HomeMy WebLinkAboutMINUTES - 01231978 - R 78A IN 1 rwaary �
R. I Sc�.r-de_
Chairman
CALENDAR FOR
THE 80Ar�II OF SUS'EIRVISORS E. rL. �J a-I y=`ip
.:r :.,Y.a,cH..oNaCOSTA COUNTY
vice c�z;_��:�
.ST p�S:a,CT CONTRA
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2KO Q,STR,CT ANO FOR RP'Go CL_a{0:
aw>•E"TE �D Ex o
20S'cR'1 SCMROOER.V MMS.G•cRALOtNc RUSS:LL
34o o,srv,c'r SPECIAL O15-RICT5 GOV£RNEII BY THE HQARD CHIEF C_5rIX
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P:tO�+E to 151 23��71
L:H O,STP,CT _ r.0,BOX 911
H.HASS£LTINE Pt;TyBUWG
5-M o,tj R+CT r IA NTS CAUFORNIA 94553
��o�•jo�ti •
-S ;uRY 23, 1978 �, SIG
ADJOURNED RECLiLA�'t
j:--EETT-NG
on �ropased anend�:en: to the County Genera Plan ;Qr
7:30 P.I�1. Hearing
the East County Area (continued fro^ 7ecersber 13, 1977)
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THE BOAP.D OF SUPEP.171SO??S "ET IN ALL ITS CAPACITIES
PURSUANT TO OPDI_NANCE- CODE SECTION 24-2.402 IN ADJOUPNED
REGULAR SESSION AT 7: 30 P..'4. MONDAY, JAILTUARY 23 , 1978
IN ROOF 107 , COUNTY A.DMINISTPIATIO`7 BUILD__ G,
MARTINEZ , CALIFORNIA.
PRESENT: Chairman R. I. Schroder, presiding;
Supervisors J. P. Kennv, '_'I. C. Fanden,
W. N. Boacess, E. H. Hasseltine.
CLERK: J. R. Olsson, represented ov Geraldine Russell,
Deputy Clerk
In the Board of Supervisors
of
Contra Costa County,. State of California
January 21 19 ,fig
In the hUftw of
Hearing on Proposed Amendment to
the Countv General Plan for the
East County Area.
The Board on December 13, 1977 having continued to this
date the hearing on the Planning Commission recommendation with
respect to a proposed amendment to the County General Plan for the
East County area; and
The Board having heretofore received a January 18, 1978
memorandum from Mr. A. A. Dehaesus, Director of Planning, transmitting
a staff report and recommendations related to testimony received at
the public hearing held December 6, 1977, and advising that the
City of Brentwood General Plan proposals would be presented in detail
by the City at the January 23 Board meeting; and
Mr. James M. Buell, Brentwood City Manager, having stated
that the City of Brentwood's new General Plan is undergoing public
hearings, and that the two plans have evolved in conflict with
one another, that the East County General Plan provides for only'
limited expansion for the City of Brentwood while allowing consid-
erable expansion and growth in the Oakley area, that the City of
Brentwood is the only incorporated city in East County and believes
that urbanization should occur in areas where full urban-type services
are available, and that the entire drainage shed which has natural
gravity drainage toward Brentwood (some 29 square miles) should
be included in the City of Brentwoods Sphere of Influence, and
having expressed the opinion that the County and City General Plans_
should be mutually supportive and in harmony; and
The following persons having commented on the January 18
staff report:
Mr. Charles M. Wofford;
*4r. Henry Hampton;
Mr. William N. Craig, Jr. ;
Mr. Larry Orman;
Mr. Richard Wall;
Mr. william Garin; -
Mr. Gordon Chong, land planner and architect;
Mr. Jack Hernandez; and
The following persons having commented on. the proposal:
Mr. Abraham Q. Pmador, representing United Council of
Spanish Speaking Organizations, Inc. ;
Mr. Charles Pringle, P.O. Box 658 , Brentwood;
Mr. Davis F. Biggs, representing Argonaut Manufacturing
Inc. ;
Air. Richard Rockwell, representing Dynamic Pallet
Corp. and Canada Pump Sales & Service;
Mr. Enrico E. Cina_uini, representing Mr. !iilton
Johnstone; and
Supervisor W. N. Boggess having suggested that Supervisor
E. H. Hasseltine meet with the citizens to review their rea_uests
and submit his recommendations thereon to the Board within a reason-
able period of time; and
Su_nervisor R. I. Schroder having suggested that the
Board members make a field trio to vievy certain areas of concern; and
Supervisor Hasseltine having concurred with the aforesaid
recommendations;
IT IS BY THE BOARD ORDERED that the hearing on the
proposed General Plan anendment is CLOSED and decision thereon is
deferred pending a report from Supervisor Hasseltine on those items
that should be referred to the County Planning Commission for
review and report.
PASSED by the Board on January 23, 1978.
