on building walls can soften the
architecture·
-17-
14. Residential building heights shall be limited to not more
than 28 feet above the average grade· The housing units
proposed along the parkway shall have low profiles and be
designed to blend with the parkway landscaping. The view to
the ridgeline from the roadway shall be unobstructed
wherever possible·
15. All architectural remodeling and additions shall be
compatible with original structures.
16. Hard surface areas (walks, driveways, patios, etc.) shall be
designed as an integral parts of the architecture.
17. Color, materials, trims, and finishes of all exterior
elevations of any building shall be earth tones.
lS. Particular consideration as to color and material shall be
given to the design and treatment of roofs because of their
visual impact.
19. Roof protrusions, such as roof-mounted air-conditioning
units and solar collector panels, shall be located away from
the entrance street frontage and screened from view.
20. The use of passive and active solar energy design shall be
encouraged and addressed during Preliminary Development Plan
design and review.
21. Entry features shall be permanent identification and not
advertisement· They shall be landscaped and maintained to
create an overall quality entry experience.
22. If screens and/or patio covers are to be stained or painted,
they must be color coordinated to the color scheme of the
structure on which it is near and/or applied.
Procedural Requirements:
·
When application for approval of projects within the
Specific Plan area are submitted, applicant shall be
encouraged to submit them as a Planned Unit District·
·
All applications for rezoning to Planned Unit District
zoning and for approval of a Preliminary Development Plan
shall be accompanied by a soil and geologic report
addressing the soil charaotaris~i~s, seismic susceptlb!llty,
and any other hazards on or associated with thesite· It
shall address measures necessary to mitigate these hazards·
·
All applications for rezoning to a Planned Unit Development
shall be accompanied by a contour map of appropriate
intervals and a slope analysis utilizing slope categories in
the ranges of 0-10%, 10-15%, 15-20%, 20-25% and over 25%.
-18- ~
.
All applications for rezoning to a Planned Unit District
shall be accompanied by an archaeological report. Any
subsequentgrading or construction according to an approved
project plan within the boundaries of a significant
archaeological site shall be monitored by a qualified
archaeologist.
.
Covenants, Conditions and Restrictions shall be submitted
for review of the staff prior to the approval of the
Preliminary Development Plan.
.
Preliminary grading plans shall be submitted with the
Preliminary Development Plan.
.
The following plans shall receive the review and approval of
the appropriate agency in accordance with the phasing
schedule: access control, circulation between projects,
trails, landscaping for Camino Tassajara Parkway, open space
maintenance, community park and Sycamore Creek Floodway.
S·
No additional environmental impacts may be necessary. Each
application will be reviewed in accordance with Section
21000 (The California Environmental Quality Act) after the
preparation of the "initial study" the appropriate
determination will be made.
·
The plan in no way restricts the right to apply for uses
allowed in accordance with the existing zoning and
provisions allowed therein· Each legally established lot at
the time of this approval will be permitted the construction
of a single family residential structure and uses auxiliary
to that residence·
Private Utility Requirements:
All power, communications, and other utility lines along Camino
Tassajara between Sycamore Valley Road and Camino Blackhawk
shall be underground. The design of future high voltage lines
shall be resolved prior to the filing of the first Final
Development Plan. Cost of undergroundig major high voltage
transmission lines on Camino Tassajara shall not exceed
$900,000. If the cost exceeds that figure, then the major high
voltage lines may be left above ground at the discretion of the
City.
Energy Use
Reasonably available technology shall be considered to minimize
energy usage. The Preliminary Development Plan shall address
the energy conservation measures that are proposed in the
project. The use of solar energy as an alternative to fossil
fuels shall be en¢ouraqed.
-19-
Grading & Erosion Control Requirements
l·
Grading plans shall be required for all projects· Every
effort to retain the natural features shall be considered in
the design and review of grading plans· Grading in areas
having a slope greater than 26% shall be permitted only when
necessary. When grading is necessary, it shall be
accomplished in a manner that eliminates flat planes and
sharp angles of intersection with natural terrain. Slopes
shall be rounded and contoured to blend with existing
topography· The use of and height of retaining walls shall
be minimize, and shall be subject to specific design review.
To keep all graded areas and cuts and fills to a minimum and
in order to preserve the natural appearance and beauty of
the area, when a development plan is analyzed, specific
requirements shall be placed on the size of the areas to be
graded or to be used for building, and on the size, height
and angles of cut slopes and fill slopes and shape thereof.
·
For all projects, grading plans shall be accompanied by
erosion control and revegetation plans· In areas where
erosion potential exists, hydromulching, silt traps or other
engineering solutions may be necessary. Recommended control
measures shall be included in development projects'
conditions of approval· These erosion and revegetation
plans will be considered at the times that projects' Final
Development plans are considered for approval.
Flood Control and Drainage:
l®
Project's drainage design shall convey drain waters into
Sycamore Creek and shall avoid significant erosion or damage
to adjacent properties. Impervious surfaces shall be
minimized. Where drainage improvements are necessary,
improvements shall be encouraged that will enhance the
natural appearance of such channels and minimize the man-
made features. The excessive use of concrete will be
discouraged.
·
Development shall not take place in the Sycamore Creek
floodway. All lot areas shall be located outside the
100-year flood plain boundary and will be bas,don the
detailed floodway plan after detailed engineering studies.
·
The acquisition Q£ all required rightg-of-way and %he
construction of the needed improvements shall be fundedby
individual developers and shall include mitigation of
downstream impacts· Right-of-way will begiven as easements
or fee simple as required by the Flood Control and Water
Conservation District·
-20-
·
At the west end of the Specific Plan area, the flood control
improvements will be integrated with the development of the
communitypark.
e
A detailed engineering plan for the Sycamore Creek floodway
shall be prepared including consideration of sedimentation
and erosion control measures and preservation of the creek
in its natural condition.
