HomeMy WebLinkAboutTC Res 2000-09-06 (5)
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RECORDING REQUESTED
RETURN TO:
PLANNING DIRECTOR
TOWN OF TffiURON
1505 TffiURON BOULEVARD
TffiURON, CA 94920
RESOLUTION NO. 3439
A RESOLUTION OF THE TOWN COUNCIL OF THE TOWN OF TffiURON
APPROVING THE VISTA GOLDEN GATE ESTATES PRECISE DEVELOPMENT PLAN
(pLANNED DEVELOPMENT NO. 27) AND ADOPTING A MITIGATED NEGATIVE
DECLARATION AND MITIGATION MONITORING PROGRAM
ASSESSOR PARCEL NO. 39-171-05
WHEREAS, the Town Council of the Town ofTiburon does resolve as follows:
Section 1. Findings.
A. The Town of Tiburon has received and considered an application filed by the Alexander
and Yami Anolik for a Precise Development Plan to develop the following project:
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The development of two single-family dwellings on an existing 4.66 acre property, with a
lot line adjustment to merge a portion ofland to an adjacent lot also owned by the
applicants. Parcell would contain 1.64 acres of area, and Parcel 2 would be 2.36 acres in
area. Access would be provided to both building sites from a driveway extension of the
cul-de-sac at the end of Gilmartin Drive. The remaining 0.66 acre portion of the property
would be merged with the lot at 280 Round Hill Road, and would be used to develop a
swimming pool and accessory buildings for the existing residence on that lot.
The Vista Golden Gate Estates Precise Development Plan would establish building
envelopes and other zoning limitations for the two future lots. The building envelope for
Parcell would have an area of 12,553 square feet. The building envelope for Parcel 2
would be lower on the site, and would have an area of 16,797 square feet. Landscape
envelopes would be established for each lot. The future house on Parcel 1 would be
limited to a predominantly one-story design.
The minor subdivision to create these two lots, along with the lot line adjustment to add
the 0.66 acre portion to the neighboring property at 280 Round Hill Road, would be
processed after approval of the precise development plan.
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Tiburon Town Council
Resolution No. 3439
9/6/2000
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B.
The Precise Development Plan application consists of File #39907, on file with the Town
of Tiburon Planning Department. Drawings from that application approved in this action
are as follows:
1. Envelope Reduction Plan, Vista Golden Gate Estates, dated 6/6/2000 (1 sheet);
approved as modified herein.
2. Driveway Mitigation Plan, Vista Golden Gate Estates, dated 4/7/2000 (1 sheet);
approved for driveway layout, berrning and buffer landscaping purposes only.
Other drawings available as resource maps, but not specifically approved herein, include
the following:
a. Grading and Drainage Plan, February 10, 2000
b. Slope Map, June 25, 1996
c. Erosion Control Map, February 10, 2000
d. Topographic Survey, September 25, 1996
e. Preliminary Grading and Drainage Plan, 280 Round Hill Road (Sheets 1-3),
November 19, 1999
f Pool and Cabana Site Plans and Sections (Sheets AI-AJ), February 4, 2000
g. Vicinity Map, January 21, 1998
h. Schematic Design for proposed homes, (Sheets 1 & 2), January 10, 2000
The official record for this project is hereby incorporated and made part of this resolution.
The record includes the Staff Reports, minutes, application materials, and all comments
and materials received at the public hearing.
c.
An initial study of environmental impact was prepared and a draft mitigated negative
declaration released for public comment on March 22, 2000. The Town Council finds that
based upon evidence in the record, no significant adverse impacts on the environment
would occur as a result of the project. All potentially significant adverse environmental
impacts have been mitigated to less than significant levels through modifications to the
project as set forth in the mitigation monitoring program and agreed upon by the
applicant. There has been no substantial evidence submitted into the record to support a
fair argument that a significant adverse environmental impact may result from the project.
D.
The Planning Commission held duly noticed public hearings on April 12, May 24 and June
14,2000 at which it heard and considered testimony from interested persons. The
Planning Commission subsequently adopted Resolution No. 2000-10 recommending
conditional approval of the project to the Town Council.
E.
The Town Council held a public hearing on August 2,2000 and found, based upon
application materials and analysis presented in the Staff Report, that on balance the
proposal is consistent with the goals and policies of the Tiburon General Plan. The facts
in support of this finding are as follows:
Tiburon Town Council
Resolution No. 3439
9/6/2000
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General Plan Consistency
LAND USE
The biological study prepared for this project found that the most sensitive areas on this
property were contained on the lower portion of the site. These areas are located outside
of the proposed envelopes, and would be preserved as open space. As described
previously, strict adherence to the Tiburon Ridge setback policy would result in an inferior
site plan and probably increase impacts on surrounding developed properties. The
proposed plans would keep the height of any future homes below the views to the south
from the adjacent portion of the Tiburon Ridge Trail.
