HomeMy WebLinkAboutMINUTES - 08091988 - 1.57 10: BOARD OF SUPERVISORS
FROM: Harvey E. Bragdon �
Director of Community Development
ra
DATE: August 3 , 1988 County o`anty
SUBJECT: Camino Tassajara General Plan Amendment Findings
SPECIFIC REQUEST(S) OR RECOMMENDATIONS(S) & BACKGROUND AND JUSTIFICATION
,RECOMMENDATION
Approve the revised'-California Environmental Quality Act findings
on the Camino Tassajara 'General Plan Amendment (Attachment A) .
FISCAL IMPACT
None
BACKGROUND/REASONS FOR RECOMMENDATIONS
On August 2, 1988 the Board of Supervisors approved the Camino
Tassajara General Plan Amendment with minor modifications and
directed staff to include this in one of the- County' s combined plan
amendmentsfor 1988. These revised CEQA findings modify those
adopted by the San Ramon Valley Regional Planning Commis ion to be
consistent with the plan changes approved by the Board.
CONTINUED ON ATTACHMENT: YES SIGMA
RECOMMENDATION OF COUNTY ADMINISTRATOR RECO O 19 COMMITTEE
APPROVE OTHER
SIGNATURE(S) :
ACTION OF BOARD ON August 9, 1988 APPROVED AS RECOMMENDED x OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
X UNANIMOUS (ABSENT ) TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
cc: Community Development ATTESTED August 9, 1988
CAO PHIL BATCHELOR, CLERK OF
County Counsel THE BOARD OF SUPERVISORS
City of Danville AND COUNTY ADMINISTRATOR
BY , DEPUTY
JC:cg
cd7/ctasajra.bo
ATTACHMENT A
Revised Findings and Declarations on the
Camino Tassajara General Plan Amendment
In making its recommendations on the Camino Tassajara
General Plan Amendment, the San Ramon Valley Regional Planning
Commission approved Resolution No. 29-1988 and Exhibit "A"
thereto, the CEQA Findings. The text and map of the General
Plan Amendment as approved by the Board of Supervisors is
somewhat different than as recommended by the Planning
Commission. Therefore, the Board adopts Resolution No. 29-1988
of the San Ramon Valley Regional Planning Commission and Exhibit
"A, " the CEQA Findings, to the Resolution as its own, all
attached hereto as Exhibit "1" and fully incorporated herein,
and makes all of the findings and declarations therein, with the
following changes, exceptions and additions to address changes
in the text and map as approved:
A. Page 3 of Resolution No. 29-1988: In
addition to the other information listed in
this paragraph, the Findings are based on the
Staff Reports and information provided in the
Board packets and testimony and information
provided through the public hearing
process. Since development on the "saddle
and spur" is not being allowed, the last
sentence of this paragraph (13 lines) ,
discussing such development, is deleted.
B. Page 2 of Exhibit "A, " CEQA Findings : The
first paragraph regarding mitigation for loss
of open space is modified to read as follows :
The Camino Tassajara General Plan Amendment,
both by the map and text precludes
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development upon any major or significant
ridgeline. It also provides that development
on the Camino Tassajara Road side of the
Bettencourt Ranch will be consistent with
Danville Scenic Hillside and Major Ridgeline
Ordinance. Therefore, development on that
side will not occur within one hundred ( 100 )
vertical feet of any major ridgeline on the
property. Development on the north side of
the ridge will be consistent with development
in the Blackhawk community and not be visible
from the south. A road along the eastern
boundary of the Bet_tencourt Ranch connecting
the northeast corner with the balance of the
project will only be allowed if geotechnical
and visual impacts, if any, are mitigated.