1 hweby certify that the fownpoinp is o Nw and corrsd copy of an wdw wetwed an *w
mieuw of said Soard of Supwviscrs on tlw doh afonookL
iNitnew my hand and*a*Seal of Ow board of
cc: Director of Planning super
affixed this 23rd day of January 19 78
J. R. OLSSON, CNrk
-.� . Deputy Cork
Jamie L. Johnson
.z
CO:TRA COSTA COUNITY
PLANNING DEPARTirr;E,,.'T
TO: Board or- Supervisors DATE: January 18,' 1978
FR0,%7: Anthony A. Dehaesu SUBJECT: n
Responses to Testimony at
Director of I nni ''i; East County General Plan
7 � Hearine! of January 3, 1978
• Enclosed please find staff report which su�:mari yes Tarl a
� nti;rtes
testimony received at the public hearing of .. , 8 Staff
recomm;.aJations relative to each item are also provide'.
The General Plan regr:est of the City of Brentwood is no} discussed
in the staff report, evan though a brief presentation was given by
Mr. Bue:1 on behalf cf the City, since it was indica tad chat a complete
presentation of the Brentwood General Plan proposals, and the request
of the city relating thereto, would be provided at LI-e hearing of
January 23, 1978. TO assist in Board consideration of the Brentwood
proposals, a Fact She::t summary is also attzched to chis rrerorandum.
In the event the t the Board wishes to cons i•ler change-. from the
recommiandation OF tha Punning Comp.."ssion, following the January 23,
1978 h,:aring, we request that the Board identify these potential changes
and refer them W the- Planning Co.-ini i ss i on for a report pursuant to
State law. After receipt of a report from the Planning Commission,
the Board woulat than be +n a position to certify the Ea ironmentai
Impact Feport and make a decision on the amendment.
AAD/C.e ..
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RECEIVED
JAPI /F 1978
Lz
Vol
J. L OLSSW
a= BOARD OF SUPERVISORS
T A CO. y
��°falrn� with board °
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TIK' IlutitdSC; G+ i>ill� C.It L ;tl'Gt !ti {) 'ProsellC .;I C. 'al 1 1.- C;C ItL' Ft:t1U2 C: LIIxCS }
or the" t... !-v a{ i5roiI !:'ood :FllE1 tont ra.-COS t. 601t �i 11CJ':t� '{1Ta221�.' t�11'b hcfC�t.tf�
Ct?liii�:tl'15011: 5 pre, mtcti xt1'tjiC :clt 4.'3 FCd,;,t:bld. .: ' .ta Lt`L ltfi CI T
l.Fl::� 111 itt:llF} lt: )E:Ctti-.1 E{i1CL�'aild.Ct)ItC.i"sem Co:tij)arlsoil CCii.11(i IFG{ a/e 'i?aEI� :be
Cu11-z;- 4f tll2, d if re.,, approaches tune*`i3 lu Li-. clans.
Tile Last County 1'.Lin eticeiapas'scs a. 184 sgLatc imile arel i:i the 'T ast:Countylb,
re inti of Centra Cbsta CoiuFti: _'Breatu6dd, is the,only. mcorporated-,cs ty iti{:t1FUF'°
tho East Gaiarlty plaim'.i,'area.. The Cit},-.o.f Brentwood flan encom?asses: 29 sEruare
mile, area �clii4l�'e�.tencis prii-mlril}� to the north wid west of- �ti1c p r escal Brent?ro0
C1t}' 1.21J:1t 5. , ,t°�)i�I'O:CIm.i.:.ely. 0.2 sE{uarC ndles. off tiic. rcI1ti.oGEi� 6a.iiii.1F1� tll'ccl
etteticis beyond the mstL'_T1l` 1DOWIC,ary of elle Fast Cowtt}, r�1anJ�.ut area and. rhereLoxe
is not inClUdOd in UIC List, C6LMt j PlWl. Tilis`:'Irca is covered ley"title Cou:•FtyI S:O&n
Space Plan, adopt, in 197 3.' in this anal}rsis, ttiE>. area. fort:I:ict CoMpa2:iscins<arc
Jtmde is the 29 square r.tile i;rentWood:plzuulin- area.': Illusthe Comfit.}` doCIL'it ni—lunich
is used in the coi )xrison is pr:tarily tlxe•East. Cctkity Area,ceiierel Ilan, al 1041
• lox- apart of tide arcU. Jlc_ Opcn:Space conservation elep,?dart, is used.