Table 1 of this element, which lists the allowable densities for vacant land in Tiburon,
states that this property is to be developed at a density of 0.6 units per acre. This density
would allow up to three homes to be developed on this site.
OPEN SPACE AND CONSERVATION
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There are no prominent knolls or significant trees on the site. Virtually the entire site is
covered with exposed rock, but none of the outcroppings is particularly prominent. There
are no watercourses, listed plant species or significant riparian corridors on the site. The
location of the proposed building envelopes would leave well over half of the site in an
open condition. The proposal would eliminate significant view blockage concerns from
properties on the north side of Gilmartin Drive by keeping future house heights below the
plane of the ridgeline. Also, while homes below (on Round Hill Road) would lose some
of their view of the Tiburon Ridge above, this seems inevitable with virtually any
construction on the site.
The proposed building envelope for Parcell would encroach into the 50 foot vertical and
150 foot horizontal setbacks from the Tiburon Ridge called for by the Open Space and
Conservation Element of the Tiburon General Plan. The vertical setback is at elevation
456, which would require a 30 foot tall home constructed at elevation 426 to be
constructed 320 horizontal feet from the top of the property, and only 250 horizontal feet
from the bottom. Strict adherence to the Tiburon Ridge setback policy would result in an
inferior site plan and probably increase impacts on surrounding developed properties.
Views to the south from the Tiburon Ridge Trail would be protected by limiting the height
of the house on Parcel 1 to the elevation of the trail, allowing hikers to still see over the
house (150 horizontal feet away) to the views beyond:
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It appears that relatively little grading would be required to develop the lots and
infrastructure. The conceptual plans submitted for the two future homes on the site
indicate that structures could be designed on this site that are consistent with the overall
slope and natural land forms of the property. Proper design of the homes in accordance
Tiburon Town Council
Resolution No. 3439
9/6/2000
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with the Hillside Design Guidelines should also limit grading necessary to construct homes
on the site.
PARKS AND RECREATION
The Tiburon Ridge Trail currently runs just outside of the northern property boundary
within the 50 foot wide Hacienda Drive right-of-way. The proposed access driveway
serving the lots of this project would utilize a portion of the right-of-way. The applicant
has offered to improve the trail from the cul-de-sac to the property edge by placing
crushed granite or similar material to better demarcate the trail.
F. The Town Council finds that the proposed project is consistent with Town Zoning
regulations based on the following factual analysis:
The proposed single-family residential uses are consistent with the permitted uses listed
Town Code 2.08.01(2). The project density is consistent with that allowed by the Land
Use Element of the Tiburon General Plan. Project building heights do not exceed the
maximum 30 foot height limit specified in section 2.08.03(2). Staffis able to make the
following findings that support the approval of the Precise Development Plan under
section 4.08.04:
a)
The location of the proposed building envelopes would leave well over half ofthe
site in an open condition. The proposed precise plan does not specifY the method
which would be utilized to preserve this open space, but developments of this
nature typically confer "open space easements" to the Town over portions of the
privately-owned lots located outside the building envelopes.
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b) There are few highly visible natural features and no prominent knolls or significant
trees on the site. Virtually the entire site is covered with exposed rock, but none of
the outcroppings is particularly prominent. There are no watercourses, listed plant
species or significant riparian corridors on the site. Most of the grassland is
concentrated in the lower third of the site, which is not slated for construction.
c) Very little grading would be necessary to construct the project as proposed. The
conceptual plans for the homes to be constructed on the two proposed lots
generally reflect the slope of the site.
d)
Existing homes on the east side of the site have views across the property toward
Mount Tamalpais, while some of the homes on the west side of the site have views
toward San Francisco across the property. The general locations of the building
envelopes have been designed to respect these views. The applicant has made
modifications to the corner of Parcel 1 and the setbacks of Parcel 2 in order to
address concerns raised by neighboring property owners over potential view
impacts which would be caused by future homes on the site. As noted above, most
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T iburon Town Council
Resolution No. 3439
9/6/2000
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of the serpentine grassland habitat found on the property is concentrated in the
lower third of the site, which is not slated for construction, and will be protected
through creation of an open space easement to the benefit of the Town ofTiburon.
e)
As noted above, the proposed building envelope for Parcel 1 would encroach into
the 50 foot vertical and 150 foot horizontal setbacks from the Tiburon Ridge
called for by the Open Space and Conservation Element of the Tiburon General
Plan. Strict adherence to the Tiburon Ridge setback policy would result in an
inferior site plan and probably increase impacts on surrounding developed
properties. Views to the south from the Tiburon Ridge Trail would be protected
by limiting the height of the house on Parcell to the elevation of the trail, allowing
hikers to still see over the house to the views beyond.