Such mitigation measures shall be considered
and developed through the development plan
process. Additional environmental :review, if
necessary, to analyze that roadway and a
private . drive to the homes on the hillside
portion of the development areal in the
northeast corner shall be undertaken through
the development plan process. Native
reforestation near the roadway will be
required as necessary to mitigate visual
impact . The details of such a roadway and
hillside development in the northeast
development area are not appropriate for
consideration at this General Plan stage and
will be addressed subsequently. The
potential for such a connecting roadway has
been adequately addressed in the EIR through
the general ridgeline and hillside
development analysis in the FEIR. There is
no substantial evidence in the record to
suggest that at this time a subsequent or
supplemental environmental impact :report is
required to accommodate the development of
such a connecting roadway and the hillside
development in the northeast corner . Major
revisions in the FEIR for the General Plan
Amendment are not required.
This Attachment A and Exhibit "1" thereto constitute
additional findings and declarations under the California
Environmental Quality Act and State Planning Law and as
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' otherwise appropriate in approving
- this amendment to the Laud
Use, Circulation, Scenic Routes and Recreation Elements of the
County General Plan.
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RESOLUTION NO. 29-1988
RESOLUTION OF THE SAN RAMON VALLEY REGIONAL PLANNING COMMISSION OF
THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, INCORPORATING
FINDINGS AND RECOMMENDATIONS FOR THE CAMINO TASSAJARA ROAD GENERAL
PLAN AMENDMENT (1-87-SR) FOR THE CAMINO TASSA�JARA ROAD AREA
ENCOMPASSING THE BETTENCOURT RANCH, UDJUR AND MRACK ROAD EASTERLY
DEVELOPMENT AREA PROPERTIES.
WHEREAS, on September 23 , 1986 , consistent with requests from
the owners and developers of the Bettencourt Ranch and Udjur
properties, the Board of Supervisors of Contra Costa County
directed the Community Development Department to conduct a General
Plan study for an amendment to the San Ramon Valley Area General
Plan, entitled Camino Tassajara Road General Plan Amendment
(1-87-SR) . The property encompassed by this proposed Camino
Tassajara Road General Plan Amendment includes the area north of
Camino Tassajara Road and south of the Blackhawk development and is
bordered on the west by the Blackhawk commercial area and on the
east by the Dame Shadow Creek project. The property owners and
developers respectively requested the following changes in land use
designation:
(1) On the Bettencourt Ranch from Agricultural Preserve to
Single Family Residential Low-Density;
( 2) On the Udjur property, from Single Family Residential
Low-Density to Multiple Family Residential Low-Density;
( 3 ) On the Mrack Road Easterly Development Area, no specific
request was made; and
WHEREAS, pursuant to the requirements of the California
Environmental Quality Act (CEQA) and the State and County CEQA
Guidelines, a Draft Environmental Impact Report (DEIR) was prepared
in connection with the proposed Camino Tassajara Road General Plan
Amendment. The DEIR was circulated for comment as required by law.
In addition, a public hearing was held on January 6, 1988 , to
solicit oral comments to the DEIR. The Final Environmental Impact
Report (FEIR) , consisting of the DEIR and the responses to comments
on the DEIR, was subsequently filed with the Contra Costa County
Community Development Department. On February 17 , 1988 , the San
Ramon Valley Regional Planning Commission indicated its intent to
certify the FEIR as adequate under CEQA; and
WHEREAS, after providing notice as required by law, the San
Ramon Valley Regional Planning Commission reviewed and considered
the proposed Camino Tassajara Road General Plain Amendment, the
current General Plans for Contra Costa County, the Town of
Danville, staff reports prepared by Contra Costa County Community
Development Department, the TJKM Crow Canyon Corridor traffic
studies, the Contra Costa County Growth Trends 1985 and 1987
studies, the 1987 Joint Exercise of Powers Agreement Re Tassajara
Page 2 Resolution No. 29-1988
Area Transportation Improvement Fees, the FEIR, exhibits presented
at the hearings and written and oral testimony received at the
public hearings on April 20 , 1988 , and May 4 , 1988. The San Ramon
Valley Regional Planning Commission thereupon took the actions
hereinafter set forth.
