Staff Report

ITEM NO.   E-2

PROJECT DATA

Address: 3820 Paradise Drive

AP Number: 039-302-01

File Number: 30006

General Plan: Low Density Residential (0.5 dwellings/acre)

Pre-Zoning: RPD (Residential Planned Development)

Property Size: 19.0 acres

Current Use: Vacant

Owner: Serge Sorokko, et al

Applicant: Scott Hochstrasser/International Planning Associates

Date Complete: May 8, 2001

PROJECT DESCRIPTION

The proposed project involves the securing of all zoning, annexation, building, and subdivision entitlements for the subdivision of a currently undeveloped 19 acre site into five single-family residential lots, and the construction of homes and ancillary residential improvements thereon. Lot 1 would have an area of 2.41 acres; Lot 2 would have an area of 2.87 acres; Lot 3 would have an area of 3.75 acres; Lot 4 would have an area of 3.00 acres; and fifth "remainder" lot would have an area of 6.88 acres.

The site consists of a irregularly-shaped parcel located on the eastern side of the Tiburon Peninsula, between Seafirth Road and Norman Way, within an unincorporated portion of Marin County. The property slopes down from Paradise Drive, a County-maintained public street, which forms an 1,800 foot long upslope boundary of the site. The topography of the existing undeveloped property is characterized by three easterly projecting promontories with intervening swales, and a small portion of relatively flat beachfront area along a portion of San Francisco Bay (Paradise Cove). Slopes range from near level to approximately 40%.

The proposed project would be served by a private street and a new driveway, both connecting to Paradise Drive. The private street would be established by expanding an existing driveway which curves downhill from Paradise Drive, and would be widened at its entrance to private roadway standards; a new driveway would be constructed, connected to this private street, that would serve two of the proposed homes. The second proposed driveway would extend downhill toward San Francisco Bay to provide access to the other three proposed lots.

Vegetation consisting of bay and live oak trees over a thick brushy under-story covers much of the southern 2/3 of the property, with the exception of grassy areas occupying the promontory crests. The northern portion of the property and the shoreline area support wild grasses and scattered shrubs, and are fringed with stands of mature eucalyptus trees (many of which have been recently removed by the developer), along with pine and cypress trees.

Franciscan Assemblage is the principle bedrock type on the site. The shoreline portion of the property is nearly level and mantled by relatively clean sand deposits. A large shell midden is located in the northeast portion of the site, and has been identified as an important archeological feature.

The Sorokko Precise Development Plan is the primary entitlement for this project under CEQA and all other permits will be trailing permits as defined by CEQA. The Precise Development Plan would establish the following building envelopes and other planning limitations for the future lots:

Lot 1 would be situated in the northernmost portion of the site, near the existing driveway access, and would have a 10,890 square foot building envelope toward the northern end of the lot; this lot would be served by the new driveway leading from the private street.

Lot 2 would be situated immediately to the south of Lot 1, and would have a 14,810 square foot building envelope in the center of the lot; this lot would also be served by the new driveway leading from the private street.

Lot 3 would be situated immediately to the south of Lot 2, with a 28,310 square foot building envelope toward the southeast corner of the lot; access to this lot would be provided by the second proposed new driveway connecting to Paradise Drive.

Lot 4 would be situated immediately to the south of Lot 3, with a 12,630 square foot building envelope toward the southern end of the lot; access to this lot would also be provided by the second proposed new driveway connecting to Paradise Drive.

The fifth lot would be situated in the southeastern portion of the site, with a 25,700 square foot building envelope in the center of the lot; access to this lot would also be provided by the second proposed new driveway connecting to Paradise Drive.

ENVIRONMENTAL ANALYSIS

The applicant has prepared a series of studies that analyze the existing environmental conditions of the property, estimate some of the impacts of the proposed project, and propose mitigation measures to address these potential impacts. These studies include analysis of the geology, hydrology, biology, archeology, and traffic of the site and the proposed project. Copies of these preliminary studies are available for review at the Planning Department.

Geological: Several landslide complexes exist on the site, on proposed lots 1 and 4 and the designated remainder lot. Improvements necessary to mitigate these landslide areas and other soil conditions shall be evaluated.

Traffic and circulation: The connections of the proposed private street and driveway to Paradise Drive, and the additional traffic caused by the proposed project along Paradise Drive, needs to be evaluated for potential safety and traffic level impacts.

Aesthetics: The appearance of the five future homes on the site shall be evaluated from the existing residential areas surrounding the site.

Drainage: Drainage from the site shall be evaluated for downstream impacts between the subject property and San Francisco Bay.

Archeological: As previously noted, a Native American shell midden, is situated in the northwestern portion of the designated remainder lot. Although the proposed building envelope would avoid this midden, potential impacts of the development of this property on this archeological resource shall be evaluated.

Biology: Numerous trees currently exist on the subject property, although a large number of trees have recently been removed from the site without first obtaining permission from Marin County. The number of trees to be removed as part of the proposed project, and the need for replacement trees, shall be evaluated.

Cumulative Impacts: The impacts of the proposed project must be also be evaluated in light of the future development of other properties along Paradise Drive. In particular, traffic impacts and the ability of utility facilities to provide adequate service to this area need to be examined.

Most of the other potential impacts which may be caused by the proposed project would likely be those typically associated with the construction of a 5-unit housing project.

The EIR will provide a thorough analysis of the existing conditions and review of the information prepared by the applicant. Other potentially significant impacts would also be analyzed within the EIR, but in less detail. Studies provided by the applicant will be peer reviewed by the EIR consultant or his subconsultants.

ROLE OF THE SCOPING SESSION

The California Environmental Quality Act (CEQA) and the Town of Tiburon Environmental Review Guidelines describe the procedures for the preparation of an Environmental Impact Report. To insure that the EIR addresses all pertinent environmental issues related to the project, CEQA provides for scoping sessions to be held at the beginning of the review process. The scoping session helps to identify the range of actions, alternatives, mitigation measures and significant effects to be analyzed in depth by the EIR. The scoping session is set at a public meeting to solicit input from the Planning Commission and the public regarding how these issues are addressed in the EIR.

To be included within the scope of the EIR, CEQA requires that substantial evidence be presented which supports a fair argument that potentially significant impacts would be caused by the project. Speculation about potential impacts which is founded upon hearsay, conjecture and/or other unsubstantiated evidence cannot be used to require study of additional areas by the EIR.

Once the scoping session is completed, work will commence on the initial study and the EIR. The Town has selected a consultant (Leonard Charles & Associates) to prepare the initial study and EIR, and continue with the CEQA process for this project. Mr. Charles or his representative will be present at the scoping meeting.

RECOMMENDATION

Staff recommends that the Planning Commission conduct the scoping session, take public testimony on this item and give direction regarding the issues to be addressed in the Environmental Impact Report to be prepared for the proposed project.

EXHIBITS

Project description and environmental data submission

CEQA process handout

Letter from Randy Greenberg, dated August 3, 2001

Submitted plans

 

H:dwatrous\reports\PC30006.scoping.doc