Draft TISCORNIA ESTATE SPECIFIC PLAN/EIR

Transcription

1 Draft TISCORNIA ESTATE SPECIFIC PLAN/EIR Submitted

2 CONTENTS 1. PLAN SUMMARY II. INTRODUCTION

3 IX. SPECIFIC PLAN RELATIONSHIPS X. XI.

4 List of Figures 1. Regional Location 2. Point Richmond Area 3. Planning Area 4. Study Area Vicinity

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6 Table I SUMMARY DATA PLANNING AREA LOCATION PLANNING AREA SIZE PARCELIZATION

7 open space area will consist of the upper elevations of the planning area including the prominent central knoll west

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9 II. INTRODUCTION A. PLAN PURPOSE This document constitutes a specific plan and master environmental assessment for the future

10 tion 6540.

11 Fearing again that the property might be developed piecemeal by Shean, the Point Richmond neighborhood residents submitted

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13 III. PLANNING AREA A. REGIONAL LOCATION As illustrated

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19 fig 5, aerial photograph, fanfold front

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21 tion,

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24 Table 2 PLANNING AREA OWNERSHIP AND PARCELIZATION Owner Block 1.

25 Table 2, continued PLANNING AREA OWNERSHIP

26 Table

27 IV. PLAN GOALS The list

28 9. Link recreational opportunities within the planning area to offsite local and regional facilities through appropriate alignment of trail systems and access points. Provide

29 7. Design development on slopes above 15 percent with special attention to controlling erosion

30 8. The plan should be easily implemented by the city planning staff with reasonable administrative review requirements.

31 V. LAND

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34 A minimum of two offstreet parking spaces per dwelling unit is required of the plan. Spaces will

35 family residential development proposed for the planning area should not be of any one particular style

36 (1) Front Yards: Front yard setbacks shall be no less than twenty (20) percent of the depth

37 (3) A detailed soil and geologic investigation of all sites will be required prior to approval

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40 FIGURE 10 BUILDING DESIGN GUIDELINES

41 (1) Each dwelling unit will be required to have two permanently maintained offstreet parking spaces. Each parking space shall not be less than ten (10) feet wide by twenty (20) feet long. (2) Other requirements for parking spaces (i.e., location, covering, etc.) will be

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43 prior to approval of use permits. The character and basic elements that should be incorporated into the design of the open space system are described below. a. Area East of Western Drive. This open space area consists primarily of the planning area's steep upper slopes, including

44 (1)

45 (c) The close proximity of private residences is both a reason for limiting access to the area (due to potential noise conflicts, etc.) and a natural deterrent

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47 VI. CIRCULATION ELEMENT This section of the plan identifies a specific set of circulation policies that will be adequate to accommodate the growth proposed by the plan while maintaining the character of the existing circulation system. These policies include roadway standards for planning area roadways, related road improvement standards for the planning area, descriptions of offsite roadway improvements necessary to accommodate planning area buildout, suggested construction sequences, estimated costs,

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49 B. INTERNAL ROADWAY IMPROVEMENTS Figure 11 diagrams the recommended road system to serve planning area needs at full buildout. Five general improvements or alterations to the planning area road system

50 widened

51 5. Onstreet Parking The narrow width of existing streets does not facilitate safe, onstreet parking. In order

52 D. CIRCULATION ELEMENT POLICIES 1. Development approvals shall be conditional on applicant provision of the roadway needs

53 VII. PUBLIC FACILITIES ELEMENT

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55 The District currently provides water within the planning area from 6-inch water mains located in Western Drive, Tremont Avenue, and Santa Fe Avenue (see Figure 13 for location). These mains are still in good condition and are adequately sized

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57 C. STORM DRAINAGE 1. Existing Planning Area Drainage There are three (3) major drainage swales that carry planning area runoff. In addition to planning area runoff, the swales in the center and southern end of the planning area carry runoff from the slopes above the planning area by these culverts under Pacific

58 natural or rural character of the neighborhood and should not degrade the visual character

59 The closure of Pacific Avenue to all but emergency vehicles will ensure fire access along this street without conflict from other traffic

60 request that the city approve the neighborhood for the undergrounding of utilities. PG&E allocates limited funds annually to each jurisdiction within their service area for undergrounding. Jurisdictions must supplement these funds to cover undergrounding costs. PG&E

61 VIII. FINANCING AND IMPLEMENTATION ELEMENT The policies and guidelines of this specific plan are intended to provide for orderly development in the planning area. This section of the plan makes recommendations regarding the administrative, financing, development review, and regulatory approaches that should be followed to effectively implement this specific plan.

