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Home My WebLink AboutMINUTES - 12152015 - D.2RECOMMENDATION(S): DENY the request for a General Plan Amendment (GPA) study for Assessor's Parcel No. 208-240-009, located at the northwest corner of the Crow Canyon Road/Bollinger Canyon Road intersection, San Ramon area, to redesignate the subject parcel from Agricultural Lands (AL) to Multiple-Family Residential and Single-Family Residential, as proposed by Joe Panetta. FISCAL IMPACT: None. If authorization is granted, the applicant will pay fees to cover the cost for a GPA study. BACKGROUND: The Department of Conservation and Development is in receipt of a July 2, 2015 letter from Joe Panetta (Attachment A), on behalf of the Panetta Family, requesting a GPA study involving one parcel located at the northwest corner of the Crow Canyon Road/Bollinger Canyon Road intersection in the San Ramon area. The subject parcel is 2.52+/- acres, inside the Urban Limit Line, and within the City of San Ramon's Sphere of Influence (SOI). The San Ramon city limit runs along the parcel's southern and eastern boundaries. Access is currently gained via a driveway on the Bollinger Canyon Road frontage. Surrounding land uses include agricultural land to the north and west, single-family residences to the south across Crow Canyon Road, and multiple-family residences to the east across Bollinger Canyon Road. The site is used as a corporation yard and has been for many years. Dense stands of mature trees are located around the site's edges and Bollinger Creek runs through the northern portion. APPROVE OTHER RECOMMENDATION OF CNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE Action of Board On: 12/15/2015 APPROVED AS RECOMMENDED OTHER Clerks Notes: VOTE OF SUPERVISORS Contact: Will Nelson (925) 674-7791 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: December 15, 2015 David Twa, County Administrator and Clerk of the Board of Supervisors By: , Deputy cc: D.2 To:Board of Supervisors From:John Kopchik, Director, Conservation & Development Department Date:December 15, 2015 Contra Costa County Subject:General Plan Amendment Study Request for Panetta Property BACKGROUND: (CONT'D) Mr. Panetta's letter requests a change in the parcel's General Plan land use designation from Agricultural Lands (AL; 0.2 units/net acre) to Multiple-Family Residential - Very High Special Density (MS; 45.0-99.9 units/net acre) and Single-Family Residential - High Density (SH; 5.0-7.2 units/net acre) for the purpose of constructing 48 condominium units in four two-story buildings and three single-family residences. However, the conceptual site plan (Attachment B) reflects a less-dense layout that would likely fall into either the Multiple-Family Residential - High Density (MH; 22.0-29.9 units/net acre) or Multiple-Family Residential - Very High Density (MV; 30.0-44.9 units/net acre) designation. Attached for the Board’s consideration under Attachment D are maps and aerial photos of the site and its surroundings, showing the existing and proposed General Plan land use designations. If the Board authorized the GPA study, then the applicant would also file applications for a rezoning [most likely to Planned-Unit (P-1) District], major subdivision, and final development plan. Staff recommends, however, that the Board deny the request for a GPA study for the proposed project for two reasons, as follows: First, in accordance with its voter-approved General Plan, the City of San Ramon has adopted the Northwest Specific Plan (NWSP) for a 354-acre area along both sides of Bollinger Canyon Road, north of Crow Canyon Road (see Attachment C - Northwest Specific Plan Land Use Plan). The subject parcel lies in a 64-acre sub-area west of Bollinger Canyon Road designated "Neighborhood E," which is planned for up to 44 single-family residential lots (approximately 20,000 square feet each). The land use plan for Neighborhood E designates the subject parcel as a park. The proposed project would not only exceed the unit count envisioned for all of Neighborhood E, it would be inconsistent with the unit type envisioned (multiple-family vs. single-family), as well as remain inconsistent with the "Parks" land use designation. The Panettas and the owners of the adjacent Hsientein (Chang) property to the north, which is also within San Ramon's SOI and covered by the NWSP, both filed "concept review" applications with the city, which were reviewed at a joint study session of the City Council and Planning Commission on February 17, 2015. The Hsientein owners envision 50 single-family units and a 100-unit elderly residential care facility on their property. Both property owners were advised that their projects required amendments to the city's General Plan (see Attachment E, the staff report for the study session). Second, access to the project site appears to be especially problematic. County Public Works staff indicated, and San Ramon Planning staff agreed, that the existing driveway off Bollinger Canyon Road could not be used as the access to the multiple-family portion of the project because it is too close to the intersection (approximately 20 feet away from the intersection where a minimum of 150 feet is normally required). Access from Crow Canyon Road is precluded by a steep grade. The conceptual site plan indicates that access for the multiple-family units would be gained through the neighboring Hsientein (Chang) property. However, the NWSP Land