t)
This property offers few opportunities to screen development through topography
or use of natural features. Location, placement, and appropriate design and size
regulation of the buildings will be the main tools available to reduce the
prominence of the future homes. The applicant has reduced the size of the
building envelopes and pulled them away from neighboring properties to address
this issue. The reduced size and height limitations of Parcel 1 limit the location of
any future home to essentially the boundaries of the envelope.
g)
The geological study prepared for this project revealed that there are no landslide
or other geologic hazards on the site.
h) An Initial Study and Negative Declaration prepared for this project found that all
potentially significant environmental impacts that would be caused by this project
are mitigated to less than significant levels.
i) This project proposes the minimal roadway standards acceptable to the Tiburon
Fire Protection District and the Town Engineer in order to minimize grading,
retaining walls, and site disruption. .
j) The applicant has proposed to construct berms and plant landscaping at
appropriate locations to mitigate impacts on neighboring residents from the
headlights of vehicles using the proposed driveway.
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k) The applicant has made considerable efforts to meet with or contact neighboring
property owners in order to address their view blockage and privacy concerns. The
proposed building envelopes have been reduced in size and otherwise modified to
further reduce these potential impacts.
I)
The increased setbacks for the proposed building envelopes from the side property
lines should provide an adequate buffer to avoid intrusion of noise on surrounding
homes.
Tiburon Town Council
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Resolution No. 3439
9/6/2000
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m)
The applicant has indicated that a landscape palette would be developed for
distribution to future homeowners on the site, emphasizing low maintenance,
drought resistant, native species. Height limits would be established for all
landscaping in order to preserve views for neighboring homeowners. All areas
graded or disturbed during construction would be reseeded with native plant
materials to prevent erosion and scarring.
n) No streetlights are proposed for this project. Low level driveway downlighting
would be appropriate, and would be reviewed by the Design Review Board during
its review of any homes eventually proposed on the site.
0) Materials and colors used in improvements will be required to blend into the
natural environment.
p) General Plan analysis was provided above in the section of this report on General
Plan consistency.
Section 2. Adoption ofNel!ative Declaration.
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NOW, THEREFORE, BE IT RESOLVED that the Town Council of the Town of
Tiburon hereby adopts the negative declaration for the project.
Section 3. Proiect Approval and Adootion of Mitigation Monitoring Prol!fam.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the Town Council of the
Town ofTiburon hereby approves the Vista Golden Gate Estates Precise Development Plan
(PD#27) and adopts a mitigation monitoring program for the project, subject to the following
conditions and modifications:
1. The following Vista Golden Gate Estates Precise Development Plan drawings are
approved, said plans being on file with the Tiburon Planning Department:
a. Envelope Reduction Plan, Vista Golden Gate Estates, dated 6/6/2000 (1
sheet); approved as modified herein.
b. Driveway Mitigation Plan, Vista Golden Gate Estates, dated 4/7/2000 (1
sheet); approved for driveway layout, benning, and buffer landscaping
purposes only.
2.
This Precise Development Plan approval incorporates all of the environmental
mitigation measures listed in the approved Mitigation Monitoring Program,
attached hereto as Exhibit A, except that Mitigation Measures 4.a.2 and 4.a.3 are
deleted on the basis that the Envelope Reduction Plan drawing has been revised to
include superior restrictions detailing the restrictions on the envelopes.
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TibW'on Town Council
Resolution No. 3439
9/6/2000
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Furthermore, other conditions of approval contained within this Resolution better
promote preservation of the serpentine bunchgrass.
3.
The Envelope Reduction Plan shall be revised to indicate maximum building
envelope heights at each of the approved story pole locations on the Plan.
Building envelope height restrictions and story pole elevations shall be based on a
benchmark elevation of501.9 feet at the street monument in the center of the
Gilmartin Drive cul-de-sac. The Design Review Board is directed to minimize
public view blockage from the Tiburon Ridge Trail during its review of residential
drawings for Parcell. Possible measures may include, but are not limited to,
height reductions below the maximum of 15 feet on the upper portions of the
building envelope; requiring a flat-roof and/or articulated roof-line; limiting the
amount of construction within the upper portions of the building envelope. In
agreeing to an enlargement of the Parcell building envelope by extending it
approximately 20 feet further downslope, the Planning Commission does so on the
premise that any buildings preserve adjacent residential views across the site to the
same degree as if the building envelope enlargement had not been approved.
4.