NOW THEREFORE BE IT RESOLVED that the San Ramon Valley
Regional Planning Commission hereby certifies, resolves and finds
as follows:
1. The San Ramon Valley Regional Planning Commission
(Commission) hereby certifies that:
a. In making its recommendation, it has reviewed and
considered the information contained in the Final Environmental
Impact Report (FEIR) consisting of the DEIR dated October 19, 1987,
and the comments and responses thereto dated February 1988 (all of
which are collectively referred to herein as the "final EIR" or
FEIR) ; and
b. The FEIR is adequate and complete and has been
prepared and processed in compliance with CEQA and State and County
CEQA Guidelines; and
2. The FEIR has been prepared as a single EIR to describe
all development projects with the Camino Tassajara Road General
Plan Amendment and it is anticipated that such future projects and
their circumstances will be essentially the same in terms of
environmental impact. Therefore, it is contemplated that for
future development projects in the area, the EIR for the Camino
Tassajara Road General Plan Amendment will be utilized, consistent
with Section 15153 of the CEQA Guildelines, as an EIR from an
earlier project. Significant environmental impacts identified by
the FEIR are predominately impacts associated with development
proposals consistent with the General Plan Amendment for the
Bettencourt and Udjur properties. 'Therefore, the significant
environmental impacts identified in the FEIR to a large extent must
be mitigated by the design of and conditions of approval imposed on
individual development projects within the General Plan area.
Nevertheless, certain general environmental impacts identified in
the FEIR have been mitigated by direction provided in the Camino
Tassajara Road General Plan Amendment itself for restrictions on
development. Exhibit "A" , entitled "CEQA Findings" , attached
hereto and fully incorporated herein, identifies impacts and their
mitigation measures implemented through the Camino Tassajara Road
General Plan Amendment and proposed for future development
projects, and unavoidable impacts requiring a Statement of
Overriding Considerations. Analysis consistent with State of
California CEQA Guidelines Section 15153 on future development
projects shall confirm whether or not future development projects
incorporate design measures or conditions of approval that mitigate
Page 3 Resolution No. 29-1988
impacts, or whether the overriding considerations referenced in
Exhibit "A" must apply; and
3 . The San Ramon Valley Regional Planning Commission hereby
recommends to the Contra Costa County Board of Supervisors the
amendments to the San Ramon Valley Area General Plan as detailed in
Exhibit "B" attached hereto and fully incorporated herein
specifically, the text amendment to the Land Use Element of the San
Ramon Valley Area General Plan, the Amendment -to the existing Land
Use Map, the Amendment to the County Trails Plan and the Amendments
to the Circulation and Scenic Routes Elements; and
4. The San Ramon Valley Regional Planning Commission finds
that the Camino Tassajara Road General Plan Amendment is a fine
tuning of the San Ramon Valley Area General Plan in that it
completes the urban General Plan designation of the Crow Canyon
Corridor Area, formerly referred to as Stage III-A designated for
urban use as part of the 2218-RZ agricultural :coning and land use
policy of Contra Costa County and is otherwise appropriate for the
reasons cited in the Staff Report and Recommendation. Further, the
Camino Tassajara Road General Plan Amendment is internally
consistent with the Contra Costa County General Plan and, more
particularly, the San Ramon Valley Area General Plan, and each of
the elements therein, is in the public interest: and consistent with
the State General Plan Law, Sections 65300, et- seq. and is
consistent with the State Open Space Lands Act, Sections 65560, et
seq. These findings are based on, among other things, the
information set forth in the Staff Report and Recommendation, the
FEIR, Resolution No. 87/704 and findings attached as Exhibit "A"
thereto approving Tentative Cancellation for a portion of Land
Conservation Contract 22-69 on the Bettencourt Ranch, and the
testimony and evidence presented at the hearings. In particular,
as to the Bettencourt Ranch, the findings are in part based upon
the determination of the Commission that the saddle and spur
referenced above are not a part of a major or significant ridgeline
on the property and are otherwise appropriate for reasonable,
limited development, providing some visual interest and relief near
the ridgeline open space, any development on the ridgelines shall
be confined to the two lots located above the 975 foot elevation
near the easterly boundary of the Bettencourt Ranch site that are
accessed by a private driveway, as shown on the Preliminary
Landscape Plan dated received by Community Development Department
on June 1, 1988, landscaping shall be provided to visually buffer
the roadway for a natural forested appearance; and
BE IT FURTHER RESOLVED that the Secretary of the San Ramon
Valley Regional Planning Commission shall sign and attest a
certified copy of this resolution and deliver the same to the Board
of Supervisors all in accordance with the Planning Laws of the
State of California.