Use Plan does not provide a vehicular connection through the Hsientein parcel to the subject parcel. Additionally, in this area, both adjacent rights-of-way are within and under the jurisdiction of the City of San Ramon, meaning permits and approvals from the city would be required for access to the Panetta and Hsientein parcels. Since both projects are inconsistent with the city's General Plan and the NWSP, it is unlikely that the city would issue the permits necessary to implement either. Since the proposed project is inconsistent with the City of San Ramon's General Plan and NWSP, and obtaining vehicular access to the subject site is problematic, staff recommends that authorization for a GPA study be denied. CONSEQUENCE OF NEGATIVE ACTION: If the request for a GPA study is authorized, then the applicant would be allowed to submit, and the County would process at the applicant's expense, applications for the land use proposal. CLERK'S ADDENDUM CONTINUED to a date uncertain to allow the property owner to meet with County and City of San Ramon planning departments to discuss a project design more suitable to the area. ATTACHMENTS Attachment A - Letter from J. Panetta Requesting General Plan Amendment Study Attachment B - Conceptual Site Plan Attachment C - Northwest Specific Plan Area Land Use Plan Attachment D - General Plan Maps and Aerial Photo Attachment E - City of San Ramon Study Session Staff Report Crow Canyon Rd Deerwood D r Bo l l inge r Canyon Rd Creekside DrPradera Way Woodcrest Dr Claremont Crest Ct R e galo Way C la remon t C res t Way Shadowhill C i r San Ramon AL (Agricultural Lands) see City of San Ramon's general plan Map Created 11/19/2015by Contra Costa County Department ofConservation and Development, GIS Group30 Muir Road, Martinez, CA 9455337:59:41.791N 122:07:03.756WI0340680170Feet 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. NW Corner of Crow Canyon Road/Bollinger Canyon Road General Plan Amendment Study (GP15-0001) MS Crow Canyon Rd Deerwood D r Bo l l inge r Canyon Rd Creekside DrPradera Way Woodcrest Dr Claremont Crest Ct R e galo Way C la remon t C res t Way Shadowhill C i r AL (Agricultural Lands) see City of San Ramon's general plan San Ramon Current General Plan Proposed General Plan SITE SITE Project Site ParcelsGeneral Plan AL (Agricultural Lands) 5 Acre Minimum Parcel Size MS (Multiple Family Residential - Very High Special) Attachment D San Ramon Map Created 11/19/2015by Contra Costa County Department ofConservation and Development, GIS Group30 Muir Road, Martinez, CA 9455337:59:41.791N 122:07:03.756WI0 110 22055Feet 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.apn: 208-240-009 NW Corner of Crow Canyon Road/Bollinger Canyon Road General Plan Amendment Study (GP15-0001) SITE AGENDA # JOINT CITY COUNCIL/PLANNING COMMISSION STUDY SESSION STAFF REPORT DATE: February 17, 2015 TO: City Council/City Manager FROM: Phil Wong, Planning/Community Development Director By: Cindy Yee, Associate Planner SUBJECT: Study Session—Hsientein (Chang) Residential Development Conceptual Plan Review and Panetta Residential Development Conceptual Plan Review RECOMMENDED ACTION: Receive the presentation and provide comments to staff and the project proponents on the two proposed residential development conceptual plans. This study session will serve as a forum for the project applicants to introduce their proposed plans to the City Council, Planning Commission, and public as well as to receive input on their conceptual site plan. No decisions concerning the project will be made at this meeting. BACKGROUND/DISCUSSION Location The Hsientein and Panetta properties are located west of Bollinger Canyon Road and north of Crow Canyon Road, just outside the City limit line but within the Northwest Specific Plan Area and Urban Growth Boundary. The two properties are referred to as “Neighborhood E” in the NWSP (APNs: 208-240-039 and 208-240-009). Northwest Specific Plan Background In the early 2000s, the City’s General Plan Review Commission (GPRC) studied and recommended inclusion of the Northwest Specific Plan (NWSP) area to be part of the General Plan 2020 (GP 2020). In March 2002, San Ramon voters approved GP 2020 which included a land use policy directing the City to prepare the NWSP to guide the future development of the project area into “compact neighborhoods offering a mix of housing types, including workforce housing, public and semipublic uses, and significant park and open space areas.” Between 2004 and 2006, the City prepared and processed the NWSP and the Project Environmental Impact Report (EIR) applications along with the review of the Faria Preserve Development located Page 2 of 4 on the eastern side of the plan area. In November 2006, the City Council adopted the NWSP, certified the Project EIR, and approved the Faria Preserve Development. As shown in Figure 1 below, the NWSP land use plan established a range of residential neighborhoods, community facilities, and open space within the 354-acre Specific Plan area. While the NWSP details the boundary areas and general development parameters for the western side of Bollinger Canyon Road (Neighborhood E), no development applications have been made or approved for the Hsientein (aka Chang) and Panetta properties since the adoption of the NWSP in 2006. Figure 1: Adopted NWSP Land Use Plan (2006) Neighborhood E The identified land uses in Neighborhood E include Hillside Residential, Open Space, and