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HomeMy WebLinkAboutMINUTES - 02112003 - D3 TO: BOARD OF SUPERVISORS.. ;.. Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: FEBRUARY 11,=,2003 SUBJECT: APPROVAL OF THE PLANNED-UNIT DISTRICT REZONING (#RZ003088) AND PRELIMINARY/FINAL DEVELOPMENT PLAN (#DP003003) FOR THE BAY POINT REDEVELOPMENT AREA SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. OPEN the public hearing and receive testimony on the proposed Rezoning and Preliminary/Final Development Pian, and CLOSE the public hearing; 2. FIND the Negative Declaration is adequate and has been prepared consistent with State and County CEQA guidelines; 3. ADOPT the Negative Declaration; 4. CONSIDER The East County Regional County Planning Commission's recommendation regarding the proposed Rezoning and Development Plan and APPROVE the proposed Planned-Unit District Rezoning and Preliminary Development Plan; 5. INTRODUCE Ordinance, giving effect of rezoning, WAIVE reading, and SET date for adoption of same, 8. ADOPT the attached Resolution with Growth Management, Rezoning and Development Plan Findings as the basis for the Board's action; and 7. FIND that the Rezoning fulfills the County's commitment to the State Housing and Community Development Department (HCD) as contained in the Housing Element to rezone and increase the density of ten acres and DIRECT staff to notify HCD of the rezoning. k � CONTINUED ON ATTACHMENT: X YES SIGNATURI�_�-G w ___,k,,-'RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S). " -. - ACTION OF BCA ONS� r�t�rt� a i , 22�c��+;3A/+�T/�q� APPROVED AS RECOMMENDED Z_OTHER SEE tHd.33Jlb�liJC, FOR ROAM'S dl.s` rION VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND X UNANIMOUS{ABSENT III ) CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES:__ ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Maureen Tarns,Community Development-335-1250 ATTESTED February 11, 2003 JOHN SWEETEN, CLERK OF THE BOARD OF cc: Community Development Department SUPERVISORS AND COUNTY ADMIN€NISTRATOR Public Warks Department Redevelopment Agency If F Building Inspection Department BY/` DEPUTY !- �— n Community Development Department Kara Douglas Community Development Department Patrick Roche e. February 11, 2003 Board of Supervisors Bay Point Planned-Unit District Rezoning and Preliminary/l=ira€ Development Pian Page 2 FISCAL IMPACT The cost of this rezoning process is included in the Redevelopment Agency budget. BACKGROUND/REASONS FOR RECOMMENDATONS The Bay Point Planned-Unit(P-1) District Rezoning and Preliminary/Final Development Plan Program was developed by staff and a subcommittee, which included representatives of the Bay Point Project Area Committee, (PAC), Bay Point Municipal Advisory Council(MAC),and property owners. The intent of the program is to bring the various Zoning designations into conformity with the County General Plan and the recently adopted Pittsburg/Bay Point BART Station Area Specific Plan. The P-1 Program includes the following elements: • The Bay Point-Plan Map consolidates all land use types from both the General Plan and the Pittsburg/Bey Point BART Station Area Specific Plan. • The Development Standards present, in one place, the text requirements for development contained in the General Plan and the Specific Plan,as well as requirements from other adopted policies, the County ordinance Code and State law. This serves to assure compliance with all plans and policies,eliminates potential oversights and apprises the public and developers of all anticipated requirements in advance of significant expenditures on applications. • The Land Use Matrix combines specific criteria contained in the General Plan and Specific Plan with portions of the existing Zoning Ordinance to define what uses are allowed or allowed under certain conditions in various land use designations. This eliminates potential conflicts between the Zoning Ordinance and the General Plan/Specific Plan. In addition, the Land Use Matrix identifies the type of additional review that is necessary for development. • The Conditions of Approval, which apply to future development within the rezoned area. ® The program also includes Design Guidelines for the rezoned area. These include the Design Guidelines adopted for the Specific Plan. The guidelines are intended to further define criteria such as landscaping, signage, refuse screening, lighting and parking ratios. These design guidelines are based on existing code requirements and policies,and were developed by a sub- committee of the Bay Point Project Area Committee, staff and a licensed architect. This innovative Planned-Unit District approach in a defined area provides consistent compliance with the General and Specific Plans and all adopted regulations. It provides an effective and efficient permit streamlining process. It puts all necessary information together in one easily accessible document for use by the public and staff. It provides all necessary environmental protections and advises all potential applicants of what will be expected of them in advance. It provides necessary reviews for minor applications without unnecessary delays,public notification for new projects and for hearings as deemed necessary by the public. It recognizes that there may be projects that meet all criteria and have public consensus that need not be delayed as a result of mandated lengthy hearings. It also recognizes that projects may not meet with public approval or that all criteria are not met and hearings are necessary. It provides for public and applicant protections and appeals from any decision made in the Planning Agency. This Planned Unit District program also provides for continuing consistency following adoption of new regulations and interpretations to remain current, complete and responsive to community goals and plans. February 11, 2003 Board of Supervisors Bay Point Planned-Unit District Rezoning and Preliminary/Final Development Plan Pare 3 Furthermore, this Planned-Unit District ensures that future growth and development occurs in accordance with the adopted elements of the County General Plan, the Pittsburg/Bay Point BART Station Area Specific Plan and Bay Point Redevelopment Plan; encourages innovations in land development and renewal; encourages development of vacant and marginal properties within established areas; protects existing residential neighborhoods from harmful encroachment by intrusive or disruptive development and uses. The adoption of the Specific Plan in.June 2002,together with the proposed rezoning,fulfills the County's commitment to the State Housing and Community Development Department(HCD)as contained in the Housing Element to rezone and increase the density of ten acres. Staff will notify HCD of the rezoning and compliance with the commitment made in December 2001,when the Housing Element was certified. CONCLUSION Staff recommends approval of the rezoning and preliminary/final development plan program. D:\MAnBayPoint\P-11BOARD ORDER 2-11-03.doc ADDENDUM TO ITEM D.3 February 11, 2003 The Board of Supervisors considered the proposal to rezone and adopt a preliminary and final development plan for the Bay Point Redevelopment Area in the community of Bay Point. County file (#RZ003088) and(#DP003003). Dennis Barry, Community Development Department and Maureen Toms, Community Development Department presented the staff report and recommendations. The Board discussed the matter. The Chair then opened the public hearing and the following persons presented testimony. Cheri Chevz, McAvoy Harbor, 1001 McAvoy Road, Bay Point; Matt Trost, McAvoy Harbor, 3552 B Concord Blvd., Concord; David Custodio, 3410 Gregory Drive, Bay Point. The Chair then closed the public hearing. Supervisor Glover moved to approve the staff recommendations and the Board took the following action. o CLOSED the public hearings o FOUND the Negative Declaration is adequate and has been prepared consistent with State and County California Environmental Quality Act(CEQA) guidelines; o ADOPTED the Negative Declaration; c ACCEPTED the East County Regional County Planning Commission's recommendation regarding the proposed Rezoning and Preliminary Development Plan; a INTRODUCED Ordinance No. 2003-04 giving the effect of rezoning, o WAIVED reading and SET February 25, 2003 for adoption of said ordinance; o ADOPTED the findings of the East County Regional Planning Commission in their resolution 06-2003 as the basis for the decision; a FOUND that the Rezoning fulfills the County's commitment to the State Housing and Community Development Department(HCD) as contained in the Housing Element to rezone and increase the density of ten acres; o DIRECTED staff to notify HCD of rezoning ORDINANCE NO. RZ2003-04 • (Re-zoning Land in the Bay Point —Area) The Contra Costa County Board of Supervisors ordains as follows: D-16, D-17, D-18, E-16, E-17, SECTION 1: Pages E-18, F-17, F-18 _ of the County's 1978 Zoning Map(Ord.No. 78-93)is amended by re-zoning the land in the above area shown shaded on the map(s) attached hereto and incorporated herein (see also Community Development Department File No. RZ003088 } R-6,R-7,R-10,R-20 Single Family Residential M-17, M-29 Multiple Family Residential T-1 Mobile Home Park C General Commercial R-B Retail Business NB Neighborhood Business H-1 Heavy Industrial P-1 Planned Unit A-2 General Agriculture Unzoned FROM: Land Use District U Unrestricted ) TO: band Use District P-1 L Planned Unit Development ) and the Community Development Director shall change the zoning Map accordingly, pursuant to Ordinance Code Sec. 84.2.003. SECTION Il. EFFECTIVE DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the Ledger Dispatch , a newspaper published in this County. PASSED on Feb = 25,=-- by the following vote: Supervisor Aye ?oLAbsent Abstain 1. J. Gioia W ( ) ( } ( } 2. G.B.Uilkema (X) ( } ( } ( ) 3. D. Gerber W ( } ( ) ( } 4. M.DeSaulnier M ( } ( ) ( } 5. F.D.Glover (K} ( } ( } ( ) ATTEST: John Sweeten,County Administrator and Clerk of the Board of Supervisors Mark DeSaulnier Chairman of the Board By _Ilz+l 7y >Deity Clerk (SEAT,) RZ003088 ORDINANCE NORZ2003-04 Page 1 of 5 A �� U i x•v RpMRavMa \,� b„�y LISA ♦ � ° U i t A2 • A°2 AR2 .a a • sea ` tom_ s it 4 Page D-16 of the County's 1978 Zoning Map RZ003088 A•2 • I ` i RI A4 A'4 P4 A,2 Page E-16 of the County's 1978 Zoning flap RZ003088 RZ003088 Page 2 of 5 R�R a 5 } r ��\w'�a1, Y\'+fit•""`'{� � t1'n,t.'k� �„F �} `\' tz �f g ,�' y,�' •,'t' y\.R', 1y,,•{�'R t,�`�'., fir. ,'\ ,F ,.$'.� t � �{dr}'`, h *'+>^'. � F{°� C ,� '4•' '+,'}}�:'. �uf f > ^.? 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V Phone FSA ,.t Address; ,1 $ x, City �: s Zap Code:., e I am speaking for myself_ :ate or organization: (tame of organization) CHECK ONE: I wish to speak on Agenda Item# Date:_,2 ' My Comments will be general-for acrainst I wish to speak on the subject of I do not wish to speak on the subject but leave these comments for the board to consider: REQUEST TO SPEAK FORM (THREE (3) MENi.JTE LIMIT) ,, PLEASE PRINT LEGIBLY Complete this f6rm and place it in the box near the speakers' rostrum before addressing the Board. Narne Phone Address: Cid, Zip Code I am speaking for myselfor organization: R CHECK ONE: (name of organization) I wish to speak on Agenda Item ADate. My Comments will be general for against I wish to speak on the subject of I do not wish to speak on the subject but leave these comments for the board',to consider: REQUEST TO SPEAK FORM (THREE (3) MINUTE LIMIT) PLEASE PRINT LEGIBLY Complete this form and place it in the box near the speakers' rostrum before addressing the Board. Mame Phone Address: City Zip Code I am speaking for myself or organization: (name of organization) CHECK ONE: I wish to spear on Agenda Item My Comments will be general for against I wish to speak on the subject of I do not wish to speak on the subject but leave these comments for the board to consider: PLANNED-U.NIT DISTRICT REZONING (RZ003088) AND PRELIMINARY DEVELOPMENT PLAN (DP0030031 FOR THE BAY POINT REDEVELOPMENT AREA. CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT- Applicant and Various - Property Owners County File #RZ003088 and County File #QP003003: This is a County--initiated proposal to rezone and adopt a preliminary and final development plan for the Bay Point Redevelopment Area and additional waterfront area outside the Redevelopment Area (see map 1), in the Bay Point community of east Contra Costa County. The proposal includes approximately 2,100 acres of land designated for various uses in the County General Plan and Pittsburg/Bay Point BART Station Area Specific Plan. Board of Supervisors Contra Costa County February 11, 2003 Resolution No. 06—2003 RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, REGARDING A REZONING AND PRELIMINARY/FINAL DEVELOPMENT PLAN # RZ003088 AND DP0030049 IN THE BAY POINT AREA OF EAST CONTRA COSTA COUNTY. WHEREAS, on July 5, 2002, the Contra Costa County Community Development Department issued a Notice of Intent to Adopt a Negative Declaration for the proposed Rezoning and Preliminary/Final Development Plan for the 2,100-acres of land which includes the Bay Point Redevelopment Area and adjacent waterfront area; and WHEREAS, after notice was lawfully given, the project was scheduled for hearing before the East County Regional Planning Commission on Monday, January 13, 2003; at which time an opportunity to provide testimony was given, and after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; NOW,THEREFORE,BE IT RESOLVED,that on January 13,2003,the East County Regional Planning Commission: 1.) Accepts the Initial Study and Negative Declaration prepared as adequate and recommend it's adoption; and 2.) Recommends Rezoning of the subject area designations from Single-Family Residential (R-6, R-7, R10 and R-20); Two-Family Residential (D-1); Multiple- Family Residential (M-17 and M-29); Mobile Home Park (T-1); Commercial (CO); Retail Business (RB); Neighborhood Business (NB); Light Industrial (L-I); Planned-Unit District (P-1); Agricultural (A-2); and un-zoned areas to Planned-Unit District (P-1); and approval of the Prcliminary/Final Development Plan, subject to the required findings, Development Standards, Land use matrix, Conditions of Approval, and Design Guidelines. BE IT FURTHER RESOLVED, that the East County Regional Planning Commission makes the following findings pursuant to the Contra Costa County General Plan Growth Management Element and County Code Sections 26-2.1806 and 84-66.1406. 1. Growth Management Element Performance Standards Findings a) Traffic: Rezoning the area to a zoning district consistent with the General Plan and Specific Plan will not increase traffic levels beyond those identified in those plans. b) Water: Areas of the plan identified for urban uses are already within the service boundaries of Cal Cities Water Company. c) SanitM Sewer: Areas of the plan identified for urban use are within the boundaries of the Delta Diablo Sanitation District. d) Fire Protection: The subject property is within the Contra Costa Fire Protection District Boundaries. e) Public Protection: The area is within the jurisdiction of the Sheriffs Department. In addition, the conditions of approval contain guidelines recommended by the Sheriffs Department referred to as "Crime Prevention Through Environmental Design". j) Parks and Recreation: Park dedication fees are required per County Ordinance for all residential projects. The fee is used to provide parkslrecreational opportunities within the area and offset any development impacts to parks. In addition, the rezoning action changes the Heavy Industrial (H-1) zoning district to the Planned- Unit (P-1) District on the waterfront area designated as Parks and Recreation, Commercial Recreation and Open Space in the County General Plan. g) Flood Control and Drainage: Development within the project area will be required to meet all collect and convey requirements. 2. Findings for approval of a Rezoning The proposal is consistent with Section 26-2.1806 of the Zoning Ordinance, which requires the following findings be made prior to granting the rezoning: a) The change will substantially comply with the general plan. The rezoning proposal will correct several zoning inconsistencies in the Bay Point area. In addition, the rezoning is an implementation measure of the recently adopted PittsburglBay Point BART Station Area Specific Plan. b) The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. The land use matrix of the P-1 program identifies uses permitted, permitted with a use permit and not permitted based on the various general plan designations for the area. The land uses identified are compatible within the district and uses authorized in adjacent districts. c) Community need has been demonstrated for the use proposed. The P-1 program is intended to streamline development within the Redevelopment Project Area. The program identifies up front development standards, design guidelines and conditions of approval. The rezoning will result in zoning consistency with the general plan, which has been an obstacle to infill development. In addition, numerous residential lots currently considered substandard, based on the R-6 standards, will no longer be subject to the Small Lot Review, but will be subject to consistency with the Design Guidelines. 3. Findings For Approval of a Development Plan: The proposal is consistent with Section 84-66.1406 of the zoning ordinance which requires the following findings be made prior to granting the preliminary development plan approval: a) The applicant intends to start construction within two and one-half years from the effective date of zoning change and approval. The applicant, the Community Development Department, anticipates infill projects, consistent with the Final Development Plan, from various property owners to begin construction once individual entitlements are obtained. b) The proposed planned unit development is consistent with the County general plan. The proposed project is consistent with the various general plan designations, the policies of the PittsburglBay Point BART Station Area Specific Plan, and compatible with other uses in the vicinity. c) In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. The proposed design guidelines ensure that new development will be compatible with the character of surrounding neighborhoods. d) In the case of commercial development, it is needed at the proposed location to provide adequate commercial facilities of the type proposed, and that traffic congestion will not likely be created at the proposed center, or will be obviated by presently projected improvements and by demonstrable provisions in the plan for proper entrances and exits, and by internal provisions for traffic and parking,and that the development will be an attractive and efficient center which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding development. The proposed commercial development meets the goals and policies of the County General Plan, Bay Point Redevelopment Plan, PittsburglBay Point BART Station Area BART Specific Plan and the policies of transit-oriented development. Traffic impacts have been adequately addressed in the EIR for the Specific Plan. A mitigation-monitoring program has been adopted for impacts resulting from the Specific Plan implementation. e) The development of a harmonious, integrated plan justifies exceptions from the normal application of this code. The planned-unit zoning district is the appropriate zoning designation for the proposed project and is consistent with the principles of transit-oriented development, and the goals of the Bay Point Redevelopment Plan, Specific Plan and County General Plan. The decision of the East County Regional Planning Commission was given on Monday, January 13, 2003,by the following vote: AYES: Commissioners— MacVittie, Harper, Dell, and Day NOES: Commissioners—None ABSENT: Commissioners—None ABSTAIN: Commissioners—None I, Dennis M. Barry, Secretary of the East County Regional Planning Commission, herby certify that the foregoing was duly called and approved on January 13, 2003. ATTEST: Dennis Barry—Secretary of the Ea County Regional Planning Commission, Contra Costa County, State of California. PLANNED-UNIT DISTRICT REZONING (RZ003088) AND PRELIMINARY DEVELOPMENT PLAN (DP003003) FOR THE BAY POINT REDEVELOPMENT AREA CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT - Applicant and Various - Property Owners County_File #RZ003088 and County File #QP003003: This is a County-initiated proposal to rezone and adopt a preliminary and final development plan for the Bay Point Redevelopment Area and additional waterfront area outside the Redevelopment Area (see map 1), in the Bay Point community of east Contra Costa County. The proposal includes approximately 2,100 acres of land designated for various uses in the County General Plan and Pittsburg/Bay Point BART Station Area Specific Plan. Board of Supervisors Contra Costo. County February 11, 2003 TO: BOARD OF SUPERVISORS Contra FROM: DENNIS M. BARRY, AICP Costa COMMUNITY DEVELOPMENT DIRECTOR County DATE: FEBRUARY 11, 2003 SUBJECT: APPROVAL OF THE PLANNED-UNIT DISTRICT REZONING (#RZ003088) AND PRELIMINARY/FINAL DEVELOPMENT PLAN (#DP003003) FOR THE BAY POINT REDEVELOPMENT AREA SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION RECOMMENDATIONS 1. OPEN the public hearing and receive testimony on the proposed Rezoning and Preliminary/Final Development Plan, and CLOSE the public hearing; 2. FIND the Negative Declaration is adequate and has been prepared consistent with State and County CEQA guidelines; 3. ADOPT the Negative Declaration; 4. CONSIDER The East County Regional County Planning Commission's recommendation regarding the proposed Rezoning and Development Plan and APPROVE the proposed Planned-Unit District Rezoning and Preliminary Development Plan; 5. INTRODUCE Ordinance, giving effect of rezoning, WAIVE reading, and SET date for adoption of same; 6. ADOPT the attached Resolution With Growth Management, Rezoning and Development Plan Findings_as the basis for the Board's action;and 7. FIND that the Rezoning fulfills the-County's commitment to the State Housing and Community Development Department (HCD) as contained in the Housing Element to rezone and increase the density of ten acres and DIRECT staff to notify HCD of the rezoning. CONTINUED ON ATTACHMENT: X YES SIGNATUR . RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOARD COMMITTEE APPROVE OTHER SIGNATURE(S): mmuu - ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER VOTE OF SUPERVISORS I HEREBY CERTIFY THAT THIS IS A TRUE AND UNANIMOUS(ABSENT ) CORRECT COPY OF AN ACTION TAKEN AND AYES: NOES: ENTERED ON THE MINUTES OF THE BOARD OF ABSENT: ABSTAIN: SUPERVISORS ON THE DATE SHOWN Contact: Maureen Toms,Community Development-335-1250 ATTESTED JOHN SWEETEN, CLERK OF THE BOARD OF cc: Community Development Department SUPERVISORS AND COUNTY ADMININISTRATOR Public Works Department Redevelopment Agency Building Inspection Department BY ,DEPUTY Community Development Department—Kara Douglas Community Development Department—Patrick Roche f February 11, 2003 Board of Supervisors Bay Point Planned-Unit District Rezoning and Preliminary/Final Development Plan Page 2 FISCAL IMPACT The cost of this rezoning process is included in the Redevelopment Agency budget. BACKGROUND/REASONS FOR RECOMMENDATONS The Bay Point Planned-Unit(P-1) District Rezoning and Preliminary/Final Development Plan Program was developed by staff and a subcommittee, which included representatives of the Bay Point Project Area Committee, (PAC), Bay Point Municipal Advisory Council(MAC),and property owners. The intent of the program is to bring the various Zoning designations into conformity with the County General Plan and the recently adopted Pittsburg/Bay Point BART Station Area Specific Plan. The P-1 Program includes the following elements: • The Bay Point Plan Mao consolidates all land use types from both the General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan. • The Development Standards present, in one place, the text requirements for development contained in the General Plan and the Specific Plan,as well as requirements from other adopted policies, the County ordinance Code and State law. This serves to assure compliance with all plans and policies,eliminates potential oversights and apprises the public and developers of all anticipated requirements in advance of significant expenditures on applications. • The Land Use Matrix combines specific criteria contained in the General Plan and Specific Plan with portions of the existing Zoning Ordinance to define what uses are allowed or allowed under certain conditions in various land use designations. This eliminates potential conflicts between the Zoning Ordinance and the General Plan/Specific Plan. In addition, the Land Use Matrix identifies the type of additional review that is necessary for development. • The Conditions of Approval,which apply to future development within the rezoned area. • The program also includes Design Guidelines for the rezoned area. These include the Design Guidelines adopted for the Specific Plan. The guidelines are intended to further define criteria such as landscaping, signage, refuse screening, lighting and parking ratios. These design guidelines are based on existing code requirements and policies,and were developed by a sub- committee of the Bay Point Project Area Committee, staff and a licensed architect. This innovative Planned-Unit District approach in a defined area provides consistent compliance with the General and Specific Plans and all adopted regulations. It provides an effective and efficient permit streamlining process. It puts all necessary information together in one easily accessible document for use by the public and staff. It provides all necessary environmental protections and advises all potential applicants of what will be expected of them in advance. It provides necessary reviews for minor applications without unnecessary delays,public notification for new projects and for hearings as deemed necessary by the public. It recognizes that there may be projects that meet all criteria and have public consensus that need not be delayed as a result of mandated lengthy hearings. It also recognizes that projects may not meet with public approval or that all criteria are not met and hearings are necessary. It provides for public and applicant protections and appeals from any decision made in the Planning Agency. This Planned Unit District program also provides for continuing consistency following adoption of new regulations and interpretations to remain current, complete and responsive to community goals and plans. February 11, 2003 Board of Supervisors Bay Point Planned-Unit District Rezoning and Preliminary/Final Development Plan Page 3 Furthermore, this Planned-Unit District ensures that future growth and development occurs in accordance with the adopted elements of the County General Plan, the Pittsburg/Bay Point BART Station Area Specific Plan and Bay Point Redevelopment Plan; encourages innovations in land development and renewal; encourages development of vacant and marginal properties within established areas;protects existing residential neighborhoods from harmful encroachment by intrusive or disruptive development and uses. The adoption of the Specific Plan in June 2002,together with the proposed rezoning,fulfills the County's commitment to the State Housing and Community Development Department(HCD)as contained in the Housing Element to rezone and increase the density of ten acres. Staff will notify HCD of the rezoning and compliance with the commitment made in December 2001,when the Housing Element was certified. CONCLUSION Staff recommends approval of the rezoning and preliminary/final development plan program. D.1MAnBayPoint\P-1\BOARD(ORDER 2-11-03.doc Resolution Resolution No. 06-2003 RESOLUTION OF THE EAST COUNTY REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, REGARDING A REZONING AND PRELIMINARY/FINAL DEVELOPMENT PLAN # RZ003088 AND DP003004, IN THE BAY POINT AREA OF EAST CONTRA COSTA COUNTY. WHEREAS, on July 5, 2002, the Contra Costa County Community Development Department issued a Notice of Intent to Adopt a Negative Declaration for the proposed Rezoning and Preliminary/Final Development Plan for the 2,100-acres of land which includes the Bay Point Redevelopment Area and adjacent waterfront area; and WHEREAS, after notice was lawfully given,the project was scheduled for hearing before the East County Regional Planning Commission on Monday, January 13, 2003; at which time an opportunity to provide testimony was given, and after having fully reviewed, considered and evaluated all the testimony and evidence submitted in this matter; Now,THEREFORE,BE IT RESOLVED,that on January 13,2003,the East County Regional Planning Commission: 1.) Accepts the Initial Study and Negative Declaration prepared as adequate and recommend it's adoption; and - 2.) Recommends Rezoning of the subject area designations from Single-Family Residential (R-6, R-7, R10 and R-20); Two-Family Residential (D-1); Multiple- Family Residential (M-17 and M-29); Mobile Dome Park (T-1); Commercial (CO); Retail Business (RB); Neighborhood Business (NB); Light Industrial (L-1); Planned-Unit District (P-1); Agricultural (A-2); and un-zoned areas to Planned-Unit District (P-1); and approval of the Preliminary/Final Development Plan, subject to the required findings, Development Standards, Land use matrix, Conditions of Approval, and Design Guidelines. BE IT FURTHER RESOLVED, that the East County Regional Planning Commission makes the following findings pursuant to the Contra Costa County General Plan Growth Management Element and County Code Sections 26-2.1806 and 84-66.1406. 1. Growth Management Element Performance Standards Findings a) Traffic: Rezoning the area to a zoning district consistent with the General Plan and Specific Plan will not increase traffic levels beyond those identified in those plans. b) 'Water: Areas of the plan identified for urban uses are already within the service boundaries of Cal Cities Water Company. c) Sanitary Sewer: Areas of the plan identified for urban use are within the boundaries of the Delta Diablo Sanitation District. d) Fire Protection: The subject property is within the Contra Costa Fire Protection District.Boundaries. e) Public Protection: The area is within the jurisdiction of the Sheriffs Department. In addition, the conditions of approval contain guidelines recommended by the Sheriffs s .Department referred to as "Crime Prevention Through.Environmental Design". ) Parks and Recreation: Park dedication fees are required per County Ordinance for all residential projects. The fee is used to provide parkslrecreational opportunities within the area and offset any development impacts to parks. In addition, the rezoning action changes the Heavy Industrial (H-I) zoning district to the Planned- Unit (P-1) District on the waterfront area designated as Parks and Recreation, Commercial Recreation and Open Space in the County General Plan. g) Flood Control and Drainage: Development within the project area will be required to meet all collect and convey requirements. 