HomeMy WebLinkAboutMINUTES - 02112014 - SD.3RECOMMENDATION(S):
A. OPEN the public hearing and receive testimony on an Amendment to the Dougherty Valley Specific Plan
and a corresponding General Plan Amendment, related to the establishment of a new elementary school site
within the Gale Ranch development of Dougherty Valley and the relocation of 45 residential lots displaced by
the new elementary school site within neighborhoods of Gale Ranch, and to updates to various Maps, Figures,
and Tables to the Dougherty Valley Specific Plan (County Files: SP#12-0001 and GP#12-0004).
B. CLOSE the public hearing.
C. ADOPT the October 16, 2013 Mitigated Negative Declaration and Mitigation Monitoring Program prepared
for the project in compliance with the California Environmental Quality Act (CEQA).
D. ACCEPT Resolution No. 17-2013 approved by the County Planning Commission on December 10, 2013
which recommends approval of the General Plan Amendment and Specific Plan Amendment, and which also
approves Final Development Plan Modifications associated with the establishment of a new elementary school
site within the Gale Ranch development of Dougherty Valley and the relocation of 45 residential lots displaced
by the new elementary school within Phases III and IV of Gale Ranch, and updates to various Maps, Figures,
and Tables to the Dougherty Valley Specific Plan.
APPROVE OTHER
RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE
Action of Board On: 02/11/2014 APPROVED AS RECOMMENDED OTHER
Clerks Notes:SEE ADDENDUM
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: 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: February 11, 2014
David Twa, County Administrator and Clerk of the Board of Supervisors
By: June McHuen, Deputy
cc:
SD.3
To:Board of Supervisors
From:Catherine Kutsuris, Conservation and Development Director
Date:February 11, 2014
Contra
Costa
County
Subject:Public Hearing on Amendment to Dougherty Valley Specific Plan
RECOMMENDATION(S): (CONT'D)
E. ADOPT Board Resolution No. 2014/32 to approve: 1) the Specific Plan Amendment (County File:
SP#12-0001) amending the Dougherty Valley Specific Plan to reflect a new elementary school site located within
the Gale Ranch development near the future intersection of Dougherty Road and Bollinger Canyon Road, the
relocation of 45 lots displaced by the new elementary school site within neighborhoods of Gale Ranch, and
updates to various Maps, Figures, and Tables to the Dougherty Valley Specific Plan, as recommended under
County Planning Commission Resolution No. 17-2013; and, 2) the General Plan Amendment (County File:
GP#12-0004), amending the General Plan Land Use Element Map to allow 7.9 acres of land within Gale Ranch
Phase IV to be re-designated from Single Family Residential–High Density (SH) to Public/Semi-Public (PS) for a
new elementary school site, and to allow a 2.2 acre portion of Gale Ranch Phase III to be redesignated from Parks
and Recreation (PR) to Multiple Family Residential-Low Density (ML) to allow relocation of 25 residential lots
displaced by the new elementary school site; and, to approve the General Plan Amendment (County File:
GP#12-0004) as the 1st Consolidated General Plan Amendment for 2014 as allowed under State Planning Law.
F. DIRECT the Department of Conservation and Development to file the CEQA Notice of Determination with the
County Clerk and to pay appropriate filing fees.
FISCAL IMPACT:
None. Staff time and materials for the amendment to the Dougherty Valley Specific Plan and associated
applications are funded by the applicant.
BACKGROUND:
On March 19, 2013 the Board of Supervisors authorized the Department of Conservation and Development to
initiate a review of the Dougherty Valley Specific Plan at the request of Shapell Homes involving several parcels
within Phases III and IV of Gale Ranch in Dougherty Valley in order to establish an additional elementary school
site within Gale Ranch Phase IV.
Originally adopted by the County Board of Supervisors on December 22, 1992, the Dougherty Valley Specific
Plan provides the plan for the development and conservation of the Dougherty Valley. The Dougherty Valley
Specific Plan has been amended three times since its adoption in 1992. In 1996 an amendment of the Specific Plan
and Subsequent Environmental Impact Report (EIR) was adopted by the Board of Supervisors. In 2005 the Board
of Supervisors approved a comprehensive update to the Specific Plan, and finally in 2006, the Board approved an
amendment to the Specific Plan addressing the relocation of Gale Ranch Middle School and re-planning of
residential units displaced by the middle school relocation.
The Dougherty Valley Specific Plan originally included the provision for four elementary schools, two middle
schools, and one high school, all of which have been built and placed into service by the San Ramon Valley
Unified School District.