-'The East County and CiL)" Of I cfittimcd Platt take ;?Iarkedl.y:different approaches to
land use pl�:iminir- ;.Tale East Couity Plan,designates specific,, types a a iiF:Lnsities
of use (cg. siilgle-l::wily hi&h dcnsity.'residential: 5-7 units/•lcte) mor. ai? IerFd
ale:ls except tilosc t:itliixi_tile..preseiit c-i aI i4ts o Breti4ctiopI The.,B
is IIIUCII less s..)- ific. In:its, irl;aa and suburban areas,-the Fi zF*i"daas not desi�tzat
s,.ccific t}l�cs .uFci, iFlt^nstics :for use for specific ;ax ens t.a*ailci , 'it detxneS` la "
are as :for i.I1�CI1, rL`il^.1'iti tiL;trl Opti wilt police,l and ;goals vie set :4'o r�.t.; I'or cxai,ii�llC,
dic P.tan iiCf,i12�5 •Ili ,l{t'J::t2 ;�lltitl;ii t s1ml, wthich i.' A I be i}1•.1112:11! I s' s esident itut :fF".12at"L r fig
ail tiL�Lltill tioi2tt`. C411CtitCl=t.:.1:i1 :1nC�;lltt.. 212dt.tstr.�;11. UseJ:ui}'' hC_,_if�. .t:�ttCC� .1:i1e.�., t..:Cd."'.�sl J pj:t3:;".
area encompasscs 2400, acr,--s,-of:which 11.80 acres {ilet�. arc .to -i t' tie:%eloped far
resi.diential uses: l.lir. i lIwi 'hoes not 'spec:ify i-:hcre in the'ult);:l� suwort �^_mu title re-
side ltial dov�cl optr^n;. is to occur: Additional.l-v it spa:c�ifies°on-I broad: &-is .t1
..m,gos for tI1is derrelop�t:Y itt. . `For• the rEatrt, in - w220 acres dcsiat .as Ilrnt.r Su�I ir4
the Phut pipi--dries a listijig or ;sort' tiC ti?e uses which o.ould be allowed: this Batu ,
is net coiitprehens.ive, but :Glil}• ative. 1ira:5 .title ;I'Lan docs -roc. specify_ ttzc
type, {t?C Ftp et13= C'\i^Ilfi GT ,Z21L&'IFS2%Y"G tjE'llEloj7;7JCnt itillZl h-'15 pial}Ilt'Ei this 'T'G'
Iii:�i.ni.li 1220 aures. 1'�:e LuJlri Us^."PI f1i' fGz:-Ihc :lirt:ar. Seillicc..and Sl:i urb asi a cos is`
I?1'c'5nted u•1 title S;1:IJv i1::IUFC1 �1�`C ..Larfiilt %ndustrl:il' taFt4 ,�ip11';UIrL'1:t = a"FlL":tS a;'e-
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iltis, for ti19 12. miles desii mated ror UrdtUl turd '`Srb.ir'N i trscs b}f' tizE:
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` THIS•ISA PUBLIC-,HEARING.-TO CONSIDER-AMAMENDMENTOF:, , 1
:THE EAST.COUNTY GENERALPLATIN—t' > -
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CONTRACOSTACOUNTY. �.."
BOARD OF SJPER`lISDRS ` +
JANUARY_23, 1978:. -
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00010 ..
STAFF REPORT`
-
, EAST COUNTY GENERAL PLAN
- JANUARY
• - :. _- - 111.��
1. INTRODUCT!0N
This is a continued public hearing on the proposed East County Area General Plan,
an amendment to the County General Plan. The amendment was first heard 'by the
Board on December-6r-1977.- This staff report summarizes and analyzes requests
made at the hearing and also provid=:s staff recommendations on the same. Since
several individuals presented comments on the issue of agricultural viability and
minimum par cell size, a separate discussion an this issue is provided. The concerns
of the City of Brentwood will be presented by the City at the January 23, 1978
hearing, and therefore the preliminary comments relating thereto have not been
included in this report.
The report is divided into three sections:
A. Requests for :tlodification of Plan
B. Agricultural liability and Parcel Size
C. Letters Received
A. RE-QUEST FOR MODIFICATION OF PLAN
1. REQUEST BY: Mr. Bi!i Craig representing Mr. Frank Miller and MIs. Mary
Lauritzen.
Mr. Craig requested that the General Plan designation for the Miller and
Lauritzen properties at Big Break be changed from ngricuitural-Residentiai
back to Industry to reflect the existing heavy industrial zoning on the
properties.
ANALYSIS: The history of the Lauritzen and %filer requests before the
Planning Commission is outlined in a memorandum to the Board of Supervisors
from the Director of Planning dated December 6, 1977. The subject properties
were originally shown as "Industry" in the General Pian developed by the
General Plan Reviev., Committee. Staff was conci:rned that an excessively
large area of Big Break, including rhe water area, was shown for industry in
this original p:Oposal and recommended a reduction of the industrial area to
protect the marshland and recreational value of the area. In addition, in a
letter dated June 21, 1977, Mx. .filler and Ms. Lauritzen opposed the Industry
designation of their property and requested that the •Pianning Commission
designate their property for Agriculture-Residential and recreationai uses. At
their request, the Planning Commission changed the mainland area to
Agriculture-Residential, showed the water area as "Water", and designated
the island in Big Break a; Recreatixn.
Staff feels most of these properties are not suited for industrial development.