2. Findings for approval of a Rezoning The proposal is consistent with Section 26-2.1806 of the Zoning Ordinance, which requires the following findings be made prior to granting the rezoning: a) The change will substantially comply with the general plan. The rezoning proposal will correct several zoning inconsistencies in the Bay Point area. In addition, the rezoning is an implementation measure of the recently adopted PittsburglBay Point BART Station Area Specific Plan. b) The uses authorized or proposed in the land use district are compatible within the district and to uses authorized in adjacent districts. The land use matrix of the P-1 program identifies uses permitted, permitted with a use permit and not permitted based on the various general plan designations for the area. The land uses identified are compatible within the district and uses authorized in adjacent districts. c) Community need has been demonstrated for the use proposed. The P-1 program is intended to streamline development within the Redevelopment Protect Area. The = program identifies up front development standards, design guidelines and conditions of approval. The rezoning will result in zoning consistency with the general plan, which has been an obstacle to infill development. In addition, numerous residential lots currently considered substandard, based on the R-d standards, will no longer be subject to the Small Lot Review, but will be subject to consistency with the Design Guidelines. 3. Findings For r Approval_of a Development flan: The proposal is consistent with Section 84-66.1406 of the zoning ordinance which requires the following findings be made prior to granting the preliminary development plan approval: a) The applicant intends to start construction within two and one-half years from the effective date of zoning change and approval. The applicant, the Community Development Department, anticipates infill projects, consistent with the Final Development Plan, from various property owners to begin construction once individual entitlements are obtained. b) The proposed planned unit development is consistent with the County general plan. The proposed project is consistent with the various general plan designations, the policies of the PittsburglBay Point BART Station Area Specific Plan, and compatible with other uses in the vicinity. c) In the case of residential development, it will constitute a residential environment of sustained desirability and stability, and will be in harmony with the character of the surrounding neighborhood and community. The proposed design guidelines ensure that new development will be compatible with the character of surrounding neighborhoods. d) In the case of commercial development, it is needed at the proposed location to provide adequate commercial facilities of the type proposed, and that traffic congestion will not likely be created at the proposed center, or will be obviated by presently projected improvements and by demonstrable provisions in the plan for proper entrances and exits, and by internal provisions for traffic and parking, and that the development will be an attractive and efficient center which will fit harmoniously into and will have no adverse effects upon the adjacent or surrounding development. The proposed commercial development meets the goals and policies of the County General Plan, Bay Point Redevelopment Plan, PittsburglBay Point BART Station Area BART Specific Plan and the policies of transit-oriented development. Traffic impacts have been adequately addressed in the EIR for the Specific Plan. A mitigation-monitoring program has been adopted for impacts resulting from the Specific Plan implementation. e) The development of a harmonious, integrated plan justifies exceptions from the normal application of this code. The planned-unit zoning district is the appropriate zoning designation for the proposed project and is consistent with the principles of transit-oriented development, and the goals of the Bay Point Redevelopment Plan, Specific Plan and County General Plan. The decision of the East County Regional Planning Commission was given on Monday, January 13,2003,by the following vote: AYES: Commissioners— MacVittie,Harper,Dell, and Day NOES: Commissioners—None ABSENT: Commissioners—None ABSTAIN: Commissioners—None 1, Dennis M. Barry, Secretary of the East County Regional Planning Commission, herby certify that the foregoing was duly called and approved on January 13,2003. ATTEST: Dennis Barry—Secretary of the Ea County Regional Planning Commission, Contra Costa County, State of California. Findings Map ORDINANCE NO. (Re-Zoning Land in the Bay Point Area) The Contra Costa County Board of Supervisors ordains as follows- D-16, D-17, D-18, E-16, E-17, SECTION L Pages E-18, F-17. F-18 of the Counnty's 1978 Zoning Map(Ord.No.78-93)is amended by re-zoning the land in the above area shown shaded on the map(s)attached hereto and incorporated herein (see also Community Development Department File No. U003088 } R-6,R-7,R-10,R-20 Single Family Residential M-17, M-29 Multiple Family Residential T-1 Mobile Home Park C General Commercial R-B Retail Business NB Neighborhood Business H-I Meavy Industrial P-1 Planned Unit AA.-2 General Agriculture Unzoned FROM: Land Use District U ( Unrestricted J TO: Land Use District P-1 ( Planned Unit Development and the Community Development Director shall change the Zoning Map accordingly, pursuant to Ordinance Code Sec. 84.1-003: SECTIONL EFFBCWM DATE. This ordinance becomes effective 30 days after passage, and within 15 days of passage shall be published once with the names of supervisors voting for and against it in the , a newspaper published in this County. PASSED on by the following vote: Sutrvisor a To Absent stain 1. J. Gioia { } { } { } { } 2. G.B.Uill£ema ( ) { } { } { } 3. D.Gerber { } ( } { } ( } 4. M.DeSaulnier { } { } { } ( } 5. F.D.Glover { } ( } { } ( ) ATTEST: Phil Batchelor,County Administrator and Clerk of the Board of Supervisors Chairman of the Board By Dep. (SEAL) QRDINANCE NC3. RZ003088 Page 1 of 5 fR r x x } } } ffi1 by ^r h4{ tr } h { s�,�aa'',t; za.xs}$k�-.¢xtz'�� f ^. �a� �r{ '�r t r`k{•;,�.x`kt� ac's ,t`� `��� �' �}�� � `�r:� , • "'�1`�""®.....,,,.....w..:y....r. i4L0`710 44� •...�.+.+""'•«..r..,......-....^, ` - •"CONTRA'COSTA to. •+ . .�' s 198�psa�•gMag . . Of D _Q AS -?age A Z t 19 Ot t a a , a t l t 4 a t vag ngp88 r 5 r. rr �{{ -,}-'�{{ > - 't '4 t' , � Y..' f '{h 7 � { 't•,r rf f� .f itif '`, kv } t •� �} r � �• rr � if .I �{�� � �'a�ttlttttltttlidq k L f I�jlyr�tintlpnttYtttr�h r'��1 �`,yy1 � tttttU�Ott/�j♦ 4M11!t11t11t1�!'%{�+�. t 1 tra,.1 !ltir �,► yy ,~�N•1illti► { f. 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'{1f�'i�*r .to ♦ ♦**A, A',fk*1 ^:: « ,r,!!,y #1 s+rw f 'l �`<ass+a s�hr l�/'iY../"'+..e5%�+f+�r^.t*+�'►""!*4t*'*��' +"«�x►1ffiR��s � w systi<.,�'wQ w •k♦1� #r+w''1`�,'«... tit .�• !X1111.. �.. « �+�ti�+"i !_1►iflit�t 4^+►♦ !� i/Ay,a �� 4'rhr 1•ir♦ '��r*t t*r s a *"+oma'.+. ,a•,lws**Iwas.ra..: Staff Report Agenda Item#6 Community Development Contra Costa County EAST COUNTY REGIONAL PLANING COMMISSION MONDAY JANUARY 13 2003—7:00 PM I. INTRODUCTION BAY POINT REDEVELOPMENT AREA PLANNED UNIT DISTRICT REZONING AND FINAL DEVELOPMENT PLAN County File#RZ003088-and County File#DP003003:This is a County-initiated proposal to rezone and adopt a preliminary and final development plan for the Bay Point Redevelopment Area and additional waterfront area outside the Redevelopment Area(see map 1),in the Bay Point community of east Contra Costa County. The proposal includes approximately 2,100 acres of land designated for various uses in the County General Plan and Pittsburg/Bay Point BART Station Area Specific Plan. The proposal would rezone properties in the Bay Point Redevelopment Area from their current zoning designations (R-6,R-7,R10 and R-20,Single-Family Residential-,D-1,Two-Family Residential;M- 17 and M-29,Multiple-Family Residential;T-1,Mobile Home Park; CO,Commercial;R-B,Retail Business; N-B, Neighborhood Business; L-I Light Industrial; P-1, Planned-Unit District; A-2, Agricultural; and un-zoned areas) (see map 2)to the Planned Unit District(see map 5). This action will establish zoning conformity with the existing General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan. Land uses proposed by the rezoning are consistent with the General Plan and Specific Plan. This Rezoning and Preliminary and Final Development Plan also implements some _ procedural changes recommended by the State of California,Office of Permit Assistance-regarding permit Streamlining. In addition,this proposal would further some ofthe goals,policies and measures in the General Plan. The development plan identifies land uses, which are permitted, conditionally permitted (administratively or with a land use permit),or not permitted in the various land use designations. The development plan also identifies a plan review process for new development. Future development within the project area will be subject to the California Environmental Quality Act (CEQA) as development proposals are submitted. (ZA: E16, E17, E18, F17 AND F18) (CT3142, 3.141.01, 3141 A2, 3132.01,AND 3132.02) H. GENERAL INFORMATION: A. GENERAL PLAN AND ZONING:General Plan designations for the proposed rezoning area include CO, Commercial; MU, Mixed Use; LI, Light-Industrial; SH, Single-Family High Density, ML, Multiple-Family Residential-Low Density;MM,Multiple-Family Residential-Medium Density;MV, Multiple-Family Residential-Very High Density;PS,Public/Semi-Public; PR,Parks and Recreation; and OS,Open Space. The Zoning designations for the proposed rezoning area include R-6,R-7,R10 and R-20,Single-Family Residential;D-1,Two-Family Residential;M-17 and M-29,Multiple-Family Residential; T-1, Mobile Home Park; CO, Commercial;R.-B,Retail Business;N-B,Neighborhood Business;L-I Light Industrial;P-1,Planned-Unit District;A-2,Agricultural;and un-zoned areas(see map 2). Inconsistencies currently exist between the adopted General Plan/Specific Plan and existing zoning. Also, the current zoning regulations are inconsistent with some criteria specified by the January 13, 2003—ECRPC StaffReport Page I General Plan. The General Plan Land Use Map designations for the area are shown on the attached Bay Point Plan Map. B. PITTSBURGIBAY POINT BART STATION AREA SPECIFIC PLAN: The Pittsburg/Bay Point BART Station Area Specific Plan area consists of approximately 275 acres,of which approximately 240 acres is within the Bay Point Redevelopment Area(see map 3). The Specific Plan is divided into four development zones (see map 4). Development Zone #1 is within the City of Pittsburg. Development Zone #2 is within the Bay Point Community and includes the Orbisonia Heights neighborhood and Ambrose Park,south of State Route 4. Development Zone 3 include the area along Bailey Road,north of State Route 4 and the south side of Willow Pass Road. Development Zone 4 includes the business Park/Light Industrial area on the north side of Willow Pass Road,west of Bailey Road, The Board of Supervisors approved the Specific Plan and accompanying General Plan Amendment for the Bay Point portion of the plan area on June 18,2002. The proposed rezoning is consistent with the recently adopted Specific Plan. C. CEQA STATUS:The EIR's that were prepared for the County General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan were used to complete the initial study,which resulted in a finding that the project would not have any significant effect on the environment. Thus,pursuant to CEQA Guideline Section 15153(c),a negative declaration was prepared for the project. A Notice of Intent to adopt a Negative Declaration for the project was posted on July 9,2002. The public review period ended on August 5,2002. D. PERMIT STREAMLINING STRATEGIES:The state office of permit assistance has adopted a set of strategies for streamlining the permit process. This proposal is the first step in initiating some of the recommended programs. A clear definition of what is required for each type of development/use is -_ -provided...Concerns.such as design criteria; necessary public improvements and environmental :protection considerations-are.spelled out in advance. In addition, reviews and permits have been categorized- (e.g., ministerial, administrative,-.discretionary) to provide adequate reviews and protection while simplifying and economizing the review process for land development proposals. On August 6, 1996,the Board of Supervisors approved proposed improvements to the permit process. The proposed Bay Point Planned-Unit(P-1)District achieves several of the improvements proposed to accomplish permit streamlining.,including the application acceptance process and the ordinance code changes. IV. AREA AND SITE DESCRIPTION This County-initiated proposal to rezone and adopt a preliminary and final development plan is for the Bay Point Redevelopment Area and another additional waterfront area outside the redevelopment area. The proposal includes approximately 2,100 acres of land designated for various uses in the County General Plan and Pittsburg/Bay Point BART Station Area Specific Plan. The project area includes approximately 240 acres within the Pittsburg/Bay Point BART Station Area(this areA is also with in the Redevelopment Area), another 1,310 acres in the Bay Point Redevelopment Area and approximately 550 acres along the Bay Point Waterfront, outside of the Redevelopment area. V. ELEMENTS OF THE PLANNED-UNIT DISTRICT: A. PRELIMINARY AND FINAL DEVELOPMENT PLAN MAP:The Bay Point General Plan/Specific Plan Land Use Map will serve as the Preliminary and Final Development Plan for this P-1 District(see Map 5). It will consist of land use designations identified in the County General Plan and January 13, 2003--ECRPC StaffReport Page 2 Pittsburg/Bay Point BART Station Area specific Plan,the rezoning area boundary,redevelopment area boundaries,and the Specific Plan Area boundary. B. LAND USE MATRIX: The Planned-Unit District proposal includes a matrix of land uses clearly defines what is permits in each land use designation, the type of review required, and any unique conditions which would apply. C. DEVELOPMENT STANDARDS: The Planned-Unit District proposal includes development standards which are comprehensive and include all typical conditions necessary for individual development review. D. CONDMONS OF APPROVAL:The Planned Unit District proposal includes a set of conditions of approval to apply for future development within the rezoned area. E. DESIGN GUIDELINES: The Planned Unit District proposal includes Design Guidelines for the rezoned area. These include the Design Guidelines adopted for the Specific Plan. The guidelines are intended to fixrther define criteria such as landscaping,signage,refuse screening,lighting and parking ratios. These design guidelines are based on existing code requirements and policies, and were developed by a sub-committee of the Bay Point Project Area Committee,staff and a licensed architect. F. REFERENCE DOCUMENTS: A complete definition section which may also include specific criteria for certain uses, and application forms for Administrative,Development and Land Use Permits will also accompany this P-1 District as reference documents. These reference documents may be amended from time to time to reflect changes in major community goals,policies,and legislation or to provide further definition pursuant to Article 84-66 of the County Code regarding Planned Unit Districts. The Zoning Administrator may require notification of the public hearing when substantial modifications to the Planned Unit District are proposed. VI. AGENCY COMNMNTS: BAY POINT MUNICIPAL ADVISORY COUNCIL(MAC)AND BAY POINT PROJECT AREA COMMITTEE PAC): The PAC established a sub-committee,consisting of several MAC and PAC members and interested parties to work with staff in establishing the Land Use Matrix and Design Guidelines. On June 10,2002,the full MAC and PAC were introduced to the draft proposal. The completed P-1 proposal was brought to the full MAC and PAC consideration. The proposed P-1 rezoning was recommended for approval by the MAC and PAC. As discussed with the MAC and PAC, staff made some minor revisions to the Development guidelines,including the revisions and additions to the minimum lot areas section of the matrix and revisions to setbacks for multiple-family residential categories. VII. STAFF DISCUSSION A. PROVISION OF COMPLETE"UPFRONT"INFORMATION:The object ofthis Planned Unit District is to combine into one readily understandable document all of the requirements for development or use of property in the project area. The Bay Point Plan Map consolidates all land use types from both the General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan and combines certain physical constraints such as areas subject to 100 year flood hazard requirements and transportation circulation and other physical improvement criteria. January 13, 2003—ECAPC Staff Report Page 3 The Land Use Matrix combines specific criteria contained in the General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan with portions of the existing Zoning Ordinance to define what uses are allowed or allowed under certain conditions in various land use designations. This eliminates potential conflicts between the Zoning Ordinance and the General Plan/Specific Plan. In addition,the Land Use Matrix identifies the type of additional review that is necessary for development. The Development Standards also present in one place the text requirements for development contained in the General Plan and the Pittsburg/Bay Point BART STation Area Specific Plan,as well as requirements from other adopted policies,the County ordinance Code and State law. This serves to assure compliance with all plans and policies,eliminates potential oversights and apprise the public and developers of all anticipated requirements in advance of significant expenditures on applications. The accompanying reference documents allow for precise and consistent written definitions and criteria for a variety of issues. These are either items mandated by State law or will be developed in conjunction with other County departments and the community. The existing zoning ordinance (Title 8)and subdivision ordinance(Title 9)will serve as the basis for these reference documents. It is important to understand the difference between the Development Standards and these reference documents. A Development Standard is primarily derived from an adopted plan or regulation. The design guideline is a policy developed to further define when and how physical improvements should be made to create an appropriate project. For example,the General Plan requires but does not define the type of streetscape,which should be used along a commercial or industrial street. A landscaping guideline will do that. The number of parking spaces and parking design is currently regulated by the Zoning Ordinance, but it does not address such issues as compact spaces. The flexibility of the Planned Unit District will allow staff to incorporate into parking design guidelines a consistent policy on when and how compact spaces maybe included. Guidelines which provide graphic explanations.for items such as signage,pathway construction- and _ _ - _.. and drainage requirements may also be incorporated. C. CONSISTENCY AND LONGEVITY: This Planned Development District is developed to address the broadest range of issues possible for all land uses from the minor addition of an existing single family residence to the establishment of a new light industrial use. It provides consistency to criteria that allows a use or requires that a condition be met. It ensures total consistency with the adopted General and Specific Plans. Currently, in some cases, either the zoning map or zoning text is not consistent with certain criteria in the General Plan or the Pittsburg/Bay Point BART Station Area Specific Plan. This Planned Unit District will be amended simultaneously with any subsequent General Plan Amendments or new ordinances affecting any part of the Bay Point Plan Area. This will avoid a time consuming and duplicative staff time,eliminate inconsistencies created during gaps between General Plan Amendments and rezonings, and provide an opportunity to see what the actual impact will be to the daily implementation of a new regulation. D. PROCEDURES:Implementation of typical Planned Unit Districts often leave many issues unclear years after approval,overlooks minor issues that may arise,and/or provides inadequate or overly rigid direction. For example,a change in occupancy of a non-residential building or the addition of an accessory structure not originally envisioned currently may require a lengthy and expensive application and hearing even when it is fully consistent with the General Plan and Specific Plan. January 13, 2003—ECRPC Staf Report Page 4 ........................... This Planned Unit District provides as a part of the Plan a procedure to address each type of development. This Planned Unit District recognizes that some reviews should occur administratively, for example,those simply to assure compliance with established development standards such as the construction of a new single-family residence on an existing lot. Cather projects are identified for which additional review for compliance with specific regulations are required. These range from minor modifications to the established development guidelines to occupancy permits and from attended recycling redemption centers to temporary uses. These projects are minor in nature and will be reviewed consistently according to established criteria. Notification and hearings are not required, however, the Zoning Administrator has the authority to require notification and/or a public hearing on any Administrative Pen-nit that is deemed appropriate based on initial review. Some uses may be appropriate in certain land use designations only after the issuance of a Land Use Permit. Development guidelines are still consistently applied in accordance with this Planned Unit District;however,the appropriateness of the use in the specific location will need individual review. All Land Use Permits require notification and public hearing before the Zoning Administrator. A Development Permit is required for all multiple residential buildings of over three(3)units and for new non-residential projects and additions to buildings and structures for non-residential protects which exceed 50% of the gross floor area or 10,000 square feet whichever is less. Development Permits require notification to all property owners within 300 feet radius and hearings before the Zoning Administrator,may be requested as a result of the notification or as recommended as required by the Zoning Administrator. Any decision of the Zoning Administrator may be reconsidered or appealed to the Planning Commission in accordance with Article,26-2.24 of the County Ordinance Code. Subdivision applications will ber processed in accordance*ith{Title 9 of the County Ordinance Code and applicable County codes are not affected by this Planned Unit District. Entitlements for development within a subdivision will be subject to this Planned Unit District. E. USES:The Land Use Matrix is divided into Land Use Designations,which are consistent with the General and Specific Plan Designations, are shown at the top of the matrix. Land uses are categorized by type of use and are shown along the left side of the matrix. The Matrix is coded to indicate whether the use is permitted (P), which means no additional review and an Administrative Permit(A);required a Land Use Permit(L); or is not permitted at all(--). In the event there is a request for a use which is not specifically listed in the Matrix,the Zoning Administrator will determine which category is most similar. When that happens,that decision will be used as a policy guide until such time that this P-1 is amended for any reason. Any clarification or policy guides established by the Zoning Administrator will be included in the next P-1 amendment. This is another attempt to maintain consistency by staff,provide complete and current information to the public and developers and to allow this Planned Unit District to remain responsive to changing times. January 13,2003—ECB-PC Staff Report Page 5 Existing legal uses which do not conform to the land use matrix will become legal non- conforming uses upon the adoption of this Planned Unit District and will be subject to a land use permit for any expansion pursuant to Chapter 82-8 of the County Zoning Ordinance. F. DEVELOPMENT POLICIES AND STANDARDS:Development policies and standards have been gathered from the General and Specific Plans and other adopted plans and ordinances and incorporated into this Planned Unit District. Every effort has been made to use them as the primary guiding documents. They form the basis for the reviews required for the issuance of all permits to assure consistent conformity to our plans and ordinances. VII. CONCLUSION This innovative Planned Unit District approach in a defined area provides consistent compliance with the General and Specific Plans and all adopted regulations. It provides an effective and efficient permit streamlining process. It puts all necessary information together in one easily accessible document for use by the public and staff. It provides all necessary environmental protections and advises all potential applicants of what will be expected of them in advance. It provides necessary reviews for minor applications without unnecessary delays,public notification for new projects and for hearings as deemed necessary by the public. It recognizes that there may be projects that meet all criteria and have public consensus that need not be delayed as a result of mandated lengthy hearings. It also recognizes that projects may not meet with public approval or that all criteria are not met and hearings are necessary. It provides for public and applicant protections and appeals from any decision made in the Planning Agency. This Planned Unit District also provides for continuing consistency following adoption of new regulations and interpretations to remain current,complete and responsive to community goals and plans. Furthermore,this Planned-Unit District will ensure that future growth and-development.will occur in accord with the adopted elements of the County General Man,the Pitisburg/Bay Pdint BART STation Area Specific Plan and Bay Point Redevelopment Plan;encourages innovations inland development and renewal;recognized the unique character of the area,and guide and regulate development within this area in a manner that improves its image,benefits community residents; improves the design, quality and character of new development; fosters an improved relationship between residential, business and industrial uses for the mutual benefit of all; encourages development of vacant and marginal properties within established areas;protects existing residential neighborhoods from harmful encroachment by intrusive or disruptive development and uses;revitalized and expands industrial and employment related development in the northern portion of the Bay Point Redevelopment Project Area; and preserves,protects and restores natural resources in the area. A roma necuaber 26,2002 January 13, 2003—ECRt'C Staff Report Page 6 -- Project Maps Bay Faint P- 1 Rezoning Maps Map I — Bay Point Redevelopment Area and P-I Rezoning Boundary Map 2 — Existing general Plan and Zoning Resignations (as of May 2002) Map 3 -- Pittsburg/Bay Point BART Station Area Specific Plan Limits Map 4 - Pittsburg/Bay Point BART Station Area Specific Plan —Development Zones Map 5 - Bay Point P-1 Rezoning Map Map 6 - Bay Point Transportation Classification and Flood Zone Map A ' A .ffNtnfi: } •'+Gay`Crffd` r+''° i i � rt •c,r,rre.�n a $knt akalU ►G1" HYtiF�E�i'!!t9#'Yt. •�u5 . Will Ulu fir or .05 MORS, ���r MIIIWMiWMIII 1�° M'41trtrl uft�n�p_tr�� �' 1t; rcl 'fir itt�it�il� E .res tb.4' [*ni itu��tr».=.;is et 4 {QM #rr.ttr�ft!*rtrii#r� n + Frr aRrt[ r>rcit n tai +,i `a +m WA us, HO#t#Mrrti'. rrr rur � f4#�'�ip^tf II`lra�y7 r�)t ►tfFl#s / 1I1j ta"iii G'�4 UEiR. �""�h r wt j! +�1l[����1� �►,ys���'t� � _ si!* aP �+a�mp�ta ! 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I i s .+ `m o l O 'o j..�j, t'.i a., .C r.I 6 �, g d y coa ar G o y, oil CI Lq m ar eC r a o m i 1 v sb a 9' vv. a e sa .Y R ri n79 m y m IS � Iciwa6 �a z 1 G� � 1 :3 yc ' tea 'a0"= x � o a.rsa" I':! r. H €€ 44 ` : Conditions of Approval CONDITIONS FOR. DEVELOPMENT AND USE OF PROPERTY IN THE BAY POINT AREA GENERAL, 1. All land located in the Bay Point Redevelopment Plan Area is to be used as allowed and regulated in this Bay Point Planned-Unit District. Existing approved land use permits will not be subject to any additional development regulations for the use/development approved. 2. Wherever there appears to be a conflict between this Planned-Unit District and Title 8 of the County Ordinance Code,this Planned-Unit District shall prevail. For development standards not covered by this Planned-Unit Distract, Title 8 shall be used as a guideline. 3. No person shall grade or clear land,erect,move or alter any building or structure on any land except in compliance with all elements of this Planned-Unit District Plan. 4. All development and use of land shall comply with all criteria contained in the Land Use Map, the Bay Point Land Use Matrix,the Development Guidelines, and the Design Guidelines. 5. Development shall comply with all design criteria, County Ordinances and applicable State laws. Supplemental reference documents may be attached to further define these requirements. These documents are incorporated by reference and may be amended from time to time to reflect changes in major community goals, policies, legislation, or to further define specific criteria pursuant to the procedures set forth in Section 84-56.1804 of the County Ordinance Code. 6. As part of permit approval,the Planning Agency may adopt standards,regulations,limitations and restrictions which are either more or less restrictive than those specified elsewhere in the Bay Point Planned-Unit District. 7. In approving any application,the Planning Agency shall find it consistent with the intent and purpose of the Bay Point Planned-Unit District and compatible with the other uses in the vicinity. 8. The Planning Agency may impose reasonable conditions of approval on any land use permit to insure compliance with the purpose of this Bay Point Planned-Unit District. PROCEDURES 9. All development and use of property are subject to review as specified in the Land Use Matrix. In no case will more than one type of development application be required. Where a Land Use Permit is required, it shall take precedence over any other type of required application. Draft Conditions of Approval Page 1 December26,2002 10. The project/use shall be maintained in compliance with all applicable conditions of approval at all times. An annual fee may be required to provide for adequate monitoring of conditions of approval. 11. Appeals of any decision rendered pursuant to the Bay Point Planned-Unit District resulting from a public hearing before the Zoning Administrator may be appealed to the Planning Commission in accordance with Article 26-2.24 of the County Ordinance Code. Administrative decisions may be appealed in accordance with Article 14-4.004 within 30 days of rendering the decision. 12. A motion for reconsideration of any decision rendered pursuant to the Bay Point Planned-Unit District, either administratively or after a public hearing,may be heard by the hearing body having rendered the decision in accordance with Article 26-2.24 of the County Ordinance Code. 13 The Zoning Administrator shall review and consider applications for modifications to a permit in accordance with Vection 84-66.1804 of the County Ordinance Code. 14. Application fees within the Bay Point Planned-Unit District shall be established by the Board of Supervisors and may differ from similar countywide fees. 15. A Development Permit, where required,must accompany subdivision requests. 