The maximum gross floor area allowed to be constructed on Parcels 1 and 2 shall
be 6,000 square feet, plus up to 750 square feet of garage space, for each lot.
5.
CC&R's for the subdivision shall be prepared and submitted for review by the
Town Attorney and Planning Director as part of the Tentative Map application.
Said CC&Rs shall contain provisions and limitations as set forth in this Precise
Development Plan approval to the satisfaction of the Town ofTiburon.
6. No improvements of any type, including fences and landscaping, shall be permitted
outside the approved building and/or landscape envelopes shown on the Envelope
Reduction Plan, with the exception driveways and retaining walls associated with
driveways serving Parcels 1 and 2. Berming and landscaping as shown on the
approved Driveway Mitigation Plan is excepted, subject to final approval by the
Planning Director. A swimming pool may be permitted within the landscape
envelope for Parcell, but shall not be permitted within the landscape envelope for
Parcel 2.
7. Materials and colors used for all structures located within the boundaries of this
Precise Development Plan shall blend into the natural environment. Colors shall be
restricted to medium-to-dark earth tones.
8.
Landscape palettes shall be developed for each envelope area encompassed by this
Precise Development Plan and submitted for review and approval by the Planning
Commission as part of the application for tentative subdivision map. The
landscape palettes shall emphasize drought-resistant native species. Height limits
for all landscaping (focusing on trees and tall shrubs) shall be established in order
Resolution No. 3439
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TibW'on Town Council
9/6/2000
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to preserve views for neighboring homeowners and from the Tiburon Ridge Trail.
Said restrictions shall be incorporated into the project CC&Rs, and any necessary
instruments recorded to provide for enforcement by the Town ofTiburon.
Recreational Easement Area
9. The developable portion (the area within envelopes) of the 0.66 acre recreational
easement area shall be reduced to 50% of its land area, or approximately 14,500
square feet, as shown on the approved Envelope Reduction Plan. Construction of
fencing or other disturbance of the natural condition outside the envelope areas is
strictly prohibited. This protection shall be ensured through creation of an open
space easement to the benefit of the Town of Tiburon. Said easement shall be
recorded in conjunction with the recordation of the lot line adjustment or in such
other fashion such that the open space easement is not subservient to the existing
recreational easement.
10. The recreational easement area portion of the property, proposed to be merged
with the adjacent lot at 280 Round Hill Road, is approved only for accessory uses
and accessory structures normally associated with a single-family dwelling, and
shall not be used for further subdivision, for the development of a separate
dwelling unit, or for a secondary dwelling unit.
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11. Gross floor area of buildings constructed within the recreational easement area
shall be limited to a maximum of 1,000 square feet. Structures shall be limited to a
maximum height of 15 feet from natural or finished grade, whichever is lower.
Construction of a secondary dwelling unit, as defined within the Tiburon Zoning
Ordinance, shall be prohibited on the recreational easement area.
12. Deleted by Town Council.
13. Maximum landscape growth heights and elevations, in the form of deed
restrictions, shall be placed on all portions of the recreational easement area within
building and/or landscaping envelopes. These height limits shall not exceed those
set forth on the approved Envelope Reduction Plan. Said deed restrictions shall be
recorded on the appropriate property title.
14. Access for construction on the recreational easement area shall be provided from
280 Round Hill Road if feasible. If not feasible, any access across Parcel 2 shall
cause minimal disturbance to the ground surface and shall occur during the dry
season to minimize impacts on the serpentine bunchgrass.
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TibW'on Town Council
Resolution No. 3439
9/6/2000
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Improvements & Fees
15. Prior to approval of the Parcel Map, project sponsor shall enter into a subdivision
improvement agreement with the Town ofTiburon and submit appropriate
subdivision improvement drawings for review and approval by the Town Engineer
and Planning Director. Said drawings shall contain a detailed construction staging
area/construction parking/materials storage/debris box/portable
restroom/protective fencing plan for all stages of project construction.
16. The proposed storm drain line shown on the Envelope Reduction Plan in the
southeast corner of the property shall be moved to a position nearer the eastern
property line to reduce impacts on the grasslands.
17.
Berms and landscaping associated with the project driveway shall be installed at
appropriate locations to mitigate impacts on neighboring residents from the
headlights of vehicles using the proposed driveway, as generally shown on the
Driveway Mitigation Plan adopted herein. The precise location, size, and type of
berms and plantings shall be specified by the project sponsor as part of the
subdivision improvement drawings. Timing oflandscape installation, maintenance,
and irrigation shall be specifically resolved, through recorded agreement if
necessary, prior to approval of the Parcel Map.