AIthoufh these prep r ties are cu:rcntiy zoned Heavy Industrial District (E:-I)
no industrial uses exis" on. the i1l:ller property. .AppMx-irnately. itl acres of the
Lauritzen property is used as a heavy equipment storage yard. Severe
limitations exist for development on portions of the—se properties due zo the
presence of marshlands which pose building constraints {information obtained
-from USGS quads and soil maps). The major portion of the property :s :nater
(see rnap) and both the shoreline and water area provide important wildlife
: habitat and recreational opportunities. The greater portion of these properties
also Les within-the-100 Year flood plain and should be protected from intensive
urban; development.
• In addition it :s highly unlikely that these properties would be needed for
••industrial expansion during the time frame of the General Plan (10 years).
Only approximately 120 acres of an area exceeding 500 acres in size, shown for
'Industry in the General Plan, are presently used for industry. In addition, large
industrially zoned areas exist in Antioch and Pittsburg. which are available for
industrial expansion without the limitations found in the Big Break area.
Staff recommends that the Lauritzen property be designated as Agriculture-
Recreation, reflecting the marshland area and the importance of the Big
Break shoreline for recreation and wildlife habitat. The water area•should be
shown as "water", consistent with the designation of other water areas in the
General Plan.
The Miller property to the south is not marshland and its southern portion has
access to the railroad. The northern portion borders marshland and has soils
with severe limitat anis to development. Staff recommends that the southern
portion of the !'Hiller Property, which adjoins the railroad, be shown for
Industry and that the northerly portion be shown for Agriculture- Recreation,
recognizing the development constraints which exist and the importance of
providing a buffer between future industrial uses near the railroad and the
marshland habizat at the Shoreline.
RECOMMENDATION:
1. • Show the Lauritzen property ais Agriculture-Recreation and Water.
;2. Show the Miller property as Agriculture-Recreation and Industry (see Maps 1
and 2).
2. REQUEST BY: Tom Olson
Mr. Olson requested that a G acre parcel on the northwest corner of Gateway
Boulevard and Piper Road on Bethel Island be changed from a Single Family
• Residential - Low Density designation to a "Commercial" designation to allow
him to rezone the site to Etetail Business. (R-B). He intends to build a shopping
center on the site (See map 3).
V
The site is prebuntiy zoned for General Agriculture (A-2). It is bordered by
large lot sing!., farnily r;.•sidance:s to the north and cast, golf course property
immediately adjacent to the west, and the proposed'Delta Coves development
to the south.
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The General Plan adopted by the Planning Commission designates sufficient
area for future retail business and commercial uses and groups them in logical
locations, i.e., Bethel Island Road, north end of Piper Road and the east end of
Gateway Boulevard. In addition, a 6 acre Neighborhood Shopping Center exists
approximately 400 feet to the west of the subject property. Staff feels that
retail uses here would be a. duplication of services and would inhibit the .
General Plan's i:-tent to consolidate commercial uses in areas where they
already exist and can be logically expanded. The request could also set a
precedent for similar requests along Gateway Boulevard and thus could initiate
undesireable strip commercial development.
RECOM&IENDATION:
Retain the Single Family Residential- Low Density designation for the site.
3. REQUEST BY: Henry Hampton
Mr. Hampton requested that those areas with poorer, alkali soils in the
Agriculture-Residential category east of Knightsen be allowed to be subdivided
into lots with one acre minimum areas so that saleable parcels can be created
in these areas. He stated that private water and sewage disposal systems
should be allowed on one acre parcels.
ANALYSIS: The General Plan recognizes the existence of poorer soils in the
area and has designated a 5 acre minimum parcel size here.. One acre minima
would not be appropriate since it is the policy of the General Plan to
accommodate urban dcrsities only subject to availability of a public utility.
No public utilities exist in the area; the site is outside both :nater and sewer
districts. In addi_ion, a large portion of the lowlands east of Knightsen is
within the 100 year flood plain and therefore the number of facilities to be
located there should b= minimized.
The County Health Department has experienced problens with septic tank
disposal systems in the area due to poor percolation and high groundwater and
therefore a proliferation of septic tanks and well's on one'acre parcels wovid
not be desirable.
'The Planning Commission recognized in its review of the Agriculture-
Residential category that no criteria for subdivision with?n this area is
provided in the General Plan text and also was aware that some areas have
already been subdivided significantly to. parcels of less than 5 acres. It'
directed the Planning Department to consider this issue in the Agricultural
Viability Study.
RECOMMENDATION:
No Change.
4. REQUEST BY: Jack Hernanzdea
Mr. Hernandez expressed his support for the ten acre mininnum parcel size in
the Agricultural Core area, and felt that no further study was.needed on the
issue of parcel sizes for agricultural lands.
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RECO10MSNDATION:
See discussion on Agricultural Viability and Parcel Size.