Community Parks and Open Space Maintenance
l®
Development rights to all common areas shall be deeded to
the County, and building shall not take place in those areas
except as allowed in the deed of development rights·
·
A community park site having approximately 20 acres shall be
offered for dedication to the County after it has been
developed.
It shall be developed with active and passive park,
playground, and playfield facilities.
·
The park site shall be developed in consultation with County
Service Area R-7 and maintained by County Service Area R-7.
The Specific Plan areashall be annexed to County Service
Area R-7.
~
Prior to the filing of the first Final Subdivision Map for
any project, the developers in the Specific Plan area shall
form a Master Homeowners Association or suitable alternate
for the management and maintenance of the hillside open
space. Individual homeowners associatiDns will maintain
private on-site recreational facilities, landscaping and
facilities in developments, where landscaping within those
areas is held in common. The Master Homeowners Association
shall be capable of annexing future developments within the
Specific Plan area. Lands within existing ownerships which
extend beyond the Specific Plan Area can be included for
maintenance.
.
Restrictions on the issuance of building permits related to
the status of construction of the Fire Station and Park
Facilities have been deleted, since the funding of these
improvements will be assured upon formation of the
Assessment District and the implementation schedule solely
within the control of the City relative to the Park and Fire
District relative to their facilities·
-21-
School Standards:
·
An elementary school and site with a minimum size of 10
acresshall be provided within this Specific Plan area. The
site shall contain an adequate space and facilities to meet
the San Ramon Valley Unified School District standards and
practice.
·
Development of the Specific Plan will not beallowed to
proceed unless the facilities required by this plan are
assured· These facilities may be assured in the following
manner:
A.
Each developer is to provide a financial gift to the
School District of $,1740 plus an inflationary factor
for each year after 1981 per unit as indicated in the
Final Subdivision Map. This factor is the one employed
by the State Allocation Board and approximated 10-12%
per year. The gift would be based on the developers'
fair share of accommodating secondary impacts and the
full cost of Phase Two of the elementary school. This
money would be collected by the School District at the
time of Final Subdivision Map approval.
Be
Each developer shall comply with the County School
Facilities Dedication Ordinance. These sums will be
collected at the time of building permit issuance.
Ce
Certification by the San Ramon Valley Unified School
District that the District has an agreement with the
developers to assure these facilities.
Fire Requirements
~
Fire protection shall be provided by the San Ramon Valley
Fire Protection Distirct. The water system shall be
constructed to provide a sustained flow of 1,000 gallons per
minute for two hours while retaining a residual pressure of
20 pounds per square inch.
·
Prior to filing of the first Final Subdivision Map for any
project, the land owners/developers of Sycamore Valley shall
enter into an agreement with the San Ramon Valley Fire
Protection District to provide for fair share payment toward
an area wide fire station facility.
TheFire Station shall be located in the vicinity of the
Camino Tassajara - Crow Canyon intersection, not necessarily
within the Specific Plan Area.
-22-
·
Restrictions on the issuance of buildin~ permits related to
the statusof construction of the Fire Station and Park
Facilitieshave been deleted, since the funding of these
improvements will be assured upon formation of the
Assessment District and the implementation schedule solely
within the control of the City relative to the Park and Fire
District relative to their facilities·
Water and Sewer Requirements
·
All residential and other land uses requiring water shall be
connected to an approved public water system.
·
All new residential construction sanitary facilities shall
be connected to an approved public sewer system·
·
Prior to the filing of the first Final Subdivision Map
within the Specific Plan area, provision for the
installation of 4,000 feet of off-site sanitary sewer trunk
line between Old Orchard Drive and the main sewer trunk line
at the Southern Pacific Railroad shall be assured.
~
Private wells and septic tanks may be considered on lots
being 5 acres and more in size, in the open space area.
Roadway Requirements
la
Prior to formation of the Assessment District, the City will
attempt to obtain written assurance that federal and/or
state funding is assigned for the 1-680/Sycamore Valley Road
interchange improvements. In the event this assurance is
obtained, and in recognition that the developers and the
City have no control over development beyond the city
limits, and that the City has only limited control over the
timing of the physical reconstruction of the interchange,
and that the developers have contributed one half of the
cost of the interchange reconstruction the City will issue
building permits for the homes in the Assessment District
boundaries without restriction related no progress of
construction. In the event assurance from CALTRANS not be
forthcoming, then the City reserves the right to reinstate
the timing requirements relative to the construction of the
interchange per the Specific Plan conditions and associated
building permit restrictions prior to formation of the
Assessment District.
Once a written agreement has been reached between the City
and CalTrans which assures funding and oonstruction of the
1-680/Sycamore Valley Road interchange in conformance with
the intent of this plan, then the matrix requirements
regarding the issuance of building permits will have been
satisfied.
-23-
Restrictions on the issuance of building permits related to
the status of construction of the Fire Station and Park
Facilities have been deleted, since the funding of these
improvements will be assured upon formation of the
AssessmentDistrict and the implementation schedule solely
within the control of the City relative to the Park and Fire
District relative to their facilities.
·
Prior to the filing of a Final Subdivision Map or Parcel
Map, the following roadway improvements must be assured=
a·
Camino Tassajara from Sycamore Valley Road to Camino
Blackhawk. The scope of the improvements will be
determined by the County Public Works Director, but
will generally consist of 36 feet of pavement in each
direction from Sycamore Valley Road to Dough·try Road.