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18. The portion of the Tiburon Ridge Trail extending from the Gilmartin Drive cul-de-
sac to the eastern property edge shall be improved by placing crushed granite or
similar material to better demarcate the trail alignment. The Ridge Trail sign shall
be relocated. The Ridge Trail path from Gilmartin Drive edge-of-pavement shall
be kept open and unobstructed at all times by landscaping or any other feature. A
curb cut, if necessary for handicapped access, shall be the responsibility of the
project sponsor. The Planning Department shall review and approve plans for
these improvements as part of the subdivision improvement drawings. Installation
shall occur as part of the subdivision improvements.
19. Open space easements to the benefit of the Town shall be established generally as
shown on the approved Envelope Reduction Plan, and shall be offered to the
Town of Tiburon for acceptance on the Parcel Map. The specific open space
easement language shall be reviewed and approved by the Town Attorney and
Planning Director prior to approval of the Parcel Map, and shall specify that the
easements are intended to remain in their natural state to preserve the serpentine
bunchgrass to the extent feasible as a required environmental mitigation for the
project. The open space easements shall be permanently demarcated in the field at
all times, to the satisfaction of the Planning Director, prior to commencement of
work on the subdivision improvements.
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TibW'on Town Council
Resolution No. 3439
9/6/2000
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20. All contractors and subcontractors performing work at the site shall be required by
contract to halt all work within 30 yards of any archaeologically significant
resource that may be uncovered during construction, until a qualified archeologist
has investigated and made recommendations. Representatives of the Native
American community shall be contacted in the event of such a find. Said contract
provisions shall be reviewed and approved by the Planning Department prior to
commencement of work on the subdivision improvements.
21. Further subdivision of Parcels 1 and 2 is prohibited. A note to this effect shall be
placed on the Parcel Map.
22. Traffic Mitigation Fees pursuant to Town ordinances shall be paid prior to
issuance of building permits for each residence.
23. Park and recreation in-lieu fees, as required by Town ordinance, shall be paid prior
to approval of the Parcel Map.
24.
Prior to approval of the Parcel Map, an in-lieu fee of $64,627 per acre lost shall be
paid to the Town ofTiburon in fulfillment of Mitigation Measure 4.a.l to
compensate for serpentine bunchgrass grassland area to be lost as a result of the
project. Said "acreage to be lost" shall be determined at the time of review of the
subdivision improvement drawings. Said fees shall be used by the Town for the
purpose of preserving serpentine bunchgrass grassland area on the Tiburon
Peninsula, such grassland preferably being contiguous to permanent open space
areas.
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Expiration & Extension
23. This Precise Development Plan approval shall be valid for 36 months following its
effective date, and shall expire unless subsequent zoning and/or building permits
have been issued pursuant to this approval. A time extension may be granted if
such request is filed prior to the expiration date.
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TibW'on Town Council
Resolution No. 3439
9/6/2000
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PASSED AND ADOPTED at a regular meeting of the Town Council of the Town of
Tiburon held on September 6, 2000 by the following vote:
AYES:
NOES:
ABSENT:
COUNCILMEMBERS: Bach, Gram, Hennessy, Matthews & Thompson
COUNCILMEMBERS: None
COUNCILMEMBERS: None
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TOM GRAM, Mfl-YOE, ,.' ., . , .
TOWN OF TIBtrRQN .
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ATTEST:
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DIANE CRANE IACOPI, OWN CLERK
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TibW'on Town Council
Resolution No, 3439
9/6/2000
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EXHIBIT "An
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MmGATION MONITORING PROGRAM
VISTA GOLDEN GATE ESTATES PRECISE DEVELOPMENT PLAN
Fll..E # 39907; PLANNED DEVELOPMENT NO. 27
200 & 210 GILMARTIN DRIVE ADOPTED 9/6/2000
Aesthetics
Mitigation Measure:
l.a.l. Prior to the issuance of gradi.!lg or building permits for the single-family
home on the second parcel, the building design and landscaping of the house shall
receive Site Plan and Architectural Review approval pursuant to Section 4.02.00 of
the Tiburon Zoning Ordinance. Construction on Parcell shall be limited to one
story in height for most of the building envelope, and shall be designed so as to
minimize and effectively mitigate any impact on scenic views across the site from the
Tiburon Ridge Trail.
Implementation Procedure:
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The Tiburon Design Review Board shall review the submitted building and landscaping
plans to insure that the height of the building for Parcel 1 allows pedestrians on the
Tiburon Ridge Trail a view above and across the roof of the house, The Building Official
shall not accept plans for building plan check nor issue building permits without
verification that the proposed building has received Site Plan and Architectural Review
approval by the Design Review Board,
Non-Comoliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no final sign off if building and landscaping is not completed in compliance
with said approval; halt construction; fines,
Mitigation Measure:
I.c.I. Prior to the issuance of grading or building permits for the single-family
homes on the two proposed lots, the building design and landscaping of the houses
shall receive Site Plan and Architectural Review approval pursuant to Section
4.02.00 of the Tiburon Zoning Ordinance. The buildings and landscaping shall be
designed so as to minimize and effectively mitigate any visual impacts on the
surrounding neighborhood.