5. REQUEST BY: Jo Ann Lean, representing herself and the Sierra Club::
his. Dean expressed the following concerns:
:a) The East County area should not be considered separately from the rest of
the county when allocating land uses. Adequate lands exist for expansion of
industrial uses in the Antioch/Pittsburg area. The Big Break area is a valuable
recreational and wildlife habitat resource and should be designated as such in
the County General Plan. It is not needed for industrial expansion.
b) The Oakley Planned Community, as the EIR for the General Plan points
out, is four times larger than it needs to be to accommodate growth through
the time frame of the plan.
c) The Agriculture-Residential.category with a 5 acre parcel minimum is not
suitable for the foothill areas where prime wildlife habitat exists for
endangered species such as the San Joaquin kit fox.
d) The sub-committee on Agriculture of the General Plan Review Committee
recommended a 20 acre minimum for the Agriculture Core area. This was
Iater reduced to a 10 acre minimum before a vote of the full committee. A 20
acre minimum would more adequately preserve the prime soils in the
Agricultural Core for agriculture.
ANALYSIS AND RECOM!3ENDATIONS
a) Staff agrees that the Big Break area is a valuable recreational and wildlife
habitat resource and that industrial uses may threaten this natural resource. The
.shoreline area is also within the 100 year flood plain and contains soils with severe
-limitations to deve!opment. For these reasons staff recommends that the shoreline
to Jersey Island be designated Agriculture-Recreation, together with the Dal Porto
and northern portion of the Miller properties. The Plan adopted by .the Planning
Commission already desi;na.es the water area as "water" and-the islands in Big
Break as Recreation. See discussion item #1 and Maps 1 and 2 .
b) The Oakley Pianned Community is much larger than needed to accommodate
the projected population over the next ten years. The area north of the Contra
Costa Canal can sccommndate the anticipated growth of the Oakley-Sandhill
community -through this period. The General Pian recognizes the reed for some
kind of phasing mechanism for growth and states as a policy on page 20 of the
Draft Pia:: that the Oakley a--ea south of laurel Road is considerer! "Irterur.
Agriculn-re", to b._ considered for subdivision only when the area north of Laurel
Road is largely developed wid when adequ w utility capacity is available and
service iin.vs are in aro.dcnity to the area. The concept of "Interim Agriculture"
also recognizes tai at some subdivision has taken place in the area and that the soils
are not prime.
R ECO&I i%,l EN DA TI ON:
;-lake no changes on it a) and b) and see discussion on agricultural viability,for
additional concerns.
6. REQUEST BY: ----Larry Orman, representing People for Open Space, San
Francisco.
,%-Ir. Orman expressed the following concerns:
a) The minimum parcel sizes established for the agricultural areas are
inadequate to carry out the Plan's goal of preserving agriculture. The County
should establish a 20 acre minimum in the Agricultural Core as a base line and
as a char statement that the County intends to preserve agriculture in East
County. .A 10 acre minimum does not hold the line against 'ranchette
subdivision.
b) If development is not intended in the foothill areas of the Agricultural-
Residential category, then why allow residential development at a S acre
minimum? The entire foothill area should be placed in a 100 acre minimum
parcel size, as in Alameda County, to protect grazing operations and
discourage residential development.
c) Some kind of buffer area should be established around the City of
Brentwood between intensive agriculture and urban development.
d) The PIan has no cost evaluation of continued lou density development in
agricultural areas.
e) The Plan need.: a well defined policy statement on the County's goal for
urbanization in East County and the Pian need; to be tightened up for
consistency with goals.
'A:NALYSIS AND RECO.M&IIENDATIONS:
a) See discussion of Aariculturai Viability and Parcel Size .
b) See discission on Agricultural Viability and Parcel Size.
c) The Aoriculrural Core lands adjacent to the City of Brentwood are, for the
most part, in intensive agricultural production. This is especially true of lands to
the south and east of Brentwood located along the eastern edge of the City of
Brentwood are several public schools which provide a buffer between agriculture
and residential uses. Along the southern. edge, McLaren and Balfour Roads
separate urban and agricul.ural uses. Lands to the :vest of Fairvi-:v do not consist
of prime sails and are shown for Agricultural-Residential uses. Lands to the north
of Brentwood have experienced some subdivision but contain prime soils and the
Agrieu[tural Core c{esign�rytion will provide a holding mechanism until these lands
can annex to thl- city t ith full services. Staff recommends no change to the Pian.
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d) The Plan does not include an economic evaluation of continued subdivision of
agricultural lands. It is likely that increasing par celization in agricultural• areas
will generate costs to the public in loss of productive soils and open space, and in
increased demand for services such as fire and police protection, general
administrative services and roads. The taxes generated from lots at 5 - 10 acres
may not bu sufficient to pay for these countywide services. Staff recommends that
this issue be addressed more thoroughly in the Agriculture Viability Study.
e) The Plan does proirides protected population and holding capacity data for the
Planned Community areas, provides a policy for phasing of growth in the Oakley
Manned Community; and ties subdivision in the Planned Communities to availa-
bility of utilities. Staff recommends no change to the Plan.