Median island, concrete curbs, sidewalks, bike path,
pedestrian and equestrian facilities, street lights,
median landscaping, and drainage facilities will be
required along the entire Camino Tassajara Parkway. No
major variations in the type of landscaping, lighting,
pedestrian and equestrian facilities will be allowed
except those frontage improvements along non-Assessment
District participant frontage shall be limited to
improvements essential for roadway and pedestrian
circulation continuity.
be
Sycamore Valley Road as a four-lane divided roadway
from 1-680 to Camino Tassajara. The improvements will
generally consist of widening to provide a minimum of
36 feet of pavement ineach direction, the construction
of a median island, curbs, sidewalks, bicycle path,
street lights, median island landscaping, frontage
landscaping between curbs and acoustic wall, ten bus
turnouts, and open-graded overlay of the existing
pavement· Additional improvements will be required at
the intersection of Camino Ramon and Sycamore Valley
Road, including modification of the existing traffic
signal and the installation of a traffic signal at the
Old Orchard/Sycamore Valley Road intersection·
C.
The widening of Camino Tassajara between Sycamore
Valley Road and Diablo Road to provide four lanes with
a minimum 56 feet of pavement. Curb, gutter, sidewalk
and longitudinal drainage will be required only along
the frontage of the property ~ur=ontly owned by
Shape11, and along the westerly side northerly of Old
Orchard Road·
-24-
·
.
de
Improvements to the intersection of Diablo Road and
Camino Tassajara consisting of free right turn lane on
eastbound Diablo Road, left turn lane on Diablo Road at
Vista Grande, and separate left and right turn lanes on
westbound Camino Tassajara at Diablo Road. Curb,
gutter and sidewalk will not be required unless
necessary for drainage purposes.
e.
Signalization of the Diablo Road/Camino Tassajara
intersection, the Old Orchard Road/Sycamore Valley Road
intersection, the Sycamore Valley Road/Camino Tassajara
intersection, the Sycamore Valley Road/Brookside Drive
intersection and two other intersections along Camino
Tassajara Parkway and Sycamore Valley Road. The design
of the signals and the exact locations along Camino
Tassajara will be specified by the County Public Works
Director.
Prior to the filing of any Final Subdivision Map or Parcel
Map for division of properties served by Old Blackhawk Road
and Tassajara Lane, the completion of these roadways to
their ultimate configuration must be assured.
Camino Tassajara shall be constructed as approved by the
County Board of Supervisors' "Precise Alignment Plan for
Camino Tassajara". The road section shall provide for four
vehicular travel lanes and landscaping in the center
divider. There shall also be pedestrian, bicycle and
equestrian paths. Where possible, the latter three shall be
separated and built of physically different materials of an
all-weather surfacing. The following gild.lines are
established to provide guidance and direction for the design
and construction of Camino Tassajara Corridor from Old
Blackhawk Road to Sycamore Valley Road. These guidelines
are seen as a first step toward ensuring a theme or the
linear parkway which is the single most critical element
presented by the Specific Plan and must be planned as a
whole.
a·
Landscape Theme: Landscaping shall augment and enhance
the existing rustic and rural character of the corridor
through the use of native materials, random planting
patterns and naturalistic materials for walls, entry
areas and other structural elements.
be
Landscape Materials: Landscape materials shall include
native species and be compatible with existing trees,
shrubs, and ground cover in terms of texture, color and
form. Material shall be drought resistant and require
minimal maintenance.
-25-
C.
de
ee
f.
g.
he
Development Setback: Development setbacks shall vary
to create a free flowing landscaped area adjacent to
Camino Tassajara right-of-way. Variations in setback
dimensions shall be used to establish an interesting
visual appearance for Camino Tassajara traffic and to
er~ance the landscape theme of the corridor.
Access Control: An access control plan must be
developed and approved prior to the approval of any
Final Development Plans and/or tentative subdivision
maps. The plan must identify driveways which are to be
eliminated and how access will be provided to the
affected properties. The plan must also set up a
procedure by which the driveways will be eliminated and
alternate access provided (before issuance of any
building permits).
Noise Attentuation: Noise attenuation measures shall
be considered and utilized where necessary,
particularly for dwelling units adjacent to the Camino
Tassajara corridor. Earth berms shall be used for this
purpose wherever possible. Where walls are needed,
they shall be constructed of material incorporating
colors and texture which are compatible with the rural
theme for the corridor.
Graded Slope Treatment: Graded slopes adjacent to the
Camino Tassajara right-of-way shall be landscaped in
accordance with the landscape theme. The steepness of
the slopes shall vary to blend with the natural
contours of the land.
Trails: A meandering equestrian trail, approximately
10 feet in width shall be located within the parkway on
the north side of Camino Tassajara. The trail shall be
improved with decomposed granite or other similar
material.
A meandering pedestrian and bicycle trail separated
from the roadway, approximately 10 feet in width shall
be located within the parkway on the south side of
Camino Tassajara.
Entryways: Entryways to individual neighborhoods shall
receive special landscape treatment to define the
entrancB focal point and to Qgtabli~h a project
landscape theme. Provision shall be made for bus
turnouts and waiting facilities as access points to
Camino Tassajara.
-26-
.
The design of interior subdivision streets can vary from the
standard typical cross-sections at the nime of Preliminary
Development Plan review. The intent is to provide a more
aesthetic roadway. Road alignments are encouraged to be at
right angle to the contour of the valley floor and on slopes
of less than 10% whenever possible. In higher and steeper
slopes, roads shall be placed parallel no the contours. If
necessary, roads shall be split to avoid significant
grading, both in terms of amounts and in terms of visual
impact. Roads over 15% in grade shall be discouraged unless
evidence is presented that such roads can be built without
environmental damage and used without pablic inconvenience.
