HomeMy WebLinkAboutMINUTES - 07162013 - D.1RECOMMENDATION(S):
A. OPEN the public hearing on the Rezoning and Final Development Plan for the Downtown El Sobrante area.
B. RECEIVE testimony and CLOSE the public hearing.
C. CERTIFY the Negative Declaration (ND), dated August 16, 2012, finding it to be adequate and complete, finding
that it has been prepared in compliance with the California Environmental Quality Act (CEQA) and the State and
County CEQA Guidelines, and finding that it reflects the County's independent judgement and analysis, and specify
that the Department of Conservation and Development (located at 30 Muir Road, Martinez, CA) is the custodian of
the documents and other material which constitute the record of proceedings upon which this decision is based.
D. ACCEPT the County Planning Commission (CPC) Resolution No. 15-2012 reporting on the Commission's review
and actions on the project.
E. ADOPT Rezoning (County File #RZ09-3219) the Downtown El Sobrante area from Single-Family Residential
(R-6 and R-7), Multiple-Family Residential (M-12, M-17, and M-29), Two-Family Residential (D-1), Retail
Business (R-B), Neighborhood Business (N-B), and Light Industrial (L-I) to Planned Unit Zoning District
APPROVE OTHER
RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
Action of Board On: 07/16/2013 APPROVED AS RECOMMENDED OTHER
Clerks Notes:
VOTE OF SUPERVISORS
AYE:John Gioia, District I Supervisor
Candace Andersen, District II
Supervisor
Mary N. Piepho, District III
Supervisor
Karen Mitchoff, District IV
Supervisor
Federal D. Glover, District V
Supervisor
Contact: 925-674-7794
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: July 16, 2013
David Twa, County Administrator and Clerk of the Board of Supervisors
By: June McHuen, Deputy
cc: Chris Howard, Department of Conservation and Development, GIS
D.1
To:Board of Supervisors
From:Catherine Kutsuris, Conservation and Development Director
Date:July 16, 2013
Contra
Costa
County
Subject:Hearing on a Rezoning and Final Development Plan for the Downtown El Sobrante area - County Files #RZ11-3219
and #DP12-3016 (District I)
RECOMMENDATION(S): (CONT'D)
(P-1) as recommended in CPC Resolution No. 15-2012 and as illustrated on the Proposed Rezoning Map.
F. APPROVE Preliminary and Final Development Plan (County File #DP12-3016).
G. DIRECT the Department of Conservation and Development, Community Development Division to post the
Notice of Determination with the County Clerk.
FISCAL IMPACT:
None. The Rezoning and Final Development Plan was funded through an Energy Efficiency and Conservation
Block Grant (EECBG) Program administered by the U.S. Department of Energy.
BACKGROUND:
Proposed Project
The proposed project is located in the El Sobrante area of West Contra Costa County. The project proposes to
rezone 170 acres of El Sobrante’s downtown commercial core properties from their current zoning districts of
Single-Family Residential (R-6 and R-7), Two-Family Residential (D-1), Multiple-Family Residential (M-12,
M-17 and M-29), Retail Business (R-B), Neighborhood Business (N-B), and Light Industrial (L-I) to Planned
Unit (P-1) Zoning District. The downtown commercial core of El Sobrante encompasses the properties that front
along San Pablo Dam Road from El Portal Drive to Appian Way; the properties that front along Appian Way from
San Pablo Dam Road to Valley View Road; as well as the properties that surround the “Triangle area” at the
intersection of Appian Way and Valley View Road.
In addition to rezoning the downtown area to P-1, the project will also require approval of a final development
plan. Rezoning the Downtown El Sobrante area to P-1 will incorporate a new P-1 Zoning and Design Guidelines
document (zoning program) for the project area, which will be tailored specifically for the commercial core of El
Sobrante. This proposed P-1 zoning program will provide maps, development standards (requirements for
building height, structure setbacks, off-street parking, etc.), and a land use matrix to identify the permitted uses
and those uses which are not allowed. The zoning program will also provide extensive guidelines for the design
and placement of buildings, parking lots, landscaping, and signage for new commercial, residential, and
mixed-use developments.
General Plan Amendment
On June 7, 2011, the County Board of Supervisors approved County file #GP02-0003, which amended the Land
Use Element of the County General Plan. This General Plan Amendment set the stage for the proposed rezoning,
final development plan, and production of the new Downtown El Sobrante P-1 zoning program document.