7. REQUEST BY: Charles ;:`offord
Mr. Wofford expressed the following concerns:
a) Some portions of the Oakley area north of Laurel Load and west of
Empire Road should remain in General Agricultural (A-2) zoning.
b) Some students in Oakley attend Antioch city schools; no discussion of the
problem of crowding in the Antioch schools -is given in the Pian.
.c) Phone service in Oakley is adequate.
d) Adequate buffers should be provided around tine industrial area in Oakley
and around the railroad tracks to protect residential development.
e) Only 60 water hook-ups remain in the Oakley Water District for public
water service.
ANALYSIS AND RECOM.MENDATICIN'S:
a) The area between Oakley and Laurel Roads west of Empire Road is shown
in the draft Plan as Single Family Residential - Lova Density. Subdivision if
these lands is tied to utility availability., Water from Oakley Water District is
available to most of these parcels. The County Planning Commission recently
heard several applications to rezone parcels in this area from General
Agriculture District A-2 to Single Family Residential District R-40. Con-
sidering the significant amount of subdivision which has occur ed in this area to
below 5 acre parcels (S minor subdivision in the area, to 5 acres and below, are
pending .or have been heard recently), and the fact that Oakley water is
availabie to parcels in .the area, the R-40 zoning is appropriate and anticipates
the new* General Pian designation. The General Pian designation reflects the
fact that this -irea is no longer viable for commercial agriculture and that one
public utility is available in the area. Staff recommends no change in the draft
Plan.
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b) The school capacity problem in East County is addressed in the EIR on the
draf t General Plan. No recommendation.
c) The phone service problems experienced in some parts of Oakley are not
unicu� to this arca. According to the phone company, some delay in extension
service to new reside:ntizl development may be necessary. 'No recommend-
ation. -:
d) The industrial area in Oakley is separated from residential uses by the
railroad and State Highway 4. The railroad at the western portion of the
Oakley Planned Community is bordered along most of its length by parcels in
agriculture, and parcels on which staff does not anticipate development
through the time period of the General Plan. The only exception is Neroly
. Ranchos, which was committed to development before the development of the
new General Plan. Staff recommends no change to the Plan.
e) The Oakley Water District's policy to accept only 60 additional hook-ups is
a policy adopted for the duration of the current drought only. The District
receives its water from the Contra Costa !Vater District and, except for the
drought, does.not anticipate capacity problems in the near future.
No recommendation.
8. REQUEST BY: Mr. Tino Bacchini
(fir. Bacchini, a farmer in the Brentwood area, stated that no farmer can -.,-I<e
a living on a 10, 20 or 50 acre parcel in East County. He felt agriculture would
continue in the area with farmers working several parcels and that too much
emphasis was being placed on parcel size.
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RECOMMENDATION: See discussion on agricultural viability and parcel size.
9. REQUEST BY: Mr. Richard Wall representing Dill Garin.
IVIr. Wall requested that the County work with. the City of Brentwood co
coordinate policies regarding the eastern border of the City of Brentwood.
Mr. Garin farms lard on the eastern border of the City of Brentwood
immediately adjacent to Edna Hill Elementary School. The land contains
prime soils and is shown on the General Plan as Agricultural Core (See Map 4,).
RECOA4,10ENDATION: Staff recommends no change in the designation of the
Garin property.
10. REQUEST BY: Mr. Fred Greenlaw
Mr. Greenlaw owns land south of Brentwood siiosKn as Agricultural Core_ He
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stated that the_County Plan:for a Tacre, minimum was more rzasonabie than
the`City plan tivtich shows a tF0 "acre minimum adjacent to 5,000 square foot
lotsat the southern edge"of the city. 'Mr. Greenlaw supports a.:,10 acre parcel
size:buffer. around the City.of Brentwood.
RECOMMENDATION: See discussion on AgricuituraI 1tiabilityand Parcel Size"
B. -AGRICULTURAL VIABILITY AND PARCEL SIZE
There has been much discussion during the public hearings.on the-General.Plan as to
the issue of_parcel size and agricultural viability. 'Several individuals have
expressed concern that the minimum parcel sizes established in the agricultural
areas are not larbe enough to protect these lands adequately from non-agricultural
uses and therefore achieve the basic goal of the Plan tae preservation of`agri-
culture. Several factors threaten commercial agriculture in mast County; among
them are highcosts of labor and operations, taxes, and competition'with larger,
farms in the West San 3oaquin Valley/Tracy area. :However, one of the major
problems facing commerciai agriculture is continued parcelization and ,ranchette
development in areas of prime soils. Small parcel sizes permit residential
development which, as the Plan states, is incompatible with commercial agriculture
activities. The question of what parcel size is adequate to ensure agricultural
viability is a complex one. The answer is dependent upon several variables: type of
crop, soil type, availability of::eater and management techniques. However, i_ is
generally agreed that the larger the scale of the farming operation, the easier it is
to compete.:with similarly situated smaller fragmented farms. Adjoining counties
in the Bay area have far larger minimum parcel sizes for agricultural lands than
those proposed in the draw-Plan.