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63 Table 4 ON- AND OFFSITE CAPITAL IMPROVEMENTS REQUIRED BY THE SPECIFIC PLAN Type of Improvement Streets and Parking Improvements That Benefit All Property Owners Installation Water Distribution System Sewage Collection System Storm Drainage System Utility Undergrounding

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65 responsibility of the owner(s) of those parcels located along Pacific and Bishop avenues.

66 and Casey Drive will

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68 Table 5 ESTIMATED COST RESPONSIBILITIES FOR CAPITAL IMPROVEMENTS Improvement Road System 1 Extension

69 IX. SPECIFIC PLAN RELATIONSHIPS TO LOCAL GENERAL PLAN GOALS AND POLICIES The planning area

70 "5. Provide for the recreational and cultural needs of the community with a variety of opportunities for leisure time activity available in each neighborhood and in the community in Conformance with standards established by the Recreation Commission

71 "a. Single-family detached units, townhouses, and garden court apartments; terraced apartments that follow steep hillside contours;

72 The Richmond Coastline Plan,

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76 Area Additive District is combined with the R-1 (or other basic) district, the lot area, front

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78 Service actively discourages activities

79 Plan design guidelines recommend that concrete grout capping

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81 X. ENVIRONMENTAL IMPACTS A. INTRODUCTION The following section provides a documentation of environmental impacts, assuming full realization of land use and circulation policies recommended in the specific plan. This environmental impact component

82 250 units. The Brickyard Landing residential 310-unit condominium development now under construction

83 provided at this location, and the steep bluff that separates the houses from the shoreline acts as a natural deterrent to potential trespassers. 3. Mitigation Measures

84 FIGURE

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86 along

87 rounding roadways. Assuming that each single-family residential unit would gener-

88 FIGURE

89 be on fire protection services. Fire Department vehicles would be able to easily reach all units; however, all of the longer vehicles would be required to back down the culs-de-sac

90 opment have not been incorporated in the plan because of the desire of local residents to maintain the area's existing rural character. The plan does recommend a number

91 ning area developers. Estimates of these costs are included in the Financing and Implementation Element (Section VIII) of this plan. Ongoing costs associated with sewer service would

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93 who will

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95 " In order to preserve visual access to the Bay and the regional landscape, urge that new residential developments on sloping or waterfront sites be grouped or clustered... " Urge that new residential, commercial and industrial development in the Coastline Area attempt

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97 FIGURE 18 VIEWS OF PLANNING AREA FROM SURROUNDING AREAS

98 The portion

99 Bay. Where the planning area extends across Western Drive to the shoreline, the absence of development permits focused views out to the Bay.

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101 FIGURE

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107 a. Effect on Views of Planning Area from Surrounding Points (1) Areas North of the Site. The plan calls for development on the lower slopes adjacent to Western Drive and Tremont Avenue. This will increase density of development and remove some open space areas that now exist but would have little significant visual impact. The grassy knoll and eucalyptus grove, which are the most prominent visual elements

108 view, because vehicular access (except

109 a. Historic Resources. A review of the historic documentation for the Point Richmond region indicates that

110 The development plans

111 The planning area topography consists

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113 FIGURE

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115 FIGURE 21 GEOLOGY

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118 Scotch broom (Cytisus scoparius) covers large areas of the site, especially within and surrounding the drainage swales. Other shrub species include toyon (Heteromeles arbutifolia), coyote brush (Baccharis pilularis), and poison oak (Rhus diversiloba). The rest of the site is covered with grassland species common to disturbed areas. Species noted during site surveys were vetch, lupine, chickweed, sourgrass, mullein, convolvulus, California poppy, wild radish, fennel, and several species of grass. Ice plant (Carpobrotus spp.)

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120 Major open space areas

121 FIGURE

122 cels under

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125 of design standards and development guidelines would lead to significant impacts on views into

126 these areas long-range views would

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128 facilitate additional development on isolated lots in the surrounding area, but would not create any development potential that does not already exist. The improvements proposed

129 Ray Ostrander, Facility Engineer, Pacific Bell Bill McGowan, Associate Civil Engineer, East

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131 APPENDIX A. LEVEL OF SERVICE AND CAPACITY DEFINITIONS ROADWAY

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133 APPENDIX