.
A 1972 Landscaping & Lighting Act assessment district (or
acceptable alternate) shall be found to provide perpetual
maintenance for the landscaping along the Camino Tassajara
Parkway and Sycamore Valley Road.
The attached "Sycamore Specific Plan Assessment
District Proposed Scope of Improvements" shall form the
basis for implementation of the infrastructure
improvements required by the Plan. The funding
mechanism for public improvements shall be an
assessment district composed of properties within the
Specific Plan area. Should the assessment district not
be formed, then an alternative funding mechanism,
acceptable to the City and guaranteeing that the same
improvements will be constructed, shall be assured
prior to the filing of any Final Subdivision Map or
Parcel Map for any development in the Sycamore Valley.
-27-
SYCAMORE VALLEY SPECIFIC PLAN
*PHASING SCHEDULE OF PUBLIC SERVICES, IMPROVEMENTS & CC&R'S
Before Any
Service or
Improvement
Preliminary
Dev. Plan
Approval
Final Dev.
Plan/Tent.
Map Approval
Final Map/
Parcel Map
Approval
Landscaping Plan
(Camino TassaJara)
CC
Ad (Conceptual
Plan for
Implementation
Circulation Plan
(by Staff)
Ad
Access Control
Plan (by Staff)
CC
Ad
As
Trails Plan
(by Staff)
Ad
Open Space
Maintenance Plan
(by Staff)
CC
Ad
Community Park Plan
Ad
As
Sycamore Creek
Floodway Plan
Ad
I680/Sycamore Valley
Road Interchange
As
As (100% of
cost avail.)
Camino Tassajara Rd.
(Incl. Median Land-
~eaping) (Sycamore
Valley Rd. to Camino
Blackhawk
As
Camino Tassajara
(West of Sycamore
Valley Road)
As
-28-
Before Any
Service or
Improvement
Diablo Road (Between
Camino Tassajara I680)
Preliminary
Dev. Plan
Approval
Final Dev.
Plan/Tent.
Map Approval
Final Map/
Parcel Map
Approval
As
Sycamore Valley Road
(Between Camino
Tassajara & I680)
As
Crow Canyon Road
Ext. 2 lanes (Camino
Tassajara to Dougherty)
As
School
(Construction scheduling
determined by SRVUSD.)
As
Fire/Police
As
Water
(Construction scheduling
determined by EBMUD.)
As
Sewer
(Construction scheduling
determined by CCCSD.)
As
CC&R's
CC
Ad
LEGEND
Ad - Adopted
As - Assured
CC - Conceptual
*This schedule is intended to serve as a guideline for implementation
of the infrastructure associated with Sycamore Valley Specific Plan.
The specific deadlines shown may be modified with the approval of the
Danville City Council. Expansion of the manfix to include target
dates for construction of improvements shall be the duty of the
Sycamore Valley Assessment District Engineers who will p~epare a
tentative schedule of improvements in conjunction with the Engineer's
Report on the Assessment District.
-29-
C2
(,~
r~
(/')
.... % _./~?
('
,,j,,,"
!
!
!
!
!
!
£
!
,? ~/!
~j
?
\
-30-
,i
AMENDMENT TO SYCAMORE VALLEY SPECIFIC PLAN
DATED r~mc~mh~,r lq. lC83
The Sycamore Valley Specific Plan adopted on June 12, 1981
is amended by adding a new heading beginning on page 28 to read
as follows=
'Mino~ Subdivision Applications". Notwithstanding other
provisions of this Specific Plan, the City of Danville may
approve one minor suedivision application from each parcel owner
with the Sycamore Valley Specific Plan area for division of
property into not more than 2 parcels. Such a special
application shall be filed before J~n,,~r¥ ]. 1986 with optional
Council renewal on an annual basis thereafter, and approval is
subject to the following conditions assuring contribution on a
per lot basis toward major infrastructure improvementsz
(a) Per lot development fee contribution of $10,0002
.(to Oe adjusted for inflation) for area wide improve-
men=s, to be held oy the City until such time as major
development occurs within the SpeciEic Plan area. The
development fee contribution is due at the time of
building permit issuance. The fees collected may be
used for any project specified in the Sycamore Valley
Specific Plan or amendments to it. The fee shall be
committed within 10 years of the date of ~ayment. If
the fee is no= so committed, the person WhO is owner
of the ~ro~erty a= the time refund is sought may, upon
written application, receive a refuno o~ =he $10,000
including interest earned thereon, less administrative
costs. (For these purposes, "committed" means the
fees have been paid, encum]~ered Dy contract, or
designated by any action of the City for a specific
project.)
Approved parcel maps shall contain the following note at
recordation:
"Note: This map is being filed without the imposition
of fees, public improvement requirements and other
conditions required or authorized to be imposed under
the terms of the Sycamore Valley Specific Plan, The
City of Danville will not issue building permits for
lots or parcels created by this map. However, at the
time the suosequen~ map is recorded or a building permit
is issued :or a lot or parcel created by this map, fees,
public improvement requirements and o~her conditions
authorized or imposed unde~ the ~erms of ~he Sycamore
Valley Specific Plan will be imposed as a condition to
-30(a)-
approval of the map or the issuance of a buildng
permit. The City of Danville has determined that
theimposition of conditions or requirements in the
futurists necessary because the failure to do sc would
placI~/~.residents of the subdivision or the i~mediate
community or both in a condition perilous to their
health or safety, or both, and the condition is
required in order to comply with State law and
applicaUle zoning ordinances.