Agricultural Core
The draf t Plan proposes a ten acre minimum parol size for the Agricultural Core
area of prime soils. At present, parcels of less than 10-acres in size comprise 15.11%
of the total number of parcels in the Agricultural Core but only 7% of the land
-area. This is an 'indication of the considerable subdivision activity which ;has
occurred .here. The average parcel size in the Agricultural Core is 23 acres.
Although, it is true that farmers in the Brentwood area may farm. several small
parcels together, the 10 acre minimum invites ranchette and non-agricultural uses_
If, as Mrs.- Dean and others suggest, a 20 acre parcel minimum were to be
established in the Agricultural Core, this would restrict subdivision of . lands
between ten and twenty acres and would further protect prime, soils from
P
arcelization. With a 20 acre minimum parcel size, 3041 acres more would Ue
protected from further subdivision than with a ten acre minimum is with a 20 acre
minimum, 41%, of the Agricultural Core area is protected from further subdivision;,
under a ten acre minimum:, only 2016.Of the area is protected.
Agricultural Residential
The General Plan designates 54,125 acres, or nearly ore-half of the !vast County
t?
Planning Area, for Agriculture-Residential uses`at a 5'acre niin!mam. 1�'ithir, this
land use category considerable differences exist in topography, land use and parcel
size. The lowland area around Knightsen supports some row crops and- ranchette
development at one to five acres parcel sizes. The land is flat and much of it lies
within the 100 Year flood piGln_ Parcel sizes are small, most below 40 acres and
there exists a developed road network. The foothill areas to the.south and west of
the Agricultural Core,.in-contrast, support almost exclusively grazing activities
which require much larger parcel sizes Public roads are few; Mater is scarce. In
view of these differences, and because: the General Plan' encourages extensive
agriculture in the foothills (page 14), A. does not appear reasonable to apply the,
same 5 acre p reel size minimum in the foothill areas as in the low and areas
around Knightsen.
The foothills represent 32,730 acres, of which 9,050 iacres are in parcels larger-
than
argerthan 100 acres. Approximately 12,500 acres, or 33% of -the area, is currently in
Agricultural Preserves. This area is not suited for residential uses at a 5:acre
minimum because much of this area is used for grazing. Ranchette uses and even`
moderate concentrations of homes and people are incompatible with grazing use
and the large acreages required for viable ranching. Introduction of r anchette uses
could also have a negative impact on tax assessment and tax rate of.adjacent
properties engag-ad in ranching. '
The area has no access to urban services, including roads in some cases. Slopes are
steep--often over 20%,and therefore unsuitable for septic tans use in many areas_
Ground .nater supply and quality may not be adequate for domestic use on a
"continued, reliable basis. If the foothill area is not intended' for residential
development, a large parcel minimum is more likely to preserve the area in
agriculture and open. space uses.than the 5 acre minimum proposed by the PIan_
:- Agricultural-Recreation
In the Agriculture Recreation designation, set for a 20 acre parcel minimum there'-' '
are only 163 parcels in an area of 31,387 acres. Soils here are not'prime and
generally grains ar;! grown requiring Iarger acreages than row and orchard crops in
'the Agrlc•.jlture Core. These lands are also subject to flooding. Although this area
has not experienced the extent of. parcelization which has occurred in the
Agriculture Core, a larger parcel minimum would more accurately reflect parcel
size and agriculturaai use and more adequately protect these ficod prone iands<from
development.
Larger minimum parcel sizes, especially in,the Agriculture Core and Agriculture
Residential categories, Would go further towards achieving the basic goat of the
Plan — the preservation of, Agriculture. The Planning Commission-recommended a:
5, 10, and 20 acre parcel-minimum in the,.Agricultural-P esident:al 'Agricuitur e-
Core and Agricultural -Recreation areas respectively. They also directed the
Planning Department top.-epare an Agricultural Viability Study which will address
the issue cif parcel size and review zoning requirenments for those agricultural areas .
which have already been significantly subdivided below the established minimum.
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c^�ECONIMENDATiON.
The General Plan approved by the Planning Commission represents.a compromise in
agricultural parcel size, this compromise includes the commitment to investigate
this issue more fully in anAgricultural`Viability and Parcel,-Size Study. 'Following
that study, if the results.warrant, a different minimum parcel size can then be
considered for the sgri;,ultLral areas.' Staff recommends'-no change in tlee Planning
Commission recommendation, at this tine, but does agree with testirnony which
indicates that larger parcels are desirable and possibly necessary to support
efficient commercial agricultural enterprises.