Imolementation Procedure:
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The Tiburon Design Review Board shall review the submitted building and landscaping
plans to insure that visual impacts on surrounding residences are minimized and
effectively mitigated, The Building Official shall not accept plans for building plan
MITIGATION MONITORING PROGRAM
FILE lt39907
6/141:2000
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check nor issue building permits without verification that the proposed building has
received Site Plan and Architectural Review approval by the Design Review Board,
Non-Compliance Sanction:
Building permits shall not be issued without proof of Site Plan and Architectural Review
approval; no final sign off if building and landscaping is not completed in compliance
with said approval; halt construction; fines,
Air Quality
Mitigation Measure:
3.b.1. The site shall be watered during construction to reduce the impacts of such
dust to acceptable levels.
ImDlementation Procedure:
The Building Inspector shall observe the site during all inspections for evidence of
watering or fugitive dust,
Non-Compliance Sanction:
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Failure to comply with site watering requirements or observation of fugitive dust will
result in the issuance of correction notices, citations, a project stop-work order, or other
available enforcement methods,
Biolol!ical Resources
Mitigation Measure:
4.a.1. Any removed serpentine grassland area shall be replaced on a 1.5 to 1 basis
by purchasing and setting aside similar grassland area that has the potential for
development elsewhere on the Tiburon Peninsula. Alternatively, the developer may
provide an in-lieu payment for purchase of such land at a later date.
Implementation Procedure:
Applicant shall hire an arborist to prepare a report listing Protected Trees on the site,
Protected Trees to be removed shall be identified, and types and locations of replacement
trees to be specified, Applicant to submit Tree Permit application prior to removal of any
Protected Trees, Planning Division to process Tree Permit applications for any trees to
be removed, Planning Division to inspect property to insure planting of replacement
trees.
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MITIGATION MONITORING PROGRAM
FILE '39907
6/14/2000
2
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Non-compliance Sanction:
No issuance of building permit until purchase of grassland area or payment of in-lieu fee
is confirmed by the Planning Division; halt construction; no final sign off until purchase
of grassland area or payment of in-lieu fee is confirmed; fines
Miti2ation MeasHre:
i.a.:!. ResideRees, aeeessery structures, IIRd IIR)' sports eourts that mllY be appt'1l7ed
shllll be limited to the buildiRg eR'telape af elleh lat liS sha"l.'R aR the IIppra-:ed Site
PlaR. DFp.'l!'lVays, laRdseapiRg, wall'-\\'II)'S, plltias, dedi!! less thaR J feet above grade,
aRd atheF RaR struetural yaFdseape featuFes mllY be IIl1aVled iR a small "feReeable
area" autside of each buildiRg eR'ielape, ta be shawR OR aR appFo'/ed FeRceable
I.Feas PlaR. FeRees aRd "{llIlIs ROt exeeediRg Ii filet iR height mil)' be IIl1o.....ed iR the
"feRceable aFea" of eaeh lot. This will pFesen'e Rath'e gFllssllIRds to the greatest
exteRt feasible aRd miRimiile eRcroaehmeRt hy Ran Rlltive plllRt speeies.
Imslementation Procechire:
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The Til:mren Design Review BOllrel shall review the suhmitteel buileling anel lanescaping
plaRs to insure that all improvemeAts comply with tile beHnearies of the bHileling
envelopes ane fcnceable areas, Tile Building Official shall not accept plans for buileling
plan check nor issHe buileling permits witllout verification tllat the proposeel building has
recei.tee Site Plan anel .'\rchiteclural Review approval by tile Design Review Board
Non Compliance Sanction:
BHileing permits shall not Be issHee witllout prElof of Site Plan and .'\rsllitectHral Review
approval; no fInal sign offifBHileing ana landscaping is not cemjlleted in cemjlliance
witll saie appre'/al; halt censtruction; fInes,
Mitil!ation Measure:
4.a,J. No struetuFIII, laRdscapiRg, Pllving, ar ather impravements (ather thllR
appraved seweF, dFlliRllge, aF erasiaR impra'/emenU) shllll be peFmitted outside af
the buildiRg eR-ielape llRd the feRcellhle llrell of clleh lat. This VliII pFcseFve nllth'e
gFasslaRds ta the gFcatest extent fellsible IIRd minimize eRerllllehmeRt by RaR Rlltive
plllRt species.