(b) Requirements for annexation to the sewer (Contra
Costa County Sanitary District) and water (East Bay
Municipal Utilities Districts) districts, and conditions
relating to provisions for public water and sewer to
the s£te when feasible (as to building permit issuance).
This would assure contribution to major facilities and
eventual hoo&-up in most cases when services are
available.
(c) Conditions relating to emergency vehicle access
and water supply availability for fire fighting purposes
to San Ramon Valley Fire District specifications.
(d) Requirements for interim local drainage improvements
to Contra Costa County Flood District specifications
until such time as major drainage improvements can be
accomplished.
(e) Condition requiring owner(s) sign a petition for
any assessment district proceeding in the future to
construct improvements required oy the Plan.
(f) Payment of a fee to the San Ramon Valley Unified
School District, to be collected by the Distrio=, to
accomodate costs of PHASE TWO of thezelemen~ary school.
(g) Any other reasonable condition of approval which
may De appropriate for a specific parcel map proposal
which conforms to the Sycamore Valley Specific Plan.
· ' '
-3o(b)-
/
l/'t
/'
/
J
eo
~t
).,
u'l
4
M.
\
\ I
i, ?
i
\
?
L.
I
~11~ ~w
U ¥ I ,
f
f
Y
.... I
\
\
\-
\
I
J
;!
-31-
/
TYPICAL
LOT
GRADING
90'
above 8'y. s~
Fig. C1 -~
SPLIT-LEVEL
!
/ 9_5 ,,,,
, .-,,,------,,,..,........,.....,,' ~' . .,.
,-. ,.. '~,~. 0,,,~ 'JlaXl~ul.t..i
rig. t.,--
FLAT
-32-
PAD
m
',~ .~.~,~
~"--~---- ~' ~-~'~-i
~d:~m
-33-
L~
SYCAMORE SPECIFIC PLAN
ASSESSMENT DISTRICT
PROPOSED SCOPE OF IMPROVEMENTS
Approved as Amended
By City Council on July 3, 1985
TABLE OF CONTENTS
Text
Introduction
A. General
B. Assessment District Costs
C. Schedule of Improvements
Page No.
1
2
2
Section I. Roadway Improvements
A. Right of Way
B. 1-680/Syc. Valley Rd. interchange
C. Camino Tassajara Parkway
D. Syc. Valley Rd.-Old Orchard to 1-680
E. Syc. Valley Rd.-Old Orchard to
Camino Tassajara
F. Camino Tassajara-Diablo Rd. to
Sycamore Valley Road
G. Diablo Rd.-I-680 to Camino Tassajara
H. Crow Canyon Road Extension
I. Signalization
Section II.
Section III.
Section IV.
Section V.
Section VI.
Section VII.
Sycamore Creek
Water and Sewer
Community Park
Fire House
Participation in A.D.
Potential Participants in the A.D.
5
7
8
10
12
13
14
15
16
18
20
22
23
24
24
,l ,
Appendix A - Summary of Net Cost Changes to Specific Plan
Appendix B - Fire District Requirements
Appendix C - Phasing Matrix
-i-
General:
INTRODUCTION
This report deals with public improvement requirements for the
Sycamore Valley Specific Plan Area. It is a refinement of the
sections in the Specific Plan which concern those improvement
requirements. Unless noted otherwise, the total cost of all
elements of the work described herein shall be built and paid
for through an Assessment District. The methods of distributing
costs to property owners may vary from element to element and
will be determined by the Assessment District Engineer in
conjunction with the preparation of the final report.
In addition to specifically defining improvements to be financed
through the Assessment District mechanism, nhis report proposes
a number of changes in improvement requirements which are
consistent with the Plan's original intent, but also responsive
to the current needs. To facilitate the evaluation of these
changes, pertinent excerpts from the SpecifLc Plan follow the
description of the proposed improvements. Where there has been
a modification of the Plan requirements is proposed, a brief
summary of the modification follows the excerpt from the Plan.
-1-
Assessment District Costs:
Prior to formation of the Assessment District, a final cost
estimate f0r all improvements will be prepared by the Assessment
District engineer. Appendix A to this report includes a
preliminary estimate of total costs which is severalyears old.
The proposed changes to the Scope of Work discussed in this
report will increase the total cost of the public improvements
required by the Specific Plan, and consequently, will increase
the total amount to be financed by the Assessment District. For
the sake of consistency, the added cost of the proposed changes
has been prepared using the same "unit prices" as included in
the preliminary estimate. All costs will have to be uDdated
prior to the formation of the District, and will most likely be
hiqher since the preliminary unit price estimates are several
years old.
In two instances,it is the desire of the property owners
(sponsoring this Assessment District) that improvement costs be
limited to specific budget estimates. These improvements
include the fire station, and the community park. In both
instances, these budget estimates are based upon current
conceptual designs and the proposed budgets should be adequate
to meet these costs.
Schedulinq of Improvements:
An improvement scheduling matrix was included in the Specific
Plan when it was adopted. The purpose of the matrix was to link
-2-
(by limiting the number of building permitl~ issued) the
completion ofcertain public improvements ~o build out of the
Plan. For all improvements other than the 1-680/Sycamore Valley
Road interchange, the Assessment District will serve as the
implementing mechanism for the Specific Plan matrix. Once the
Assessment District is formed and the lien on the Droperty is
recorded, the City will thereafter have direct control of
design, construction scheduling, and financing of all
improvements except the interchange project. Therefore, after
the Assessment Distric~ is formed, a general restriction on
building permits will not be necessary to guarantee that the
improvement work will be done. However, in order to ensure that
the scheduling of improvements occurs in a manner consistent
with the intent of the Specific Plan, it is recommended that the
Specific Plan text be amended as follows:
A. The initial scheduling of improvements constructed by
the AD will take into consideration the prioritization of
roadway improvements based on traffic service levels.