Due to an unforeseen demand for public elementary schools in the Dougherty Valley, Shapell Homes has agreed
to provide the San Ramon Valley Unified School District (SRVUSD) with a 7.9-acre portion of land within
Neighborhood 3 of Gale Ranch Phase IV near the future intersection of Dougherty Road and Bollinger Canyon
Road for an additional elementary school site. The new elementary school, which would be constructed by
SRVUSD, would result in the displacement of 45 residential lots from Neighborhood 3 of Gale Ranch Ranch
Phase IV. Therefore, Shapell Homes has proposed relocating the displaced 45 residential lots, as follows:
Relocate 25 lots within Gale Ranch III, Neighborhood 6 (25 new “Paseo”, 24’x60’ Lots, adjoining Rose
Glen Park at Ivy Leaf Springs Road);
Relocate 7 lots within Gale Ranch IV, Neighborhood 6 (replace 4, 45’x80’ Lots, at Ivy Leaf Springs Road
and South Monarch Drive, with 11 “Paseo”, 24’x60’ Lots); and,
Increase the number of affordable senior units for Lot 7 of the Village Center by 13 from 179 units to 192
units.
The County Planning Commission conducted a public hearing on December 10, 2013 to consider the General
Plan Amendment, Specific Plan Amendment, and proposed modifications to the approved Final Development
Plans and Subdivision Maps for Gale Ranch Phases III and IV, relating to the new elementary school site and the
re-planning of the 45 displaced residential lots. Pursuant to the County Ordinance Code, the County Planning
Commission acted as the hearing body for the modifications to the Gale Ranch Final Development Plans and
Subdivision Maps. The details on the proposed modifications to the Final Development Plans and Subdivision
Maps for Gale Ranch Phases III and IV, plus the proposed amendments to both the Dougherty Valley Specific
Plan and County General Plan, are more fully described in the December 10, 2013, County Planning Commission
(CPC) Staff Report and Recommendation (see Attachment # 1).
The County Planning Commission concluded the 12/10/2013 public hearing by approving Resolution No. 17-2013
(see Attachment # 2) which recommends the Board of Supervisors:
Adopt the October 16, 2013 Mitigated Negative Declaration (MND) and Mitigation Monitoring Reporting
Program (MMRP) prepared for the project (see MND/MMRP attached in the 12/10/2013 CPC Staff Report
and Recommendation).
1.
Approve the Amendment to the Dougherty Valley Specific Plan, to accommodate the new elementary
school within Gale Ranch Phase IV, and more specifically modifying and updating the following Maps,
Figures, and Tables in the Specific Plan: Table: Land Use Program, Table 4: Community Facilities, Table 5:
Park Allocations, Figure 4: Land Use Map, Figure 6-7: Street Section Diagrams, Figure 8-1, Community
Facilities Map, and Figure 10-4: Park & Trail Concept Maps (see Appendix A, in the 12/10/2013 CPC Staff
Report and Recommendation).
2.
Approve the General Plan Amendment, amending the General Plan Land Use Element Map to allow 7.9
acres of land within Gale Ranch Phase IV to be re-designated from Single Family Residential–High Density
(SH) to Public/Semi-Public (PS) for a new elementary school, and to re-designate a 2.2 acre portion of Gale
Ranch Phase III from Parks and Recreation (PR) to Multiple Family Residential-Low Density (ML) to
allow for the relocation of 25 out of the 45 residential lots displaced by the new elementary school.
3.
CONSEQUENCE OF NEGATIVE ACTION:
If the Specific Plan Amendment and General Plan Amendment are not approved, the new elementary school site
in the Gale Ranch portion of Dougherty Valley would not be recognized under the Dougherty Valley Specific
Plan and County General Plan and the applicant would be unable to relocate the 45 residential lots displaced by
the school within neighborhoods of Gale Ranch.
CHILDREN'S IMPACT STATEMENT:
Not applicable.
CLERK'S ADDENDUM
Speakers: Steve Savage, Shapell Homes; Debbie Chamberlain, Planning Services Manager, City of San
Ramon.
ADOPTED the recommendations as presented and DIRECTED staff to continue working with the City of San
Ramon to address their concerns on the width of the roadway, the bicycle path and angled parking, and to
return before the Board to provide an update.
ATTACHMENTS
Resolution No. 2014/32
Attachment #1: 12/10/2013 CPC Staff Report and Recommendation
Attachment #2: CPC Resolution 17-2013
Exhibit A to BOS Reso. 2014/32
AMENDMENT
DOUGHERTY VALLEY SPECIFIC PLAN
COUNTY FILES: GP#12-0004, SP#12-0001
BOARD OF SUPERVISORS
PUBLIC HEARING
FEBRUARY 11, 2014
Contra Costa County
Department of Conservation & Development
1
DOUGHERTY VALLEY SPECIFIC PLAN
•Plan for the development and conservation of Dougherty Valley located on 5,900 acres east of San Ramon
•Originally adopted in 1992, amended in 1996, 2005, and 2006
•Provides for master planned residential community of up to 11,000 units
•Two distinct development areas: western area -Gale Ranch and eastern area -Windemere Ranch
AMENDMENT SITE LOCATION
•Gale Ranch, Phases III and IV within the southern portion of Dougherty Valley
Eastern end of Gale Ranch Phase III, east of Quail Run Elementary School
Neighborhood 3, Gale Ranch Phase IV near future Dougherty Rd./Bollinger Canyon Rd. intersection
2
3
PROJECT OVERVIEW
•Proposed new Elementary School to be located on a 7.9 acre
site within Gale Ranch IV, Neighborhood 3 near future
intersection of Dougherty Rd./Bollinger Canyon Rd.