Three new mixed-use designations were added to the Downtown El Sobrante commercial core along Appian Way
and San Pablo Dam Road. These include the Appian Way General Mixed-Use (M11), Triangle Area Mixed-Use
(M12), and the San Pablo Dam Road Mixed-Use (M13). Mixed-use designations tailored for Appian Way, San
Pablo Dam Road, and the Triangle Area enables development of residential uses within select parcels that were
previously designated for commercial use. Each mixed-use designation allows the range of commercial uses
typically found in a neighborhood retail business district, including retail shops, professional offices, restaurants,
and personal services. The M13 designation is specifically tailored to promote development of a pedestrian and
bicycle friendly retail district. This M13 designation also envisions a town square or pedestrian plaza along San
Pablo Dam Road between Hillcrest Avenue and Pitt Way.
Approving the rezoning and Final Development Plan will establish zoning conformity with the existing General
Plan land use designations and provide consistency with the existing County Zoning Code. Approving the
proposed project would further some of the goals, policies and implementation measures in the General Plan for
the El Sobrante area.
County Planning Commission
The County Planning Commission (CPC) held a public hearing to consider the proposed project on October 23,
2012. After evaluating the proposed project in its entirety, including all public testimony and evidence in the
record, the CPC voted to recommend the Board of Supervisors approve the Rezoning and Final Development Plan.
Downtown El Sobrante P-1 Citizen Advisory Committee
In August of 2011, the Department of Conservation and Development assisted the District I Supervisor’s Office in
organizing a citizen advisory committee that would help create the proposed Downtown El Sobrante Planned Unit
Development Zoning and Design Guidelines document. The goal of forming this committee was to develop a
zoning program that would provide an effective and efficient permit streamlining process, by putting all necessary
information together in one easily accessible document for use by the County and the general public.
Staff from the Supervisor’s Office and the Department of Conservation and Development reached out to local
advisory groups and community organizations in an effort to assemble a specific group of individuals that
represented a wide collection of stake holders in the Downtown El Sobrante project area. Each of the local
community groups selected a member from their organization (the El Sobrante Municipal Advisory Council
provided two members) to form the El Sobrante P-1 Citizen Advisory Committee. This P-1 committee was
comprised of members from the following community organizations:
El Sobrante Municipal Advisory Council
El Sobrante Valley Planning & Zoning Advisory Committee
El Sobrante Chamber of Commerce
Citizens for a Greener El Sobrante
El Sobrante Rotary Club
Elk’s Lodge
Property/Business Owner on San Pablo Dam Road
Property/Business Owner on Appian Way
Staff member from the District I Supervisor’s Office
Staff member from the Department of Conservation and Development
The P-1 Citizen Advisory Committee met monthly for a one-year period to work on the P-1 zoning program. The
Supervisor’s Office sponsored three additional community meetings to encourage public participation. Each of the
local community organizations and many of the El Sobrante citizens who attended the public meetings have
expressed support for the P-1 zoning program document.
General Plan and Zoning Consistency
A majority of properties in the project area are currently zoned Retail Business (R-B) but are designated as
Mixed-Use (M11, M12, and M13) as a result of the recently adpoted General Plan Amendment. The current
zoning does not allow a mix of both commercial and multiple-family residential uses on the same property as
indicated in the General Plan. Rezoning these properties to a P-1 District will allow the flexibility for both
commercial and/or residential uses. There are a few properties in the Downtown El Sobrante area that are are
zoned Light Industrial (L-I), Neighborhood Business (N-B), and Multiple-Family Residential (M-12, M-17, and
M-29). The allowed uses in these zoning districts are not consistent with current Mixed-Use land use
designations. Therefore, rezoning these properties to P-1 would provide the necessary consistency with their
respective mixed-use General Plan Designations, and the uses that are currently established on these properties.
This P-1 zoning program is developed to address the broadest range of issues possible for all land uses from a
single-family residential home addition to the establishment of a new Mixed-Use development. It provides
consistency to allow different land uses and it ensures consistency with the County General Plan.
Compliance with the California Environmental Quality Act
On August 16, 2012, the Department of Conservation and Development published an Initial Study/Negative
Declaration (IS/ND), which analyzed potential impacts for the proposed project. The IS/ND included a 20-day
public review period, ending on September 5, 2012.
During the public review period, the Department of Conservation and Development received a letter from the East
Bay Municipal Utility District (EBMUD), which included comments regarding EBMUD providing water service
for future projects and stating that costs for infrastructure improvements incurred by future developments will be
borne by the project sponsors. EBMUD comments and staff response to those comments are provided in the
attached staff report to the County Planning Commission.