Implementation Proceeure:
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The TiBHron Design Review Boare shall rcview the sUBmittee buileing ana landscaping
plans to inslire that all imjlrovements cOflljlly with the Boundaries of the buileing
envelo!les ana fenceable areas, The BuileinS Official shall not aeeejlt !llans for Buileling
plaR check ner issue buileing jlermits without verification that the prepesee BHileing has
receiyee Site Plan ane .'\rchitectural Re~'iew ajljlroyal by the Design Review Beard,
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~lon Comelianee Saneti€lH:
B\lilaillg permits shall net Be iSG\lea witho\lt proof of Site Plan alla Arehiteet\lral Re,liew
&flpreval; no Bllal sign off ifB\lilaing analaAaseapiAg is not eompletea in eempliallee
'.vith saia approval; halt eenGtFlletioll; Bnes,
NOTE: Mitigation Measures 4a.2 and 4.a.3 were deleted and replaced by conditions of
approval on the project.
Geololn' and Soils
MitilJation Measure:
6.a.1. All improvements, including structures, fills, utilities and roads should be
designed to resist earthquake groundshaking. The latest seismic safety building and
engineering techniques should be employed in the design of the houses.
Implementation Procedure:
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Construction drawings submitted by applicant for building permit must show proposed
structural integrity reinforcements acceptable to the Town Engineer and other mechanical
and architectural reinforcements acceptable to the Building Official. Responsibility of
Building Official to ensure plans contain this information and that structural integrity
reinforcements have been approved by the Town Engineer. Actual installation of
approved structural integrity measures and other mechanical and architectural
improvements shall be confirmed by the Building Official prior to final inspection and
sign off on the building and/or grading permit
Non-Compliance Sanction:
No issuance of building permit if structural integrity measures and mechanical and
architectural reinforcements are not shown on plans; no final sign off if these measures
and reinforcements not installed; halt construction; fines,
Mitil!ation Measure:
6.a.2. Structures should be designed to accommodate settlement. When this is not
acceptable, it will be necessary to support improvements (structures, utilities, roads,
etc.) on piers extending into firm materials below fill.
Imolementation Procedure:
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Construction drawings submitted by applicant for building permit must show proposed
structural integrity reinforcements acceptable to the Town Engineer and other mechanical
and architectural reinforcements acceptable to the Building Official. Responsibility of
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Building Official to ensure plans contain this information and that structural integrity
reinforcements have been approved by the Town Engineer, Actual installation of
approved structural integrity measures and other mechanical and architectural
improvements shall be confirmed by the Building Official prior to final inspection and
sign off on the building and/or grading permit
Non-Comoliance Sanction:
No issuance of building permit if structural integrity measures and mechanical and
architectural reinforcements are not shown on plans; no final sign off if these measures
and reinforcements not installed; halt construction; fines.
Hazards and Hazardous Materials
Mitil!ation Measure:
7.g.1. The driveway to each lot shall be not less than 20 feet unobstructed width; the
driveway shall be constructed with an all-weather driving surface, capable of
supporting the imposed loads of fire apparatus and having a minimum of 13 feet, 6
inches of vertical clearance.
Implementation Procedure:
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Construction drawings submitted by applicant for building permit must show proposed
driveway design acceptable to the Tiburon Fire Protection District. Responsibility of
Building Official to ensure plans contain this information and that it has been approved
by the Fire District. Actual construction of approved driveway shall be confirmed by the
Building Official prior to final inspection and sign off on the building and/or grading
permit,
Non-Comoliance Sanction:
No issuance of building permit if adequate driveway is not shown on plans; no final sign
off if driveway not properly constructed; halt construction; fines,
Mitigation Measure:
7.g.2. Access roads in excess of 150 feet shall be provided with an approved
turnaround.
Implementation Procedure:
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Construction drawings submitted by applicant for building permit must show proposed
access road turnaround acceptable to the Tiburon Fire Protection District. Responsibility
of Building Official to ensure plans contain this information and that it has been approved
by the Fire District, Actual construction of approved turnaround shall be confirmed by
MITIGATtON MONITORING PROGRAM
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the Building Official prior to final inspection and sign off on the building and/or grading
permit,
Non-Comoliance Sanction:
No issuance of building permit if adequate access road turnaround is not shown on plans;
no final sign off if turnaround not constructed; halt construction; fines.
Mitigation Measure:
7.g.3. An approved water supply, including a new 8 inch water main and 2 new
hydrants, shall be installed.
Imolementation Procedure: .~
Construction drawings submitted by applicant for building permit must show proposed
water main and hydrants acceptable to the Tiburon Fire Protection District.