16. An applicant may submit simultaneously,and in combination with the Permit required by this ordinance, an application for subdivision approval. Such combined applications shall be processed,noticed and heard as required for the subdivision approval. DEVELOPMENT PERMIT 1. A Development Permit is required for all new residential construction of three (3) or more units. Units may be attached or detached, in conjunction with a subdivision application pursuant to Titles 8 and 9 of the County Ordinance Code or within a single building. A Development Permit is required for all new non-residential structures or buildings and additions to non-residential structures which exceed 50% of the existing floor area of the building or 10,000 sq. ft. whichever is less. 2. Development Permits Applications shall be referred to the Bay Point Municipal Advisory Council and Bay Point Project Area Committee for review and recommendation. Action on such applications shall not be taken until review and recommendation has been completed, provided the timing is within the restrictions of the Permit Streamlining Act. 19. Development Permits shall be processed in accordance with Article 26-2.21 of the County Zoning Ordinance. Notification of all property owners within 300 feet is required. .Draft Conditions of Approval Page 2 December 26,2002 20. Development Permit hearings shall be held as requested and may be initially heard by the Zoning Administrator. The Zoning Administrator may refer the application to the Planning Commission for initial hearing. 21. A Development Permit shall become null and void if within two(2)years after the approval, the construction specified in the Permit has not been commenced unless otherwise stated in the Conditions of Approval. When a Development Permit is accompanied by a subdivision application and approval,the length of the validity of the Permit shall be consistent with the subdivision. 22. For a Development Permit not processed in conjunction with a subdivision application, the applicant may submit an Administrative Permit requesting an extension of the approval and the Zoning Administrator may grant not more than five extensions,each for no more than one year,upon showing of good cause. An application for an extension shall not be considered unless it is submitted before the expiration of the Development Permit. LAND USE PERMITS 23. Land Use Permits are required as designated in the Land Use Matrix for uses which are not permitted by right, but under certain circumstances are found to be compatible within the subject land use designation. 24. Land Use Permit Applications shall be referred to the Bay Point Municipal Advisory Council and Bay Point Project Area Committee for review and recommendation. Action on such applications shall not be taken until review and recommendation has been completed, provided the timing is within the restrictions of the Permit Streamlining Act. 25. The Zoning Administrator shall initially hear public hearings for all Land Use Permit applications, which shall be processed in accordance with Article 26-2.20 of the County Ordinance Code. The Zoning Administrator may refer the application to the Planning Commission for initial hearing. 26. An approved Land Use Permit shall become null and void if within two(2)years after the approval,the construction specified in the Permit has not been commenced or the use has not been established unless otherwise stated in the Conditions of Approval. 27. Upon a written showing of good cause Land Use Permit may be extended administratively one time for a period of one year. An application for an extension shall not be considered unless it is submitted before the expiration of the Land Use Permit. Draft Conditions of Approval ''age 3 December26,2002 ADMDUSTRATIVE PERMITS 28. An designated on the Land Use Matrix,an Administrative Permit is required for certain uses which require strict adherence to specific criteria,temporary uses,changes in occupancy in existing buildings,minor additions(less than 50%of the existing gross floor area or 10,000 sq. ft., whichever is less) of existing non-residential buildings, alterations to residential structures of three(3) or more units,Development Permit extensions and modifications to the Development Standards. 29. The Zoning Administrator may refer Administrative Permit Applications to the Bay Point Municipal Advisory Council and Bay Point Project Area Committee for review and recommendation. 30. The Zoning Administrator has the authority to require notification of nearby property owners if deemed appropriate for Administrative Permits. If required,notification shall be processed in accordance with Article 26-2.2004 of the County Zoning Ordinance. 31. An Administrative Permit shall automatically expire a maximum of one year from the date of approval, if the use is not established. Administrative Permits may be conditioned for a lesser time of validity. 32. Upon a written showing of good cause, an Administrative Permit may be extended administratively once for a maximum of one year. An application for an extension shall not be considered unless it is submitted before the expiration of the Administrative Permit. USES 33. Uses may be permitted in the designated land use categories in accordance with the Land Use Matrix or approved permit. 34. Any non-conforming use lawfully existing at the effective date of this Bay Point Planned-Unit District on that property may be extended or enlarged in accordance with Chapter 82-8 of the County Ordinance Code (issuance of a Land Use Permit) and the Bay Point Planned-Unit District. 35. Existing buildings and structures which do not conform to current standards but contain uses which conform to the Bay Point Planned-Unit District are not subject to 'Non-Conforming Draft Conditions of Approval Page 4 December 26,2002 Use" requirements and may be repaired or rebuilt in accordance with Chapter 82-8 of the County Ordinance Code. Additions to buildings and structures nonconforming to development standards contained herein shall be allowed subject to compliance with all requirements of this ordinance for the proposed new construction. 35. The Zoning Administrator shall specify the appropriate designation for any land use not specifically listed in the Land Use Matrix and not similar to any other use listed in the Matrix. Such uses shall be made a part of the Land Use Matrix by policy and incorporated in future amendments. DEVELMENT POLICIES 37. These development policies are applicable to all development proposed within the Bay Point Planned-Unit District boundaries. 38. Building bulk, height, land coverage, visual appearance from adjacent land, and design compatibility with existing adjoining development and land use designation, shall be considered and controlled. 39. A development's design shall be consistent with the Design Guidelines and successfully integrate individual buildings and building groups with surrounding development, other physical features in the area, and existing development which will remain. 40. The design of structures shall provide far harmonious composition ofmass,scale,color,and textures, with special emphasis on the transition from one building type to another, termination of groups of structures, relationships to streets, exploitation of views, and integration of spaces and building forms with the topography of the site and the unique character of the area. 41. Off-street parking and loading areas shall be integrated into the overall vehicular circulation system. 42. Development applications shall ensure that adequate buffer zones are provided between unlike land uses. 43. New businesses and construction projects shall make best efforts to hire employees workers and subcontractor components at the job from the Bay Point community. 44. All new residential development shall be consistent with the design guidelines and should include attractive and varied designs which avoid monotonous streetscapes and improve the Draft Conditions of'Approval Page 5 December26,2002 quality of life for residents. Exterior materials and colors, staggered setbacks, frontage improvements, adequate and safe parking and yard areas and landscaping should be considered. _ 45. Provisions are to be made for an efficient, direct and convenient system of pedestrian circulation, together with landscaping and appropriate treatment of any public areas or lobbies. 46. All uses shall comply with any applicable regulations of the Bay Area Air Quality Management District, the Regional Water Quality Control Board, the San Francisco Bay Conservation and Development Commission,the State and County Health Departments and any other regulatory agencies affecting the site/project. 47. Monitoring may be required as part of the conditions of approval on projects that require continuing obligations (i.e.,maintenance). DEVELOPMENT STANDARDS 48. These development standards are to be observed for any development, construction and/or change in use. 49. Trails and public access corridors should be clearly delineated. Provide fencing or barriers to natural areas where necessary to protect habitat areas and public safety. All trails shall be accessible to the handicapped and disabled. 50. All outdoor lighting should be directed down and screened away from adjacent properties and streets. 51. To the extent provided by law, 3:1 compensatory mitigation of any project directly impacting a'significant wetland`may be required based on conditions imposed by the U.S.Army Corps of Engineers and/or the San Francisco Water Quality Control Board. 52. All native trees with a trunk circumference of 72" or more, as measured 4 feet above the ground, shall be protected. Prior to the removal of a tree,the applicant shall demonstrate why the removal of such tree(s) is unavoidable. 53. Setbacks of 100 feet from the edge of wetland areas, or the flow line of a creek, are required. 54. No structure(including but not limited to fences and gateways) or vegetation which Draft Conditions of Approval Page 6 December 26,20012 obstructs the visibility of and from vehicles approaching the intersection of a street shall be constructed, grown,maintained or permitted higher than 2 0 feet above the curb grade or 3 feet above the edge of pavement within a triangular area bounded by the right-of-way lines and a diagonal line joining points on the right-of-way lines 25 feet back from the point of intersection. RESIDENTIAL 55. All residential projects with six(6)or more units are required to include a minimum of 15% affordable housing units. 56. Projects with five(5)or more residential units may be eligible for a density bonus according to the County Density Bonus Ordinance administered by the Redevelopment Agency. 57. Design of residential projects should incorporate features ofneo-traditional design,consistent with the Design Guidelines. 58. Exterior materials shall be those customarily used in conventional single-family homes. 59. Pitched roof and window trim shall be used for new residential construction and remodeling. 60. Front landscaping and irrigation in accordance with the'Suter Conservation Landscaping requirements of Chapter 82-26 of the County Code shall be provided for residential projects. 61. Fencing shall be consistent with the design guidelines. 62. For single-family residences with three (3) bedrooms or less, the project shall include a minimum of a one-car garage and one car parking in the driveway per unit. 63. For single-family residences with 4 bedrooms or more,the project shall include a minimum of a two-car garage and two car parking in the driveway per unit. 64. Parking is not permitted in front or side yard areas, except where the driveway location has been approved. In no case, shall parking be permitted in the front of a residence where landscaping is required. 65. The Winterbrook Drive project is approved per Development Plan#DP79-3017 and subject to the Conditions of Approval therein. 66. The Lancaster/Chadwick Project is approved per Development Plan#DP833044 and subject Draft Conditions of Approval Page 7 becemberl$,2002 to the Conditions of Approval therein. 67. The North Camino Andres Project is approved per Development Plan #DP89-3025 and subject to the Conditions of Approval therein.. 68. The Bella Vista Project is approved per Development Plan#DP913022 and subject to the Conditions of Approval therein.. 69. The south Camino Andres Project is approved per Development Plan #DP92-3026 and subject to the Conditions of Approval therein.. NON-RESIDENTIAL 70. Projects involving hazardous waste or hazardous materials shall comply with the provisions of Chapter 84-63 of the County Ordinance Code as amended from time to time. Health risk assessments as required by the Bay Area Air Quality Management District shall be submitted. 71. Landscaping on all frontages, and as a buffer to adjacent properties, shall be provided. 72. Any outdoor storage and maintenance area shall be screened from view from public streets. 73. All ground,wall and roof mounted equipment shall be screened from public rights-of-way and adjacent properties. Visual screens shall be painted or treated to match the color of the wall or roof. 74. Freight docks, loading areas, truck berths and heavy vehicle equipment storage shall be screened from all public rights-of-way and abutting uses, except where the abutting use is determined to be similar in nature. 75. Truck loading areas should not be placed within 25 ft.of residential uses on adjacent parcels. 76. No storage tanks or process equipment may be located between any street and the respective building setback line. 77. No loading space,dumpsters or refuse areas shall be placed so as to face any public rights-of- way. 78. Yard areas abutting a street shall be landscaped and maintained. .Draft Conditions of Approval Page 8 December 26,2002 79. Long curb radii and'red curb zones'within 25'of entryways shall be provided at intersections and driveways to accommodate truck turning movements. Loading and unloading operations shall not impact the public road system. 80. Adequate parking shall be provided on-site to minimize on-street parking which will facilitate the flow of truck traffic and maximize sight distance for turning movements to and from driveways. 81. Street level views of all automobile and truck parking areas from public streets shall be screened. 82. A dual water system shall be provided wherever possible(per Chapter 82-30 of the County Ordinance)for all projects within a'dual water system area'greater than 15 acres or 120,000 sq. ft. in floor area. 83. Limit activities which may result in noise,glare or vibrations extending beyond the property boundary. 84. Convenient bicycle parking areas shall be provided.. LIGHT INDUSTRIAL: The following criteria are additional requirements for all projects in the Light Industrial Land Use Designation. 85. Prefabricated metal buildings should not be permitted. 86. All new utility distribution services shall be placed underground. 87. Driveways should not be closer than 150'to other driveways. Adjacent parcels should share driveway entrances if feasible. 88. Building masses are to be simple in form and have architectural articulation. Signage should be designed as part of the building. ARCHAEOLOGY 89. Should archaeological materials be uncovered during grading, trenching or other on-site excavation(s), earthwork within 30 yards of these materials shall be stopped, until a professional archaeologist who is certified by the Society for California Archaeology(SCA) and/or the Society of Professional Archaeology(SOPA)has had an opportunity to evaluate the significance of the find and suggest appropriate mitigations), if deemed necessary. Draft Conditions of Approval 'age 9 December26,2002 GRADING 90. The applicant shall submit grading plans for review and approval of the Community Development Department prior to issuance of grading permits to assure compliance with this Planned-Unit District. 91. No trees shall be removed without the prior written approval of the Zoning Administrator. LANDSCAPING 92. Parking lots shall be landscaped at a minimum ratio of one tree per four parking spaces for double-loaded stalls and one tree per six spaces for single-loaded stalls. 93. California native, drought-tolerant plants shall be used as much as possible. 94. Landscaping shall conform to the County Water Conservation Landscape Ordinance 82-26. 95. Landscaping shall be maintained by the developer/homeowners. SIGNS 96. All signs shall be consistent with the Design Guidelines and subject to an Administrative Permit and the review and approval of the Zoning Administrator. CONSTRUCTION CONDITIONS 97. Construction activities, including such things as power generators, shall be limited to the hours of 7:30 A.M. to 5:30 P.M. Monday through Friday, and shall be prohibited on State and Federal holidays. Time restrictions shall be communicated(i.e.positing at the site)to all contractors and subcontractors. The restrictions on allowed working days may be modified on prior written approval by the Zoning Administrator. 98. Construction sites shall be periodically watered sufficient to control dust. 99. Litter and debris shall be contained in appropriate receptacles on site and shall be removed as necessary. 100. Projects,creating 1,500 sq.ft.or more of new impervious surface area,shall construct on site retention or detention facilities or install silt or grease traps in the storm drain system for the Draft Conditions of Approval Page 10 December 26,2002 proposed project drainage during project construction. CHILD CARE 101. Projects which will have(a) 100 or more employees,(b) 15,000 gross sq. ft. or more retail area,and/or(c)residential projects of 30 dwelling units or more shall comply with Chapter 82-22(Child Care Facilities)of the County Zoning Ordinance. prior to obtaining building permits.the proposed program shall be submitted for the review and approval of the Zoning .Administrator. 102. Projects which will have 29 or fewer dwelling units shall pay a fee towards a child care facility need in the area as follows: $440 per Single Family Residential. $200 per Unit for condominiums or townhomes; $100 per apartment unit with two or more bedrooms(studio and bedroom units are not subject to the fee). TRANSPORTAnON MANAGEMENT 103. Projects which will have 100 or more employees or 13 or more dwelling units shall submit at least 30 days prior to the issuance of a building permit. a Transportation Demand Management(TDI) information program in accordance with the requirements of Article 532-2.606 for review and approval of the Zoning Administrator. FIRE PROTECTION 104. Prior to issuance of a building permit, the Fire District shall review all plans for development. 105. Sprinkler systems shall be required for all new non-residential development. 106. Sprinkler systems shall be required in new residential construction if the project is in excess of 1.5 miles from the nearest fire station. 107. All new buildings and major remodels shall have fire resistant roofs (Class C). Draft Conditions of Approval .Page 11 December26,2002 CREME PREVENTION THROUGH ENVIRONMENTAL DESIGN(CPTED) 108. Development should make best efforts to incorporate the strategies used in the CPTED process, including access control, surveillance, defensible space/territorial reinforcement, maintenance and premise liability. Following is a description of the specific strategies: • Access Control:Natural strategies for access control employ spatial definition and circulation patterns, the focus of which is to deny access to and challenge unwanted visitors. Examples include fences, locks and computerized card entry systems. • Surveillance: Design concepts incorporate natural surveillance from surrounding areas greatly enhancing safety and reducing the risk of crime. These include, but are not limited to, appropriate lighting, CCTV,window and dow design, low landscaping and raised entrances. • Defensible Space/Territorial Reinforcement: This includes providing clear border definition of space;clearly marked transitions from public to private space;placing safe activities in unsafe places and unsafe activities in safe places; use of natural barriers; improve scheduling of space to allow for "critical intensity"; overcome distance & isolation through improved communications &design efficiencies. • Maintenance: A maintenance plan is necessary to ensure the ongoing effectiveness of CPTED principles such as landscape management, preventative lighting measures, graffiti abatement... • Premise Liability: Focuses on the prevention of civil suits against the property owner. Under law the property owner must provide a safe and secure environment.. _ Draft Conditions of Approval Page 12 December26,2002 :,.... DRAFT PUBLIC WORKS CONDITIONS OF APPROVAL LAND USE PERMITS AND DEVELOPMENT PERMITS NOTE: Not all conditions of approval apply to all land use permits. The italicized code in parenthesis at the bottom of each condition of approval denotes the types of developments to which that condition may apply. The codes are as follows: ARU Additional Residence(Urban) AR.R Additional Residence(Rural) ZV Zoning Variance SUI Second Unit within Footprint of Main House SUD Second Unit Detached From Main House CMH Caretaker Mobile Home FMH Family Member Mobile Horne CT Communications Tower HO Home Occupation CD Commercial Development ID Industrial or Light Industrial Development For all other land uses, consult the Public Works Department. GENERAL REQUIREMENTS: 109. The applicant shall comply with the requirements of Title 8, Title 9, and Title 10 of the Ordinance Code.Copies of these ordinances are available for review at the Public Works and Planning Departments.Any exceptions there from must be stipulated in this documented or granted by the Public Works Department. Conditions of approval are based on the site plan received by Community Development. (All Developments) 110. Applicant shall submit improvement plans,prepared by a registered civil engineer,to Public Works and pay appropriate fees in accordance with the County Ordinance and these conditions of approval, if road or drainage improvements are required. (All Developments) 111. Public/Semi-Public Uses: Conditions of approval for Public/Semi-Public land uses (e.g., parks, libraries, etc.) vary based on the intensity of the proposed use. Contact the Public Works Department for specific conditions of approval. Draft Conditions of Approval Page 1.1 December 26,2002 i ROADWAY IMPROVEMENTS (FRONTAGE/ON-SITE/OFF-SITE): 112. Applicant shall construct curb, sidewalk, necessary longitudinal and transverse drainage, street lighting, and necessary pavement widening and transitions along the public road frontage of this project. The sidewalk width and curb requirements are as follows: Sidewalk Width (Measured from Curb Type of Development Face) and Curb Requirements Single-Family Residential(Parcels<20,000 s .ft. Curb or Sidewalk Required Single-Family Residential(Parcels>20,000 sq.ft.) Curb or Sidewalk May Be Required Multiple-Family Residential Curb, 6-foot Sidewalk Required Curb, 6-foot 6-inch Sidewalk Required Industrial on one side of the road only. Commercial JCurb, 10-foot Sidewalk Required 113. If the development does not fit into any of the above categories,but sidewalk is characteristic of the area, the applicant will be required to install sidewalk to match the surrounding parcels. The applicant shall construct face of curb parallel to the ultimate right of way centerline, except where tapering or turn lanes are needed. The distance from centerline is specified on Table A,unless otherwise specified by the Public Works Department. 114. The applicant shall widen the existing pavement to conform to the new curb line. When widening the pavement, the applicant shall cut existing pavement to a neat line along an existing adequate structural section. Widening shall commence at that line and may require an exploratory trench or pothole to determine the limits of pavement widening. Adequate pavement transitions will be required. (ARU, CD, ID) 115. Applicant shall install safety-related improvements along the project's fronting public road (including traffic signs and striping) as approved by the Public Works Department, Transportation Engineering Division. (ARU, ARR, CD,ID) DRAINAGE IMPROVEMENTS: 116. This development shall conform to the requirements of Division 914 (Drainage) of the Subdivision Ordinance. The following requirements must conform to Division 914: a. All storm waters entering and/or originating on the subject property shall be Draft Conditions of Approval Page 14 December26,2002 _..._............................................... conveyed, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks. Conveying storm waters to an existing adequate public storm drainage facility that conveys the storm waters to an adequate natural watercourse shall also satisfy this requirement. NOTE: This condition may require the construction of significant off-site drainage improvements. The applicant should consult with the Public Works Department to determine the extent of improvements needed to service the development. An exception to this requirement may apply under either of the following conditions: i. If the subject parcel is greater than 5 acres in area and the proposed use is agricultural in nature,an exception from the above requirement will be granted provided the applicant maintains the existing drainage pattern and does not dispose concentrated storm water runoff onto adjacent property. ii. An exception will be granted if the proposed project results in a net increase of 1500 square feet or less of impervious surface. For non- residential and non-agricultural uses (CD or ID), all impervious surfaces created will be counted. For residential and agricultural use, only the building footprint area will be counted., (ARU,ARR,ZV,SUI,SLID,CMH, FW b. Applicant shall verify that the downstream drainage system is adequate to convey the required design storm(based on the ultimate development of the watershed)and, if necessary, shall construct improvements to guarantee adequacy. C. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works Department. Copies of this ordinance are available for review at the Public Works and Planning Departments. d. All drainage patterns created by this development and all improvements installed by the developer shall be consistent with the Drainage Area plan for that development❑s particular Drainage Area. e. Discharging concentrated storm water into roadside ditches is prohibited unless specifically allowed by the Public Works Department. 117. Storm drainage originating on the property and conveyed in a concentrated manner shall be prevented from draining across the sidewalk(s) and driveway(s). (ARU,ARR, CD, ID) Draft Conditions of Approval Page 15 December26,2002 ACCESS TO ADJOINING PROPERTY: 118. Applicant shall furnish necessary rights of way,rights of entry,permits and/or easements for the construction of off-site,temporary or permanent,public and private road and drainage improvements. (All Developments, if applicable) 119. Applicant shall furnish proof to Public Works that legal access to the property is available from a public road. (All Developments, if applicable) 120. Obtain an encroachment permit from the Application and Permit Center for construction of any improvements within the public road right of way. 121. If improvements are to be constructed within the State right of way,the applicant shall obtain an encroachment permit from Caltrans through the Public Works Department. (All Developments, if applicable) 122. Access is only allowed at the locations shown on the approved site/development plan. On the following roads access shall be subject to the review of Public Works,and the review and approval of the Zoning Administrator: Bailey Road,Willow Pass Road, and Port Chicago Highway. (All Developments, if applicable) ROAD ALIGNMENT(VERTICAL AND HORIZONTAL SIGHT DISTANCE/GRADES): 123. The Public Works Department may require the applicant to submit a sketch plan prior to starting work on the improvement plans. The sketch plan shall be prepared by a registered Civil Engineer, and show all public road improvements, including the proposed and future edge-of-pavement lines, lane striping details,lighting and cross-sections. The sketch plan shall extend a minimum of 150-feet beyond the limits of the proposed work and will show that adequate sight distance will be provided. (ARU,, ARR, CD, ID) PRIVATE ROADS: If private roads are to be utilized for project access, the following Conditions of Approval shall apply: 124. Applicant shall construct a turnaround at the end of the proposed private road. (CD, ID) 125. Applicant shall construct to County private road standards a 20-foot paved private roadway with 2-foot compacted shoulders within a 30-foot access easement. The private road shall Draft Conditions of Approval Page 16 December26,2002 extend from the public road to those parcels within the subject property that are to be served by the private road. (CD,ID) 126. Applicant shall develop and enter into a maintenance agreement that will insure that the proposed private road will be maintained, and that each property that uses the proposed private road will share in its maintenance. (CD, ID) ROAD DEDICATIQNS: 127. Applicant shall convey to the County,by Offer of Dedication,the right of way necessary for the planned future width along:the public road frontage of the subject property. The planned future road widths for specific streets are listed in Table A. (ARU, ARR, CD, ID) STREET LLGHTS. 128. Streetlights shall be installed along the public road frontage of the property,in the following locations: (1) Along all streets within one mile of an existing school or school site approved by the local school board, (2) If the density is equivalent to that of an R-12 or higher density, (3) For non-residential areas,or as required by the Public Works Department. (4) If this property is not presently in County Service Area L-100, and is not agriculturally zoned,the property owner shall apply for annexation. Annexation shall be completed prior to issuance of Building Permits or initiation of the proposed use, whichever is first. This annexation process must comply with State Proposition 218 requirements, which may take approximately 6 months to complete. (ARU, ARR [with exceptions for parcels larger than 5 acres], CD, ID) LANDSCAPING: 129. The following requirements apply along all roads proposed to have raised,landscaped median islands: a. The applicant shall install, in accordance with County guidelines and Draft Conditions cif Approval Page 17 December26,2002 standards,all landscaping and automatic irrigation facilities to be maintained by the County. The developer shall maintain the landscape facilities until the following conditions have been met: a)a minimum of 90 days have passed after installation;b) the plants have become established; and c)maintenance funding is assured through the landscaping district. (CD, ID) b. The applicant shall submit two sets of landscape and irrigation plans and cost estimates, prepared by a licensed landscape architect, to the Public Works Department for review and to the Zoning Administrator for review and approval, prior to issuance of a building permit and prior to initiation of the proposed use. (CD, ID) C. All landscaping outside the public road right of way, such as parks,shall be submitted to the Zoning Administrator for review and approval. (CD, ID) d. The applicant shall apply for annexation to the County Landscaping District AD 1979-3 (LL-2), for the future maintenance of public landscaping and irrigation facilities in median islands, borders, and other areas prior to initiation of the proposed use. (CD, ID) CJTILITIESAUNDERGROUNDING: 1301. All utility distribution facilities shall be installed underground, including any existing overhead distribution facilities along the public road frontage of the subject property. 