Draft TISCORNIA ESTATE SPECIFIC PLAN/EIR Submittee th o dt Cit f Richmonyo d by Wagstaf Bradd an f y Urban and Environmental Planners Landscape Architects with Assistance from Goodrich Traffic Group Traffic Consultants Darwin Myers Associates Geotechnical Engineers David Chavez and Associates Archaeologists January 15, 1986 CONTENTS Page 1. PLAN SUMMARY 1 II. INTRODUCTION 5 . PlaA n Purpose 5 B. Plan Background 6 III. PLANNING AREA 9 . RegionaA l Location 9 . LocaB l Setting 9 C. General Site Character/sties 9 D. Parcelization and Ownership 17 . PLAIV N GOALS 23 . GeneraA l Lan Goale dUs s 23 B. Visual and Natural Resource Goals 24 . CapitaC l Improvemen Implementatiod an t n Goals 25 V. LAND USE AND OPEN SPACE ELEMENT 27 A. General Land Use and Conservation Concept 27 B. Residential Development Areas 30 . OpeC n Spac Conservatiod ean n Areas 38 VI. CIRCULATION ELEMENT 43 A. Planning Area Roadway System 43 B. Internal Roadway Improvements 45 . ExternaC l Roadway Improvements 47 . CirculatioD n Element Policies 48 VII. PUBLIC FACILITIES ELEMENT 49 A. Sewer Service 49 B. Water Service 49 . StorC m Drainage 53 D. Fire Protection Service 54 E. Police Protection Service 55 F. Gas and Electricity 55 VIII. FINANCING AND IMPLEMENTATION ELEMENT 57 . DevelopmenA t Revie Regulatiod wan n 57 B. Required Capital Improvements 58 . ApportionmenC f Capitao t l Improvement Cost Responsibilities 58 D. Timing of Capital Improvements 63 Page IX. SPECIFIC PLAN RELATIONSHIP LOCAO ST L GENERAL PLAN GOALS AND POLICIES 65 A. City of Richmond General Plan 65 B. City of Richmond Zoning Ordinance 68 . RegulatorC Permid yan t Agencies 72 X. ENVIRONMENTAL IMPACTS 77 A. Introduction 77 B. Location 77 . LanC e dUs 77 D. Circulation and Parking 79 E. Public Service and Utilities 86 . VisuaF l Factors 89 G. Archaeologica Historid an l c Resources 104 H. Soils and Hydrology 106 . I Vegetation 113 J. Alternatives MA . GrowtK h Inducement 123 L. Unavoidable and Irreversible Adverse Impacts 124 . Short-TerM Long-Ter. mvs m Environmental Productivity 124 N. Persons, Organizations, and Agencies Contacted 124 XI. APPENDICES 127 A. Level of Service and Capacity Definitions 127 B. EIR Authors and Consultants 129 Page List of Figures 1. Regional Location IO 2. Point Richmond Area 3. Planning Area 12 4. Study Area Vicinity 13 . Aeria5 l Photograp f Planninho g Area Environs 15 . Plannin6 g Area Ownershi Parcelizatiod pan n 18 Oped . an Lan7 ne SpacdUs e Plap nMa 28 8. Building Envelopes 34 9. Building Design Guidelines 35 IO. Building Design Guidelines 36 II. Circulation System 44 12. Sewer Service 50 13. Water Service 52 14. Planning Area Zoning 69 15. Existing Circulation 80 16. Projected Circulation 84 17. Storm Drainage System 88 18. View f Planninso g Area from Surrounding Areas 92 19. Views from Planning Area and Photo Location Identification 96 20. Planning Area Slopes 108 21. Planning Area Geology 110 22. AlternativeA 117 23. AlternativeB 119 24. AlternativeC 120 Lis f Tableo t s 1 . Summary Data 2 . Plannin2 g Area Ownershi Parcelizatiod pan n 20 3. Summary of Land Use Allocations 27 4. Capital Improvements Required by the Specific Plan 59 5. Estimated Cost Responsibilities 64 6. Planning Area Zoning Requirements 70 . I PLAN SUMMARY The overall objective of the Tiscornia Estate Specific Plan and EIR is to provide a master program to guide and facilitate the development of the designated 12.2-acre Tiscornia Estate area in Point Richmond. The plan recognizes the unique characte f thio r s sectio f Richmonno respondd dcity'an e neighborhood'd th so an st s concerns for promotiong quality development of the planning area. The specific plan has been prepared in a manner consistent with the requirements of State Plannin d Conservatioan g n Law, Title VII, Articl , eSectio8 n 64540e plaTh n . includes: specifiA • circulatiod c an lane dus n progra areae th r ;mfo • A set of detailed design and development standards for the area; f associateo t se A • d capital improvement requirement sequencesd san ; • A description of suggested cost responsibilities; and descriptioA • f potentiano l environmental impacts associated with development under the plan. Specific plan summary data are provided in Table 1. The pla proposes na d will ultimately accommodate 4.87 acre f single-familso y resi- dential developmen 3.9d an 8t acre f opeso n space plae Th developne . th call r sfo - ment of 25 new single-family residences in addition to the 8 single-family resi- dences that currentl tota3 3 ye areae l existh unitTh n .i ts would represenn a t overall density of 3.7 units per developable acre (i.e., road rights-of-way not included). Existing lot lines and street right-of-way lines within the undeveloped areas will be abandoned, and all new development will occur on reconfigured