Draft TISCORNIA ESTATE SPECIFIC PLAN/EIR Submitted
CONTENTS 1. PLAN SUMMARY II. INTRODUCTION
IX. SPECIFIC PLAN RELATIONSHIPS X. XI.
List of Figures 1. Regional Location 2. Point Richmond Area 3. Planning Area 4. Study Area Vicinity
Table I SUMMARY DATA PLANNING AREA LOCATION PLANNING AREA SIZE PARCELIZATION
open space area will consist of the upper elevations of the planning area including the prominent central knoll west
II. INTRODUCTION A. PLAN PURPOSE This document constitutes a specific plan and master environmental assessment for the future
tion 6540.
Fearing again that the property might be developed piecemeal by Shean, the Point Richmond neighborhood residents submitted
III. PLANNING AREA A. REGIONAL LOCATION As illustrated
fig 5, aerial photograph, fanfold front
tion,
Table 2 PLANNING AREA OWNERSHIP AND PARCELIZATION Owner Block 1.
Table 2, continued PLANNING AREA OWNERSHIP
Table
IV. PLAN GOALS The list
9. Link recreational opportunities within the planning area to offsite local and regional facilities through appropriate alignment of trail systems and access points. Provide
7. Design development on slopes above 15 percent with special attention to controlling erosion
8. The plan should be easily implemented by the city planning staff with reasonable administrative review requirements.
V. LAND
A minimum of two offstreet parking spaces per dwelling unit is required of the plan. Spaces will
family residential development proposed for the planning area should not be of any one particular style
(1) Front Yards: Front yard setbacks shall be no less than twenty (20) percent of the depth
(3) A detailed soil and geologic investigation of all sites will be required prior to approval
FIGURE 10 BUILDING DESIGN GUIDELINES
(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
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
(1)
(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
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,
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
widened
5. Onstreet Parking The narrow width of existing streets does not facilitate safe, onstreet parking. In order
D. CIRCULATION ELEMENT POLICIES 1. Development approvals shall be conditional on applicant provision of the roadway needs
VII. PUBLIC FACILITIES ELEMENT
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
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
natural or rural character of the neighborhood and should not degrade the visual character
The closure of Pacific Avenue to all but emergency vehicles will ensure fire access along this street without conflict from other traffic
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
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.
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
fits
responsibility of the owner(s) of those parcels located along Pacific and Bishop avenues.
and Casey Drive will
Table 5 ESTIMATED COST RESPONSIBILITIES FOR CAPITAL IMPROVEMENTS Improvement Road System 1 Extension
IX. SPECIFIC PLAN RELATIONSHIPS TO LOCAL GENERAL PLAN GOALS AND POLICIES The planning area
"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
"a. Single-family detached units, townhouses, and garden court apartments; terraced apartments that follow steep hillside contours;
The Richmond Coastline Plan,
Area Additive District is combined with the R-1 (or other basic) district, the lot area, front
within
Service actively discourages activities
Plan design guidelines recommend that concrete grout capping
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
250 units. The Brickyard Landing residential 310-unit condominium development now under construction
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
FIGURE
along
rounding roadways. Assuming that each single-family residential unit would gener-
FIGURE
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
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
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
who will
(1)
" 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
FIGURE 18 VIEWS OF PLANNING AREA FROM SURROUNDING AREAS
The portion
Bay. Where the planning area extends across Western Drive to the shoreline, the absence of development permits focused views out to the Bay.
FIGURE
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
view, because vehicular access (except
a. Historic Resources. A review of the historic documentation for the Point Richmond region indicates that
The development plans
The planning area topography consists
FIGURE
FIGURE 21 GEOLOGY
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.)
Major open space areas
FIGURE
cels under
of design standards and development guidelines would lead to significant impacts on views into
these areas long-range views would
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
Ray Ostrander, Facility Engineer, Pacific Bell Bill McGowan, Associate Civil Engineer, East
APPENDIX A. LEVEL OF SERVICE AND CAPACITY DEFINITIONS ROADWAY
APPENDIX