{V
Page 4 Resolution No. 29-1988
The instructions by the San Ramon Valley Regional Planning
Commission to prepare this resolution were given by motion of the
San Ramon Valley Regional Planning Commission on Wednesday, May 4,
1988, by the following vote:
AYES: Commissioners - Cardinale, Nudelman, Cameron, Kaye
NOES: Commissioners - Lehman, Moore, Freeman
ABSTAIN: Commissioners - None
ABSENT: Commissioners - None
The foregoing was duly called and held in accordance with the
law on Wednesday, June 1,1988, and this resolution was duly and
regularly passed and adopted by the following vote of the
Commission:
AYES: Commissioners - Cardinale, Nudelman, Cameron, Kaye
NOES: Commissioners - Lehman, Moore
ABSTAIN: Commissioners - None
ABSENT: Commissioners - Freeman
FRANK G. CAMERON
Vice-Chairman of the San Ramon Valley
Regional Planning Commission, County
of Contra Costa, State of California
ATTEST:
i
Secr of he an Ramon Valley
Regional Plan ing Commission, County
of Contra Costa, State of California
JWC:plpSRII
CEQA FINDINGS
Exhibit "A" To Resolution No. 29-1988
I . Pursuant to Public Resources Code §21081 and State of
California CEQA Guidelines §15091 , the approval of a project
requires the approving agency to evaluate the proposed project
in light of the significant impacts identified by the
Environmental Impact Report and impose mitigation measures on
the project to reduce those impacts below levels of significance
or alternatively to find that there is an overriding concern
which would take precedence over the significant environmental
impact identified. Such evaluation requires that affirmative
findings be made by the lead agency so as to present a logical
means to evaluate .the impacts, mitigations and reasoning of the
approving agency. This Final Environmental Impact Report ( FEIR)
has been prepared with the intent that it may be utilized as a
single EIR to describe not only the Camino Tassajara General
Plan Amendment, but subsequent development projects, including ,
but not limited to planned unit development zoning and tentative
subdivision maps . As such, many of the impacts and mitigation
measures identified therein will be more fully addressed through
the design of and conditions of approval for the subsequent
development projects within the Camino Tassajara General Plan
Amendment Area. The following findings concern generally the
application of this FEIR and CEQA requirements -for the Camino
Tassajara General Plan Amendment .
II . The San Ramon Valley Area Regional Planning Commission
makes the following findings with regard to the recommended
Camino Tassajara General Plan Amendment ( 1-87-SR) and the
analysis of its impacts consistent with the FEIR and the
requirements of CEQA:
A. BETTENCOURT RANCH PROPERTY.
The FEIR identifies impacts related to the
proposed development of the Bettencourt Ranch property to
include :
( 1) Open Space.
Impact : A primary concern is the impact that
development on ridgeline areas would have on the loss of open
space and also the visual integrity of the project as Camino
Tassajara Road is considered a scenic thoroughfare .
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Mitigation: The Camino Tassajara General
Plan Amendment, both by the map and text precludes development
on any major or significant ridgeline. It also provides that
development on the Bettencourt Ranch property will be consistent
with the Danville Scenic Hillside and Major Ridgeline Ordinance .
Therefore, development will not occur within one hundred ( 100)
vertical feet of any major ridgeline on the property. The
saddle and spur near the east end of the property are not part
of a major or significant ridgeline . Development on the saddle
and spur shall be consistent with sensitive hillside development
practices and limited to a roadway, connecting the northeast
development area with the balance of the community, and to a
small number of homes . Any homes on the spur shall be of single
story profile to mitigate visual impact . Native reforestation
near the roadway will be required to mitigate visual impact .
Such visually sensitive development of the saddle and spur will
provide for appropriate visual interest and relief adjoining the
ridgeline.