131. (CD,ID) 132. All new utility distribution services shall be installed underground. (Alt Developments, if applicable) DEVELOPMENT FEES: 133. Prior to issuance of a building permit, and prior to initiation of the proposed use, the applicant shall pay the current fee in compliance with the Bridge/Thoroughfare Fee Ordinance for the Bay Point, Bay Point Area of Benefit, and for the Eastern Contra Costa Subregional Transportation Mitigation Fee. Consult with the Public Works Department to determine the current fee. (ARU,ARR, SUI, SUD, CMHIFMH(only if in place more than 5 years), CD, ID) 134. The applicant shall pay the current fee in compliance with the Drainage Area fee ordinance associated with the subject property. Consult with the Public Works Department or Flood Draft Conditions of Approval Page 18 December 26,2002 Control District to determine the current fee. (ARU,ARR,SITZ, SUD, C.i1�fiH/FMH[only if in place more than 5 years], HO, CD, and IDD) NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM MDF S1 135. Applicant shall be required to comply with the County0s Storm Water Management and Discharge Control Ordinance (Ord. No. 96-21) rules, regulations and procedures of the National Pollutant Discharge Elimination System(NPDES)for municipal,construction and industrial activities as promulgated by the California State Water Resources Control Board, or any of its Regional Water Quality Control Boards {San Francisco Bay- Region II, or Central Valley Region M. SUBDIVISIONS AND AHNOR SUBDMSIt3NS GENERAL REQUIREMENTS: 136. In accordance with Section 92-2.006 of the Ordinance Code,this subdivision shall conform to all applicable provisions of the Subdivision Ordinance (Title 9). Copies of these ordinances are available for review at the Public Works and Planning Departments. Any exceptions therefrom must be specifically listed in this conditional approval statement.The drainage,road and utility improvements outlined below shall require the review and approval of the Public Works Department and are based on the Tentative Map. 137. Improvement plans prepared by a registered civil engineer shall be submitted to the Public Works Department,Engineering Services Division,along with review and inspection fees, and security for all improvements required by the Ordinance Code for the conditions of approval of this subdivision. These plans shall include any necessary traffic signage and striping plans for review by the Transportation Engineering Division, 138. This development shall conform to the requirements of Division 914 (Drainage) of the Subdivision Ordinance. The following requirements must conform to Division 914: a. Drainage,road and utility improvements shall require the review and approval of the Public Works Department. This development shall comply with the requirements of (Title 9) and (Title 10) of the County Ordinance Code. Any exceptions therefrom must be specifically listed in this conditional approval statement. b. The drainage,road and utility improvements outlined below shall require the review and approval of the Public Works Department. .Draft Conditions of Approval Page 19 December26,1001 C. All storm drainage facilities shall be designed to accommodate the ultimate development of the watershed. ROADWAY IMPROVEMENTS FRONTAGE/ON-SITE/OFF-SITE): 139. Applicant shall construct curb,sidewalk,necessary longitudinal and transverse drainage,street lighting,and pavement widening along the public road frontage of this project. The sidewalk width and curb requirements are as follows: Sidewalk Width (Measured from Type of Development Curb Face)and Curb Requirements Sin le-Family Residential(Parcels < 12,000 sq.ft.) Curb or Sidewalk Required Single-Family Residential(Parcels 12,000-20,000 sq.ft.) Curb or Sidewalk Required Single-FamilyResidential(Parcels>20,000 sq.ft.) Curb or Sidewalk May Be Required Multiple-Family Residential Curb, 6-foot Sidewalk Re aired Curb, 6-foot 6-inch Sidewalk Required Industrial on one side of the road only, Commercial JCurb, 10-foot Sidewalk Required 140. If the development does not fit into any of the above categories,but sidewalk is characteristic of the area,the applicant will be required to install sidewalk to match the surrounding parcels. The applicant shall construct face of curb parallel to the ultimate right of way centerline, except where tapering or turn lanes are needed. The distance from centerline is specified on Table A,unless otherwise specified by the Public Works Department. 141. The applicant shall widen the existing pavement to conform to the new curb line. When widening the pavement, the applicant shall cut existing pavement to a neat line along an existing adequate structural section. Widening shall commence at that line and may require an exploratory trench or pothole to determine the limits of pavement widening. 142. If the development creates new on-site public roads,the applicant shall construct the on-site road system to County public road standards and convey to the County, by Offer of Dedication,the corresponding right of way. 143. Applicant shall install safety-related improvements along the project's fronting public road Draft Conditions of Approval Page 20 December 26,2002 (including traffic signs and striping) as approved by the Public Works Department, Transportation Engineering Division. ACCESS TO ADJOIlYING PROPERTY: Proof of Access/Acquisition 144. Applicant shall furnish proof to the Public Works Department,Engineering Services Division, of the acquisition of all necessary rights of way,rights of entry,permits and/or easements for the construction of off-site,temporary or permanent,road or drainage improvements. 145. If,after good faith negotiations,the applicant is unable to acquire necessary rights of way or easements, he/she shall enter into an agreement with the County to complete the necessary improvements at such time as the County acquires the necessary interests in accordance with Section 66462 and 66462.5 of the Subdivision Map Act. Right of.way acquisition shall be completed at the sole cost of the applicant. ENCROACHMENT PERMIT 146. The applicant shall obtain an encroachment permit from the Application and Permit Center for construction of any improvements within the public road right of way. 147. If improvements are to be constructed within the State right of way,the applicant shall obtain an encroachment permit from Caltrans through the Public Works Department. ABUTTER'S RIGHTS 145. Relinquish abutter's rights of access along the public road frontages, except as approved by the Public Works Department. ROAD ALIGNMENT ORIZONTAL ARID VERTICAL SIGHT DISTANCE/GRADES 149. The Public Works Department,Engineering Services Division,may require the applicant to submit a sketch plan prior to starting work on the improvement plans. The sketch plan shall be prepared by a registered civil engineer and shall show all public road improvements, including the proposed and future edge-of-pavement lines,lane striping details,lighting and cross-sections. The sketch plan shall extend a minimum of 150-feet beyond the limits of the proposed work and will show that adequate sight distance will be provided. Draft Conditions of Approval Page 21 December16,1001 PRIVATE ROADS: If private roads are to be utilized for project access,the following Conditions of Approval shall apply: 150. Applicant shall construct a turnaround at the end of the proposed private road. 151. Applicant shall construct to County private road standards a 20-foot paved private roadway with 2-foot compacted shoulders within a 30-foot access easement. The private road shall extend from the public road to those parcels within the subject properly that are to be served by the private road. 152. Applicant shall develop and enter into a maintenance agreement that will insure that the proposed private road will be maintained, and that each property that uses the proposed private road will share in its maintenance. ROAD DEDICATIONS: 153. Applicant shall convey to the County,by Offer of Dedication, the right of way necessary for the planned future width along the public road frontage of the subject property. The planned fixture road widths for specific streets are listed in Table A. STREET LIGHTS: 154. Street lights shall be installed on and the property annexed to County Service Area L-100, for maintenance of the street lighting. The final number and location of the lights shall be determined by the public Works Department,Engineering Services Division. Application for annexation to CSA L-100 Lighting District shall be submitted prior to filing ofthe Final Map, if the property has not already been annexed. This annexation process must comply with State Proposition 218 requirements,which may take approximately 6 months to complete. UTMITIES/UNDERGROUNDING: 155. All utility distribution facilities shall be installed underground,including any existing overhead distribution facilities along,the public road frontage of the subject property. Draft Conditions ofApprovat Page 22 .December 26,x002 DRAINAGE IMPROVEMENTS: 156. This development shall conform to the requirements of Division 914 (Drainage) of the Subdivision Ordinance. The fallowing requirements must conform to Division 914. a. All storm waters entering and/or originating on the subject property shall be conveyed, without diversion and within an adequate storm drainage facility, to a natural watercourse having definable bed and banks. Conveying storm waters to an existing adequate public storm drainage facility that conveys the storm waters to an adequate natural watercourse shall also satisfy this requirement. NOTE.: This condition may require the construction of significant off-site drainage improvements. The applicant should consult with the public Works Department to determine the extent of improvements needed to service the development. Drainage Area maps are shown on the attached drawings, indicating size and location of existing and proposed major drainage facilities. b. If the resultant parcels are greater than 10 acres in area and the proposed use is agricultural in nature, an exception from the above requirement will be granted provided the applicant maintains the existing drainage pattern and does not dispose concentrated storm water runoff onto adjacent property. C. Applicant shall verify that the downstream drainage system is adequate to convey the required design storm(based on the ultimate development of the watershed) and,if necessary, shall construct improvements to guarantee adequacy. 157. Storm drainage facilities required by Division 914 shall be designed and constructed in accordance with specifications outlined in Division 914 and in compliance with design standards of the Public Works Department. Copies of this ordinance are available for review at the Public Works and Planning Departments. 158. All drainage patterns created by this development and all improvements installed by the developer shall be consistent with the Drainage Area plan for that development particular Drainage Area. 159. Discharging concentrated storm water into roadside ditches is prohibited unless specifically allowed by the Public Works Department. 160. Storm drainage originating on the property and conveyed in a concentrated manner shall be prevented from draining across the sidewalk(s)and driveway(s). Draft Conditions of Approval Page 23 December 26,2002 DEVELOPMENT FEES: 161. Prior to issuance of a building permit, the applicant shall pay the fee in effect at time of vesting in compliance with the Bridge/Thoroughfare Fee Ordinance for the Bay Paint,Bay Point Area of Benefit, and for the Eastern Contra Costa Subregional 'Transportation Mitigation Fee. Consult with the Public Works Department to determine the current fee. 162. Pay the fee in effect at time of the filing of the Final Map in compliance with the Drainage Area associated with the subject property. Consult with the Public Works Department to determine the current fee. NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM QTDESI.. 163. Applicant shall be required to comply with the County's Storm Water Management and Discharge Control Ordinance (Ord. No. 96-21) rules, regulations and procedures of the National Pollutant Discharge Elimination System(NFDES)for municipal,construction and industrial activities as promulgated by the California State'Water Resources Control Board, or any of its Regional Water Quality Control Boards (San Francisco Bay • Region H, or Central Valley Region IV). 164. Develop and include long term best management practices as part of the project design, subject to the review of the Public Works Department and approval of the Zoning Administrator. D:\VSAT\BayPoink\P-1\ecrpc\CONDITIONS.doc Draft Conditions of Approval Page 24 December26,2002 Design Guidelines Bav Po * nt Redevelopment Area Design Guidelines Public Review . . ..acs. - • l:1! ;,',� i �<_ 1 . .. +5. Draft �eptember11 Prepared by BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES Contents 1. INTRODUCTION Vill. SIGNAGE GUIDELINES A. APPLICABILITY..................... ............................... 1 A. GENERAL GUIDELINES... ...................................4G B. PURPOSE............................................................. 2 B. FREESTANDING SIGNS.......................... ............49 C. ORGANIZATION .............................................. . 2 C. WALL AND FASCIA 6IGNS ...............................S1 D. OTHER DOCUMENTS ......................................... 2 [1 VNNOOVVSIGNS .---.-.-..--.-.......63 E. /AWW|NGSIGNS .---.--._-.---.--.54 �� ��������� ��0������� ^ F PROJECTING SIGNS...................... ....................55 A. THE NEIGHBORHOODS 3 ^''~-''-^--~^-~-'' G. 5H}NGLESkGNS ............. -.............--- .....S8 B. BASIC DESIGN PRINCIPLES .....~..~...-..-. 5 �� �U��� ������ U����K������� Ill ������� ���U�������� ~ A. PUBLIC AND INSTITUTIONAL BUILDINGS.......69 A. BUILDING PLACEMENT AND ORIENTATION ... 7 B. STREETS.............................................................6O B. PARKING ....-........- ................................ 8 C PEDESTRIAN LINKAGES .................................. .... 9 APPENDIX D. VEHICULAR ENTRIES AND CIRCULATION ......... 9 A.� PITTSBURG/BAY POINT BART STATION AREA E. SER�;{�EARE&5ANDUT|LODES.--.----.-.�1O SPECIFIC O��M ��U|DEU�B 62 F. 8U|LD|N(�D25K�N....-.---...------1l ~^-''-^ G. SITE DEVELOPMENT...... ......... ..........................14 INDEXIV. COMMERCIAL GUIDELINES A. SITE PLANNING.................... ................. ..........17 B. BUILDING DESIGN........... .............................19 C. SITE DEVELOPMENT.............................. ...........2O D. COMMERCIAL REHABILITATION .......................21 V. INDUSTRIAL GUIDELINES A. SITE PLANNING..... ...........................................2B B. BUILDING DESIGN.............. .............................I5 C. SITE DEVELOPMENT-.---.-.-.-.---.-^27 V1. MARINA GUIDELINES A. SITE PLANNING..................................... -......29 B. BUILDING DESIGN............................................31 C. SITE DEVELOPMENT-.-......-....-...-.-.32 VII. RESIDENTIAL GUIDELINES A. SITE PLANNING........................... .....................33 B. BUILDING DESIGN.... .................. ....................34 C. SITE DEVELOPMENT........................... ...............39 D. RESIDENTIAL ADDITIONS AND REHABILITATION - ................................. E MULTIFAMILY GUIDELINES................................43 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INTRODUCTION 1. Introduction The design guidelines contained in this document are set forth to assist property owners,developers and county staff in working together to incrementally improve development in the Bay Point area while retaining the small scale character of the neighborhoods.They have been developed from an examination of the existing conditions within the area, and from recognized sound site planning and design practices within Contra Costa County. A. APPLICABILITY The guidelines apply to all devel- Figure 1. Applicants within the spe- these guidelines and those of the spe- opment within the Redevelopment cific plan area should also refer to the cific plan, applicants should contact Project Area that requires planning specific plan document for impor- the Contra Costa Redevelopment approvals or building permits. The tant information on land use and Agency at(925) 335-1275 for clarifi- Bay Point Redevelopment Project other development regulations. cation. Area boundaries are shown in Fig- Design guidelines from the spe- ure 1. cific plan document have been inte- The guidelines also apply to the grated into these design guidelines. Pittsburg/Bay Point BART Station However, in the event of questions Specific Plan Area which is shown in or any perceived conflict between Legend ii+{•{:}rr+ j{:%r':;:;ij${;:!:Y{{:i::ti'i:::r{:$�:R?+.'�lisJ{{:i:{:{{{:•{{:v::::{:i{::::::::i::v..:::::::+ :✓v::r�j:4{.:•,+)p.:.r::::.:i:>:�x:.r.:.}:•?::isi.?•:�:r':I,.:ii:'ii::ii:.:.:i'{.:{�•{::.i'.:..v..::..i::.{:.,.:.::::::: ':r.:g?'.:.{:, :•,•:.'+::t'•h::}r ';•2;{?:.•;a•:3 {?r;,•::s::,:•ti::r:.:.:::::{::::>::::i>::•: Agricultural Land ' ,t:':: ::;:{{�z..,•>x,::e+?x3':.,},> .. {<{•:{:;{ I♦ CAL) MU11pla Farnily Retldanlla4High Danew(MH) •;:::r :..::.�. .. �Lbrrvwrctal MUilple Family ResttlenlWkMadWm DenstN(MM) ®Commercial Recreation(cm MUtlple Family RosidentiakLow Denstty(My h*Qw Industry(HI) BART Station Area Mixed Use(M-13) 1♦UgM Indlstry(tJ) -: Mixed Use Area(M-5)&Residential Mixed Use(M-i]) Open space(08) Cammarlcal District Mixed Use(M-11) Perko and Recreation CPR Single Farnilt Residentlal-High Density(S Fy -Ptb11tP$aml-Public(PS) Singh Family Repdeniial-Maclum Deno(SM) Water(WA) Single Family Reaidengai-Ww Density(Sid ®Spacidc Plan Area AddWonal Rezoning Area f Parcels 1 _j Radeveloprtwnt and Rezoning Sountlery I BAY POINT PLANNED-UNIT DISTRICT REZONING >:> e x�.�i�.��.f..�i •M � oh`��i.Wiiii WDM+y Figure 1:Project Area Boundaries Public Review Draft September 4, 2002 Page I BAY POINT REDEVELOPMENT"AREA DESIGN GUIDELINES INTRODUCTION B. PURPOSE C. ORGANIZATION - These guidelines are intended to Section I: Introduction-discusses Mixed Use Area, established in the accomplish the following: the applicability of the design guide- Pittsburg/Bay Point BART Station • provide helpful information for lines, summarizes their purpose and Specific Plan at the corner of Bailey property owners who wish to identifies other plans and documents Road and West Leland Road, are in- renovate or expand their exist- that applicants should consult for a cluded in this section. ing buildings. full understanding of the plans and Section VIII: Signage -is devoted regulations governing development in • provide guidance for property the gay Point Redevelopment Project to guidelines for all private signs. owners and developers in plan- Area. Section IX: Public Sector Im- ning new commercial,industrial, provements-provides general guid- residential and mixed use Section II:Design Principles-sets ance for public sector landscaping projects. forth the basic principles governing all development in the Bay Point Re- and signage improvements" • promote economic vitality developmentProjectArea.Theyrep- through development which is D. OTHER DOCUMENTS resent an expression of overall intent, attractive and encourages addi- Development within the Bay tional new businesses and reno- and should be used in determining Point Redevelopment Project Area is vation in the area. planning and design suitability in the subject to the provisions contained absence of guidelines which might • protect property owner invest- in the following county documents: P P P u address specific conditions. Contra Costa Coun General Plan ments by discouraging inappro- � priate adjacent development. Section III: Universal Guidelines 200x streamline the development re- -contains guidelines that apply to all Contra Costa County Zonin • g Orth view and approval process by commercial, marina, industrial, and Hance more clearly communicating multifamily residential projects. • PittsburglBay Point BART Station Area Speclfac Plan community expectations to Sections IV: Commercial - sets Bay Point Planned District Zoning owners and develop- forth guidelines for new construction, Pegram ers. additions to existing commercial • maintain a building scale that is buildings and improvements to ex- Projects within the specific plan consistent with the existing neigh- isting buildings.This section includes area shown in Figure 1 are subject to borhood. special guidelines for commercial uses the regulations and guidelines of the • provide visual continuity along along Willow Pass Road. PittsburglBay Point BART Station street frontages. Sections V. Industrial-establishes Area Specific Plan • encourage commercial develop- planning and design guidelines for ment to be constructed in pat- industrial properties with special re- terns which are more pedestrian quirements for industrial uses front- friendly. ing on Willow Pass Road. • encourage corporate and fran- Sections VL• Marina - contains chise design to adapt to the spe- guidelines specific to the unique con- cial character of the neighbor-- ditions along Bay Point's river front. hood and specific sites. Section VII: Residential - sets • minimize visual and noise im- forth guidelines for both single fam- pacts of commercial and indus- ily and multifamily new development, trial uses on adjacent residential expansion and rehabilitation.Special areas" requirements for the Residential Page 2 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES DESIGN PRINCIPLES 11. Design Principles Bay Point has developed and maintained special qualities over the many years of its development. The design principles that are set forth in this section and the design guidelines that follow are intended to allow development improvements in the area while respecting these special qualities and the area's small scale character. A. THE NEIGHBORHOODS Bay Point is composed of a number of residential neighborhoods developed over a period of decades, by the Willow Pass Road commer- cial corridor, by concentrated areas of commercial uses near Highway 4 on Bailey Road and on Port Chicago Highway, and by industrial and ma- rina development north of Willow Pass road and on the Suisun Bay ." shoreline. .'. Over the years,newer residential subdivisions have been constructed, Marina entry multifamily housing has been inte- grated into the single family residen- tial neighborhoods, and some land uses have changed along the com- mercial corridors. , Today, the area contains a rich mix of commercial, residential, ma- �. ring and industrial uses housed in structures that range from recent high ; quality construction to badly deterio- rated or vacant older buildings. 1 "� Residential areas vary from tra- ditional prewar block patterns to post war curved streets with cul-de-sacs. Recent commerci remo a ing However, through all of its years of development and remodeling, Bay Point has largely maintained its origi- nal small scale parcel layout and ar- ry chitecture-a feature that is appreci- ated by the area's residents. Examples of the existing Bay Point building fabric are shown in the A photographs on this and the follow- ing page. Willow Pass Road commercial structure Public Review Draft September 4, 2002 page 3 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES DESIGN PRINCIPLES wY�LT k� trlyilf�fll.N II�uli�slllC #I�� � Willow Pass Road industrial frontage Recently remodeled house h „r sa Typical small scale house Existing one and two story homes i New one and two story homes Recent subdivision Page 4 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES DESIGN PRINCIPLES B. BASIC DESIGN PRINCIPLES These design principles should be respected in all commercial, industrial, marina, and multifamily residential projects.And since design guidelines cannot anticipate every condition that might occur,they will be used in address- ing conditions not specifically covered in the more detailed sections that follow. 1. ORIENT BUILDINGS AND BUILDING THEIR SITE AND SURROUNDINGS CL4,L ADVERTISING AND SIGNAGE ENTRIES TO THE STRI T Every project should be respeol of a*a- The minimum amount of signage to convey Maintain Bay Points nalghborhood feel by cent neighborhoods.New development should a message should be used to avoid visual clut- facing buildings to front pmperty lines,and avoid privacy, noise, light and visual con- ter which reduces the effectiveness of all street by emphasizing building entries with cone- flicts with adjacent uses to the maximum front signage. nient pedestrian walkways from the strret degree possible.And,for commercial devel- 9. USE HIGH Query MATERIALS and and arrhitecturral focal points. This is in- opment,prototype plans and designs should CRAFTSMANSHIP tended to enhance the feeling of neighbor- be modified to recognize the unique charac- _Qxa4 materials require less maintenance hood while making pedestrian access from ter Udes of the site and surrounding to amain attractive overtime,and the con- adjacent sidewalks clear and convenient. 6. MAINTAIN COMPATIBILITY wrm AD- vg a sense of pride in one I home or busi- 2. MINIMIZE CONFLICTS BETWEEN JACENT BUILDINGS nese.Improvements,such as the fabrication PEDESTRIANS AND VEHICLES Buildings should be sympathetic to the de- of signs, are best done by those with sub- Locate driveways and other vehicular access sign of their neighbors, including but not stantial experience in the craft to avoid a points, wherrver possible, away from areas limited to, height,scale, character, building poor visual appearance and future mainte- of substantialpedestrian movement.Mini- form, window treatments, materials, and nanceproblems. suite the width of curb cuts and driveways. colors.Elements,styles and shapes need not 10.AvOm BUILDINGS wrrH A FORTRESS- And,for commercial projects, work with necessarily be the same on adjacent build- 4acentpmpertyowners toshare access curb tags,but improvements should avoid unnec- APPEARANCE cuts and driveways. essary visual conflicts Security bars,gates and other devices are discouraged However, if they are strongly 3. MINIMIZE THE VISUAL IMPACTS OF 7. TREAT WiLLOw PASS ROAD AS A desired by applicants, their negattve visual PARKING NEIGHBORHOOD SHOPPING STREET impacts should be mitigated by concealing Whereverpossible,parking areas should be Emphasize pedestrian orientation to the them as much as possible and by treating set back from street frontages and screened stmet by locating buildings close to the front them as an integm1part of the design,rather with structures and/or landscaping. property line,emphasizing fnendly building than added-on utilitarian elements. 4. MAINTAIN THE SMALL SCALE OF entries,providing display windows,avoiding blank walls,providing awnings and cano- THE NEIGHBORHOODS pies forshelterfrom the sun and rain,and Small buildings are encouraged to fit com- by relating new or remodeled development to fo into the existing neighborhood scale. that of the ambitecture of structures on ei- When When larger structurrs are necessary, they then side. should be broken up into smaller compo- nents to present the appearance of several 8. AVOID REDUNDANCY OF COMMER- smaller structures that arr compatible with adjacent parcel and building patterns. S. DESIGN BUILDINGS TO RESPECT Public Review Draft September 4,2002 Page 5 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES DESIGN PRINCIPLES Illustrations on this page are examples of projects which have incorporated many of the basic design principles set forth on page 5. ,.y ' N!Me�por.. 111 a, Multifamily residential entries oriented to street Landscaping used to minimize visual impact of parking �■r 17 P' �,, Single family infill housing Large ug es ned with small sca e e ements w r Office building at residential scale Interesting and Restrained Signage Page 6 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESKGN GUIDELINES UNIVERSAL GUIDELINES 111. Universal Guidelines The guidelines in this section apply to all commercial, marina and industrial development in the Bay Point Redevelopment Project Area. They are in addition to and complementary of the detailed guidelines contained in Sections IV,V and VII. A. BUILDING PLACEMENT AND ORIENTATION Parking 1. Orient entrances and primary building elevations Lot to public street frontages. a. Projects should contribute to the overall image of a e street and present a well-designed and welcoming — front facade. entr b. Provide building entries that are easily identified from fronting streets. STREET C. Include windows in front facades. Do This Not This 2. Separate buildings from parking lots and other paved areas. a. Provide a minimum of 5 feet of landscaping at the edge of all buildings. b. Use lattices with flowering vines to soften building edges where site layout does not allow 15 feet of landscaping. Provide landscaping between parking and buildings 3. Design site access points to relate to neighborhood put context and on-site uses. driveway Not a. Align parking and service entries across from those here here on the opposite side of the street, whenever pos- sible. b. Provide shared driveways serving adjacent proper- ties,whenever possible. C. Relate primary public access drives to major build- Existing driveway ing elements such as building entries and major land- scape focal points. Align driveways when possible Public Review Draft September 4, 2002 Page 7 BAY P©INT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES B. PARKING 1. Minimize parking lot and service area coverage. a. Provide landscaping wherever paving is not abso- lutely essential. b. Use landscaped swales,planting beds and lawn areas, wherever possible,to contain storm water runoff to e" the site. C. In service areas with infrequent traffic, consider the use of turf block or other means to limit the amount of hard paving. Use landscaping wherever pavingisnot absolutely needed 2. Locate parking behind or at the side of buildings rather than in the front, whenever possible. a. Unless no other solution is feasible,parking lots should not be placed between buildings and their street front- ages. b. For parking located at the side of buildings,provide a landscaped setback from the street frontage an amount equal to the required front setback for the I JIS11111 101 0111115211111 parcel or 15 feet,whichever is greater. C. Whenever parking between buildings and street front- ' rw ages is unavoidable,try to limit the extent of parking streetOne maximum intro t to two parking rows and one drive aisle. of building d. Avoid parking lots located on street corners. Limit parking in front of buildings 3. Provide secured parking for motorcycles and bicycles. a. Locate parking near building entries. b. Large employers shall provide covered, secure bi- cycle parking Page 8 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES C. PEDESTRIAN LINKAGES 1. Provide convenient and attractive pedestrian linkages to all building entries. a. Provide clearly defined pedestrian sidewalks from streets and parking areas to building entries. � b. Provide paved pedestrian walkways through parking areas to sidewalks leading to building entries.Avoid # ,� forcing pedestrians to rely on parking lot drive aislesd OC to get from their car to building entries. j"o'�r" Provide pedestrian connections to all uses on a 2. Provide pedestrian linkages to adjacent building parcel parcels. a. Where pedestrians may want to move to adjacent properties, such as in a retail or service commercial area, provide convenient pedestrian pathways be- tween parcels separate from the fronting public side- walks where possible consistent with pedestrian safety. it.