The IS/ND document did not identify any significant impacts on the environment with the adoption of the
proposed Rezoning and Final Development Plan. The facts for supporting the Department’s determination are as
follows:
1. The proposed Rezoning and Final Development Plan will be consistent with the County General Plan land use
designations for mixed-use and the goals and policies for the El Sobrante area.
2. Any potential environmental impacts associated with future development of properties within the downtown
commercial core will be addressed through the CEQA on a case by case basis at the time of application review.
Conclusion
The Downtown El Sobrante Planned Unit Development uses an innovative approach to guide future development
and to be consistent with the County General Plan. By recognizing the unique features and assets of the
community, the Downtown El Sobrante P-1 zoning program provides a framework for future development to
enhance and revitalize the Downtown El Sobrante commercial core. The projects, which are consistent with the
zoning program and that do not require further CEQA review, may be considered administratively, reducing the
time to secure planning permits. Continued opportunity for public input is provided for proposals requiring land
use and development plan permits through local community advisory group meetings (e.g. El Sobrante Municipal
Advisory Council, El Sobrante Valley Planning & Zoning Committee, etc.) and through public hearings. Proposal
for adoption of a fee for reviewing Administrative Permits will be presented at a future date. Staff recommends
that the Board of Supervisors adopt the Rezoning and Final Development Plan for the Downtown El Sobrante
commercial core area.
CONSEQUENCE OF NEGATIVE ACTION:
If the Board does not approve the Rezoning and Final Development Plan, zoning districts within the Downtown
El Sobrante area will remain inconsistent with the General Plan land use designations.
CHILDREN'S IMPACT STATEMENT:
Not Applicable.
CLERK'S ADDENDUM
Speakers: Barbara Pendergrass CLOSED the public hearing; CERTIFIED the Negative Declaration (ND),
Speakers: Barbara Pendergrass CLOSED the public hearing; CERTIFIED the Negative Declaration (ND),
dated August 16, 2012, finding it to be adequate and complete, it has been prepared in compliance with the
California Environmental Quality Act (CEQA), the State and County CEQA Guidelines, it reflects the
County's independent judgement and analysis, and specifies that the Department of Conservation and
Development (located at 30 Muir Road, Martinez, CA) is the custodian of the documents and other material
which constitute the record of proceedings upon which this decision is based; ACCEPTED the County
Planning Commission (CPC) Resolution No. 15-2012 reporting on the Commission's review and actions on the
project; ADOPTED Ordinance 2013-18 Rezoning the Downtown El Sobrante area from Single-Family
Residential (R-6 and R-7), Multiple-Family Residential (M-12, M-17, and M-29), Two-Family Residential
(D-1), Retail Business (R-B), Neighborhood Business (N-B), and Light Industrial (L-I) to Planned Unit
Zoning District (P-1) as recommended in CPC Resolution No. 15-2012 and as illustrated on the Proposed
Rezoning Map. APPROVED Preliminary and Final Development Plan (County File #DP12-3016); and
DIRECTED the Department of Conservation and Development, Community Development Division to post the
Notice of Determination with the County Clerk.
ATTACHMENTS
County Planning Commission Resolution No. 15-2012
Findings Map/Rezoning Ordinance 2013-18
Staff Report - County Planning Commission 10-23-12
Proposed Zoning Map
Current Zoning Map
General Plan Map
Initial Study - Negative Declaration
P-1 Zoning and Design Guidelines
PowerPoint Slides
Findings Map
I, ___________________ Vice-Chair of the Contra Costa County Planning Commission, State of California do hereby certify th atthis is a true and correct copy of ______________________________________________________________________________________________________________________indicating thereon the decision of the Contra Costa Coun ty Planning Commission in the matter of ___________________________________________________________________________________________________________________
Rezone from __________ to _______________________ Area
ATTEST:
_____________________________Secretary of the Contra Costa CountyPlanning Commission, State of California
Karen Peterson
D-1, R-6, R-7, M12 M-17, M-29,R-B, N-B, L-I P-1 El Sobrante
pages H-6, J-5 & J-6 ofthe C ounty's 2005 zoning map.