( 2) Drainage Facilities.
Impact : The FEIR states that runoff from the
project is expected to double with a resultant worsening of
current flooding conditions confronting the downstream property
owners .
Mitigation: The Camino Tassajara General
Plan Amendment mitigates such impact by designating a detention
basin with riparian and visual enhancements to be created in an
area adjacent to Camino Tassajara where the current creek
channel exists .
( 3) Geology.
Impact : The Bettencourt Ranch property has
an average slope of 29 .7 percent with approximately fifty
percent ( 500 ) of the property identified as slide debris and
area of heavy erosion. As such, there is significant potential
for sliding and property destruction unless development occurs
in a well-planned manner .
Mitigation: The Camino Tassajara General
Plan Amendment requires there to be general open space on the
Bettencourt Ranch property. Such open space will be
predominantly located on steep hillsides and will prevent
development of these hillsides and therefore mitigate the
geologic impacts . Additionally, the project is to be rezoned to
planned unit development . As such zoning progresses , specific
conditions must be imposed and land planning designs utilized so
that slope stability is enhanced.
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(4) Traffic and Circulation.
Impact : The Bettencourt Ranch project is
currently anticipated to include no more than four hundred
seventy ( 470 ) homes . The Udjur project is currently anticipated
to include no more than approximately one hundred thirteen ( 113 )
homes . The Camino Tassajara General Plan Amendment contem-
plates, at most , approximately thirty-five ( 35 ) units for the
Mrack Road Easterly Development Area. The traffic impact of the
resulting homeowners is considered to be significant on Camino
Tassajara , Sycamore Valley Road, and Crow Canyon Road.
Additionally, the "Bettencourt curve" portion of Camino
Tassajara Road is presently dangerous for both drivers and
pedestrians .
Mitigation: The Camino Tassajara General
Plan Amendment designates realignment of the "Bettencourt curve"
on the Bettencourt Ranch property. Additionally, the overall
traffic impact of the development of the Bettencourt Ranch and
Udjur property were considered in the design of improvements to
Camino Tassajara Road, Crow Canyon Road and Sycamore Valley
Road. As such, the Bettencourt and Udjur developers have agreed
to participate in the 1987 Joint Exercise of Powers Agreement Re
Tassajara Area Transportation Improvement Fees, which identifies
the seven ( 7) Camino Tassajara/Sycamore Valley projects as the
funding source for improvements required by the build-out of
such projects . Roadway capacity for the development of the
Bettencourt and Udjur properties is evidenced•,:.f:rom the 1987 TJKM
Traffic Study for the Crow Canyon Corridor and Supplement
incorporated herein, as well as the additional traffic analysis
in the body of the FEIR. Limited further development in the
Mrack Road Easterly Development Area will have nominal traffic
impacts that will be mitigated by the improvements identified in
the above referenced traffic reports and the Joint Exercise of
Powers Agreement .
( 5) PG&E Substation Site.
Impact : Pacific Gas & Electric Company owns
a site on the Bettencourt Ranch property to be used as an
electrical substation. That site is adjacent to the proposed
realigned Camino Tassajara Road and could have a severe visual
impact fronting along approximately five hundred sixty ( 560 )
feet of Camino Tassajara . Visual impact: is an important
consideration in that Camino Tassajara is designated as a scenic
corridor .
Mitigation : The Camino Tassajara General
Plan Amendment specifically sets forth guidelines for the
utilization of this site as a substation. Predominant within
those guidelines are the design and landscaping of the sub-
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station so as to provide a minimum of visual impact . To assure
such minimum impact , the exterior design is to be reviewed and
approved by the San Ramon Valley Regional Planning Commission,
consistent with that which is typically required for other
developers.
B. UDJUR PROPERTY.
Impact : In addition to its contribution to common
impacts referred to hereinabove, the Udjur property project has
an impact on adjoining development in that its density is
greater and its patio home design different than existing and
anticipated development in the area. By such design there will
be limited open space present in the project and a reduction of
open space in the General Plan Amendment area.
