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Home My WebLink AboutTC Agd Pkt 1996-06-12 TIBURON T.QWN COUNCIL TIBURON PLANNING COMMISSION AGENDA SPECIAL MEETING June 12, 1996 7:30 pm Council Chambers 1101 Tiburon Blvd, Tiburon, California A. ROLL CALL B. PUBLIC QUESTIONS AND COMMENTS C. STAFF BRIEFING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR) FOR THE EASTON POINT (MARTHA PROPERTY) PRE-ZONING, PRECISE DEVELOPMENT PLAN AND ANNEXATION (5 min.) 1. IntroductionlPurpose ofDEIR Briefing Scott Anderson, Planning Director (10 min.) II. Project Description Paul Jensen, Project Planner (45 min.) III. Summary of Major Findings in Easton Point DEIR Terry Watt, EIR Coordinator IV. Questions by Council Members and Commissioners V. Adjournment STAFF BRIEFING ON THE DRAFT ENVIRONMENTAL IMPACT REPORT (DEIR) EASTON POINT (MARTHA PROPERTY) PRE-ZONING, PRECISE DEVELOPMENT PLAN, ANNEXATION JUNE 12, 1996 Purpose of the Staff Briefing on the DETR The Town is holding a Staff Briefing before the Town Council and the Planning Commission to present the major findings reached in the Draft Environmental Impact Report for the proposed Easton Point project. While the public is invited to attend the informational meeting, no public testimony on the DEIR will be taken. Public Participation in the DEIR Process The Environmental Impact Report review process for this project is outlined in the attached Exhibit "A". The public will have many opportunities to comment on the EIR including: Submittal of written comments during the 60-day comment period ending on July 15, 1996 at 5:00 pm. Attendance at the Public Hearing scheduled before the Town Planning Commission on July 10, 1996. Oral and written comments by the public may be presented to the Planning Commission at that hearing. Copies of the DEIR can be obtained from the Town Planning Department for $25 while supplies last. Reference copies may be reviewed at the Town Planning Department or at the Belvedere- Tiburon Public Library during business hours. Project Description The project site consists of two parcels of undeveloped land containing approximately 125 acres located at the southeasterly tip of the Tiburon Peninsula. The Tiburon Peninsula consists largely of Franciscan sandstone interbedded with serpentine, chert and sandstone. The general area is highly faulted and prone to landsliding and slippage. As is typical of the Peninsula, some areas within the property are unstable to varying degrees. The proposed Easton Point (Martha Properties) project involves applications for Prezoning, Precise Development Plan and Annexation for the subdivision of the approximately 125 acre site into 49 single-family residential lots. Approximately 61 acres are proposed for permanent open space. The upland portion of the site consists of approximately 110 acres, while the shoreside parcel contains approximately 15 acres. The steep southerly and easterly slopes of the uplands parcel are blanketed with native Live Oaks, Madrone, Bay, Toyon, Blackberry, Thimbleberry, Pimpernel and Poison Oak. According to the applicant, approximately 40 acres of the upland site are over 40% slope. Similarly, the shoreside parcel contains many areas that are over 40% slope. Beach access is difficult due to precipitous slopes. The major portion of the project (35 lots) would be served by the introduction of a new access road, Easton Drive. The road is proposed to intersect Paradise Drive at the present location of the Marin Municipal Water District water tank access road. Culs-de-sac would be constructed at the ends of both Ridge Road and Mountain View serving three newly created lots each. A private access driveway, extending from Paradise Drive, would provide access to five lots proposed on the shoresid~ parcel. Three lots would draw access from Paradise Drive just north of the Mar East StreetlParadise Drive intersection. The Easton Point project improvements would be constructed in one phase. Individual custom residences are expected to be built over a period of approximately ten years. The project site is within the unincorporated County jurisdiction; however, the property lies within the Town's sphere of influence. Several approvals are required for the project as proposed, including the following: 1. Prezoning approval to Residential Planned Development (RPD) Zone. 2. Precise Development Plan approval for 49 single-family residential lots and preservation of 61 acres of open space. 3. Approval of annexation by the Local Agency Formation Commission to the Town and Sanitary District #5. Summary of Key DEIR Findings Critical to the environmental analysis is the determination of significant impact or effect on the environment. The California Environmental Quality Act (CEQA) Guidelines define the term significant effect on the environment as a substantial, or potentially substantial, adverse change in any of the physical conditions within the area affected by the project including light, air, water, minerals, flora, fauna, ambient noise, and objects of historical or aesthetic significance. (CEQA Guidelines section 15382). The definition goes on to explain that an economic or social change by itself shall not be considered a significant effect on the environment unless related to a physical change to the environmental which is significant. Issues that do not fall into this definition of significant effect are considered "merits" issues and will be dealt with in the merits discussions of the project following release of the Final EIR. 2 Sig-nificant Unavoidable Impacts The DEIR identifies nineteen (19) significant unavoidable ("SU") impacts of the project which could not be eliminated or reduced to a less-than-significant level through mitigation measures identified in the DETR. These significant unavoidable impacts include the following: Landsliding, grading, groundwater, water quality impacts; impacts to biological resources including loss of serpentine bunchgrass, coast live oak forest, loss of Marin dwarf flax and cumulative vegetation and wildlife