Prior to formation of the AD, the AD engineer will conduct
a study and will revise the Specific Plan phasing matrix.
In lieu of reference to building permLt restrictions, the
phasing schedule will address traffic safety and
circulation requirements and list improvements in order of
scheduled contract award. This schedule shall be followed
tO the extent Dractical givGn ~thar ~iming con~tralnts
inherent in the construction management process.
-3-
v
With respect to the 1-680/SVR interchange, the proposed
condition relative to timing is as follows:
B. Prior to formation of the AD, the City will attempt to
obtain written assurance that federal and/or state funding
is irrevocably assigned for this project. In the event
this assurance is obtained, and in recognition that the
developers and the City have no control over development
beyond the city limits, and that the City has only limited
control over the timing of the physical reconstruction of
the interchange, and that the developers have contributed
one half of the cost of the interchange reconstruction the
City will issue building permits for the homes in the
assessment district boundaries without restriction related
to progress of construction. In the event assurance from
CALTRANS not be forthcoming, then the City reserves the
right to reinstate the timing requirements relative to the
construction of the interchange per the Specific Plan
conditions and associated building permit restrictions
prior to formation of the AD.
Restrictions on the issuance of building permits related
to the status of construction of the Fire Station and Park
Facilities are proposed to be deleted, since the funding
of these improvements will be assured upon formation of
the AD and the implementation schedule solely within the
control of the City relative to the Park and the Fire
District relative to their facilities.
-4-
Am
SECTION I.
Right-of-Way*
ROADWAY IMPROVEMENTS
It is assumed that all Assessment District participants
will donate any necessary right-of-way across their
frontage necessary for the improvements without
compensation therefore by the district or the City.
At the present time, all indications are that the existing
R/W is sufficient to construct the improvements along
Sycamore Valley Road and along Camino Tassajara between
Diablo Road and Old Orchard. Acquisition of R/W from
non-participant property owners may be required along
portions of the Camino Tassajara Parkway.
The City will verify whether or not all necessary
right-of-way exists prior to formation of the Assessment
District. The method for acquisition and assignment o
cost for right-of-way along non-participant property
frontage shall be determined by the City. Acquisition of
needed R/W shall be the responsibility of the Assessment
District. The city will assist in the acquisition process
to the extent possible, short of any direct monetary
contribution.
-5-
SDecific Plan Reference=
The SP is silent on the issue of assignment
of responsibility for R/W acquisition cost.
This cost has been assumed to be 9art of the
AD total cost in past estimates. Preliminary
indications are that 2.0 acres± valued at
$180,000,* will need to be acquired from non-
participant property for construction of the
Parkway.
Modifications to Specific Plan:
None.
* See also item G "Diablo Road", page 14
** This cost is included in Item I.C, Appendix A
-6-
B.
1-680/Sycamore Valley Road Interchange
Widen the existing bridge across 1-680 to provide 36' of
lanewidth in each direction plus shoulders and left turn
pockets; widen and realign existing ramps. Assessment
District contribution shall be the total local share.
Specific Plan Reference:
"Prior to approval of any Prelininary Development
Plan or tentative subdivision map, the 1-680/
Sycamore Valley Road interchange improvements
or a viable alternative must be assured (placed
on the CALTRANS priority list for construction)
or guaranteed by developers. Prior to filing
of any Final Subdivision Maps or Parcel Maps,
construction of the interchange improvements
or viable alternative must be 100% guaranteed
either by an awarded contract or a cash deposit
for the total cost of improving the interchange
or the alternative. The improvements must be
under construction prior to issuance of the 250th
building permit, and completed prior to the
issuance of the 800th building permit."
(Specific Plan Standards, Roadway Requirements, Item 1)
Modifications to Specific Plan:
scope of improvements required.
None with respect to
-7-
Ce
Camino Tassajara Parkway (from Sycamore Valley Road to
City Limits)
Construction of southern half of the parkway to a pavement
width of 36 feet from Sycamore Valley Road to the City
limit line. Also to be constructed: curb and gutter, bus
turn outs at appropriate locations, median landscaping,
drainage facilities, PG&E pole relocation and fence
relocation as necessary. Median width shall vary and will
generally range from 8-16 feet depending upon constraints
within the right-of-way.
Note: All participant frontage landscaping and landscape
improvements including pedestrian, bicycle and equestrian
trails, noise walls, and irrigated landscaping shall be
done on a project by project basis with the first phases
of development.
Frontage improvements for non-assessment district
participants shall be completed by the assessment
district, but shall be limited to improvements essential
for roadway and pedestrian circulation continuity. This
limitation is ba~Qd on p~a~tlcal design and construction
considerations and is, therefore, not considered as having
a negative cost impact.
-8-
Specific Plan Reference=
"The median and the border strips along the Camino
Tassajara Parkway will be landscaped. Maintenance of
this landscaping will be the responsibility of the
future property owners within the specific plan
area. In order to provide the funding mechanism for
the maintenance, and a continuity in the level of
landscaping, a 1972 Landscaping & Lighting District
should be formed by the deveopers within the Specific
Plan area."
(Specific Plan Components -"Landscaping")
"Camino Tassajara from Sycamore Valley Road to
Camino Blackhawk. The scope of the improvements
will be determined by the County Public Works
Director, but will generally consist of 36 feet
of pavement in each direction from Sycamore
Valley Road to a point 3,000 feet southerly, and
34 36 feet of pavement in each direction from that
point to Dougherty Road. Median island, concrete
curbs, sidewalks, bike path, pedestrian and
equestrian facilities, street 11ghts, land-
scaping, drainage facilities ant a median island
will be required along the entire Camino Tassajara
Parkway. No major variations in the type of
landscaping, lighting, pedestrian and equestrian
facilities will be allowed. The parkway theme is
established to provide a continuity in these
facilities rather than a piecemeal type roadway."