Mitigation: On its face, the Camino Tassajara
General Plan Amendment limits development of the property to the
high end of the Single-Family Residential Low-Density range
(approximately one hundred thirteen ( 113 ) patio homes) . It
further requires that there be recreational amenities and
internal open spaces within the future development . These open
spaces shall provide visual relief and physically break up the
density of the project . Further , the Camino Tassajara General
Plan Amendment requires there to be a landscape buffer and a
masonry wall between the Udjur property and the commercial uses
to the west and the Blackhawk homes to the north in order to
minimize conflicts between different land..-uses and residential
densities . Additionally, in order to reduce conflict between
the Udjur property and the proposed Bettencourt Ranch project ,
grading and internal circulation are to be coordinated between
the two sites, thereby preventing great disparity in lot levels
and street alignments .
C. EASTERLY DEVELOPMENT AREA (MRACK ROAD) .
The Mrack Road Easterly Development Area includes
approximately forty-two ( 42) acres currently designated as
Country Estate . The Camino Tassajara General Plan Amendment
reaffirms the Country Estate designation for this area . With
such designation, development impacts are minimized and an
alternative Country Estate lifestyle is retained in the Camino
Tassajara Road portion of the Crow Canyon Corridor Area . In
this manner , development may take place individually and through
minor subdivisions in minimum one-acre parcels (absent a
variance ) which will also be compatible with the adjacent Shadow
Creek and Bettencourt Ranch projects . Site specific traffic and
other impacts , if any, shall be mitigated through project
conditions of approval .
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D. CUMULATIVE IMPACTS.
( 1 ) The San Ramon Valley Area Regional Planning
Commission has considered environmental impacts of the
cumulative development allowed by and the growth inducing impact
of the Camino Tassajara General Plan Amendment, and hereby makes
the following findings :
(a ) As referenced in Section I , through the
design and conditions of approval for future development
projects for Bettencourt Ranch, the Udjur property and the Mrack
Road Easterly Development Area, specific environmental impacts
caused by such development projects ( consistent with the Camino
Tassajara General Plan Amendment ) will be mitigated. 'Individual
impacts to be mitigated, in part as more specifically discussed
above, include : ( 1 ) Public Services and Utilities (a ) schools :
mitigated by payment of impact fees; b) traffic: mitigated by
payment of impact fees and construction of roads ; c) sewage:
payment of impact fees and/or construction of facilities and
utilization of water consumption reduction devices; d) water :
prorated payment of planning and capital costs for extension of
water service and enlargement of facilities ; e) police: site
specific crime prevention measures ; f) fire: consistency with
fire district recommendations and payment of any impact fees ;
and g) general services : eventual annexation to the Town of
Danville) ; ( 2 ) Slope Stability (mitigated through site specific
design to the extent not otherwise mitigated through
restrictions on development area) ; ( 3) Architecture, Design And
Visual Quality (mitigated through site specific design
requirements) ; ( 4 ) Vegetation and Wildlife (mitigated by
following the recommendations of the biologist for riparian and
wetland enhancement and protection of wildlife) ; ( 5 ) Parks and
Recreation (mitigated by payment of park fees and provision of
trails ) ; ( 6 ) Archeology (mitigated by site specific review at
the time of construction) ; ( 7 ) Drainage and Flood Hazards
(mitigated by requiring an acceptable erosion control and
vegetation plan and implementation of the proposed drainage
district ) ; ( 8 ) Air Quality (mitigated by imposing limitations on
construction activities ) ; ( 9 ) Noise (mitigated by site
restrictions on construction activities and design and
construction standards) ; ( 10 ) Energy (mitigated by application
of active and passive solar systems and other efforts to reduce
long-term energy consumption for these projects ) .