Contra Costa County - RZ11-3219
S a n P a b lo D a m R dEl
Portal
DrR-B
R-6
R-6
R-7
M-29
R-7 Garden Rd
La Colina RdHill
cr
est
RdVia Verdi
Mozart Dr
La Cresenta Rd
El Monte RdRidgedale Ct Pitt WayBarranca St
Minuet CirAnahid Ln
L-I
P-1
D-1
M-17
City of Richmond
Page 1 of 2
Ë
Findings Map
Page 2 of 2Appian WayValley View RdR-B
R-7
R-7
R-10 Fran WayRincon Rd Sobrante AvePebble DrSunhill CirAppian Village DrJoan Vista StSerene CtCorte Arango Orion CtSunset DrT h o m p s o n L n
Rincon Ln
Tyson Ct
S o b ra n te C tSun CtKristen Ln
P-1 P-1
N-B
R-7
P-1
M-29
D-1
D-1
M-12
D-1
M-17
M-29
P-1
M-12
D-1
M-12
M-12
M-29
M-17
M-29
P-1 M-29
D-1
M-29
N-B
M-29
D-1
R-B D-1
M-12
D-1
N-B
M-17
M-12
R-7
M-29
R-7 City of Richmond Appian WaySan Pablo Dam RdR-7
R-6 R-B
R-B
R-7
M-29
R-6
G a rd e n R dGarden LnSanta Rita RdPebble Dr
Fariss LnLa Paloma Rd
Li s a C t
A n a h id L n
R-B
M-12
P-1
D-1
D-1
M-17
P-1
D-1
M-29
P-1
M-29
M-12
M-29
R-B
M-29
M-12
M-29
M-29
D-1
D-1
D-1
M-12
M-29
D-1
M-29
M-29
City of Richmond
Contra Costa County - RZ11-3219 ËË
ORDINANCE NO._____________ (Re-Zoning Land in the
__________________________ Area)
The Contra Costa County Board of Supervisors ordains as follows:
Page ________________ of the County's 2005 Zoning Map (Ord. No. 2005-03) is amended byre-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Department of Conservation and Development File No. _____________________ .)
FROM: Land Use District ______________ (_______________________________________)
TO: Land Use District ______________ (_______________________________________) and the Department of Conservation and Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.002.
SECTION I:
RZ11-3219 - Contra Costa County
2013 - 18
El Sobrante
H-6, J-5 & J-6
RZ11-3219D-1,R-6, R-7,M12 M-17, M-29,R-B,N-B,L-I
P-1
Two Family Residential,Single Family Residential,Multiple Family Residential,Retail Business,Neighborhood Business,Light Industrial
Planned Unit
Page 1 of 2
City of Richmond
Richmond
R-7
R-B
R-10
R-7
N-B
N-B
P-1
M-17
M-12
D-1
M-12
M-29
N-B
M-29
M-17
M-12
R-7
R-7
R-7 A ppian W ay Valley View Rd
R
in
c
o
n
R
d Sobrante Ave Orion Ct Sunset Dr R enfrew R d Shirley Vista St
Hopkins Ct
Joan Vista St
Thompson Ln
Sunhill Cir
Rincon Ln
Ash Ln Appian VillageDr Burgess W ay Renfrew Ct
Sobrante Ct
¯
City of
Richmond
R-7
R-B
R-7
P-1
R-B
P-1
P-1
M-29
P-1 D-1
M-29
D-1
D-1
D-1 P-1
M-29
R-B
M-12
D-1 M-17
M-12 M-29
M-17 M-12 M-29
N-B D-1
D-1
M-12
D-1
D-1
M-29
M-29
M-29
R-7 M-29
R-7 R-7
Appian WayPebble DrFran W aySunhill CirLa Paloma RdOrion Ct
Corte Arango Chabre Ct
Rincon LnLisa CtSe
r
e
n
e
CtRincon RdSun Ct
¯
This ordinance becomes effective 30 days after passage, and within15 days of passage shall be published once with the names of supervisors voting for and against it inthe __________________________________ , a newspaper published in this County.
PASSED on ________________by the following vote:
Supervisor
SECTION II. EFFECTIVE DATE.