•45 planned residential lots displaced by new Elementary
School site to be relocated within planned neighborhoods of
Gale Ranch Phases III and IV, as follows:
Relocate 25 lots to Gale Ranch Ph. III, Neighborhood 6,
adjoining Rose Glen Park at Ivy Leaf Springs Rd.
Relocate 7 lots to Gale Ranch Ph. IV, Neighborhood 6
Increase no. of affordable senior housing units by 13 from
179 to 192 units (Lot 7, Village Center)
4
5
COUNTY APPLICATIONS
•GENERAL PLAN AMENDMENT (County File: GP#12-0001): Changes to Land Use Element Map reflecting new Elementary School and relocation of 45 residential lots displaced by school
•SPECIFIC PLAN AMENDMENT (County File: SP#12-0003): Changes to Maps, Figures, and Tables to Dougherty Valley Specific Plan
REVISE FINAL MAP FOR SUBDIVISIONS 9247,9297,9298, 9302, AND 9326: Relocate 45 residential lots displaced by new elementary school {Approved by CPC on 12/10/2013}
FINAL DEVELOPMENT PLAN MODIFICATIONS (County File: DP#12-3032): Addition of new Elementary School site and re-planning of 45 residential lots displaced by school within planned neighborhoods in Gale Ranch III and IV {Approved by CPC on 12/10/2013}
6
GENERAL PLAN AMENDMENT
(County File: GP#12-0004)
Change to the Land Use Element Map:
Re-designate 7.9 acre site for new Elementary School in
Gale Ranch Ph. IV near future i/c of Dougherty Rd. and
Bollinger Canyon Rd. from Single Family Residential –High
Density to Public/Semi-Public (PS); and,
Re-designate 2.2 acre portion of site within Gale Ranch Ph.
III from Parks and Recreation (PR) to Multiple Family
Residential –Low Density (ML) to allow for development
of 25 residential lots displaced by new Elementary School
Site within Gale Ranch Ph. IV
7
8
9
SPECIFIC PLAN AMENDMENT
(County File: SP#12-0001)
•Table 1: Land Use Program
•Table 4: Community Facilities
•Table 5: Park Allocations
•Figure 4-1: Land Use Map
•Figure 6-7: Street Section Diagrams
•Figure 8-1: Community Facilities Map
•Figure 10-4:Park & Trail Concept Map
Note: See details in Appendix A, 12/10/2013 CPC Report
Update to Tables, Figures, & Maps
in Plan Document
10
CEQA REVIEW
•Mitigated Negative Declaration (MND)issued
by Department of Conservation and
Development on October 16,2013
•30-day Comment Period for MND closed on
November 16,2013
•No comments were received on the adequacy
of MND
11
CONCLUSION
•Recommendation
I.Accept CPC Resolution No. 17-2013
II.Adopt Mitigated Negative Declaration and
Mitigation & Monitoring Program (CEQA
Findings)
III.Adopt Resolution No. 2014/32 to approve:
Specific Plan Amendment (County File: SP#12-0001)
General Plan Amendment (County File: GP#12-0004)
•Questions ???
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SM C
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PS
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M-8
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PR
see City of San Ramon's general plan
San Ramon
San Ramon Bollinger Canyon RdBollinger Canyon RdAlbion Rd
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E B ranch Pkw yWatermill RdWindemere PkwyMain Branch RdMap Created 12/9/2013by Contra Costa County Department ofConservation and Development, GIS Group30 Muir Road, Martinez, CA 9455337:59:41.791N 122:07:03.756WI01,000 2,000500Feet This map was created by the Contra Costa County Department of Conservation andDevelopment 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.
Parcels
GP Change Areas
City LimitsGeneral Plan
ML (Multiple Family Residential - Low)
MH (Multiple Family Residential - High)
CO (Commercial)
SM (Single Family Residential - Medium)
SH (Single Family Residential - High)
OS (Open Space)
M-8 (Dougherty Valley Village Center Mixed Use)
PS (Public/Semi-Public)
PR (Parks and Recreation)
Exhibit A: to Board Resolution Number 2014/32Gale Ranch Phase III & IVDP12-3032, GP12-0004, SP12-0001Proposed GP Changes & School Site