Park. The NWSP describes the vision of Neighborhood E as providing “large lot single family homes (approximately 20,000 sq. ft. lots), which will help to include a wide range of residential options within the Plan Area.” Neighborhood E is meant to “consist[ing] of up to 44 residential lots” (inclusive of a density bonus to meet the neighborhood’s affordable housing requirements) with one of the lots reserved for the Panetta property. The design characteristic of this neighborhood is a hillside residential community with large estate homes nestled into the existing topography of rolling hills. A small neighborhood park (approximately 2-acres) is envisioned as being integrated into the Page 3 of 4 community design of Neighborhood E. The NWSP restricts a minimum of 75% of the site for non-residential development. With a specific plan boundary area of 64-acres in Neighborhood E, this would limit residential development on a maximum of 16-acres. In order to reach the maximum development potential of 43 homes in the Hillside Residential zone, lots may be clustered on 12,500 square feet minimum lots. Hsientein (Chang) Conceptual Development Plan Proposal On October 31, 2014, the Hsientein (also known as Chang) property owners filed a concept review application for 50 single-family dwelling units and a 100-unit Residential Care Facility for the Elderly (RCFE) on their 198-acre parcel north of the Panetta property. The property is located approximately 400 feet northwest of the intersection of Bollinger Canyon Road and Crow Canyon Road. The proposed entrance into the development would occur at the intersection of Deerwood Drive and Bollinger Canyon Road. Adjacent to the entrance and parallel to Bollinger Canyon Road is where the 100 unit RCFE would be located. West of the RCFE and crossing Bollinger Creek would be the location of the 50-unit single-family lots. Based on staff’s preliminary review of the concept plan, in order to move forward with the current proposed development, the property owners would need to file a Specific Plan Amendment and General Plan Amendment for 1) a land use change from open space to residential to allow the RCFE, 2) for grading outside of the City’s Urban Growth Boundary to remediate a landslide area in order to develop on the northern portion of the property, 3) to expand the NWSP boundary line at the southern portion of the site to accommodate additional single-family residential lots, 4) to exceed the maximum number of lots identified in the Specific Plan from 43 units to 50 units, and 5) to exceed the maximum residential development area from 25% to approximately 40% of the property. The applicant will need to also file a Development Plan Amendment, Subdivision Map, Architectural Review and Environmental Review applications for the residential development. Panetta Conceptual Development Plan Proposal On January 28, 2015, Joe Panetta, the property owner of 18897 Bollinger Canyon Road (208-240- 009) filed a concept review application. The concept plan identifies a 48-unit multi-family residential development in four three-story buildings and three single-family detached custom dwelling units. The proposal would require an amendment of the Northwest Specific Plan’s land use designation from the existing “Park” designation to a residential zone (high density residential and single-family residential) to allow for 51 units on the 2.52 acre parcel. The lower portion of the proposed multi-family development straddles the shared property line of Mr. Panetta and the City of San Ramon’s right-of-way on Crow Canyon Road. In order to move forward with the current proposed development, staff’s preliminary review has determined that a Specific Plan Amendment and General Plan Amendment would be required for the land use change, a Development Plan Amendment, Subdivision Map, Architectural Review and Environmental Review applications for the residential development proposal, and an agreement secured with the City to allow for residential development within the City’s Crow Canyon Road right-of-way. Staff has been working to facilitate site visits to the project sites since the concept review applications were filed and the joint session was announced. Due to rain, not all the site visits were able to be accommodated. Page 4 of 4 At this time, application completeness has not been fully completed for the two projects. The concept review provides an opportunity for the applicant to hear comments and concerns regarding their development concept. Should the applicants decided to proceed with filing of a formal development application, a detailed analysis will need to be completed to determine how the projects align with the NWSP development standards and what, if any Specific Plan Amendments will be required. FISCAL ANALYSIS A conceptual plan review fee of $500 per application was received at the time of application; should the applicants proceed with filing of the necessary development applications, all applications would be processed based on a time and materials fee structure. NEXT STEPS Upon receiving comments at the study session, the applicants will evaluate the feedback and determine if/when they will file a formal development application. ATTACHMENTS Attachment A: NWSP excerpt, Neighborhood E and Land Use Map Attachment B: Hsientein Conceptual Development Plan, date received October 31, 2014 Attachment C: Panetta Conceptual Development Plan, date received January 28, 2015