impacts; visual impacts and project impacts relative to on-site open space. See pages 47-48 for a complete listing of these impacts. Significant Impacts The DETR identifies thirty-five (35) significant impacts which could be eliminated or reduced to a less-than-significant level by implementing mitigation measures identified in the DETR. These impacts include the following: impacts related to geology and soils, hydrology and water quality, vegetation and wildlife, land use, transportation and circulation, air quality, construction noise, public services, among other impacts. See pages 48-49 for a complete listing of these impacts. Less than Significant Impacts The DEIR also identifies forty-two (42) less-than-significant impacts which were selected for analysis, but upon examination, were found to be less-than-significant. These less-than- significant impacts are listed at page 49-50 of the DEIR. Growth Inducing and Cumulative Impacts Growth inducing and cumulative impacts are identified at pages 50-52 of the DEIR. Alternatives The DEIR examines seven (7) alternatives to the project including a lO-Lot Alternative, 27-Lot Alternative, 49-Lot Multi-unit housing Alternative, Public Open Space Alternative, No Project Alternative, Stipulated Judgement Alternative and Potential Off-Site Alternatives. The analysis of alternatives identifies the 10-Lot Alternative as the environmentally superior alternative. Summary of Other DEIR Contents Mitigation Measures Mitigation measures capable of eliminating or reducing project impacts are summarized at pages 56-63 of the DEIR. Measures are more fully described in the topical sections of the DEIR. 3 Conformance with Public Plans and Zonin~ The DEIR also contains a discussion of the project's potential conformance with applicable planning and zoning. The consistency analysis is presented to assist decision-makers in determining the proposed project's plan/policy consistency. Policy consistency must ultimately be determined by the Town Council and Planning Commission. See pages 66-98 for a summary of policy/plan consistency. Areas of Controversy and Issues to Be Resolved The DEIR identifies a number of issues which require Town decision-makers to make decisions concerning policy trade-offs. This is not necessarily an exhaustive identification of such issues. Other controversial topics may be raised in comment letters and testimony on the DEIR. A discussion of these trade~offs can be found in the DEIR at page 55. A summary of these trade- offs is as follows: Mass grading and minimal grading Minimal grading and slope stability Mass grading and groundwater flows Site alterations and public policy conformance Access from neighborhood streets or across the site Development on flatter ridgetops and loss of Marin dwarf flax and serpentine bunchgrass Development in coast live oak forest and loss of unique closed canopy woodland 4 EXHIBIT "A" MARTHA COMPANY ENVIRONMENTAL IMPACT REPORT REVIEW PROCESS . May 15, 1996. The Draft EIR is released for public review and comment. An extended 60-day comment period is established by the Town. The comment period is scheduled to end on July 15, 1996. . June 12, 1996. The Town Council and Planning Commission receive a "briefing" on the major findings of the Draft EIR. The public is invited to attend, but no testimony on the Draft EIR is taken. . July 10, 1996. The Planning Commission holds a public hearing to receive comments on the Draft ElR Additional public hearings may be held in the discretion of the Commission, provided that the public review and comment period cannot exceed a total of 90 days. . Following the close of the public review and comment period, the Planning Commission holds a public hearing to assess the adequacy of the Draft EIR. The Planning Commission either: 1) Accepts the Draft EIR as being prepared in conformance with CEQA, and directs the ElR consultant to prepare responses to comments; or 2) Determines that the Draft ElR has not been prepared in conformance with CEQA, and that deficiencies cannot properly be addressed through responses to comments. The EIR consultant is directed to make appropriate revisions and recirculate the Draft EIR. . The ElR consultant prepares responses to comments and a Mitigation Monitoring Program, and the Final ElR is released. . The Planning Commission holds one or more public hearings on the merits of the project, and considers the FEIR during its deliberations. The Planning Commission makes a recommendation to the Town Council concerning the project. The Commission may also make a recommendation to the Town Council concerning certification of the Final ElR as part of its recommendation on the project. . The Town Council holds at least one public hearing on the project, considering the Final EIR during its deliberations. The Town Council must certifY the Final ElR prior to approving any aspect of the application. No ElR certification is required for a denial. \marthaco\cirproc.doc TOWN COUNCIVSTAFF RETREAT CAPRICE RESTAURANT TUESDAY, JUNE 11, 1996 (5:00 - 9:00 P.M.) AGENDA (5:00) L INTRODUCTORY REMARKS (Mayor) (5:10) II. STATE OF THE TOWN (Town Manager) (5:30) III. DEPARTMENTAL COMMENTS/OBSERV A TIONS -Building (Building Official) -Design Review (Assistant Planner) -Financial (Finance Director) -Joint Recreation (Director) -Legal (Town Attorney) -Planning (planning Director) --Public Safety (Chief of Police) -Public Works (public Works Superintendent) (6:15) IV. REVIEW OF COUNCIL & STAFF 1995 GOALS (6:30) DINNER (7:00) V. COUNCILMEMBER COMMENTS & OUESTIONS PAGE J (7 :30) VI. CURRENT ISSUES 1. ADA DOWNTOWN COMPLIANCE 2. ELEPHANT ROCK 3. FINANCEIBUDGET REVIEW 4. COUNCIL/COMMISSION COMMITTEE WORKSHOPS 5. SALARIES & BENEFITS 6. PARADISE DRIVE ANNEXATION POLICY 7. NEW TOWN HALL NEEDS 8. NEW POLICE BUILDING TIMELINE 9. STREETS IMPROVEMENT 10. TIBURON ON-LINE/E- PROGRAM MAILIMIDAS II. REVITALIZE BUSINESS 12. RBR PROCESS COMMUNITY 13. HARROMAN PROPERTY 14. OTHER (8:30) VIT. ESTABLISH COUNCIL/STAFF 1996-97 GOALS (9:00) VIll. ADJOURN PAGE 2