(Specific Plan Standards Roadway Requirements, Item 2)
Modifications to Specific Plan: Added an additional
2 feet of pavement to provide 36 feet in both
directions from Sycamore Valley Road to the easterly
City limits.
-9-
~J
/
De
Sycamore Valley Road (from 1-680 to Old Orchard Road)
Per the Specific Plan and Condition 22 of 3008-85 RZ,
Blackhawk Corporation shall provide 28 feet of pavement,
drainage and intersection improvements and widening of the
existing bridge.
The assessment district shall provide an additional 8 feet
of pavement (for a total of 36 feet), curb, gutter and 8
foot wide meandering sidewalk (one side only), bus
turnouts at appropriate locations, median to vary in width
from 8-16 feet plus median and right-of-way landscaping
and acoustical wall. Landscaping and bus turnouts shall
be funded in part by monies from other sources, with the
A.D. absorbing 50 percent of the total cost.
Specific Plan Reference:
"Sycamore Valley Roadas a four-lane divided
roadway from 1-680 to Camino Tassajara. The
improvements will generally consist of widening
to provide a minimum of 36 feet of pavement in
each direction, the construction of a median
island, curbs, sidewalks, bicycle path, street
lights, median island landscaping and open-
graded overlay of the existing pavement.
Additional improvements will be required at
the intersection of Camino Ramon and Sycamore
Valley Road, includlng modification of the
existing traffic signal and the installation
of a traffic signal at the Old Orchard Road/
Sycamore Valley Road intersection. * The
Public Works Department shall work with the
local homeowners associations to form a
maintenance district to install and maintain
landscaping on the roadsides."
(Specific Plan Standards, Roadway Requirements Item 2b)
-10-
f~
Modification to SDecific Plan=
landscaping between curbs, six
acoustical wall along the entir4
both sides.
Added frontage
turnouts and an
length of roadway,
* See Section I.A, page 16, for signaliza ion requirements.
f~
-11-
E.
Sycamore Valley Road ¢01d Orchard Road to Camino Tassajara
Widening to provide a minimum of 36 feet of pavement in
each direction, curb, gutter, 8 foot wide meandering
sidewalk (one side only), bus turnouts at appropriate
locations, and landscaping within the existing median and
right-of-way to be consistent with the parkway theme and
acoustical walls. Landscaping and bus turnouts shall be
funded in part by monies from other sources, with the A.D.
absorbing 50 percent of the total cost.
Specific Plan Reference:
"Sycamore Valley Road as a four-lane divided
roadway from 1-680 to Camino Tassajara. The
improvements will generally consist of widening
to provide a minimum of 36 feet of pavement in
each direction, the construction of a median
island, curbs, sidewalks, bicycle path, street
lights, median island landscaping and open-
graded overlay of the existing pavement.
Additional improvements will be required at
the intersection of Camino Ramon and Sycamore
Valley Road, including modification of the
existing traffic signal and the installation
of a traffic signal at the Old Orchard Road/
Sycamore Valley Road intersection. * The
Public Works Department shall work with the
local homeowners associations to form a
maintenance district to install and maintain
landscaping on the roadsides."
(Specific Plan Standards, Roadway Requirements Item 2b)
Modification to Specific Plan: Added frontage
landscaping between curbs, four bus turnouts and an
acoustical wall along the entire length of roadway,
both sides.
-12-
F.
Camino Tassa4ara (Sycamore Valley Road to Diablo Road)
Widening to provide a minimum of 56 feet of pavement.
Curb, gutter, sidewalk and longitudinal drainage will be
required along the frontage of the Shapell property, and
along the westerly side of Old Orchard Road.
Specific Plan Reference:
"The widening of Camino Tassajara between
Sycamore Valley Road and Diablo Road to provide
four lanes with a minimum 56 feet of pavement.
Curb, gutter, sidewalk, and longitudinal drain-
age will be required only along the frontage
of the property currently owned by ,hapell, and
along the westerly side northerly of Old Orchard
Road."
(Specific Plan Standards, Roadway Requirements Item 2c)
Modification to SDecific Plan= None.
-13-
Ge
Diablo Road (I-680 to Camino Tassajara)
Widening of Diablo Road pursuant to the Contra Costa
County adopted Precise Alignment Plan will not be a
requirement of the A.D., with the exception of
improvements to the intersection of Diablo Road and Camino
Tassajara as follows= free right turn lane on eastbound
Diablo Road, left turn lane on Diablo Road at Vista
Grande, and separate left and right turn lanes on
westbound Camino Tassajara at Diablo Road.
Specific Plan Reference:
"The widening of Diablo Road between
Interstate 680 and Camino Tassajara pursuant
to the adopted Precise Alignment Plan or
approved modification. Curb, gutter and side-
walk will not be required unless necessary for
drainage purposes."
(Specific Plan Standards, Roadway Requirements Item 2d)
Modification to Specific Plan= Requirement for road
widening to four lanes deleted with the exception of
improvements to the intersection of Camino
Tassajara/Diablo Road.
-14-
He
Crow Canyon Road Extension
Improvements are no longer within th Specific Plan area.