lots with a minimum area of 5,000 square feet. Development is proposed to be gener- ally located around the perimeter of the planning area, while much of the central portio site th e f wiln o maintaine e b l opes da n unitsspacew majorite ne Th e . th f yo have been located on the lower elevations where visual and environmental sensi- tivit generalls i y y lower, and, where previous developmen occurreds ha t priA . - mary^criterio e locatioth n i n f developmenno e preservatiotth sites e wa s th f no planning area's high visua oped an ln space values, includin froy gba m e viewth f so existing residences, view t fro sitesitse ou e viewmd th th e an ,f froso m surrounding areas. In addition, design and development standards have been incorporated into plae th n that will minimize bot physicae hth aesthetid an l c impacts associated with developmentw ne e th . The plan provide open a s n space network that will preserve e area'mucth f sho natural characte providd an r e passive recreational opportunitie r aresfo a residents. The open space network wil privatele b l y owned, developed maintainedd an , e Th . majorit homee plannine th th f n yo i s g area will adjoi opee nth n space largese Th . t Table I SUMMARY DATA PLANNING AREA LOCATION In Point Richmond on the western slopes just nort f Cypresho s Point, facinn gSa Francisco Bay PLANNING AREA SIZE Approximately 12.2 acres PARCELIZATIO OWNERSHID NAN P 97 recorded lots with an average size of 2,500 square feet; held by 18 owners GOVERNMENTAL AND SERVICE City of Richmond JURISDICTIONS Fire: City of Richmond Fire Department Police: Cit f Richmonyo d Police Department Sewer: Cit f Richmonyo d Sanitary District # 1 East Bay Municipal Utility District EXISTING AND PLANNED LAND USE Existing Planned (1985) (Buildout) Single-Family Residential Developed 1.307 ac. 4.871 cc. (8 d.u.) (33 d.u.) Undeveloped 5.464 ac. • Open Space -- 3.975 ac. Street Rights-of-Way Developed 3.14. ac 5 3.37. ac 5 Undeveloped 2.305 ac. -- TOTAL 12.22. ac 1 12.22. ac 1 open space area will consist of the upper elevations of the planning area including the prominent central knol unioe l westh f f Higno o t h Stree Pacifid an t c Avenue. This open space will remain predominantly natural in appearance with pedestrian paths providing access througvisto tw e aared hth point/sittin an a g e areath t a s higher elevations addition I . o thint s main open space area shorelino tw , e areas will be provided for shoreline access and passive recreational activities (i.e., pic- nicking, sightseeing, etc.). Both areas are located primarily in existing public- owned street rights-of-way s locatei e ben e th n Westeri dt on , a d n e Drivth t ea northwest corneplannine th undevelope e f o th r othee n gi th ares i d r aan d Sante aF Avenue right-of-way. The plan call r somfo s e modificatio e existinth f no g street system, includinge th : closure of Pacific Avenue to through traffic; improvements to the section of Bishop Avenue between Washington Court and Casey Drive; an extension of Santa Fe Avenue; and the creation of a new cul-de-sac off Western Drive. Pacific Avenue will be closed to all traffic except for emergency vehicles in order to provid safeea r pedestrian connection betwee e neighborhoonth e proposeth d dan d open discourago spact d ean transiene eth t parking that currently occurs along this sectio f roadwayno . Bishop Avenue wil eithee b l r widene r closedo d (with traffic rerouted o avoit ) deterioratioa d e unsafth f no e traffic conditions that already exist on this narrow section of roadway. The two cul-de-sac extensions (Santa Fe AveCleveland an . d Ct.) will provide unitsw accesplae ne nTh .o requiret s s that each new residence provide two onsite parking spaces (rather than just one, as is normally required by the city Zoning Ordinance for single-family residences). In addition, 29 parking spaces will be provided in roadside parking bays distributed throughou plannine th t g area. These extra spaces will help minimiz amoune eth f o t onstreet parking resulting from the proposed development. In addition to road improvements, the plan also describes sewer, water, and other public service improvements necessary to implement the plan. Associated capital improvement cost responsibilities are also identified. II. INTRODUCTION A. PLAN PURPOSE This document constitutes a specific plan and master environmental assessment for e th12.2-acrth e f futuro e eeus Tiscornia Estate plannin ge Poin areth n tai Rich- mond neighborhoo cite f th Richmonyo n di d (see Figures 1-4) plae .nTh sets forth detaile d circulatiodan lane us d n standards, capital improvement requirements, necessary regulatory scheme supportind an s g policie o implement s plan,e d th t an required environmental impact documentation.