�`r• Provide safe pedestrian walkways through parking lots D. VEHICULAR ENTRIES AND CIRCULATION 1. Consolidate vehicular entries. a. Limit the number of site entries and curb cuts to the minimum necessary for functional and safety con- siderations. b. Curb cut widths should be as narrow as feasible,con- sistent with vehicular movement and safety. 2. Provide clarity of internal vehicular circulation. a. Separate automobile and service vehicle circulation routes,whenever possible. b. Provide clear and direct vehicular circulation to the primary building entry, C. Avoid conditions where parked vehicles may back out into primary circulation routes such as the pri- mary route to the building entry. Public Review Draft September 4, 2002 Page 9 BAY PoiNT REDEVELOPMENT.AREA DESIGN GUIDELINES UNIVERSAL. GUIDELINES JE. SERVICE AREAS AND UTILITIES 1. Minimize the visual prominence of service, storage and loading areas. a. Place buildings on the site to screen service,loading and storage areas. b. Internal building storage should be provided when- ever possible. C. Service, loading, storage and trash areas, as well as transformers and cooling towers, should be placed at the rear and sides of buildings away from public streets.If no other location is possible,set the area or element as far back from the front parcel setback line as feasible,and screen with walls and landscaping d. The design and materials of screen walls should be consistent with the architecture of the buildings. If building walls have projecting cornices,for example, screen walls should be constructed in a similar man- Trash enclosure with watt cap related to ner. building design 2. Provide buffers between service areas and adjacent uses. a. Use appropriately scaled landscaping and walls to block views and noise transmission. 'Where upper floor residential or office windows overlook service areas,provide tall,evergreen trees and shrubs to screen the areas from sight. b. Use materials, finishes and colors that present an at- tractive appearance,and that relate to the architecture of the buildings. 3. Visually screen utility elements. a. Locate utility elements,such as transformers and back flow valves,as far away from the street frontages as possible. b. Provide walls and landscaping around transformers, back flow valves and similar utility elements when they are visible from public streets and sidewalks. Screen utility elements with landscaping or wall screens related to the project architecture I Page 10 September 4,2002 Public:Review Draft BAY PoINI'REDEVELopmErTr AREA PIESIGN GUIDELINES UNIVERSAL IGl11DELINES F BUILDING DESIGN 1. Avoid large rectangular boxes a. Larger structures should be visually broken up intor *, smaller components through changes in massing for and texture. a ` h - g fo-E b. Avoid long blank walls seen from public views. N-, b C '4 C. Provide interesting building forms and Silhouettes 0�� £ ' , s�Z4, through the use of varied building heights, changes in building planes,and architectural elements such as towers. " M u a tw's.i d. Add interest to facades with projecting moulding, d"1' tS trim and decorative inserts. qty aril A E F Y 'Y'isrto�er ar��k t 3 eut _ etc plot, M 1 t Avoid rectangular boxes like this � Y 4° v .yz r s'r'S r ) 4n IMF tE1 ap in favor of interesting structures like this r, r g 2. Emphasize building entries. ` a. Buildingentries should be architecturallywell defined r t ! 3itai and obvious as the entry at a glance. i c#isissIi b. Use towers and other distinctive architectural elements 4 ii ! w to add emphasis to building entries. rt 1 !, ' r Public Review Draft September 4,2002 Page 11 BAY PoINT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES 3. Prepare an integrated design for all structures. a. Treat all sides of a building.While building backs and sides that do not front on public streets may contain less architectural detail,building materials and detail elements such as projecting cornices and architectural molding should be continued to any any facade that is visible from a public way or adjacent parcels. b. Relate the scale and architectural design of all build- ings within a development by repeating building modules,architectural forms,materials and details. C. Provide a transition in building scale between larger and smaller buildings with stepped building heights, landscape screening or other means . d. Design secondary or pad buildings to have a strong architectural relationship with the remainder of the project by utilizing similar building forms, massing, details and colors. Past food restaurants in a shop- ping complex, for example, should utilize building forms and details related to the shopping center build- ings rather than to corporate or franchise designs. 4. integrate roof forms into the architecture of the building. a. Mansard roofs added to box-like buildings are not permitted. b, Screen all roof top equipment from view. F C. Organize and screen roof-mounted equipment with materials and colors that are similar to those on the main part of the structure. Mansard roofs like this are not allowed Page 12 September 4,2002 Public Review Draft BAY P©INT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL IGUIDELINES 5. Utilize appropriate materials and colors. a. Use materials and colors similar to those in the im- mediate area. Violet° <'>• b. Use high quality materials. Orange G .... C. Select colors that are harmonious and compatible + with adjacent buildings. . See information to the right forgeneral background informa- ° tion on color. t (1) Select color shades which are more subdued YELLOW BLUE than full strength colors.These shades are usu- ally created by adding the complementary Green color,white or black to the desired color hue. PRIMARY COLORS (2) Avoid bright,garish or fluorescent colors. R.aIKaaw,en» ORS (3) Avoid predominately cool colors, such as SECONDARY/mvt blues, if neighboring buildings use mostly TERTIARY COLORS warm colors, and visa versa. d. Use a combination of two or three colors rather Use a color wheel andlor consult a color specialist in selecting building colors than a single color (1) Use light and medium calors for large build- no recessed areasn ing walls. a darker accord color which is a complementary calor of the building (2) Generally select colors that are adjacent to each walls and projecting elements other on the color wheel(e g,blue-green,blue, Paint projecting trim and window trames a lighter color related to the building wa#colo and blue-violet) for oveall building color and Paint large building wells for large trim elements. a light or medium base color (3) Use darker colors for recessed elements such ---------------- as windows and doors. { (4) Use lighter colors for projecting elements such16.�e�(J as window trim,cornices,and other architec- tural projections. _ (5) Avoid combinations of warm and color col- ors (e.g.,warm yellow and cool green) except L where one is is used only as a small accent. Select colors to complement building forms (6) Avoid combinations of strongly contrasting and details colors,except for accents or to distinquish sign letters and graphics from their backgrounds. Public Review Draft September 4, 2002 page 13 BAY POINT REDEVELOPMENT"AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES G. SITE DEVELOPMENT - 1. Emphasize primary automobile entries to the site. a. Use special paving(e.g.,interlocking concrete paving blocks) at primary automobile entries. b. Locate project identity signage at primary automo- bile entriea. C. Provide special landscaping with flowering plants. 2. Avoid parking areas that are continuations of the paving of adjacent public streets and sidewalks. a. A clear delineation between parking lots and the ad- jacent sidewalks and street paving should be provided utilizing a combination of landscaping,earth berms, -� - low walls and other features that add softness and interest to the street frontages. 3. Minimize the visual impact of parked automobiles. a. Shield automobiles from view,whenever possible. Avoid parking that is a continuation of adjacent street paving b. Provide landscaped berms or a combination of low walls and landscaping to screen parking from view of passing motorists and pedestrians. C. Utilize a combination of low walls and landscaping if berms are not possible. d. Divide large parking areas into smaller lots with sub- stantial areas of landscaping. e. Provide trees to provide shade over at least 40% of the surface area within five years. 5 S �l Use landscaped berms or low walls whenever possible to screen parking lots Page 14 September 4,2002 Public Review Draft ::::::::::::::::::.. BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES 3. Provide well designed landscaping. a. Landscaping should be design to relate to the land- scaping on adjacent parcels and within the general neighborhood.For example,if front lawns are com- mon along the street frontage, this landscape type should be used. b. Existing trees should be saved whenever possible. C. All tree plantings should meet the following standards: (1) Minimum 15 gallon size or 6 feet tall with a trunk thickness of 1 inch at 5 feet above grade (2) Minimum of 40% of all trees in 24 inch box Match general front yard landscaping of size or larger.Place at site or building entrance adjacent parcels or at other highly visible locations d. All shrub plantings should meet the following stan- dards: '` 1 Minimum 5 gallon size with a maximum 24 inch spacing C. All ground cover plantings should meet the follow- I ing standards: (1) Use flats or 4 inch pots with a maximum spac- ing of 12 inches. A spacing of 24 inches on center may be used for 1 gallon can size. The initisl installation of large boxed trees is f. An automatic irrigation system is required for all land- strongly encouraged scaped areas. g. Landscaped areas should be protected from dam- age by using curbs, low walls, grade change eleva- tions or other suitable means. h. Seed all undeveloped parcel areas with perennial grasses/flowers. i. Select plant materials which are compatible with com- pany maintenance budgets. j. Antennae for the transmission or reception of tele- phone, television,microwave,or other radio signals should be located and/or screened so that they are shielded from view. Public Review draft September 4, 2002 Page 15 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES UNIVERSAL GUIDELINES 4. Provide a comprehensive site and exterior lighting pian. a. Shield all light sources to avoid glare and confine the lighting to the site. b. Select fixtures that are decorative or unobtursive in locations where they may be seen from public streets or adjacent uses. C. Utilize low mounting heights for fixtures,whenever possible.Light standards should not be taller than the building. Provide attractive, low profile poles and lights in parking lots rather than a few very tall poles. In areas adjacent to residential areas,limit mounting and pole heights to a maximum of 15 feet. d. Provide site lighting to complement the overall ap- pearance of the development. e. Use lighting to emphasize building entries and land- Use attractive light fixtures scape features. f. Provide security lighting which is adequate for sur- veillance,but avoid over-lighting 5. Screen and landscape major street and railroad corridor edges. a. Property edges along major streets and the rail corri- dor should be screened with solid walls constructed of split face concrete block or poured-in-place con- crete using textured form liners. b. Screen walls should include projecting wall caps. C. Screen walls should be visually softened with land- scaping. Page 16 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES COMMERCIAL GUIDELINES IV. Commercial Guidelines The guidlelines in this section apply to all commercial development within the Bay Point Redevelopment Project Area.They are in addition to the Universal Guidelines contained in Section III. A. SITE PLANNING 1. Locate buildings near the front property line. •, a. Buildings fronting on Willow Pass Road should be setback no more than 10 feet from the Willow Pass Road property line. b. Commercial structures on Bailey Road and Port Chi- cago Highway should have a minimum of 25% of their street frontages occupied by buildings set back no further than 10 feet from the front property line. Locate commercial buildings dose to street C. Drive through windows are strongly discouraged. frontage and orient entries to the street However,if they are provided,they should not face onto public street frontages or adjacent residential areas. 2. Provide retail and service commercial uses along ground floor frontages on Willow Pass Road, a. Avoid boring facade gaps along Willow Pass Road frontages. b. Orient entries for building uses to Willow Pass Road. r 3. Provide street visibility for all businesses. a. Avoid building arrangements where business entries cannot be clearly seen from adjacent street frontages. }r I Provide retail and service commercial continuity along Willow Pass Road Public Review Draft September 4, 2002 Mage 17 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES COMMERCIAL GUIDELINES 4. Locate parking for shared use. a. Connect parking lots on adjacent parcels,whenever possible. b. In multibuilding complexes,provide convenient pe- destrian circulation from any parking area to all site uses. '- 5. Provide uses and elements to enliven street frontages. a. Provide display windows and/or windows with views to building interiors along street frontages. b. Use awnings along street frontages to add color and visual depth. C. Add outdoor tables along street frontages for res- taurants,cafes and delicatessens,whenever possible. d. Provide colorful outdoor displays where appropri- ate to the use (e.g.,produce market). f I F I f Use interesting storefronts like this open fronted restaurant "1 ly 9 6. Provide convenient pedestrian connections between uses. i a. Provide delineated walkways and crosswalks to al- low pedestrians to reach all building enures without - having to walk through parking lot aisles. A. b. Provide pedestrian access between adjacent cormner- " X * tial parcels,whenever possible. Page 18 September 4,2002 Public Review Draft BAY PoINI'REDEVELopmENP ARRA DESIGN GUIDELINES COMMERCIAL GUIDELINES B. BUILDING DESIGN �'`'� 1. Avoid blank walls facing public struts. a. Limit blank wall length to 20 ft. maximum. b. Where blank walls are unavoidable,use trellises and lattice work with flowering vines to add interest. C. In-turning uses such as drug stores or supermarkets should provide compensating facade design elements and/or pedestrian and transit amenities. Trellis and flowering vines used to improve the appearance of blank wall 2. Provide arcades, awnings and canopies along street and parking lot frontages. a. Consider using canopies and building forms that are historically related to the Ray Point area.One typical examplesis shown below. b. Relate the height of awnings and canopies to those of adjacent buildings,but maintain a minimum verti- cal clearance of 8 feet. 3. Relate facades to the scale of the neighborhood. a. Larger structures should be designed to provide smaller segments on street frontages. Public Review Draft September 4, 2002 Page 19 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES COMMERCIAL GUIDELINES 4. Design street frontages to be open and inviting. a. A minimum of 60% of ground floor facades facing streets should be non-reflective transparent glazing b. Provide display windows. i C. Entries to upper floor uses should be given special treatment(e.g.,separate awning or entry roof,special lights,unique doors,etc.) d. Design upper floor facades that are attractive and lively. e. Ground floor office uses should use window shapes, Use transparent storefronts along ground floor sizes and treatments that are similar to retail and ser- facades vice uses. f. The interior lighting of storefront display windows is strongly encouraged. g. Accent lighting of commercial building exteriors is encouraged (e.g., pin lights accenting facade forms and details or soft accent lighting). h. Flower boxes are encouraged. 5. Use interesting building forms and materials. a. Utilize shaped parapets,projecting cornices,and other architectural elements to provide an interesting ter- mination to the top of building walls. b. Entry and accent towers are encouraged. C. Include decorative design elements such as file wall inserts and/or 4 the areas below display windows. Make second floors visually attractive and lively C. SITE DEVELOPMENT 1. Provide a mix of soft and hard landscaping. a. Use landscaping and solid walls to provide visual and noise buffers between commercial uses and adjacent residential parcels. b. Use special paving textures such as modular paving blocks,brick or exposed aggregate concrete in front setbacks. 2. Design vehicular access points for safety. a. Use special paving textures and colors where vehicu- lar entries cross sidewalks and other pedestrian areas. Page 20 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES COMMERCIAL GuIDELIh1ES D. COMMERCIAL REHABILITATION Existing commercial structures within Bay Point should be sub- stantially improved over time to support economic and neighbor- hood revitalization efforts. The following are some modest steps that should be considered when commercial additions and other property improvements are proposed. 1. Improve on-site parking lots. a. Relocate parking spaces from the area between the building and the front property line,if possible. , c b. Provide landscaping and low walls to separate park- ing lots from public sidewalks. C. Remove any unnecessary paving and replace with Edge fence added to screen cars in parking lot landscaping d. Add trees and other landscaping to existing parking lots. 7. Improve the appearance of all existing portions of buildings. ```-•.` a. Improve existing buildings to be visually compatible with new additions. b. Install landscaped lattices, awnings or canopies on facades exposed to public view. 13 C. Open up previously covered window openings. ft d. Open up blank building walls with windows,when- +i ^` ever possible. Where blank walls must remain, and landscaped lattices and/or architectural detail. e. Clean up and enhance surfaces and finishes of exist- Improve the appearance of blank walls exposed ing exposed walls. to public view £ Upgrade existing windows and doors. g Add interesting visual details such as shaped para- pets,architectural moldings,and glazed file accents. h. Remove any unneccesary and deteriorated signs.Re- place and upgrade signage in conformance with the guidelines contained in Section VIII. i. Provide quality exterior lighting using attractive well- designed fixtures.Avoid lights with a strong udhtar- ` ian or security appearance.Consider pin lights to high- light facade forms and interesting details. j. Remove utilitarian-looking security devices(e.g,grilles and bars),and replace with less visually obtrusive and more decorative features. Improve signage and facade lighting Public Review Draft September 4, 2002 Page 21 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES COMMERCIAL GUIDELINES 3. Improve the appearance of the site development. a. Add landscaping to the parcel.Special attention should be given to areas between parking lots and buildings, and along property lines-especially those shared with residential uses. b. Screen trash areas and other outdoor storage and work areas. C. Repair of replace existing site walls and fences to match the architecture of the buildings. Page 22 September 4,2002 Public Review Draft .................. BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDUSTRIAL IGU1DELINES V. Industrial Guidelines The guidlelines in this section apply to all industrial/business park development within the Bay Point Redevel- opment Project Area.They are in addition to the Universal Guidelines contained in Section III. A. SITE PLANNING �< �� '�" 1. Screen parking lots from view. �1h -4. Ik � , a. Parking lots should not be placed between buildings ! and front property lines. r' b. If parking between the building and front property �' `�illtilMxlth ? � lines is unavoidable,it should be limited to a maxi- mum of two parking rows and one drive aisle. 5: P g �s � �rindgn ,� d° �ltl�s I C. Screen parking lots adjacent to public streets withk+�t�`r� �� "�' earth berms, shrubs and trees. Berms should be a minimum of 24 inches high, and constructed ata 3. $u1�diR • ,rrt5 f maximum slope of 3:1 hit hP"�a� Fi$ �tulling JIM 1,10% int y�y�`ry rX1 .'�@yl pfi, + Mme!^ yt!irti, r .�11� MW#W bow trroac+tisnnq�h dIPfL�YI.FIbI � d vh£'4rsNL`Evxrok�..yrl, 1,�4 Y.; i h Volk— OW ht O r'r r { '. 2. Emphasize portions of buildings housing office or other human activity functions. ,° � aa � t "� aa3 �1>adskllvrnn' wt�y a. Portions of utilitarian building complexes that have windows and other interesting facade features should � t a a+Yya n Bis +�2 : ? ! be emphasized on street facades to enliven those r€rld�t�„ frontages. k �� b. Provide architectural continuity between office and public areas and the more utilitarian parts of Indus- F trial buildings using materials,colors,pilasters,archi- tectural details and other common elements. r : ro Office Industrial function function { qLl IiC {.! 9. ,>.n Parking at side r Public Review Draft September 4, 2002 Page 23 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDUSTRIAL GUIDELINES Orient short side of building 3. Site warehouse buildings with their shorter dimension to street whenever possible facing adjacent public streets,whenever possible. Rather than a. Long facades with a limited number of windows fac- placing long ing public streets should be avoided,whenever pos- side to street sible. Do Avoid b. In cases where alternative orientations are not pos- this this sible,facade plane changes,added decorative features and the extensive use of landscaping should be uti- lized to minimize the impact of less interesting fa- Fronting Street cades. 4. Organize site circulation to avoid conflicts. a. Separate vehicular and pedestrian paths on the site. b. All truck maneuvering and stacking space for vehicles waiting to unload must be accommodated on-site. Adjacent streets should not be used for this purpose. Screen service and loading arenas 5. Arrange buildings with sensitivity to the street e a from view with the buildingfrontage appearance. mass � a. Orient public entrances and primary elevations to- ward public street frontages. area b Service a . Place buildings on the site to screen service loading ;area g � g and storage areas.Internal building storage should be provided, whenever possible. C. Place service and storage areas,as well as transform- ers and cooling towers,at the rear and sides of build- ings away from public streets.If no other location is Fronting Street possible, set the area back at least 75 feet from the front parcel setback line,and screen with a wall with a minimum height of 8 feet plus additional landscap- ing 6. Arrange buildings and utility areas with sensitivity to adjacent residential uses. a. Avoid placing buildings that are higher than adjacent homes closer than 50 feet to common property lines. b. Avoid locating noise generating uses near adjacent resi- dential properties. Page 24 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDUSTRIAL GUIDELINES B. BUILDING DESIGN 1. Provide an integrated design for all building E elements. f� a. Provide design treatment on all faces of the build- ings. Some means of doing this are as follows: *'` (1) Similar materials (2) Variation in the location of wall planes (3) Window treatments (4) Horizontal reveals (5) Vertical ribbing or fluting texture (6) Columns and pilasters b. Break up large expanses of smooth material (e.g., concrete) with reveals, pilasters, or changes in tex- ture, color or wall plane. C. Set back less architecturally interesting portions of buildings and screen them from public view with landscaping. d. Develop a comprehensive architectural concept for multi-building projects which unifies the design through related building designs and similar materi- als and colors. e. Integrate service doors into the total design. Recess them as far as possible from the face of the wall. Public Review Draft September 4, 2002 Page 25 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDUSTRIAL GUIDELINES 2. Design buildings with simple forms and articulated facades. a. Provide variations in massing, form and texture on large buildings. b. Buildings should be designed with at least one major focal point as well as minor focal points. C. Building entries should be emphasized and well de- fined with projections,towers,recesses and/or spe- cial materials. p; d. Avoid unbroken facades in excess of 100 feet in 6 length facing public streets. Provide changes in wall setbacks to break up long facades. e. Provide diversity in building profiles such as towers and variations in parapet heights to avoid boxlike structures. ham.., 3. Design roofs as an integral part of the building :.._ Use simple building forms architecture. a. Roofs may be flat if their surface is not visible from public streets or nearby buildings. b. Avoid mansard roof forms. If they are used,extend the form back a minimum of 20 feet from the exte- rior wall face, and carry the roof form around all sides of the structure which are visible from public streets. C. Roof-mounted equipment should be fully screened by parapets, roof screens or equipment wells. d. Roof equipment and skylights should be clustered whenever possible to minimize the size and number of equipment screens. 4. Utilize high quality materials and appropriate colors. a. Use durable materials such as masonry, stone, high quality metal panels such as Alucobond. b. Tilt-up concrete walls should be treated to provide relief to their smooth surfaces through the use of texture,pilasters and/or applied decorative elements. C. Avoid bright, contrasting colors except in trim and accent areas. Page 26 September 4,2002 Public Review Draft BAY PRINT REDEVELOPMENT.AREA DESIGN GUIDELINES INDUSTRIAL GUIDELINES C. SITE DEVELOPMENT 1. Provide substantial site landscaping. a. Landscaping should consist primarily of live plant V .0,771TI .1� i1 materials.Rock and ravel may be incorporated into g y rP , fir the landscape to enhance the appearance,but should , + qok ► � ' p not be used as a substitute for trees,shrubs and ground cover. �+y b. Landscaping should be designed to accomplish the following: S5 1 M, 'OSIZAL. th,46, cif l e� ar�d (1) Unify the appearance of the site uareta, (2) Relate the site appearance to adjacent PwiRtttnsct 4 lair tci huh ne dav�al rent; parcels ° " (3) Emphasize site and building entries mttirr` C ' (4) Break up long wall surfaces � '`I► i++relt s 5l n��u'1d (5) Relate outdoor spaces to indoor areas V, F5� , , atttcfotl� - tu. tum C�g.� es wtltCt 4 (6) Separate uses with substantially different r ffh iaff visual appearances (7) Screen service,storage and loading areas bllti + `vElts srtt ;, th W, t d�lr�pt lf�sraeabut r' A� 1 t, � , J C. Landscape all setback areas adjacent to public streets. ,h Resign these areas as an extension of the existing or planned public right-of-way landscaping. Provide a S 'At' c}ta� Wi ,0a xN fad s minimum of 1 tree for each 2,000 square feet of ��, � ���� landscaped area in the setbacks. `�' '� d. Provide buffer landscaping at shared property lines. nr�brs �k '�.�s��Int w 1,011, I e. Utilize drought tolerant landscaping and group plant- �lt CC' il# Exrtt � ing by water usage requirements. Comply with thet� l ' water conservation landscaping requirements of ! � Chapter 82-26 of the Contra County County Code. )I �n jc f. Provide landscaping around and near the entire build- ing whenever uild-ingwhenever possible. " patlble Riau % g Avoid blocking visual sight lines at vehicular entries. �+�'t� -,1 ?zg t� Design landscaping at entries to complement monu- � �k��'t � e h R ment signage. e t llrtll�lith +. , fir tirir rl lri tlC h. Incorporate benches,art and other amenities into the I +ks'like ship Ip sl€Ihg {'; landscaping whenever possible. „ i Fences are generally not desired except when neededM to provide screening of specific areas and provide buffering for adjacent residential areas. x � yIT�T wpTT+ k1�^L•Rwt Mik kN'�4 llr�;vP�ilr�+r9c!`���tl�klls u4 4t91L Public Review Draft September 4, 2002 Page 27 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDUSTRIAL GUIDELINES 2. Screen loading, storage, service and other utility areas from public view and adjacent residential units. a. All fences should be made of durable and weather resistant materials.The use of materials similar to the project buildings is encouraged.Chain link fencing is strongly discouraged unless combined with dense climbing vines. b. Construct screen walls to a minimum height of 6 feet. C. Provide landscaping to soften the appearance of all screen walls. d. For long screen walls,add pilasters or posts to divide the wall visually into smaller segments. i Page 28 September 4,2002 Public Review Draft ..111.1,. BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES MARINA GUIDELINES VI. Marina Guidelines The guidlelines in this section apply to development at the marina within the Bay Point Redevelopment Project Area.They are in addition to the Universal Guidelines contained in Section Ill. A. SITE PLANNING 1. Delineate vehicular circulation areas. a. Use trees,landscape areas,bollards,or other elements to define access roads and driveways. b. Use landscaping,nautical antiques,signage,or other accent features to clearly define intersections of road- ways and driveways. C. Provide clear and easy road access to all uses. d. Provide adequate manuevering space and separation from other vehicular circulation for boat launch Bollards are one way to define vehicular circulation areas ramps. e. Provide a hierarchy of internal roadways (e.g.,wide entry and major access drives along with narrower secondary driveways). d. Provide special parking spaces for cars with boat trail- ers and for recreational vehicles. 2. Group uses to create focal points. a. Locate the Harbor Master's office in a prominent location. b. Locate functions easy joint use (e.g, cafes near ma- rine chandleries and boat sales,chandleries near boat repair yards). C. Avoid materials storage areas adjacent to the waters edge. Public Review Draft September 4, 2002 Page 29 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES MARINA GUIDELINES 3. Provide public access along waterfront areas. a. Clearly delineate a continuous pedestrian way parallel to the river. r ' b. Locate access pathways along the water's edge to the maximum degree possible. C. Treat pathways with materials appropriate to the wa- terfront location (e.g., wood boardwalks, crushed granite). d. Provide comfortable benches and other seating such Provide public access along the water's edge as steps down to the water's edge at points along public access walkways. ,f C. Provide pedestrian scale lighting along walkways.Light >a&. standards should be design or selected to enhance the waterfront character. a f. Provide pedestrian overlooks, wherever possible. . . g Provide public dock space for short term tie up near restaurants,chandleries and other uses that might ex- perience visitors. Provide public oriented activities along public edges whenever possible mr` Waterfront walkway with step seating Page 30 September 4,2002 Public Review Draft k ............:::........ ...............: BAY Pour REDEVELOPMENT ARFA DESIGN GUIDELINES M,4RINA WDELINES B. BUILDING DESIGN 1. Use simple waterfront building farms and details. a. Pitched or curved bow string truss roof forms are strongly encouraged. b. Avoid ornate building forms and details. f C. Use simple building details d. Design restaurants and other commercial buildings to be compatible in form, materials, and detailing with the marina buildings. 