Specific Plan Reference:
"Crow Canyon Road extension Camino
Tassajara and Dougherty Road as a limited
access divided parkway. The sc¢ of the
improvements will be subject to the review
of the County Public Works Dire¢=tor, and
will generally consist of two 2( foot wide
traffic lanes and 16 foot wide island,
longitudinal and transverse "
(Specific Plan Standards,, Roadway Requirements Item 2e)
Modification to Specific Plan: The Crow Canyon Road
extension is beyond the City it and will be
constructed and funded by
within the
unincorporated area of the
f~
-15-
Ie
SignaliZation
Signals at the following intersections shall be installed
by the Assessment District:
- Sycamore Valley Road/Brookside
- Camino Tassajara/Diablo Road
- Camino Tassajara/Sycamore Valley Road
Funding for three additional signals shall be provided for
by the Assessment District. One of these signals is the
existing signal at the intersection of Sycamore Valley
Road and Old Orchard, and the funds for this signal shall
match the cost paid by the City for its installation.
In addition, the Assessment District shall provide a
signal interconnect system along Sycamore Valley Road
extending from Camino Ramon to Camino Tassajara.
-16-
Specific Plan Reference:
Signalization of the Diablo Road/Camino Tassajara
intersection, the 01d Orchard/Sycamore Valley Road
-intersection, the Sycamore Valley Road/Camino
Tassajara intersection, the Camino Tassajara/Crow
Canyon Road intersection, and other intersections
along Camino Tassajara Parkway and Sycamore Valley
Road. The design of the signals and the exact
locations along Camino Tassajara will be specified by
the County Public Works Director".
(Specific Plan Standards, Roadway Requirements Item 7f)
Modification to Specific Plan: The Specific Plan
requirement has been refined to limit the Assessment
District responsibility to six (6) signals plus an
interconnect system along Sycamore Valley Road.
-17-
SECTION II.
SYCAMORE CREEK
Improvements within Assessment District Participant's
property can be done all at one time or as individual
Assessment District Participants develop. Those
improvements to the creek required for construction Camino
TassaJara (Parkway) must be done in conjunction with the
Parkway improvements.
All improvements shall be done in accordance with the
Sycamore Creek Floodway Plan as updated by Bissell & Karn
in December, 1984, and to the acceptance of County Flood
Control.
If improvements are undertaken on a project by project
basis, each developer shall also be responsible for
mitigating any downstream or upstream deficiencies
necessary.
Specific Plan Reference:
"Sycamore Creek and adjacent lands will be given
flood control protection. The design of the flood
control facilities will follow the guidelines of the
Flood Control Zone 3-B (Project Amendment No. 7).
Detailed engineering and boundary maps will be
prepared and adopted prior to approval of any
Preliminary Development Plan."
(Sycamore Specific Plan Components, paragraph entitled
"The Conservation and Development of National Uses" - see
also "Specific Plan Standards - Flood Control and
Drainage")
-18-
Modification to SDecific Plan:
implementation of the Specific
Responsibility for
Plan requirement has
been placed on individual developers, rather than
included in the Assessment Dist]:ict. Each developer
will also be required to constrict improvements
necessary to mitigate downstream impacts.
-19-
SECTION III.
WATER AND SEWER
A.
Installation of new water storage and distribution
facilities along Sycamore Valley Road and Camino
Tassajara to serve Sycamore Valley and the area to
the east is currently underway by EBMUD. The
Assessment District should coordinate with EBMUD to
assure consistency between the new pipeline alignment
and grade, with the proposed roadway improvements to
occur.
Be
Installation of a new 24 inch trunk sewer main in
Sycamore Valley Road per Central Contra Costa
Sanitary District requirements. The new main is to
be located between Camino Ramon and Old Orchard. The
Sanitary District may wish to have additional
improvements included in the A.D. These shall become
part of the A.D., but will be funded by Contra Costa
County Sanitary District.
Specific Plan Reference:
"1. All residential and other land uses requiring
water shall be connected to an approved public
water system.
2. All new residential construction sanitary
facilities shall be connected to an approved
public sewer system.
-20-
3. Prior to the filing of the first Final
Subdivision Map within the Specific Plan
area, provision for the installation of
4,000 feet of off-site sanitary sewer trunk
line between Old Orchard DriVe and the main
sewer trunk line at the Southern Pacific
Railroad shall be assured.
4. Private wells and septic tanks may be
considered on lots being § acres and more
is size, in the open space area.
(Specific Plan Standards-"Water an4 Sewer Requirements")
Modification to SDecific Plan= !None.
-21-
SECTION IV.
COMMUNITY PARK
Assessment District shall acquire and develop a 20 acre
community park at the intersection of Sycamore Valley Road
and Camino Tassajara. The proposed budget figure of $2.2
million is for actual land acquisition and recreational
improvements and does not include frontage improvements
such as pavement, curb, gutter, trails, etc. These
improvements are to be included in Parkway costs.
Specific Plan Reference:
"This Specific Plan requires the provision of
a community park of approximately 20 acres in
size, to be located on the west end of the
Specific Plan area immediately south of Camino
Tassajara Road. The site is essentially level
and will form an attractive entrance to the
valley. The park will be provided to the County
with other public facilities required by this
plan to service development in the area.
(Specific Plan Components -"Parklands")
"A community park site having approximately 20
acres shall be offered for dedication to the
County after it has been developed. It shall
be developed with active and passive park,
playground, and playfield facilities. The park
site shall be developed in consultation with
County Service Area R-7 and maintained by
County Service Area R-7. The Specific Plan
area shall be annexed to County Service Area R-7."
(Specific Plan Standards -"Community Parks and Open
Space Maintenan=e")
Modification to Specific Plan: None. However, a
budget limitation of $2.2 million is DroDosed for
park acquisition and development.
-22-