(b) The cumulative impacts and growth
inducing impact of the Camino Tassajara General Plan Amendment
combined with other existing and contemplated development have
been addressed as follows . As to the impact on Open Space ,
ridgelines identified as major or significant in the area have
been consistently protected and the visual integrity of the
Camino Tassajara Road as a scenic thoroughfare has been
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preserved. Limited and visually mitigated development in the
saddle and spur near the east end of the Bettencourt Ranch will
provide visual interest and relief near the ridgeline open
space. As to Drainage and Flood Hazards, an area for the
regional detention basin facility with riparian and visual
enhancements has been designated on the Bettencourt Ranch. As
to Geology and Soils Stability, the higher and steeper
elevations have generally been preserved as open space. As to
Traffic and Circulation, maximum unit counts for development in
the Crow Canyon Corridor Area in combination with other
development are well within the assumptions of the Crow Canyon
Corridor Traffic study and the Joint Exercise of Powers
Agreement ( there is also sufficient capacity for the future
limited Country Estate development of the Mrack Road Easterly
Development Area) . As to Parks and Recreation, trails have been
designated through the Bettencourt Ranch property consistent
with an overall trail plan and adequate public and private
recreational facilities have been planned for in the area to be
financed by new development . Furthermore, the number of units
possible within the Camino Tassajara General Plan Amendment area
have been limited by the map and text such that impacts
generally have been minimized in this final stage of development
within the Crow Canyon Corridor Area. Other cumulative impacts
have been addressed (e.g. , Noise, Air Quality, and Wildlife) by
common site specific mitigation measures .
(c) With regard to any cumulative growth
inducing impacts beyond the area of the Cam,i,no,Tassajara General
Plan Amendment, Contra Costa County ' s 2218-RZ rezoning and
agricultural land use policies have created a demarcation
between urban development and more rural uses in the Tassajara
and Dougherty Valleys . This Camino Tassajara General Plan
Amendment fits within the context of the 2218-RZ land use
policies as a completion of Stage III-A and the Crow Canyon
Corridor development area and, as such, will not induce growth
beyond the urban limit lines provided for in 2218-RZ . Assuming
future urban development on the agricultural side of the 2218-RZ
zoning line, such development shall be responsible to develop
the necessary infrastructure to mitigate its cumulative impacts .
E. ALTERNATIVE ANALYSES.
(1) No Project Alternative. The no project
alternative is not found to satisfy the housing needs of Contra
Costa County in that complete development of the Crow Canyon
Corridor Area, consistent with 2218-RZ , is necessary to provide
housing for the expanding employment centers in the Bay Area,
particularly in southern Contra Costa County and nearby Alameda
County. Additionally, the Camino Tassajara General Plan
Amendment area is virtually surrounded by development projects .
The retention of this area as agricultural land would be
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inefficient for agricultural production because of the
incompatibility of such use with the Shadow Creek project , the
Blackhawk Estates, and the Blackhawk commercial center bordering
the west side of the General Plan Amendment area .
( 2) Environmentally Superior ,Alternatives.
(a) Udjur Property. The environmental
superior proposal for the Udjur property would provide for one
hundred seven ( 107 ) units on fifty-five thousand ( 55 , 000 ) square
foot lots . It would also entail coordinated grading with
Bettencourt Ranch project and a masonary sound wall along Camino
Tassajara with attractive landscaping between that wall and the
roadway. Additionally, "color spots" would be distributed
throughout the project . The Camino Tassajara General Plan
Amendment, at the high range, allows up to approximately one
hundred thirteen ( 113) patio homes, but to mitigate that
additional impact the project will be required to coordinate
with development of the Bettencourt Ranch, provide significant
landscape buffering within the project and provide a masonry
wall along Camino Tassajara , with appropriate landscaping . As
such, the project impacts are mitigated. As project specific
applications are made, the actual number of units will be
determined and further mitigation may be imposed to ensure an
environmentally superior project .
(b) Bettencourt Ranch Project. The
Bettencourt Ranch environmentally superior . alter°native provides
predominantly for the protection of the ridgelines in the
project , buffering of the PG&E substation, provision of an
adequate detention basin within the project and providing for
proper access to and adequate buffering from Camino Tassajara
Road. The Camino Tassajara General Plan Amendment addresses
these concerns by requiring compliance with the Danville Scenic
Hillside and Major Ridgeline ordinance (particularly in areas
determined to be major or significant ridgelines on the site) ,
significant landscaping and design criteria for the PG&E
substation and an adequate storm water detention basin with
riparian and visual enhancements . Additional concerns noted in
the environmentally superior alternative will be addressed as
project specific applications are made by the developer to
ensure that an environmentally superior project is created .