2. Use a building theme for building complexes. a. Use similar roof shapes and pitches for all structures in a complex. b. Use a limited pallete of materials. Wood and metal are preferred. C. Develop a unified family of signs for any complex of buildings. zn 3. Use traditional marina materials. � a. Metal and wood siding along with metal roofing is encouraged. 's b. `ll'he use of stucco is discouraged. 3. Use a limited range of building colors. a. Stained wood, white and gray base colors are en- couraged. b. Green and blue trim colors are encouraged. Public Review Draft September 4, 2002 Page 31 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES MARINA GuIDELINE5 C. SITE DEVELOPMENT 1. Use landscaping appropriate to a waterfront location. a. Wood plank walkways and decks are encouraged. h b. Minimize the use of concrete curbs in favor of wood or heavy metal bollards or rails to define edges of A,. 3 parking areas and walkways. C. Stone rip rap and ice plant or shrubs should be used on sloped grades. d. Provide lawn covered picnic areas,if possible. Boardwalk edge with simple landscaping 2. Preseve and restore marshes and wetlands, whenever possible. 3. Landscape parking lots. a. Screen parking lots with landscaped earth berms and/ or edge landscaping, if possible, a b. Provide a minimum of one tree for every 6 parking spaces. Use landscaping as visual screens at parking lot edges 4. include design details with a nautical theme in the landscape. a. Nautical features such as flag yardarms, nautical an- tiques,wooded boat hulls,cleats and blocks,and other artifacts normally found in marina locations are strongly encouraged as enhancements to site land- scaping. b. Flags on tall poles are encouraged. Include nautical artifacts in the site landscaping 5. Enhance the design of security fencing. a. Avoid the use of concertina barbed wire. Limit the use of barbed wire to three strands at the top of any fence or wall. b. Use wood pilings or other solid posts to break up long expanses of fencing. C. Use tubular metal fencing rather than chain link fenc- ing at public edges such as entry drives. - Page 32 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES VI1. Residential Guidelines The guidlelines in this section apply to all residential development within the Bay Point Redevelopment Project Area.Special guidelines are included for multifamily residential development,for the Residential Mixed Use district established in the Pittsburg/Bay Point BART Station Area Specific Plan,and for additions to and the rehabilitation of existing residential properties.They are in addition to the Universal Guidelines contained in Section III. A. SITE PLANNING 1. Maintain the neighborhood building patterns and forms. a. Match the existing front,side,and rear yard setbacks Exiedno H along the block face. If setbacks are variable,match the average setback. 0 b. Match existing modules of building elements facing This This public streets. For larger residential projects, break the building up into smaller components to relate to ._._._._._._._._._._._ the existing neighborhood. _._._._._ C. Respect the garage patterns in the neighborhood. If garages are set back behind the face of the home or detached from the main structure, repeat that pat- tern. d. Limit curb cuts and driveways to widths and spacing common along adjacent street frontages. Whenever possible, provide a minimum of 20 feet between driveways to allow curbside parkin e. Match the first floor line of adjacent homes. f. Provide a planting strip along the street edge if oth- 1 ers exist in the neighborhood, ............ _._ ..y.._.T`4 2. Locate buildings and paving to preserve mature trees. a. Protect the root systems of significant trees by avoid- ing buildings and paved areas close to the trees. b. Use gravel, turf block or other permeable paving materials for paths and driveways near mature trees. Public Review Draft September 4, 2002 Page 33 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES B. BUILDING DESIGN and floor 1. Use building designs similar to and respectful of mass minimized those in the immediate neighborhood. a. Use pitched roofs with slopes and overhangs to match those of adjacent residences. b. Use roof forms and orientations similar to those in the neighborhood. C. Locate taller building forms to minimize obstruction of sunlight to adjacent yards,patios and windows. d. Limit the use of two story building elements adja- Front Landscaped trellis cent to one story homes. Ste second floors back orches softens garage face rY P , whenever possible in these cases. Example of lar&er new homes designed to fit in e. Use simple building smale scale neighborhood p g and roof farms. _ — f. Match gable end orientation,pitch and scale of nearby homes. g Match eave lines of nearby homes, whenever pos- sible. h. Use windows of a similar proportion (e.g, vertical) and operation (e.g., double hung) to those of other - nearby homes. i. Use building materials,including roofing,that are used on other homes within the block on which the home is located. Example of bad infill with little relationship to adjacent scale and roof lines k V. $I ! f 3 S � New house matches scale of existin as Example of sensitive infill Page 34 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT.AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES j. Use floor to floor heights similar to those in the neighborhood to avoid wall heights that are substan- tially larger than those of adjacent homes. k. Keep second floor heights as low as possible. If larger internal volumes are desired,internal two story volumes and exposed internal sloped ceilings should be considered first. L Use base building colors that are similar to others on y the block. Second Hoar setback reduces visual bulk and allows matching of adjacent roof eave lines 2. Emphasize residential entries. a. Porches or extended roof overhangs are encouraged at entries. b. Entries should respect the scale and pattern of other home entries in the neighborhood.Avoid tall entries j that substantially exceed those in the neighborhood. In general,match door heights and entry eave heights to those that predominate in the homes of the neigh- borhood, b. Entries should be related to fronting streets and clearly delineated pedestrian ways. DO THIS C. Provide a sidewalk from public sidewalks to res'- Emphaize home entries and minimize garage dential entries.Avoid using driveways as the only pe- doors destrian access from front sidewalks to entries. t x h. 'I 1 NOT THIS Garage dominates the street frontage Public Review Draft September 4, 2002 Page 35 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIALGUIDELINES 3. Design homes to minimize building bulk. a. Avoid long or tall unbroken wall planes. b. Use balconies to provide scale and add variety to the $k facades on multistory buildings. C. In general, keep second story elements as far back from the front of the house as possible. Set the sec- ond stories back at least 5 feet from the first floor wall below. d. Set side and rear walls back from first floor walls at least 5 feet for a minimum of 25 % of the total wall length and for at least 50% on any single wall. DO THIS e. Add lane changes or other articulation to second Hold second floor line back from house front p g story walls where 6 foot high exposed walls are over 20 feet in length. Plane changes should be a mini- mum of 2 feet in depth and 6 feet in length. f. Provide roof overhangs equal to or greater than homes in the immediate neighborhood. g Use more than one building material to break up the bulk of the structure. h. Use trellis and lattices with flowering vines to add texture to walls and break up larger wall planes. tv;;u^ .v $t a, 4yryy'ra '4�,r NOT THIS Avoid two story heights at garage fronts µ V y• ; g. . . 5 y Inte ratin second floors into a gable roof is one wa to minimize two story building bulk Page 36 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES 4. Use small scale decorative elements to add interest and variety. a. Flower boxes are encouraged. b. Provide architectural detail on facades visible from the street. Examples include shaped porch columns and railing balustrades,and shaped gable fascia boards. C. Consider the use of exposed rafter ends at roof overhangs. 5. Provide continuity of design on all sides of the r structure. a. Window forms, trim and other elements used on the front facade should be carried around to other faces of the structure. b. Materials used on the front facade should be used on the other sides of the home. Decorative details add visual interest and value 6. Minimize the visual prominence of garages and garage doors. a. Subordinate the garage portion of residences to en- tries and other building elements. b. Locate garages behind the front facade of homes, whenever possible. C. For multiple car garages facing streets, use separate ` garage doors for each car. d. Recess garage doors from the face of the garage by a distance of 12" or more. Locate garages behind or at the side of homes whenever possible P Third car garage :i set back from others s Recessed .. garage dc►or$ , Break"upt mass ot ree car garages Public Review Draft September 4, 2002 Page 37 BAY PoiNT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES 7. Design to respect the privacy of neighbors. a. Locate windows to minimize privacy conflicts with windows in adjacent residences. b. Limit windows that would overlook private areas of neighbors yards to those with a sill height of 5 feet or more.Alternatively,obscure glass or glass block may be used to allow light transmission without com- promising neighbor privacy. C. Avoid second level decks and balconies that over- look the more private areas of neighboring yards (e.g,patios). e. Plant appropriately sized trees to maintain privacy wherever needed. Page 38 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES C. SITE DEVELOPMENT 1. Provide open and inviting street frontages. a. Provide as mulch greenery as possible. Avoid large expanses of paving or stones. b. Fences along front property lines are strongly dis- couraged unless they are low, open wood picket fences painted to harmonize with the house colors. White is always acceptable. c. Limit side yard fences and hedges within front set- backs to a maximum height of 4 feet. > . DO THIS d. The use of front lawn landscaping is encouraged. Provide open and inviting front yards Avoid large areas of concrete or rock. e. Plant street trees adjacent to all street edges. £ Flowers and flowering trees and shrubs are en- couraged in front setback areas. !3 Use modular paving blocks or other paving materi- :4 als with color and texture for driveways that are more than one car wide. 2. Match site landscaping to the neighborhood. �r a. Keep landscaping informal to match the character of the neighborhoods. NOT THIS Tall and solid fences destroy the character of b. Plant trees and shrubs in rear and side yards. neighborhoods C. Treat front yards in a manner similar to that com- mon to the street frontage. d. Avoid circular drives with large amounts of paving in front setback areas and more than one curb cut. 3. Design outdoor spaces and landscaping with sensitivity to neighboring residences. a. Avoid trees and other tali landscaping that would block sunlight to neighboring residential windows or significant distant views. b. Avoid locating potentially noisy use areas (e.g., out- door cooking patios) adjacent to neighbors bed- DON"T DO THIS Avoid front yard rock landscaping when rooms. adjacent homes have grass and other green landscaping Public Review graft September 4, 2002 Page 39 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES 4. Provide attractive fences. a. Wood fences with lattice work at their tops are en- couraged in side and rear yards. b. Use wood posts to break up long fences into shorter visual pieces. 5. Minimize the visual impact of exterior lighting on adjacent properties. a. Position lights to avoid light spillover to adjacent lots. b. Use shielded fixtures to direct light down and mini- mize glare. C. Use soft focused landscape lighting to avoid overly bright accents in the landscape. Page 40 September 4,2002 public Review Draft ....................... BAY POINT REDEVELOPMENT AR>E;A DESIGN GUIDELINES RESIDENTIAL GUIDELINES D. RESIDENTIAL ADDITIONS AND REHABILITATION �� F 1. Design additions to be compatible with other `"` homes in the neighborhood. a. Place additions on the rear or side of existing build- ings,whenever possible,rather than on the front of homes. b. Expand existing homes with one story, rather than two story, additions whenever possible. f C. Set second floor additions back from the face of the first floor as much as possible. — = d. In predominately one story neighborhoods,consider Similar roof pits a eave etas ing assist in a second story addition where the second floor roof unifying this second story addition is kept low, and living space is contained within a portion of the roof slope. d. Match existing roof pitches of the existing structures and/or those on adjacent homes. e. On homes with existing flat roofs where leakage is a concern, the use of sloped roofs for drainage is ac- ceptable,but the slope should be kept relatively shal- low. f. Use window proportions,types(e.g,double hung), and materials similar to those on the existing house. A repetition of materials and window details 2. Use compatible materials. along with the large second floor setback help P this addition to fit into the neighborhood a. Materials for remodelings and additions should be limited in number and match those on the existing structures. b. Replace deteriorated materials with original materi- als. C. Avoid heavy materials,such as stone,on second floor additions. Public Review draft September 4, 2002 page 41 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIALGUIDELINES �; ,r 3. Limit the size and impact of garage doors and ax s driveways. a. In neighborhoods with one car garages, avoid wide two car garage doors near the street face of the resi- ISLIP dence. b. Locate garages at the side or rear of the residence,if } possible,rather than in the front. C. For driveways wider than one car wide,use modular concrete pavers or other special materials (e.g., ex- posed aggregate concrete) to add color and texture to the paving surface. Avoid letting the garage dominate the home's street frontage Consider side access garages where lot width permits Roof slopes,window forms 4. Design accessory units and structures to blend and details of auxiliary unit with the existing structure. match house�� a. Use forms,materials,and design character similar to �Primary residence the existing residence. b. Use roof pitches to match the existing residence. Relate auxiliary structures to primary buildings Page 42 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT ARRA DESIGN GumELINES RESIDENTIAL GUIDELINES E. MULTIFAMILY GUIDELINES Multifamily residential development should follow the guide- lines in Section VIII to the maximum degree possible and be de- signed to complement the small scale character of the Bay Point neighborhoods.Development should also adhere to the following special guidelines. MF-1 Relate all building elements to the scale and character of the adjacent neighborhood. MF-2 Break street facades into sizes that are similar to those of single family houses in the area, Multifamily project designed to fit into single family neighborhood MF-3 Use a combination of one and two story forms rather than all two story structures. I!M i MF-4 Provide windows facing the street on all levels of the street facades. Multifamily project that uses one and two story forms to fit with nearby single family homes MF-5 Avoid locating parking areas between structures and primary street frontages. =� — MF-6 Break large parking lots into smaller lots l;t separated by buildings and landscaping, MF-7 Design garages and carports using forms and Avoid multifamily projects that do not have materials similar to the main structures. entries facing the street frontage Public Review Draft September 4, 2002 Page 43 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES RESIDENTIAL GUIDELINES MF-8 Design attached units to look like separate 1; SINTfA MIXEb USE` homes of a scale and character similar to existing s homes in the neighborhood. ! I&utetiAPP�Yt' ?pp- ert3 s'at tha,northeast corner of Ba1te�, Rs�ad; 4i Weft I.elani Road es10�lsled In the#'IttxburglB y cslttt E ICY Stawn, Sp ifk Ply 'It Ide tial Nl sxi bb h k 4 sh Con",r lSO 6(44kbl3 pJadcloth+d � �trof Oxss xf� expPon oftnbrsyg Multifamilypproject designed to resemble nearby sing family homes � rSC� $ 10tfC11kQtE► ht igratdtie V x ... MF-9 Provide balconies and other design features to RMU= M etsshouidberbreak up large two story building walls. up[ts #aclnS Abose l � Ilestri04 .►�n sir MF-1OUse earth berms, low walls, and shrubbery to { Pdt° ' P shield parking areas from street view. RM#J S Buiklingtcsrrrt� ahilc! I l MF-11Shield trash areas and utility elements from PC �.v ts,t f ,Ia` tingshpublic view. Mop'. a tor�- 1k usual` I Lan Or MF-12Provide special design treatment for an sound P g Y walls or security walls seen from public areas. RMS 7 Balt Aloko.loroutdt3 k4w*nd ► the facts 7 a uircl 14, � s`' �� be del({Iateyyd/io IAKC41e . y^fyyT�3JW dlt�SlCtti Page 44 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES Vlll. Signage Guidelines These signage guidelines apply to all development within the Bay Point Redevelopment Project Area.Applicants should also refer to the Contra Costa County Code Chapter 88-6: OutdoorAdvertrring for detailed signage require- ments. A. GENERAL GUIDELINES 1. Signage should be limited to the following types: a. Freestanding signs b. Wall/fascia signs C. Awning signs D u,R A PLAZA d. Window signs e. Projecting signs f< Shingle signs g A-board Freestanding Awning Walt/fascia .w wli a 2. The following sign types will not be allowed: a. Portable signs b. Reader board signs except for cinemas,performing arts theatrrs, community cen- Projecting tern,and churches 5 C. Roof mounted signs d. Cloth,paper or fabric signs hung from the building or placed in windows except as allowed for Tem- porary Signs under the Contra County County's Sign rn ow Shingle Ordinance. 4NICIA .emv, �I�'irryRt Mbmoard Public Review Draft September 4, 2002 page 45 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES 3. Locate major signage for easy viewing from fronting SII� t REAQALIUTY streets b � e ssa. Use freestanding signs or wall signs to address ve- dnt:a�tau;. is • ett spac ' hicular traffic. 'the amt�tt cif ixfoslotz cati the`' b. Pedestrian scale window and projecting signs are a am4upt of IC}iC+tlnl strongly encouraged along Willow Pass Road and around the 14tte s� the c istan e ' Bailey Road, fro inch the the �cs `fhe xx ai r e cr l cont f 4. Limit the amount of sign information oriented to �, A °� vehicular traffic. a. Limit sign information to the name of the business r� + g7 #U�it��b �r business logo and/or the primary product sold or Ub service offered. b. Avoid large amounts of sign information using small + I�r t the #riount'o tinf0rr letter sizes. � f t oxo,asp + �pk*+ sigt?ttfrat�bi , r' a " ,¢ 5. Relate letter sizes to the viewing distance from * �t� ° 'ox ► t' which the sign will be seen. l� g a. The sign type guidelines that follow contain informa- `� �#. tion on maximum letter heights.For guidance on let- + ltttotee Iii tjter * �{ ter heights and sign readabliry in general,seethe side- .?g prr f1r bar to the left. t d S a ICul ft ` 4 6. Maximium letter height Commercial uses maximum letter size: w ti 18" except for major commercial uses exceeding k �a 10,000 sq.ft.which are set back from the street front- age by 250 feet or more. The maximum letter size b�. x for these uses shall be 24" b. Industrial uses maximum letter size: 24"except along Willow Pass Road where the maxi- mum shall be 18" 3. fZ 1 t S rr' t , SII f 1 4F f 4n'tT f irj 4 ! 1 Page 46 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE WDELINES 7. A comprehensive signage program should be prepared for all development sites. a. Sign sizes and shapes should be designed to relate comfortably to the architecture of the buildings. b. Use quality materials and finishes for all signs. (1) Appropriate background materials include fin- ished wood,metal, stucco, and concrete. (2) Appropriate letter materials include metal and wood. (3) Finish the edges of all signs and sign compo- nents. (4) Relate the sign's material and design to the de- sign style of the buildings. (5) Do not use plastic signs or signs painted di- rectly onto wall surfaces.All signs should be designed with materials and colors related to the architecture of the buildings. C. Signs should be designed to be as small as possible, while still allowing readability from reasonable view- ing distances. d. A limited number of type styles, sizes, and colors should be selected for use throughout a project. e. Sign mounting heights should be as low as possible. £ The view of commercial and industrial signs from adjacent residential areas should be minimized to the maximum degree possible. Public Review Draft September 4, 2002 page 47 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES ;Onh.p�,A. 8. Keep signage simple. s�i��' a. Avoid extensive wording and advertising messages. ANNIVERSARY! Signs are most effective when their messages can be R BLASTIC SUPPORT STOCKIWI 9 grasped quickly. Too many words or images com�- S—kA sp,i W",,,trm"a""' pete for attention and reduce the readability of signs. d'Sparis 5uwportx U MEDICAL b. Emphasize either the sign lettering or the graphics, but not both to provide a focal point to convey the Avoid signs like this with too much text and business message and avoid visual confusion. too many type styles C. Avoid visually cluttered signs. Irregularly spaced or nonaligned letters,mixed letter fonts in the same word, and too many graphic images make signs harder to read and reduce their effectiveness. d. Avoid using signs with brand identifications or prod- uct advertisements. e. Generally,use no more than two type fonts per sign in order to more clearly and quickly convey the sign's message. f. Stress one line of text in multi-line signs. Do not use propriatory advertising sign like this Page 48 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE C..rU1DELINES B. FREESTANDING SIGNS These signs ary also called Monument Signs. 1. Sign content a. Limit to project name, individual tenant names,ge- neric uses and the street address. Logos and other ,' graphic design elements may be allowed at the dis- cretion of the Director of Community Develop- ' Ment. h r " .�_ F>3a1*vS�Catgd'°$!lig u b. Include street address number,or number plus street name on monument signs in auto-oriented locations. 5Ui'#:NM,iHPcE:T L7dtc�CFbITF�i , 3. Maximum Area and Coverage a. 64 square feet b. Limit the area of lettering and symbols to a maxi- {; mum of 60% of the total monument sign area. C. Directional signs(e.g.,Service Entry)are limited to a maximum of 20 square feet. 4. Maximum Width a. 10 feet 5. Maximum Height and Location a. 10 feet b. Sign height and location should be selected to avoid interfering with drivers'sight lines. C. Locate freestanding(monument) signs in well land- scaped areas near main auto entries. Public Review Draft September 4, 2002 Page 49 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES 6. Maximum Thickness REN ATO'S a. 18 inches 1 b. ]Extra width at the bottom and top of freestanding signs may be considered for well designed bases and u3 for decorative sign caps. E C4CKTAt1S 7. Materials a. Wood, concrete or other durable materials are en- couraged. 8. Illumination a. External illumination is encouraged for monument signs. b. Can or cabinet signs are discouraged. C. If interior illumination is used,limit signage to indi- vidual illuminated channel letters or letters cut out of metal panels,rather than fully illuminated acrylic pan- els. 9. Special Requirements for Multi-tenant Signs a. Major anchor tenants may have their own corporate type styles and colors. b. Other tenants signage should be limited to a single type style,size and color. Page 50 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SiIGNAGE Gu1DELINES C. WALL AND FASCIA SIGNS 1. Sign Content a. Limit to the name of the business. Graphic logos and other design elements(e.g.,text underlining)may \y be utilized with the approval of the Director of Com- munity Development. b. Street address number may included on the front building facade with the approval of the Directo 6, of Community Development. Number sizes should be no larger than 6"in height. 2. Sign Location a. Relate wall and fascia signs to the design of the build- ings.Wall signs must fit within a Signable Area not to exceed 15% of the building facade {see diagram be- low for example of Signable Area. The Si gnable Area should be relatively flat,and should not contain doors, window or projecting moulding or trim. A: Signable Area 1e2b B: Sign Area I 71n iTTTrIT I TagI� i I 3. Maximum Sign Area a. 60/0 of the Signable Area l ' 4. Maximum sign width y<: a. 75% of the Signable Area 5. Maximum sign height a. 2J3 of the height of the Signable Area Public Review Draft September 4, 2002 Page 51 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES 6. Maximum letter height a. See General Guideline on page 46. W 7. Letters a. Use individual letters or neon designs mounted on the wall face or on a backing material applied to the building wall. b. Letters,logos,backgrounds and other sign elements may not be painted directly onto building walls. 8. Illumination a. Sign illumination may be any of the following: (1) Channel letters with interior neon and acrylic faces (2) Reverse channel letters with neon halo back- lighting (3) Exposed neon 9. Other Provisions a. Conceal all raceways and other connections. Page 52 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES D. WINDOW SIGNS 1. Sign Content: a. Limit to the business name, business tenant logo, ath-1 products, brand names offered by the business, ad- dress,hours of operation,emergency telephone num- bers, and credit cards accepted. b. Window signs may include special graphic design el- ements with the approval of the Director of Com- munity Development. C. The glass of doors and door transoms may contain only the address number and/or business name. 2. Maximum Sign Area a. 25%of any single window area and no more than a total of 15%of the aggregate frontage window area on any facade. b. Any signs located within five(5) feet of the window will be considered a part of the window signage. 3. Maximum letter size a. 12 inches 4. Materials The following materials and methods should be used: i a. Individual vinyl letters b. Professionally painted individual letters and designs C. Gold leaf individual letters and designs d. Neon tubing mounted on clear backing material 5. Application a. Letters and graphics are to be applied directly to glazed surfaces except for neon signs which may be suspended from above with metal rods or wires. b. Signs taped to windows,suction cupped to windows, or painted on windows by nonprofessionals are not allowed. Public Review Draft September 4, 2002 Page 53 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES E. AWNING SIGNS 1. Sign Content w a. Limit awning signs to business name,business logo, services (e.g.,French Cuisine),and address. b. No products or brand names are allowed as awning ,agn g Sl a e 2. Maximum Number a.One sign per awning 3. Sign Location a. Signs may be placed on sloped face or the valance of the awning,but not both. b. Awning valances are the vertical element located at the bottom of the awning's sloped face.if provided, they should not exceed 12"in height. 4. Maximum Letter Height and Coverage a. 2/3 of the height of vertical valance height or 8 inches,whichever is less b. 2J3 of the width of the vertical valence C. Business logos or graphics suitable to the business may be placed on the sloped face of awnings, but may not exceed 15% of the sloped surface area. i Y Page 54 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES F. PROJECTING SIGNS 1. Sign Content a. Projecting signs are strongly encouraged in locations with substantial pedestrian traffic, for buildings lo- cated close to the street, and when more than one business is located along a building frontage. b. Icon,three dimensional and other creative signs that express the unique personality of the businessi are encouraged. C. While design creativity is encouraged and flexibility in content is allowed,subject to approval of the Di- rector of Community Development, signs should generally be limited to the business name and inter- esting pictoral elements related to the business (e.g., scissors or shilohette head with hairdo for a beauty salon). �$ ,J 2. Maximum Number a. One sign per business along each street frontage with an entrance to the business. 3. Maximum Sign Area a. Six(6) square feet b. Irregular shaped signs should fit witin an imagenary rectagle not to exceed nine(9) square feet in area. See example diagram to the right. x Public Review Draft September 4, 2002 Page 55 BAY POINT REDEVELOPMENT AREA DESIGN G'rUIDELINES SIGNAGE GUIDELINES 4. Maximum Projection a. Forty-two (42) inches from the building face with a 4— Building tam minimum of six (6) inches maintained between the building face and closest projecting sign edge. F�k+�j�ectlt�g , 5. Maximum Thickness a. Six(6)inches 6"minimum clearance b. Special and creative signs that have a three dime P $ - bveen n n and buboldIng tees° sional quality may have a greater thickness subject to approval by the Director of Community Develop- ment 5. Mounting a. Signs should be mounted with careful attention to the architectural features of the building For example, supporting plates or brackets should be placed on flat areas of the facade, not on moldings or projec- tions. b. Efforts should be made to support the bracket Soley w by its connection to the building rather than by wire N, rf holdback supports. C. Projecting signs should be mounted to allow a mini- mum of 10 feet of clearance below the bottom of the sign. d. Brackets should be well designed and related to the s: design character of the building Simple round pipe N. brackets with plugged ends or added decorative end elements are generally always appropriate for pro- jecting signs.However,if the architecture of the build- ing has special decorative features or if the business has special characteristics(e.g.,Spanish cuisine),more decorative sign brackets may be appropriate. Page 56 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES 6. Materials a. The following materials are acceptable, subject to approval by the Director of Community Develop- ment: (1) Wood (2) Metal (3) Fabric with top and bottom bracket supports �. b. The use of plastic for projecting signs is not permit- ted. i C. All exposed edges should be finished (e.g, no ex- posed plywood). 7. Illumination a. Signs may be externally illuminated. Interior illumi- nated box signs are not permitted. b. All lights should be have glare shields to minimize glare. C. The integration of lighting with the sign brackets is encouraged. d. .Lights should be selected for their unobtrusiveness or decorative appearance, 1p s Public Review Draft September 4, 2002 page 57 BAY PomT REDEVELOPMENT AREA DESIGN GUIDELINES SIGNAGE GUIDELINES G. SHINGLE SIGNS 1. Sign Content a. Shingle signs are encouraged under awnings in pe- destrian-oriented areas,especially in locations with mul- tiple businesses along a frontage. 