Responsibility of Building Official to ensure plans contain this information and that it has
been approved by the Fire District, Actual construction of approved water main and
hydrants shall be confirmed by the Building Official prior to final inspection and sign off
on the building and/or grading permit,
Non-Compliance Sanction:
-.
No issuance of building permit if approved water main and hydrants are not shown on
plans; no final sign off if water main and hydrants not constructed; halt construction;
fines,
Hvdrolol!V and Water Ouality
Mitil!ation Measure:
8.f.1. Project design and construction activities will utilize Best Management
Practices as described in the Caiifornia Storm Water Best Management Practice
Handbook for Construction Activity, March 1993.
Imolementation Procedure:
BMP program to be approved by Town Engineer prior to issuance of building or grading
permits. Implementation ofBMP program shall be by the contractor, under review of the
Town Engineer.
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Non-Compliance Sanction:
Failure to comply with the approved construction BMP's will result in the issuance of
correction notices, citations, a project stop-work order, or other available enforcement
methods.
Noise
Mitigation Measure:
ll.a.l. All construction activity shall comply with the Town's limitations on
construction hours as set forth in Chapter 13 of the Tiburon Municipal Code.
,
Implementation Procedure:
Ensure contractor and any sub-contractors are aware of the Town's limited construction
hours, including those for use of heavy equipment. Building Inspector shall ensure that
these appear on the job card, Building Inspector and Police Department to enforce this
measure.
Non-Compliance Sanction:
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Police Department and/or Building Inspector to issue citations and/or halt construction.
Mitil!ation Measure:
1l.c.1. All construction activity shall comply with the Town's limitations on
construction hours as set forth in Chapter 13 of the Tiburon Municipal Code.
Implementation Procedure:
Ensure contractor and any sub-contractors are aware of the Town's limited construction
hours, including those for use of heavy equipment. Building Inspector shall ensure that
these appear on the job card. Building Inspector and Police Department to enforce this
measure.
Non-Compliance Sanction:
Police Department and/or Building Inspector to issue citations and/or halt construction,
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Mitil!ation Measure:
1l.c.2. Equipment engine doors on motorized equipment shall be closed during
equipment operation.
Implementation Procedure:
Ensure contractor and any sub-contractors keep equipment engine doors closed during
equipment operation. Building Inspector shall ensure that this requirement appears on
the job card, Building Inspector and Police Department to enforce this measure,
Non-Compliance Sanction::
Police Department and/or Building Inspector to issue citations and/or halt construction.
Mitil!ation Measure:
1l.c.3. The quietest of alternative feasible equipment shall be used during
demolition and construction work.
Implementation Procedure:
-.
Ensure contractor and any sub-contractors use quietest of alternative feasible equipment
during demolition and construction work, Building Inspector shall ensure that this
requirement appears on the job card, Building Inspector and Police Department to
enforce this measure,
Non-Compliance Sanction:
Police Department and/or Building Inspector to issue citations and/or halt construction,
Mitigation Measure:
l1.cA. When not in use, motorized construction equipment shall not be left idling.
Implementation Procedure:
Ensure contractor and any sub-contractors do not leave motorized construction equipment
idling. Building Inspector shall ensure that this requirement appears on the job card,
Building Inspector and Police Department to enforce this measure.
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TransDorta tionffraffic
Mitil!ation Measure:
l5.f.1. A staging, parking and materials storage plan shall be filed and approved by
the Town of Tiburon prior to construction of subdivision improvements and for
each building permit.
Implementation Procedure:
Ensure that a staging, parking and materials storage plan is filed and approved prior to
issuance of building permit. Building Inspector shall ensure that the plan is attached to
the job card. Building InspC:ctor and Police Department to enforce this measure,
Non-Comoliance Sanction:
Police Department and/or Building Inspector to issue citations and/or halt construction,
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AP NO, 39-171-05
Recording Requested By:
TOWN OF TffiURON
Return to:
Planning Director
Town ofTiburon
1505 Tiburon Boulevard
Tiburon, CA 94920
DOCUMENT TITLE
A RESOLUTION OF THE TOWN
COUNCIL OF THE TOWN OF TffiURON
APPROVING THE VISTA GOLDEN GATE
ESTATES PRECISE DEVELOPMENT
PLAN AND ADOPTING A MITIGATION
MONITORING PROGRAM
1111111111111111111111111111111111
2000-0068184-
Recorded I REC FEE .00
Official Records I
Count y Of I
Marm I
JOAN C. THAYER I
Recorder I
I
I wendy
09:00AM 29-Dec-2000 I Page 1 of 21
RECEIVED
JAN 1 a 2001
FLANNINtl DEPARTMENT
TBWN AF rlSYR9N