(c) Integrated Project .Alternative. The
Commission has also considered the possibility of an integrated
project between the Udjur and Bettencourt properties . The area
of primary concern is the southwest portion of the Bettencourt
Ranch property and the adjacent Udjur property . The alternative
requires a transition of density providing for less dense
parcels on the Udjur property as it coordinates with the larger
lots of the Bettencourt Ranch project . It is also designed to
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eliminate one access point onto 'Camino Tassajara Road. The
Commission recognizes that integrated and coordinated projects
are appropriate but the purposes thereof may be equally achieved
by the use of well planned individual projects that recognize
the actual property lines but are designed to be complimentary
to each other on the property border . Alternatives which
require one property owner to coordinate a project with another
property owner by actual physical integration are unacceptably
speculative . It is more appropriate to allow for the individual
development of properties but address the border areas in a
manner that gives a compatible and complimentary property
transition.
(3) No Alternative Sites Development of the
subject properties consistent with the Camino Tassajara General
Plan Amendment completes the development of the Crow Canyon
Corridor Area (Stage III-A of the 2218-RZ agricultural
rezoning) . Alternative development sites in the San Ramon
Valley are comprised of lands currently designated for
agricultural use under 2218-RZ . Therefore, there are no
alternative sites available to be considered for the units and
urban land use designations contemplated herein, without causing
skip development of agricultural lands.
F. STATEMENT OF OVERRIDING CONSIDERATIONS.
The San Ramon Valley Regional Planning Commission
recognizes that the Camino Tassajara General- Plan Amendment has
been recommended contemplating continued processing of
development projects for at least the Bettencourt Ranch and
Udjur properties. Nevertheless , there are no actual development
plans and rezoning proposals before the Commission. The
significant environmental impacts identified by the FEIR vary
from more general impacts to very site specific impacts . The
Camino Tassajara General Plan Amendment addresses those more
general impacts by putting general limitations on development
densities, areas appropriate for development , flood control
concerns, specific aesthetic concerns and general traffic
concerns . There are certain impacts identified within the FEIR
which have not been mitigated by the Camino Tassajara General
Plan Amendment . Those impacts will be addressed as part of
subsequent development projects for the individual properties in
the area .
To the extent that general area-wide and specific
impacts have not been and will not be mitigated by the Camino
Tassajara General Plan Amendment , the Commission finds that such
impacts are justified by the need to increase the housing supply
in Contra Costa County in order to accommodate the County ' s
growing population and employment base. The Association of Bay
Area Governments (ABAG) predicts a major short fall of housing
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in the near future of up to twenty-five thousand ( 25 , 000 ) units
in the area if more land is not converted to housing . As
confirmed in the Growth Trends 1985 Study published by Contra
Costa County, there will be a need for approximately one hundred
ten thousand ( 110 , 000 ) new homes by the year 2005 in Contra
Costa County. Significant numbers of homes will be needed in
the San Ramon Valley area based on the employment opportunities
provided by Bishop Ranch and Hacienda Business Park . It is
important to provide homes in the Tassajara Area near the
employment centers to provide a reasonable local jobs-housing
balance . Such impacts that may not be mitigated include, but
are not limited to impacts on public service and utilities,
slope stability, drainage and flooding, loss of agricultural
land, visual impact , impacts on riparian habitats and wildlife,
elimination of open space, and buried prehistoric cultural
resources on the site, air quality, noise, energy, traffic and
circulation. Other Responsible Agencies (e.g. Town of Danville,
Local Agency Formation Commission, East Bay Municipal Utility
District , and Central Contra Costa Sanitar, District ) will be
required to evaluate projects consistent with the Camino
Tassajara General Plan Amendment . This Statement of Overriding
Considerations may be applied by said Responsible Agencies in
the evaluation of the particular projects before them.
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