11 s . b. Icon,three dimensional and other creative signs that express the unique personality of the businessi are encouraged. C. While design creativity is encouraged and flexibility in content is allowed, subject to approval of the Direc- tor of Community Development, signs should gen- erally be limited to the business name and interesting pictoral elements related to the business(e.g.,scissors or shilohette head with hairdo for a beauty salon). 2. Maximum Number a.One sign per business along each street frontage. 3. Maximum Sign Area a.Three(3) square feet 4. Mounting a. Shingle signs should be suspended with metal rods, chain,cable or hooks. pr %rCi,�u�nt. c�frxt�trrrct g. AND OFFICE SUPPLY l 4. Page 5 8 September 4,2002 Public Review Draft BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES IX. PUBLIC SECTOR IMPROVEMENT GUIDELINES C The guidelines in this section are intended as general guidance for new public or quasi-public buildings,and for infrastructure improvements such as street lighting,street furniture and signage. A. PUBLIC AND INSTITUTIONAL BUILDINGS 1. Site Planning a. Project plans should be sensitive to the surrounding neighborhoods. b. Building forms and floor plates should be adjusted to fit into the scale of the surrounding development. C. Parking should be located and planned to minimize its visual impact. d. Ingress and egress points should be planned to avoid negative impacts on surrounding uses. 2. Building Design a. Design with a building scale and character which re- spects surrounding development and the overall small scale of the Bay Point community. b. ,Avoid currently trendy designs in favor of buildings designed for long term suitability. F, C. Use high quality materials. ' d x Public Review Draft September 4, 2002 Page 59 ............ BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES PUBLIC SECTOR IMPROVEMENT GUIDELINES B. STREETS 1. Arterial Streets The following guidelines apply to Willow Pass Road,Bailey Road and Port Chicago Highway. a. Utilize comer bulbs with landscaping wherever pos- sible to shorten pedestrian crossing distances. b. Emphasize pedestrian crosswalks with textured pav- ingmaterials. C. Remove extraneous signage. d. Develop new street and directional signage using a common family of sign types, styles and mounting techniques. e. Install street trees with a size and shape that will mini- mize the street widths. f, Install landscaped medians wherever possible. (1) Utilize marine artifacts and features (wood or metal bollards with rope or chain linkages) as theme and decorative elements. g. Install or retrofit street lights to accommodate deco- Comers treated with landscaping and rative and informative banners. pedestrian amenities h. Install comfortable wood or metal benches at bus stops and areas of substantial public pedestrian traf- fic. Provide landscaping to improve the pedestrian experience fit 1TVALE it Street lights and banners can be used to reinforce community identity Page 60 September 4,2002 Public Review Draft ........ ..............".;....... BAY PRINT REDEVELCJPMENT AREA DESIGN GUIDELINES PUBLIC SECTOR IMPROVEMENT GUIDELINES 2. Neighborhood Streets a. Plant street trees where they are missing to give a soft,landscaped character to all neighborhoods. `a b. Create neighborhood entry signage,where possible. C Use decorative poles and fixtures for neighborhood F street lighting. , Examples of bus shelters and pedestrian amenities Public Review Draft September 4, 2002 Page 61 BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES Page 62 September 4,2002 Public Review Draft BAY POINT REDEVEL©PMENT AREA DESIGN GUIDELINES INDEX Index A L additions,41 accessory Structures, 42 landscaping buffering,24 applicability, 1 commercial,20 guidelines,33 arcades,19 existing buildings,21 mixed use,44 architectural Style, 11 existing trees,15,33 multifamily,43 awnings,18,19 parking lots,14,23,32 rehabilitation,41 B property lines,27 S residential,39 blank walls, 11, 19 site, e scale, 5 building standards,15 security,5,32 bulk,36 service areas street frontages,27 forms,20,26,33 nt,32 coverage,7 waterfront,institutional,59 lightingro 20,40 location,10 marina,31 screening,10,28 orientation,7,24 M setbacks from parking,7 placement,7,17,24,33 marina guidelines,29 signage,5,21,45 public,59 materials,5,13,20,26,31,41 signage program,47 C mouldings,11 signs multiple building complexes,12 awning,54 color, 13,26,31 fascia,51 commercial frontages,18,20 N freestanding,49 compatibility,5 neighborhood character,3 letter height maximum,46 canopies,19 neighborhood patterns,33 letter size maximum,46 permitted,45 ® prohibited,45 decorative elements, 11,37 outdoor dining,18 55 designprinciples,5 projecting, p P p readability,46 display windows,20 shingle(hanging),58 L pad buildings,12 wall, 51 ® p� window,53 entrances,7,35 bicycle, 7 site,5 F coverage,7 site development, 14 edges,14 streets facades,26 existing lots,31 fences,40arterial,60 industrial uses,23 edges,16 franchise architecture,11 location,7,1$ G principles,5 neighborhood,61 garages (residential),37,42 screening,14 Tpaving,20 towers,20 H pedestrian linkages,9,18 transitions,12 privacy,39,40 trim,11 public access (waterfront),30 U information contact,1 Q irrigation(landscaping),15 V B vehicular railroad corridors,16 entries,7,9,14,20 K rehabilitation(commercial),21 elation,9,24,29 residential Public Review Draft September 4, 2002 Page 63 e BAY POINT REDEVELOPMENT AREA DESIGN GUIDELINES INDEX W warehouses,24 willow pass road basic principles,5 commercial setbacks,17 industrial frontages,23 X Y Z Page 64 September 4,2002 Public Review Draft APPENDIX A-Attachment The following modifications to the Specific Plan (Chapter 4-Urban Design) were approved by the Board of Supervisors . URBAN DESIGN Add:The following Principles of New Urbanism and Transit-Oriented Development • The Station Area is well connected to the surrounding neighborhoods and to the region. A continuous network of streets and paths provide a choice of safe,convenient, and interesting routes within and without the station area. +► The Station Area's streets, parks, trails and other public areas become the community's outdoor living rooms. They are safe, convenient, and comfortable places in which to spend time. No major pedestrian route should be through desolate parking lot or through a lifeless street. These outdoor rooms become the places where the chance meetings of people occur on a daily basis and provide the space of support for the formation of the community bonds. • The station area has a mix of uses, where people live, work, shop, and recreate,resulting in a safe twenty-four hour place. • A choice of housing types allows people of different incomes and ages to live in the station area,supporting a healthy and diverse culture. • The station area plan supports choice between-walking,'biking-and- .. _ transit._ The benefit is a measure of independence for those who cannot drive,especially the young and the old. • The architecture of the station area should represent diverse yet harmonious groupings of buildings respectful of historic architectural. traditions. • The station area will be well connected to a local and regional bicycle and pedestrian trail system. 4.1 Objective 1.2 Change"urbane"to"urban„ 4.2 Figure 18 Figure 18-Conceptual Urban Design flan would be modified to allow the construction of more than one BART parking structure, with the same number of spaces proposed. The concept could include the orientation of the parking structure(s) in such a way that BART patrons have to walk through a commercial area to get to the trains. This will liven up the commercial area and turn BART patrons into retail customers. The creation of smaller blocks in the area would be encouraged and commercial uses directed in areas where it be located on both sides of the street, creating some synergy. The circulation in the multiple-family residential area in Development Zone 1 would be modified to include more, smaller blocks. The buildings would be perimeter buildings, brought up to the street. The private space and the parking would also be located at the interior of the block. On-street (teaser) parking would be allowed throughout this area to encourage patronage to commercial areas. Design Guidelines- Appendix A -Page 1 4.2 Figure 18 Figure 18 (Conceptual Urban Design Plan)would be further modified to allow multiple-family residential units fronting the park„similar to a square.The single-family residences currently backing up to the park would then back up against other residences. Lining the perimeter of the park would add security to the park. This potential modification was addressed in the Recirculated D13IR.(pg. 17-36)and noted that any development on park property would require equal replacement of park land for development within the park district. The concept of bringing multiple-family residential development up to the street, and avoiding clustering of the units,would also be incorporated in the Canal Road portion of the Specific Plan (Development Zone 3). Development Zone 4 would be modified by breaking up the area with additional streets, thereby creating an"industrial neighborhood". 4.13 Figure 25 (Figure 25-Willow Pass Road Urban Design Improvements) would be modified to eliminate the median island in`some areas of Willow Pass Road and the width used instead for on-street parking. 4.14 Figure 26 Figure 26-West Leland Road Urban Design Improvements): The urban design Improvements would be modified to straighten the sidewalks and avoid meanders. 4.15 Guideline G-2 Add: Separate the sidewalk from the parking lot with a short masonry wall topped with a wrought iron fence or other appropriate materials. = 4.15&_ Guidelines G6 Modify to encourage.simple,high quality design, and avoid to many 4.17 &G7 plane changes because it makes the building look too busy. 4.18 Guideline G- Add: encourage liner buildings,instead of blank walls. 10 4.18 Guideline G- Add: encourage garage access via an ally. 11 4.18 Guideline G- Modify Guideline G-13 to acknowledge that fences,such as picket fences 13 and wrought iron fences,that define the public space are encouraged. 4.19 Guideline G- Add the following: 'Fall, shady trees should be used for commercial 18 areas and lower trees in residential areas. 4.22 Guideline Change the reference of "Residential Units as Buffer" to "Residential BSA 7 Units as Liner" 4.25 Guideline CD 1 Suggests changing "Commercial buildings should be sited near the sidewalk" Design Guidelines- Appendix A -Page 2 URBAN DESIGN .............. f PittsburglBay Point BART Station Area Speck Plan URBAN DESIGN SECTION 4 URBAN DESIGN A. INTRODUCTION This section sets forth the urban design concepts underlying the plan,outlines urban design policies,describes anticipated public improvements and sets forth design guidelines applicable to general and site specific circumstances. B. URBAN DESIGN GOALS AND OBJECTIVES Goal 1: Establish the BART Station Area as a Regional Focal Point. Objective 1.1 Create a sense of arrival at the BART Station. 1.2 Link the mix of uses surrounding the BART Station into a unified urbane environment. Goal 2: Establish a Cohesive Residential Mixed-Use Neighborhood Around the BART Station. Objective 2.1 Create a strong visual linkage between the areas north and south of State Highway 4. 2.2 Minimize visual differences between areas within the City of Pittsburg and those within the adjacent unincorporated areas. 2.3 Integrate new development into the existing neighborhoods 2.4 Establish an urban design framework which can be extended into other areas adjacent to the Specific Plan Area. 2.5 Emphasize residential-compatible scale and landscaping in all new development. Goal 3: Improve the Character and Livability of the Bay Point Neighborhood North of Highway 4. Objective 3.1 Establish a Neighborhood Commercial District focal point on Willow Pass Road. 3.2 Upgrade the appearance of existing commercial development. 4.1 I 11 +/ + I t I t + ♦ A R R :/ y � _� r� �•M r1M tf r r'��#nil _ �•rrRi r. :�s. �#/#� �#/►'I ■T 1 ' � �w'"'i. 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'R ! ^' 1F{ + fj f Y ! r ffri f fl ,•Y+�7M' PittsburglBay Point BART Station Area Specific Plan URBAN DESIGN 4. Ambrose Park will be improved and expanded 3f possible to provide a focus of park and recreation usage for the Specific Plan Area. The potential for a creative combination of park and recreation uses along with multifamily residential development will be explored with the goal of increasing the visibility and usability of the Park while adding additional land area and facilities to it. Future additional uses may include a Child Day Care Center and environmental interpretation features around the existing wetlands area to the east of the Park. Possibilities include expansion of the park lands to the west and/or to the east as well as the use of land trades to bring parklands up to the Hailey Road frontage while allowing residential development within the current Ambrose Park boundaries to add value to the residential development while at the same time increasing park security through more direct visual surveillance. One possible plan is shown on Figure 22. ax W. MrKtuw GOWTA j wiL NnA MAIL- Mr WT - AMA VA M V4 LIM r.xisrcra�r e `� �i+1�'C�JV.k4 P�PJ6t titt.1.k+t0 7RP�ttt.�s 1tT tlst.,�rt p E�'oh p Mt! t�-lWf Ih�= G,O,� �iG D.ct,r14G, Figure 22 Ambrose Park Expansion Concept Example 4.5 Pittsbure/Bay Point BART Station Area Specific Plan URBAN DESIGN S. Street median trees will be replaced and new street trees added at the street edges along Bailey Road. Stronger identity trees extended from Willow Pass Road to West Leland Road will visually tie the Specific Plan Area together and assist in mitigating the substantial barrier created by State Highway 4. In addition, new street tree along the curb line will provide some better sense of separation between vehicular and pedestrian movement. Sidewalks would be widened as described in the Circulation Section of this document. b. Tralls along the East Bay Municipal Utility District(EBMUD)easement will be improved to encourage their usage for pedestrian and bicycle access to the BART Station Area. Landscaping with shallow-rooted landscaping to improve the appearance of the pathways and the installation of pedestrian lighting to improve early evening security will assist in encouraging non-automobile travel to the area. 7. Crosswalk improvements will encourage pedestrian movement along Bailey Road to and from the BART Station Area. Pedestrians now shun the existing tunnel under the State Route 4 west-bound intersection off-ramp at Bailey Road for security reasons and cross the ramp at grade in conditions which offer motorists little warning of pedestrian presence. Decorative paving and pedestrian-activated walk lights will improve grade-level crossing safety at this intersection. Implementation of these improvements is contingent upon a feasibility study as outlined in the Circulation Section of this document. 8) Emphasis upon new buildings which are sympathetic to the existing residential scale of the area will blend new development with surrounding neighborhoods. Although new development in the area of the BART Station will be more dense than that which currently exists in the area,attention to the scale of buildings along street frontages combined with guidelines which reduce the bulk of structures will provide for a similarity in architectural character which will promote compatibility while encouraging diversity. 4.7 PittsburglBay Point BART Station Area Specific Plan URBAN DESIGN ZONES III AND IV Policy UD-10: All new development and renovations shall respect the smaller scale of the surrounding residential neighborhoods. New development should respect the small residential scale of the neighborhood and be - designed to be compatible with it. Sloped roofs, buildings visually broken into smaller segments to relate to residential lot frontage dimensions,smaller window segments,flower box details, and residential building materials can all assist in establishing a relationship between new commercial and residential construction and with the existing structures of the neighborhood. Policy CJD-11: Transit supportive amenities shall be constructed in conjunction with the Neighborhood Commercial District. Bus shelters,benches,organized newspaper vending areas,landscaping and other amenities are expected to be apart of new development adjacent to bus transit stops. 4.10 I PittsburglBay Point BART Station Area Specific Plan URBAN DESIGN E. PUBLIC SECTOR IMPROVEMENTS Y OVERVIEW Four public sector urban design improvement projects are planned to give visual cohesion to the Specific Plan Area,and to encourage pedestrian and bicycle movement as an alternative to the use of the automobile to access the BART Station and adjacent commercial,educational,and entertainment uses. Although they are described as "Public Sector Improvements", some of them -especially the West Leland Road Linear Park - may be constructed in part or in total by property owners of adjacent new development. The location of these projects is shown on.Figure 23 and described in more detail on the following pages. WILLOW PASS ROAD _ _s a� � L Cy A • �4IL In SCLAMSCUOOL w CARXL x k1Ci/yyAYt sss+ a�e:eea sa saa�$ica..'_-.»� sia asa_rat�'.faas asxx Estiaic' H10J WAYI 4ag aaax I`_L1.;iY li�miae--�I t F[4II1F84li SP5Fa �...,.. + � feel. ♦ ' az' - ' S"„ 1 1 t jkxaas LZLAMDyatA� AMBROSE PARR y �{ a VM . WAN a e � rc Figure 23 Public Sector Improvements 4.11 Pittsburg/Bay Point BART Station Area Specific Plan r URBAN DESIGN BAILEY ROAD The intent of this improvement is to link the two side of State Highway 4 together visually and to enhance the overall image and character of the Bailey Roan corridor which serves as the primary entryway from the freeway and Willow Pass Road to the BART Station Area. Although the sidewalks under the freeway cannot be widened, additional lighting is planned to improve the pedestrian character of that linkage. Anticipated improvements are 4 shown on Figure 24 and outlined below: Bailey Road Improvements • Replace median trees. • Widen Sidewalks. • Add street trees at edges • Bailey/Willow Pass Road intersection treatment • Freeway off-ramp crosswalk • Freeway underpass improvements. Figure 24 Battey Road Urban Design Improvements 4.12 PlttsburglBay Point BART Station Area Speck Plan URBAN DESIGN WILLOW PASS ROAD Street trees along both sides of the street in the Specific Plan Area and a landscaped median along with other urban design improvements at the Neighborhood Commercial District are intended to enhance the overall image of the area and establish a focal point for the Bay Point community. Anticipated improvements are outlined " below and shown in Figure 25: Willow Pass Road Improvements • Street trees • Landscaped median at the Neighborhood Commercial District • Special pedestrian lighting and banners l 1. I � 4 i I. / � l f I l 3 t I t i i Figure 25 Willow pass Road Urban Design Improvements 4.13 PittsburgMay Point BART Station Area Specific Plan r URBAN DESIGN WEST LELAND ROAD A linear park is planned to visually link the BART Station Area with neighborhoods to the west, encourage pedestrian and bicycle travel,and provide a place for neighbors to meet and converse. A Master Plan for this element will be developed as a part of the Specific PIan Implementation Program to establish details of uses and landscape design. Anticipated improvements are outlined below and shown on Figures 20(page 4.4)and 26: West Leland Road Improvements • Street trees and other landscaping • Combined pedestrian/bicycle path • Pedestrian lighting • Pedestrian amenities(e.g.,benches) • Other special features(e.g.,tot lots,commercial plazas) I l AM w ra. rr J :a =-t • t - s Figure 26 West Leland Load Urban Design Improvements DE ANZA TRAIT.IMPROVEMENTS Landscaping and night lighting improvements would be added to the existing trail along the East Bay Municipal Utility District's right-of-way to encourage its use for bicycle and pedestrian trips to the BART Station. 4.14 PitisburglBoy Point BART Station area Specific Plan URBAN DESIGN F. GENERAL DESIGN GUIDELINES SITE PLANNING Guideline G-1: Orient building entries to street frontages whenever possible. This guideline implements Policy UD-1 and is intended to enrich street front facades and provide activity on the streets to encourage pedestrian activity and enhance security. Do this Not This Guideline G-2: Locate parking lots behind buildings and away from street frontages whenever possible. if plarcement behind buildings is not possible, locate parking lots to the side of buildings. Locate parking between buildings and frontages sidewalks only when no other solution is possible. This guideline implements Policy Ulf-2. S7" 7' Do This Or This 4.15 • f, Pittsburg!Bay,Point BART Station Area Specific Plan f URBAN DESIGN Guideline G-3: Provide residential setbacks similar to those of adjacent residential structures. This provision is intended primarily for the Bailey Road corridor to establish a uniform landscaped setback along the street edge. BUILDINGS Guideline G4: Pitched roofs are strongly encouraged. Since the primary use of the Specific Plan Area will be residential, commercial structures and new residential structures with sloped roofs will reinforce the image of a high quality residential area. Guideline G-5: Security bars visible from streets and pedestrian ways are strongly discouraged. Although crime has been a concern in the Specific Plan Area in the past, a continuation of that image would be detrimental to the future prosperity of the community. New residential development, the BART Station, revitalization efforts in the surrounding community, and future development to be added to the area will all combine to improve security within the area and mitigate the need for extraordinary security provisions. Guideline G-6: New buildings should be designed to reflect and relate to the residential community surrounding the Pittsburg/Bay Point BART Station. New residential and commercial structures, especially along street frontages, can be designed to relate to the residential communities nearby by use of offset wall planes, height stepbacks, and architectural detail. An example of high density housing designed to be compatible with smaller scale adjacent residential neighborhoods is shown below. fi 4.1E PittsburglBay Point BART Station area Specific flan URBAN DESIGN Guideline G-7: Residential and commercial buildings should be designed with facade variety. Single plane,facades and ones without detail are visually uninteresting and often cheap in appearance. The use ofplane changes andlor attached detail elements will provide light and shadow variation and increased interest to a structure. Examples of techniques to add visual interest are shown below. LO. Don't Do This Use Wall Plane Changes Use Interesting Windows Use Projecting Elements Guideline G-S: All buildings should have easily readable address numbers visible from the street. Guideline G-9: Parches or extended overhanging roofs are encouraged at residential entries. Projecting entry elements assist visitors in locating building entries and will serve to relate the new construction to the residential heritage of the Bay Point community. 4.17 PittsburglBay Point BART Station Area Speck Plan URBAN DESIGN Guideline G-14: Lang blank walls on or visible from streets and pedestrian ways are strongly discouraged. , Usable spaces,building entries,windows,and other features should be used to screen large blank walls(e.g.,parking structures or storage areas within buildings). Where blank walls cannot be avoided, they should be softened with trellis structures and landscaping. Guideline G-11: Minimize the visual prominence of garages and garage doors. Emphasis should be placed on activity spaces and entries rather than storage for automobiles: LANDSCAPING Guideline G-12 FIower boxes are encouraged on all residential and commercial buildings. Flower boxes introduce a detail element to enrich building facades and add color and interest to the environment Guideline G-13: Fences along street frontages are discouraged. Fences can serve to isolate residents and present an unfriendly image to the neighborhood. If fences are provided, solid walls should be no more than four feet high. Open fencing (e.g., wrought iron)may be six feet high. Guideline G-14: The maximum height of any fence or wall should be limited to 6 feet. Chain link and other similar metal fencing will not allowed in front setback areas. 4.18 PittsburglBay Point BART Station Area Speck Plan URBAN DESIGN Guideline G-15: Use of free-standing trellises or trellises applied to facades for flowers or flowering vines are encouraged. Flowering vines can soften the appearance of buildings and reinforce the residential neighborhood character of the area Guideline G-16: The use of lawn landscaping is encouraged. Lawn areas will reinforce the residential neighborhood character of new development. Guideline G-17: Flower plantings in front yards and other locations visible from the street or other pedestrian ways are encouraged. Guideline G-18: Street trees should be provided along all street frontages. Guideline G-19z The use of sound walls along street edges should be minimized. Sound walls can visually isolate areas and serve to present an uninteresting and unfriendly face to the street. Other means such as building placement should be explored where sound isolation is needed. 4.19 PittsburglBay Point BART Station Area Specific Plan . URBAN DESIGN G. BART STATION AREA DESIGN GUIDELINES BART Parkirig : BART9YATiC�N Structure � - x` Transit Plaza Commercials Commercial Along Frontage Cotrtmercial 1 Mr ry ulti-Famil Residential tC3AK HILLS SHOPPING qCENTER BART Station Area Concept Plan SITE PLANNING Guideline BSA-1: The Transit Plaza should be developed as a major organizing element. The Transit Plaza has the opportunity to establish a high quality environment with a strong urban design character to create a focus for the BART Station Area and allow a point of reference for entries to commercial, residential and educational uses. Guideline BSA-2: Entry drives to the Transit Plaza from adjacent streets should be emphasized with landscaping,special lighting fixtures,and other urban design elements (e.g.,banners). Guideline BSA-3: Commercial uses should be grouped around the Transit Plaza, along entry drives and along the West Leland Road frontage. Commercial uses in the lower level of the parking structure facing the Transit Plaza should also be considered. 4.20 Pittsburg/Bay Point BART Station Area Speck Plan URBAN DESIGN Guideline BSA4: Residential open spaces should be physically linked to the West Leland Road Linear Open Space. Visual linkages and resident access points will assist in enhancing usage azul giving the feeling of residential units being sited in a substantial landscaped environment. o �11 j I m d 7 � z Guideline BSA-5: An open space and landscape buffer should be provided between residential units and the future BART parking structure. Although the residential development at the western edge of the area may be constructed prior to the BART parking structure, site planning should be studied to avoid negative impacts on residents and undue limitations on the design of the parking structure. Guideline BSA-6: The extension of the West Leland Road Linear Open Space to the Bailey Road intersection should be strongly encouraged. Commercial Com 4.21 PittsburglBay Point BART Station Area Specific Plan URBAN DESIGN BUILDINGS Guideline BSA-7: Residential parking structures along the West Leland Road frontage should y be screened with residential units,commercial space and landscaping. Accomplishment of the densities called for in this plan will require multi-level ' parking structures for residential development. These structures need to be blended into the open space character of the street and other uses are needed to enliven and increase security along the street edge. Residential Units as Buffer LANDSCAPING Guideline BSA-8: Any retention ponds required in the area should be designed as visual amenities and should serve to accommodate active or passive recreation activities. x#.22 Pittsburg/Bay Point BART Station Area Specific Plan URBAN DESIGN H. RESIDENTIAL MEKED USE DESIGN GUIDELINES - -Park and Clay Care Center Comm., AMBROSE: PARK A �--- Residential .. I I` I i Residential Minced Use Area Concept Plan SITE PLANNING Guideline R.MU-1: Commercial uses should be placed on the ground floor of residential structures along the Bailey Road frontage and,as applicable,facing an expansion of Ambrose Paris. The predominant character of the development should be residential rather than commercial. Guideline RMU-Z: Provisions should be made to integrate the De Anna frail into the parcel's site planning. Landscaping and edge treatment should make the trail experience a pleasant one. Guideline RMU-3: Efforts should be made to site some units facing Ambrose Park. Units facing Ambrose Park will benefit from the landscaping of the park as well as provide some surveillance of the park to increase its perceived security. Guideline RMU4: Pedestrian linkages should be provided to Ambrose Park. Improved pedestrian access to encourage neighborhood use is desirable. They should be provided through or along the edges of the residential development unless Ambrose Park is expanded to include frontage on Bailey Road or West Leland Road 4.23 PittsburglBay Point BART Station Area Specific Plan URBAN DESIGN BUILDINGS Guideline RMU-5: Building form and scale should be compatible with the Oak Hills Apartments and other nearby residential units. Building elements should be divided into segments whose size bear a relationship to residential units in the neighborhood to better integrate old and new development. Guideline R.MU-6: Fabric awnings should be considered at commercial storefronts to provide color, visual interest and pedestrian protection. Guideline RMU-7: Balconies to provide scale and to add variety to the facades are required, Guideline R.MU-8: Entries should be related to streets and clearly delineated internal pedestrian ways. Multiple entries to establish the impression of a number of smaller buildings is preferable to fewer entries serving large numbers of units. Orientation of the units to streets and major pedestrian ways can assist in fostering sociability and a sense of community. LANDSCAPING Guideline RMU-9: Landscape design should be informal in character and relate to the Ambrose Park landscaping, Guideline RMU-10: Landscape screening should be provided along the highway 4 parcel edges. 4.24 Pittshurgl&ry Point BART Station Area Specific Plan URBAN DESIGN I. COMMERCIAL DIS'T'RICT MIXED USE DESIGN GUIDELINES Commercial District Concept Plan SITE PLANNING Guideline CD-1: Commercial buildings should be sited near the front property line. Stores need to be closely related to the fronting sidewalks to enhance the desired pedestrian character o,f'the area. Guideline CD-2: Restaurant/deli tables and colorful product displays(e.g.,fruits and vegetables) are encouraged along sidewalk frontages. Good quality displays and activities within the maximumf fifteen foot setback will add to the vitality of the commercial area as a neighborhood shopping district. Outdoor activities will require a Conditional Use Permit. 