HomeMy WebLinkAboutMINUTES - 03192013 - C.67RECOMMENDATION(S):
1. AUTHORIZE the Department of Conservation and Development to initiate a General Plan Amendment review, as
requested by Shapell Homes, to consider change in General Plan land use designations involving several parcels in
Phases III and IV of the Gale Ranch Project in Dougherty Valley in order to provide an additional public elementary
school site to serve Dougherty Valley.
2. AUTHORIZE the Department of Conservation and Development to review the Dougherty Valley Specific Plan, as
requested by Shapell Homes, to consider map and text changes to the Specific Plan affecting Phases III and IV of the
Gale Ranch Project in order to provide an additional public elementary school site to serve Dougherty Valley.
3. ACKNOWLEDGE that granting authorization for this request at this time does not imply any support for the
applications to amend either the General Plan or the Specific Plan, but only that this matter is appropriate for study.
APPROVE OTHER
RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
Action of Board On: 03/19/2013 APPROVED AS RECOMMENDED OTHER
Clerks Notes:
VOTE OF SUPERVISORS
AYE:John Gioia, District I Supervisor
Karen Mitchoff, District IV
Supervisor
Federal D. Glover, District V
Supervisor
ABSENT:Candace Andersen, District II
Supervisor
Mary N. Piepho, District III
Supervisor
Contact: Patrick Roche
(925-674-7807)
I hereby certify that this is a true and correct copy of an action taken and entered on the minutes of the Board of Supervisors
on the date shown.
ATTESTED: March 19, 2013
David Twa, County Administrator and Clerk of the Board of Supervisors
By: June McHuen, Deputy
cc:
C.67
To:Board of Supervisors
From:Catherine Kutsuris, Conservation & Development
Date:March 19, 2013
Contra
Costa
County
Subject:Authorize General Plan Amendment and Specific Plan Amendment studies for the Dougherty Valley Specific Plan
Area, as requested by Shapell Homes
FISCAL IMPACT:
No impact on the General Fund. If authorization is granted, the applicant will be responsible to pay fees to cover
the cost for the General Plan Amendment and Specific Plan reviews.
BACKGROUND:
The Department of Conservation and Development is in receipt of a letter from Dan Coleman, Vice President,
Shapell Homes, requesting modification to the development plans for Phases III and IV of the Gale Ranch Project
in Dougherty Valley, in order to provide an additional public elementary school site for the San Ramon Valley
Unified School District. Shapell Homes and the San Ramon Valley Unified School District have entered into a
Memorandum of Understanding (MOU) regarding the provision of an additional school/park site within Gale
Ranch.
As Mr. Coleman explains in his letter, the San Ramon Valley Unified School District has experienced an
unanticipated influx of students in the Dougherty Valley, and the District has asked for additional land to build a
new school. To accommodate this request, Shapell Homes has identified a new 7.3 acre school site within Gale
Ranch Phase IV that is currrently designated for residential use. Shapell Homes is proposing to retain their
original residential unit count under the Gale Ranch approvals by shifting and revising the land use designations
at nine different locations within Gale Ranch Phases III and IV. A copy of Mr. Coleman’s letter request and
proposed development plan revisions and the MOU with the San Ramon Valley Unified School District are
attached for the Board’s consideration.
Since under state law a Specific Plan must be internally consistent, and consistent with the County General Plan,
the small changes to the Specific Plan’s Land Use Map proposed by Shapell Homes to accommodate a new school
site by shifting residential uses within Gale Ranch Phases III and IV would trigger amendments to both the
Dougherty Valley Specific Plan and the County General Plan.
Staff recommends the Board authorize the General Plan and Specific Plan amendments triggered by the request
from Shapell Homes. The basis for the staff recommendation is that the need for an additional school has been
demonstrated and it is reasonable and fair to consider the land use revisions to Gale Ranch Phases III and IV
requested by Shapell Homes to retain the approved residential unit count for Gale Ranch.
Authorization of the General Plan and Specific Plan amendment studies, however, at this time does not imply
support or endorsement for the changes requested by Shapell Homes, but that the matter is appropriate for study.
No changes will be considered that are not consistent with the adopted Settlement Agreements, Development
Agreement, or other regulatory agreements, which are in place for Dougherty Valley affecting Gale Ranch. No
changes will be considered that would result in an increase in the allowable number of dwelling units. The
proposed General Plan and Specific Plan amendments will be shared with adjacent jurisdictions and will be
forwarded to the Dougherty Valley Oversight Committee (DVOC) prior to initiation of the County public hearing
process.
CONSEQUENCE OF NEGATIVE ACTION:
As required under state law, General Plan and Specific Plan amendments are required to maintain internal
consistency between the General Plan and the Dougherty Valley Specific Plan, and proper processing of the
Development Plan and Subdivision Map revisions for Gale Ranch Phases III and IV requires a finding of
consistency with both the General Plan and the Dougherty Valley Specific Plan. If the General Plan Amendment
and Specific Plan Amendment are not authorized, the concurrent applications for the Development Plan and
Subdivision Map revisions to Gale Ranch Phases III and IV submitted by Shapell Homes would be able to
proceed.
CHILDREN'S IMPACT STATEMENT:
The proposed amendments to the General Plan and Dougherty Valley Specific Plan are in response to
unanticipated population growth of school-age children in Dougherty Valley reflecting the need for an additional
public school site to serve the educational and recreational needs of children in this growing community.
ATTACHMENTS
Letter from Dan Coleman, Vice President, Shapell Homes, dated 12/3/2012
Proposed Development Plan Revisions, Gale Ranch III & IV
Memorandum of Understanding between San Ramon Valley Unified School District and Shapell Industries re: New
School/Park Site at Gale Ranch