F. LETTERS RECEIVED
1. Letter from Mr. William O.Garin, dated December 15, 1977. Mr. Garin made
the following major points:
a. : Some discussion of drainage of farmland east of Brentwood'and a definite
plan to handle Brentwood City storm water should be included in the County or
City's General Plan.
b. The effort to retain large scale farming operations in*the Brentwood area
Is not economically reasonable. Small acreages (50 acres. and less) are
impossible to farm effectively.
c. The Brentwood General Plan is appropriate for the Garin property because
-it permits Aar. Garin the option of continuing to farm or to"-annex his property
to the City of Brentwood for development.
ANALYSIS AND RECOMMENDATION:
a. . The EIR on the East County Area General Plan discusses briefly the. storm
drainage situation in the County. Serious storm drainage problems.do exist in the
City of Brentwood and in the lowland areas east of the City. The City is working
with the County Flood Control Division of the County Public Works Department- to
find solutions to the problem. The County Plan, by outlining specific densities for
urban development and areas for agriculture, attempts to direct development so
that its impact on storm drainage is minimized. No staff recommendation.
b. This issue is discussed in the section on Agricultural Viability and Parcel size. .
c.. The East-County Area ,General Plan shows the Garin . property, east of
Brentwood as Agricultural 7Core — intended for farming at a 40 .acre minimum
parcel size. The City's draft General Plan shows the western portion of the Garin
property for "Sub-Urban" uses ( densities from .5 to 4.5_d%velfings unit per acre),,
and the eastern portion for agriculture at 20 and 40 acre minimum parcel sizes
The principal goal of the •County General Plan is to protect prime soils for .
Agriculture and direct Urban growth in areas less suitabic for ,agriculture. Since,
the soils on the Garin property are prime and the parcel is currently used for
Commercial Agriculture, the Agricultural-Core designation is appropriate. The
General Plan will be reviewed in five years and, if needed, rhe General Plan
designation can be changed at that_time. Staff recommends no change to the Plan. .
t i''YJ 1 C N
2: .. Letter: From Larry .Oman of People. for'Open Space, .San t'ranciaco, dated
December 19, 1977. iir: Orman sent a.copy of the-Statement on`the: Plan. by
tF1--People for.Open.Space. Its r-commendations include:
a. Pezone the.t��ricultzireal-Gore.to a,20 acre crinimt.rn<and develop a buffer
' plan'for protecting the area from.urbanization.
b._ Investigate long terrr. Williamson Act contracts, strict deveiopsnent;guide
lines for non- nforming parcels_ and. detachment 'from
co :urban-saving .tax'
districts for lands in the;Agricultural'
=Core.
c. Designate Agriculture-Residential area as Extensive, Agriculture and,
rezone it to a very large parcel size 000 acres).
d. Institute phasing controls in the Planned Communities to ensure compact:
and contiguous growth,
e. Consider regulatory. measures` to encourage a more positive ,job and
housing balance.
--f- Before deciding on the type and extent of growth.allowed.in-the "Planned
Communities," undertake a thorough cost-revenue study to :assess, the long
- term fiscal responsibility to the County.of the type of'development called for
in the Plana
g. Decrease the amount of land in the '.'Planned Community" area to levels .
more consistent with anticipated growth;place these excluded kends in the Ag
Corp or Extensive Agriculture categories.
ANALYSIS AND RECO&,MENDATIO\:
a. This issue is addressed in the section on Agricultural Viability-and,Parcel Size
and,in response to_ ivir_ Orman's comments presentedat the public hearing.
B. Staff recommends that all or some of those issues be -addressed in the`
Agricultural Viability Study-
c. This is addressed in the Agriculture;liability and Parcel Size section.
d. `The Plan does atter:npt to stage growth in-the Planned Community by relating
development to I ,public utility availability. The portion''of the Oakley.
comm unity,south of Laurel Road is designated "Interim Agriculture" and is not
intended for development until water and sewer lines are extended and until
most of the area north o: Laurel Road is built,out at the clensitics assigned by -
the general Plan- Staff recommends no changes in the Plzen.
e. The statement is not specific as to what regulatory measures are suggested to
achieve a "job/housing balance:', No staff recommendation.
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f A cost revenue stud}• of the development proposals a� the Piaci a•auld be eisefui -
but rs not a high priority,work Ltem ;of the Piannrng Department at tnrs trine
In meantime, adoptian o�="a new. General:: Pian`�� needed:to provide
deti•elopment-poll�ies for:the Pian^ed,Communities `iso recommendation at
this time _
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Thearea ;designated 'as' "Interim Agriculture in she::Oakley Planned
Community,.is;rrot,intended for development during the:planning,pzrrod. This
desrgnaton .recognizes- that .the viability of-cornmercial...agricul[ure�.hese is,
marginal, soils:are.noz prime;'and some subdivision for,.ran6e' *t' uses has
already.occurred. For these reasons,ataff does.no C. feel that'an ;lg, uitu�ai
.Core,or Extensive Agricuiture`categocy is appropriate here -..St3f�recommends
rio change in the Oaldey Planned Community;designatton:
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