Aye No Absent Abstain
1. J. Gioia ( ) ( ) ( ) ( ) 2. C. Andersen ( ) ( ) ( ) ( ) 3. M.N. Piepho ( ) ( ) ( ) ( ) 4. K. Mitchoff ( ) ( ) ( ) ( )5. F.D. Glover ( ) ( ) ( ) ( )
ATTEST: David Twa, County Administratorand Clerk of the Board of Supervisors __________________________________________________ Chairman of the BoardBy__________________________________, Dep. (SEAL)
ORDINANCE NO._____________ RZ11-3219 - Contra Costa County 2013 - 18 Page 2 of 2
City of Richmond
R-B R-6
R-7
R-6
L-I
D-1
M-17
R-B
S a n P a b lo D a m R d
El
Portal
DrAppian WayLa Colina RdVia Verdi Hill
cr
est
RdLa Cresenta RdPitt WayRidgedale Ct El Monte RdBarranca St
Mozart DrR a m s e y C tMinuet CirGarden Rd¯
R-6
R-B
R-7
R-7
M-29 R-6
R-B
P-1
M-29
M-29
P-1
D-1
M-29
M-29 D-1
D-1
D-1
M-29 M-12 M-17
M-12
R-BAppian W a ySan Pablo Dam Rd Garden RdG a r d e n L n
La Paloma RdSa
n
t
a
Rit
a
Rd
Fariss Ln
La Colina RdChabre CtA
nahid LnCampbell Ln¯
Richmond
Richmond
Pinole
Richmond
SanPablo
PinolePinole
§¨¦80
San Pablo Dam RdAppian WayH i l l t o p D r
V
a
l
l
e
y
V
i
e
w
R
dBlume DrM a n o r R d
El Portal Dr
VL View RdBlume DrE01,000 2,000 3,000 4,000500Feet
El Sobrante Area Existing Zoning Figure 1
El Sobrante Downtown
Parcels
City LimitsZoning
R-6 (Single Family Residential)
R-7 (Single Family Residential)
R-10 (Single Family Residential)
R-40 (Single Family Residential)
D-1 (Two Family Residential)
M-12 (Multiple Family Residential)
M-17 (Multiple Family Residential)
M-29 (Multiple Family Residential)
O-1 (Limited Office)
L-I, (Light Industrial)
N-B (Neighborhood Business)
R-B (Retail Business)
P-1 (Planned Unit)
Source: Contra Costa County
Map created 12/09/2011by Contra Costa Conservation and Development DepartmentCommunity Development Division--GIS Group651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-009537:59:48.455N 122:06:35.384WThis map contains copyrighted information and may not be altered. It may be reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information.
Richmond
San Pablo
PinolePinole
§¨¦80
San Pablo Dam RdAppian WayH i l l t o p D r
V
a
l
l
e
y
V
i
e
w
R
dBlume DrM a n o r R d
El Portal Dr
VL View Rd
E01,000 2,000 3,000 4,000500Feet
General PlanAmendmentArea
El Sobrante Area Existing Zoning Figure 2
Legend
El Sobrante Downtown
Parcels
City LimitsZoning
R-6 (Single Family Residential)
R-7 (Single Family Residential)
R-10 (Single Family Residential)
R-40 (Single Family Residential)
D-1 (Two Family Residential)
M-12 (Multiple Family Residential)
M-17 (Multiple Family Residential)
M-29 (Multiple Family Residential)
O-1 (Limited Office)
L-I, (Light Industrial)
N-B (Neighborhood Business)
R-B (Retail Business)
P-1 (Planned Unit)
Source: Contra Costa County
Map created 3/12/2009by Contra Costa Conservation and Development DepartmentCommunity Development Division--GIS Group651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-009537:59:48.455N 122:06:35.384WThis map contains copyrighted information and may not be altered. It may be reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information.
Richmond
Richmond
RichmondSan Pablo
§¨¦80
S a n P a b lo D a m R d Appian WayH illto p D r
V
alle
y
Vie
w
R
d
El Portal Dr
VL View Rd
Contra Costa County General Plan Land Use Designation Map (Approved June 7, 2011)Downtown El Sobrante GPA (County File: GP#02-0003)Land UseElement Map
Legend
M-13 (San Pablo Dam Road Mixed Use)
M-12 (Triangle Area Mixed Use)
M-11 (Appian Way General Mixed Use)
SM (Single Family Residential - Medium)
SH (Single Family Residential - High)
ML (Multiple Family Residential - Low)
MM (Multiple Family Residential - Medium)
MH (Multiple Family Residential - High)
CO (Commercial)
OF (Office)
PS (Public/Semi-Public)
OS (Open Space)Map created 1/22/2009by Contra Costa County Department of Conservation and Development, GIS Group651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-009537:59:48.455N 122:06:35.384W
This map or dataset was created by the Contra Costa County Department of Conservation and Development with data from the Contra Costa County GIS Program. Some base data, primarily City Limits, is derived from the CA State Board of Equalization'stax rate areas. While obligated to use this data the County assumes no responsibility forits accuracy. This map contains copyrighted information and may not be altered. It may be reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information.0 500 1,000
Feet I