4.25 Pittsburg/Bay Point BART Station Area Specific Plan URBAN DESIGN r Guideline CD-3: Retail and service commercial uses should be provided along ground floor frontages. Retail continuity and interesting storefronts are important to the creation of a Neighborhood Shopping District. Guideline CD-4: Parking between buildings and the front property line is strongly discouraged. Parking should be located behind buildings wherever possible. In some cases, parking at the sides of buildings may be necessary and desirable to open up view windows to the parking areas. In such cases, the parking lots should be set back from the front property line fifteen feet and screened with a low wall and landscaping. Disruptions to retail continuity along the front sidewalk should be minimized as much as possible. Guideline CD-5: Trash enclosures should be placed to minimize visibility from adjacent streets and impacts on adjacent residential parcels. Guideline CD-6: Building entries should be visible from street frontages and directly accessible from the Willow Pass Road sidewalk whenever possible. Commercial uses should not turn their backs to Willow Pass Road in favor of frontage on the recommended rearparking areas. Pass-throughs between buildings should connect parking lots with the Willow Pass Road sidewalk Second entries related to parking lots are acceptable. Guideline CD-7: Drive-up windows are discouraged. Because of the desired strong pedestrian orientation of the Neighborhood Commercial District, drive-up windows are likely to create undesirable vehicularlpedestrian movement conflicts. Should drive-up windows be required for a use which is desired by the community, efforts should be made to minimize vehicularlpedestr•ian conflicts. Guideline CD-8: Curb cuts that create vehiclelpedestrian conflicts should be minimized. Where needed,curb cut widths.should be minimized. 4.26 PittsburglBay.point BART Station Area Speck Plan URBAN DESIGN BUILD'INGS Guideline CD-9: Fabric awnings should be provided over windows on commercial ground floor fronts. Awnings can add color and a sense of vitality to commercial areas, and provide the opportunity for effective signage in scale with the pedestrian character of the Neighborhood Commercial Area. Guideline CD-10: The Interior lighting of storefront windows is strongly encouraged. By providing night lighting, window lights can advertise the area as a shopping district while increasing security for the stares and pedestrians. Guideline CD-11: Towers or other distinctive architectural elements to add visual variety to buildings are encouraged. Guideline CD-12: Facade renovation is strongly encouraged for any existing buildings which will remain. Repair offacade materials, improved window and door treatment,flower boxes and other architectural detail, and updated signage can all assist in improving the character of the area and reinforcing its community focus potential. Guideline CD-13: Larger structures should be designed to provide smaller storefront segments on street frontages. Long buildings could be out of scale with the small residential homes in the area. Facade segments should be a maximum of twenty-five to fifty feet wide. Bay windows, emphasized entries, wall plane offsets, column spacings, and awning widths are some ofthe`the means available to break the scale of larger building down to improve their visual compatibility with nearby residences. w 4.27 ,PittsburglBay Point BART Station Area Speck Plan URBAN DESIGN Guideline CD-14: A minimum of 60 %of ground floor frontages facing streets should be non- reflective transparent glazing. Guideline CD-15: In-turning uses such as drug stores or offices should provide compensating facade design elements and/or pedestrian or transit amenities. Some types of desirable neighborhood-serving uses are less likely to have significant display windows oriented to the street. They should, however,present a supportive visual image to the district as a whole and provide amenities in place of large display windows(e.g.,benches, bus shelters, trellises with flowering vines). Guideline CD-16: Solid walls without windows or significant adornment along street frontages should not exceed 20 feet in length. Guideline CD-17: Entries to upper floor uses should be given special treatment(e.g.,separate awning or entry roof,special lights,unique doors,etc.) LANDSCAPING Guideline CD-18: Landscape buffering should be provided between commercial and adjacent residential uses. Guideline CD-19: Special paving textures and colors are encouraged in setback areas and where vehicular entries cross pedestrian areas. Guideline CD-20: Landscaping and low walls should be provided along parking lots fronting on any street. 4.28 _.. tp- PitisburglBay Paint BARS'Station Area Specific Plan URBAN DESIGN SIGNAGE Guideline CD-21: Graphic and iconic signage should be used to add visual interest to the area. Projectingfront-lighted signs and graphics on awningfronts can help in creating visual interest and calor. In addition, they can reinforce the unique identity of businesses in the district. All signs should be designed with the pedestrian in mind. Large signs and bright internally illuminated signs would be counterproductive to the creation of a small scale neighborhood commercial district. Guideline CD-22: Colorful window sighs are encouraged but limited to 10%of the window area. Professionally painted signs on the inside face of display windows can add personality to individual stores.;However,they need to he well designed and should emphasize graphics rather than letter text. .} 's,a to IIY�• Y 4.27 PlitsburglBay Point BART Station Area Specific Plan URBAN DESIGN J. LIGHT INDUSTRIAL/BUSINESS PARK DESIGN GUIDELINES SITE PLANNING Guideline I13P-1: Parking lots should not be placed between buildings and the Willow Pass Road property line. Guideline IBP-2: Uses with windows and activities should be placed along the Willow Pass Road frontage. .The intent of these guidelines is to allow light industrial and business park uses, but to encourage development that will reinforce the Neighborhood Commercial District on the south side of Willow Pass Road Active uses, rather than blank walls, along the street frontage will assist in achieving the desired compatibility. BUILDINGS Guideline IBP-3: Building sizes(i.e.,footprints and heights)and architectural detailing should be compatible with the scale of the commercial uses in the .Neighborhood Commercial District. Small scale-buildings which are compatible with the surrounding residential neighborhoods is desired for all new development along Willow Pass Road, Guideline IBP-4: Buildings should have sloped roofs. Gabled and gipped roofs will reinforce the desired neighborhood character of this portion of the Specific Plan Area and blend new development with the adjacent neighborhoods. Guideline I13P-5: Building materials should be compatible with the adjacent residential and commercial structures. Masonry, wood and stucco are materials which would blend into the overall neighborhood character. Metal siding and other more industrial materials are not desired. 4.30 PittsburglBay Point BART Star-ion Area Specific Plan URBAN DESIGN LANDSCAPING Guideline IBP-6: Landscape buffers should be provided adjacent to the residential uses to the west. Guideline IDP-7: Landscaping should be provided in the Willow Pass Road setback which is compatible with other landscaping along the street frontage. SIGNAGE Guideline IBP-$: Project and directional signage along the Willow Pass Road frontage should be compatible with the proposed signage.for the Neighborhood Commercial District. Low monument signs andlor individual letters applied directly to building facades are preferred over interior illuminated can signs. K. DESIGN REVIEW PROCESS PRE-APPLICATION PROCEDURES A pre-development Study Session with staff of the relevant planning agency(City or County)is required prior to the formal submittal of an application. This is intended to allow the applicant and staff to discuss the project in the context of the requirements of this Specific Plan,and to keep the applicant from spending unnecessary professional fees on submittals that are likely to require substantial revisions in order to comply with the provisions of the plan. INTERGOVERNMENTAL COORDINATION Because of the interrelated nature of City and County jurisdiction within the Specific Plan Area,the planning and redevelopment staff's of each entity will keep the other informed on a periodic basis concerning proposal activity in the area and anticipated processing schedules. APPLICATION REQUIREMENTS AND PROCEDURES Submittal requirements,development review evaluation,and project adoption procedures shall be according to the standard requirements of each governmental jurisdiction. 4.31 CEQA Community Contra Dennis Garry, A�cp -..ww.a�.++ameuiu - i"nmm„nlM,_[1sa�t�(nrs�matlt !rector Development Costa C epartment County inty Administration wilding „a Jul_ 0 5 2002 c,..,1 Pine Street 4th Floor,North Wing Martinez,California 94553-0095 „ t 7 � Phone: (925) 335-1250 �,--- NOTICE OF PUBLIC REVIEW AND INTENT To ADOPT A PROPOSED NEGATIVE DECLARATION County File RZ003088 and DP003004 Pursuant to the State of California Public Resources Code and the"Guidelines for Implementation of the California Environmental Quality Act of 1970" as amended to date, this is to advise you that the Community Development Department of Contra Costa County has prepared an initial study on the following project: C NIRA C7STA CQ1MLnL COMMUNITY DEVELQP_MMNIT D PART NTA licant -r VARM S Owner ,County File#RZ003088 and#DP003004:The Community Development Department of Contra Costa County is initiating a rezoning of the Bay Point Redevelopment area from the existing zoning designations(R-6,R- 7, 7,RI0 and R-20,Single-Family Residential;D-1,Two-Family Residential;M-17 and M-24,Multiple-FamilyResidential;T- 1,Mobile Home Park; CO, Commercial; R-B, Retail Business;N-B,Neighborhood Business; L-I Tright Industrial; P-1, Planned-Unit District;A-2,Agricultural;and un-zoned areas.)to the Planned-Unit District and to have preljminary and final development plan approval. The proposal includes.approximately 2,100,acres oflanddesignated forvarious uses in the County General Plan and Pittsburg/Bay Point BART Station Area Specific Plan. This action will - establish zoning conformity with the existing General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan. (ZA:D16,E16,E17,E18,F17,F18)(CT 3132.01, 3132.02 , 3141.01, 3141.02, 3142) The proposed project will not result in any significant impacts. A copy of the negative declaration and all documents referenced in the negative declaration maybe reviewed in the offices of the Community Development Department,and Application and Permit Center at the McBrien Administration Building,North Wing,Second Floor,651 Pine Street, Martinez,during normal business hours or on the Agency's website ccrgachM. Public Comment Period - The period for accepting comments on the adequacy of the environmental documents extends to 5:00 P.M.,Monday,August 5, 2002. Any continents should be in writing and submitted to the following address: Maureen Toms,Principal Planner Contra Costa County Community Development Department 651 Pine Street,North Wing,4th Floor Martinez, CA 94553 It is anticipated that the proposed Negative Declaration will be considered for adoption at a meeting of the East Contra Costa County Planning Commission Meeting on Monday,September 9, 2002 The hearing is anticipated to be held at 7:00 p.m. at the City of Antioch Council Chambers,2121 H Street,Antioch,CA. Maureen Toms, AICD Principal Planner cc:County Clerk's Office(2 copies) Public Works C:DnrA�V�P60loAYUYPI*ang3o57.N7 Office Hours Monday- Friday: 8:00 a.m.-5:00 p.m. Office is closed the 1st, 3rd & 5th Fridays of each month Environmental Checklist Form 1. Project Title: Bay Point Redevelopment Area Planned District Rezoning and Development Plan (Rezoning #RZ003088 and Development Plan#DP003004) 2. Lead Agency Name and Address: Contra Costa County Community Development Department 651 Pine Street,North Wing-4th Floor Martinez, CA 94553 3. Contact Person and Phone Number: Maureen Toms (925)335-1250 4. Project Location: The proposed project is located within the Bay Point Redevelopment Area in east Contra Costa County. 5. Project Sponsor's Name and Address: Contra Costa County Community Development Department 651 Pine Street 4`h Floor,North Wing Martinez,CA 94553 6. General Plan Designation: Mixed Use, Commercial,Heavy Industrial,Light Industrial, Multiple Family Residential,Single-Family Residential,Park and Recreation,Public/Semi Public. 7. Zoning: Existing Zoning designations (R-6,R-7,R10 and R-20,Single- Family Residential;D-1,Two-Family Residential;M-17 and M-29, Multiple-Family Residential; T-1, Mobile Home Park; CO, Commercial;R-B,Retail Business;N-B,Neighborhood Business; L-I Light Industrial;P-1,Planned-Unit District;A-2,Agricultural; and un-zoned areas.)to the Planned-Unit District. 8. Description of Project: Tie-proposed- project involves rezci*g the 1,550-acre ` Redev�elo'pj ment Pr©jest Area and an_.additional 550 acres-out side the Project.Area to a Planned Unit District and approving the preliminary development plan. 9. Surrounding Land Uses and Setting: The site is within and adjacent to the Bay Point Redevelopment Area which includes the Willow Pass Road Corridor,the Pittsburg/Bay Point BART Station area,the Bay Point Waterfront and Marinas, and many residential areas. 10. Other public agencies whose approval is required(e.g.,permits,financing approval,or participation agreement): None ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a"Potentially Significant Impact" as indicated by the checklist on the following pages. Land Use and Planning — Transportation/ _ Public Services Population&Housing Circulation Utilities&Service Geological Problems o Biological Resources Systems -... Water _ Energy & Mineral _ Aesthetics Air Quality Resources Cultural Resources Mandatory Findings of — Hazards Recreation Significance — Noise 1 DETERMINATION On the basis of this initial evaluation: ✓ I find that the proposed project COULD NOT have a significant effect on the environment,and aNEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant effect on the environment,there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A MITIGATED NEGATIVE DECLARATION will be prepared. I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. r I find that the proposed proj ect MAY have a significant effect(s)on the environment,but at least one effect(1) has been adequately analyzed in an earlier document pursuant to applicable legal standards,and(2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets,if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required,but it must analyze only the effects that remain to be addressed. I find that although the proposed project could have a significant effect on the environment,there WILL NOT be a significant effect in this case because all potentially significant effects(a)have been analyzed adequately in an earlier EIR pursuant to applicable_standards and (b)have been avoided.or mitigated pursuant to that - earlier EIR,including revisions or.mitigati©n measures that-are.imposed upon tthe_proposed projecf � " — July 8, 2002 - Signature Date Maureen Toms,AICD CCC Community Development Department Printed Name For PROJECT DESCRIPTION This is a County-initiated proposal to rezone and adopt a preliminary and final development plan for the Bay Point Redevelopment Area and another 550 acres of Open Space outside the Redevelopment Area,in the Bay Point area of east Contra Costa County. The proposal includes approximately 2,100 acres of land designated for various uses in the County General Plan and proposed Pittsburg/Bay Point BART Station Area Specific Plan. The proposal would rezone properties in the Bay Point Redevelopment Area from their current zoning designations (R- 6,R-7, R10 and R-20, Single-Family Residential; D-1,Two-Family Residential; M-17 and M-29,Multiple-Family Residential;T-1,Mobile Home Parr;CO,Commercial;R-B,Retail Business;N-B,Neighborhood Business;L-I Light Industrial;P-1,Planned-Unit District;A-2,Agricultural;and un-zoned areas.)to the Planned-Unit District. This action will establish zoning conformity with the existing General Plan and the proposed Pittsburg/Bay Point BART Station Area Specific Plan. Land uses proposed by the rezoning are consistent with the General Plan and proposed Specific Plan. This Rezoning and Preliminary and Final Development Plan also implements some procedural changes recommended by the State of California,Office of Pen-nit Assistance regarding permit streamlining. In addition,this proposal would further some of the goals,policies and measures in the General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan. 2 ___ . i The development plan identifies land uses that are permitted,conditionally permitted(administratively or with a land use permit),or not permitted in the various land use designations. The development plan also identifies a plan review process for new development. Future development within the project area will be subject to the California Environmental Quality Act(CEQA) as development proposals are submitted. SOURCES In the process of preparing the Checklist and conducting the evaluation,the following references(which are available for review at the Contra Costa County Community Development Department,651 Pine Street 5th Floor-North Wing, Martinez)were consulted: 1. Contra Costa Resource Mapping System-Quad Sheet Panels - Honker Bay,CA. 2. Contra Costa County Geographic'Information System 3. The(Reconsolidated)County General Plan(July 1996)and EIR on the General Plan(January 1991) 4. General Plan and Zoning Maps 5. Project Description 6. Pittsburg/Bay Point BART Station Area Specific Plan,DEIR(July 2001),and FEIR(December 2002) 7. Land Use Plan and Mitigated Negative Declaration for the Bay Point Regional Shoreline Plan(December 2000) EVALUATION OF ENVIRONMENTAL IMPACTS: _ Potentialy significant impact IPotentiaIly unless Ices than significant Mitigation significant Impact Incorporated Impact .No Impact I. AESTHETICS. Would the proposal: a. Have a substantial adverse effect on a scenic ' vista? (Source 1,2,4,5) b. Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? (Source 1,2,4,5) C. Substantially degrade the existing visual character or quality of the site and its surroundings? (Source 1,2,4,5) d. Create a new source of substantial light or ®_ ✓ glare which would adversely affect day or nighttime views in the area? (Source 5) ST 7M�Y:The rezoning itself will not have a significant impact on aesthetics in the project area. The accompanying design guidelines will have a beneficial effect on aesthetics,as new development would have to meet standards for site and building design and landscaping. Future projects will be evaluated for impacts to aesthetics at the time applications are submitted and reviewed. 3 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact H. AGRICULTURAL RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model(1957) prepared by the California Dept. Of Conservation as an optional model to use in assessing impacts on agricultural and farmland. Would the project: a. Convert Prime Farmland,Unique Farmland or ✓ Farmland or Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? (Source 1,2,3,4,5) b. Conflict with existing zoning for agricultural ✓ use, or a Williamson Act contract? (Source 1,2,3,4,5) C. Involve other changes in :the- existing - - - ✓ -- environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? (Source 1,2,3,4,5) SUMMARY :The project area is an urbanized Redevelopment Area with very little agricultural uses. The zoning of some sites would be changed from an Agricultural Zoning District to a Planned-Unit District, however these agricultural zoned areas are currently not in conformance with the General Plan. Since the site is not associated with any significant agricultural uses, the proposed project will not impact agricultural resources. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relief upon to make the following determinations. Would the project: a. Conflict with or obstruct implementation of the ✓ applicable air quality plan(Source: 3) b. Violate any air quality standard or contribute to ___ ✓ an existing or projected air quality violation? (Source 2,3,4,5) 4 _.- - C. Result in a cumulatively considerable net ✓ increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard(including releasing emissions which exceed quantitative thresholds for ozone precursors)? (Source 1,2,3,4,5) d. Expose sensitive receptors to substantial pollutant concentrations?(Source 3,5,6) e. Create objectionable odors affecting a e �/ substantial number of people? (Source 3,5,6) SUNB4ARY: The rezoning and development plan in itself will not have a significant impact on air quality in the project area. Future projects will be evaluated for.impacts to air quality at the time applications are submitted and reviewed. The P-1 Retonn�iing(Land Use Matrix)requires all uses with the potential for air or water contamination to be subject to a land use permit. Potent,ia@y significant Impact, Potentially Unless Less than -- sipdfi;ant Mfirtion Significant - . - Impact Incorporated Impact No Impact 1V. BIOLOGICAL RESOT}RCES Would the project: a. Have a substantial adverse effect, either ✓ directly or through habitat modifications, on any species identified as a candidate,sensitive, or special status species in local or regional plans, polices, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? (Source 1,2,3,4,5.6,7) b. Have a substantial adverse effect on any e ✓ riparian habitat or other sensitive natural community identified in local or regional plans,policies,regulations or by the California Department of Fish and Game or US Fish and Wildlife Service? (Source 1,2,3,4,5,6,7) C. Have a substantial adverse effect on federally ✓ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means?(Source 1,2,3,4,5,6,7) 5 d. Interfere substantially with the movement of ✓ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? (Source 1,2,3,4,5,6,7) e. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance? (Source 1,2,3,4,5,6,7) f. Conflict with any local policies or ordinances ✓ protecting biological resources, such as tree preservation policy or ordinance? (Source 1,2,3,4,5,6,7) SUNEViARY:According to the Contra Costa Water District Interim Service Area Listed Species Occurrences and potential habitat map, the project area consists primarily of non-habitat, with some grassland-seasonal areas in the light-industrial area, and brackish/wet marsh/mudflat in the marina and waterfront area. The rezoning and development plan proposal will not change the diversity or number of any species ofplants;result in an impact unique, rare of endangered species of plants. In addition, since there is no significant animal habitat within the project area, animal life will not be significantly impacted by the project. Resign standards for the area-include requirements for minimum landscaping for new projects. The requirements include native and-droughttolerant species to,be used. The projects landscaping requirements will provide some animal habitat in the area. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact V. CULTURAL RESOURCES. Would the project: a, Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? (Source 1,2,3,4,5,6,7) b. Cause a substantial adverse change in the ✓ significance of an archaeological resource pursuant to §15064.5? (Source 1,2,3,4,5,6,7) C. Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? (Source 1,2,3,4,5,6,7) d. Disturb any human remains, including those interred outside of formal cemeteries? (Source 1,2,3,4,5,6,7) SUMMARY:According to the EIRs prepared for the General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan,it is unlikely that activities in the redevelopment area will uncover archaeological resources because the area does not contain any sensitivity indicators. No known archaeological resources were located in the redevelopment area as indicated in previous searched conducted at the California Archaeological Inventory. Conditions of Approval for future development will include measures to be followed should archaeological materials be uncovered during grading, trenching or other on-site excavation. 6 Potentially significant Impact, Potentially Unless Less than significant Mitigation significant Impact Incorporated Impact No Impact V1. GEOLOGY AND SOILS -Would the project? a. Expose people or structures to potential ✓ substantial adverse effects, including the risk of loss, injury, or death involving: 1. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. (Source 1,2,3) 2. Strong seismic ground shaking? (Source 1,2,3) 1 Seismic-related ground failure, including liquefaction?(Source 1,2,3) 4. Landslides? (Source 1,2,3) b. Result in soil erosion or the loss of ✓ topsoil?_(Source 1,2,4) _ -c: Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence,liquefaction or collapse? (Source 1,2,4) d. Be located on expansive soil, as defined in ✓ Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? (Source 1,2,4) e. Have soils incapable of adequately supporting ✓ the use of septic tanks or alternative waste disposal systems where sewers are not available for the disposal of waste water? (Source 1,2,4,5) SLrMAiIAR�': According to the County Resource Mapping System,Antioch Loam and Capay Clay Loam soils are found in the project area. The project will temporarily increase the exposure of the sand to wind and water erosion during the construction phase,but this impact is minor and temporary. Dust and erosion control measures shall be incorporated into Conditions of Approval for future development within the project area. 7 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact Vn. HAZARDS AND HAZARDOUS MATERIALS- Would the project: a. Create a significant hazard to the public or the ✓ environment through the routine transport, use, or disposal of hazardous materials? (Source 1,2,3,5) b. Create a significant hazard to the public or the _ ✓ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment?(Source 1,2,3,5) C. Emit hazardous emissions or handle hazardous ✓ or acutely hazardous materials,substances,or waste within one-quarter mile of an existing or proposed school?(Source 1,2,3,5) I Be located on a site which is included on a ✓ list of hazardous materials sites compiled pursuant -to. Government code Section 65862,5 ancr as a result, would it-create-a - significant hazard to the public or the environment?(Source: 1,2,3,5) e. For a project located within an airport land ✓ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the project result in a safety hazard for people residing or working in the project area. (Source 1,2,3) f. For a project within the vicinity of a private ✓ 'airstrip,would the project result in a safety hazard for people residing or working in the project area? (Source 1,2,3) g. Impair implementation of or physically ✓ interfere with an adopted emergency response plan or emergency evacuation plan? (Source 1,2,3) h. Expose people or structures to a significant ✓ risk of loss,injury or death involving wildland fires,including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands?(Source 1,2,3) 8 SUMMARY: The rezoning and development plan in itself will not result in hazardous conditions. Future projects will be evaluated for these impacts at the time applications are submitted and reviewed. Potontwy si0ficant Impact, Potentidy Unless Less than si0ficant Mfigption Sipificant VIII. HYDROLOGY AND WATER QUALITY-Would Impact Incorporated Impact No Impact the project: a. Violate any water quality standards or waste ✓ discharge requirements? (Source: 1,2,3,4,5,6,7) b. Substantially deplete groundwater supplies or i ✓ interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e,g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)?(Source:.1,2,3,4,5,6,7) _ C. Substantially alter the existing drainage' - _ ✓. pattern of the site or area, including through - -the alteration of the course of stream orriver, in a manner which would result in substantial erosion or siltation on- or off-site? (Source: 1,2,3,4,5,6,7) d. Substantially alter the existing drainage ✓ pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? (Source: 1,2,3,4,5,6,7) e. Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? (Source: 1,2,3,4,5,6,7) f. Otherwise substantially degrade water quality? ✓ (Source: 1,2,3,4,5,6,7) g. Place housing within a 100-year flood hazard ✓ area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? (Source: 1,2,3,4,5,6,7) 9 h. Place within a 100-year flood hazard area ✓ structures that would impede or redirect flood flows? (Source: 1,2,3,4,5,6,7) i. Expose people or structures to a significant ✓ risk of loss,injury or death involving flooding, including flooding as a result of the failure of a levee or dam?(Source: 1,2,3,4,5,6,7) j. Inundation by seiche, tsunami, or mudflow? ✓ (Source: 1,2,3,4,5,6,7) SUMMARY:According to the Contra Costa Resource Mapping System and FEMA Flood maps,the majority of the project area is within Flood Zone C, with minor areas in Flood Zone A. Project proponents will be required to elevate the floor elevation of all habitable space above the flood level. Due to the requirement to collect and convey runoff, the changes in drainage patterns, resulting from future development, will be insignificant. Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact - No Impact ; IX. LAND USE AND PLANNING. Would the project: a. Physically divide an established community? ✓ (Source: 1,2,3,4,5,6,7) V11b. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including , but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? (Source: 1,2,3,4,5,6,7) C. Conflict with any applicable habitat conservation plan or natural community conservation plan?(Source: 1,2,3,4,5,6,7) SUMMARY: The proposed project is consistent with the County General Plan and the Pittsburg/Bay Point BART Station Area Specific Plan. According to State Law,zoning designations should be consistent with the General Plan. However, there a some inconsistencies within the project area. When such inconsistencies occur,the General Plan prevails and is the mechanism to regulate land use. Rezoning the project area to a P-1 district eliminates any inconsistencies with the General Plan within the project area. This rezoning and preliminary and final development plan also implements some procedural changes recommended by the State of California, Office of Permit Assistance regarding pen-nit streamlining. In addition,this proposal would further some of the goals,policies,and implementation measures in the General Plan. 10 ........:. ,,, ......,. _ r„. County Growth Management Considerations-Measure C-1990 resulted in the County adopting a Growth Management Program which establishes minimum levels of service for the typical urban services which are needed to support proposed development. Since the project area is already contained within the existing service area boundaries(i.e.,fire,police,sanitary sewer,water,flood control,school facilities,and parks)for the major urban services needed to support the proposal,the concerns relating to these considerations have been addressed. The proposed change would not affect the County's 65135 Land Preservation Standard since it is merely a change in land use of an existing urban designation and does not result in the conversion of land under a non-urban designation. Potentially significant Impact, Potentialy 'Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact X. MINERAL RESOURCES . Would the project: a. Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state?(Source: 1,2,3,5) b. Result in the loss of availability of a locally- important mineral resource recovery site delineated on a local.general.plan specific: - - plan-or other land-iIse plan? (Source: 1,2,3,5) STDIK&RY: Due to the nature of the project,the proposal will not result in impacts to mineral resources. Potentially significant Impact, Potentiary 'Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XI. NOISE. Would the project: a. Exposure of persons to or generation of noise ✓ levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? (Source: 1,2,3,5,6) b. Exposure of persons to or generation of ✓ excessive ground borne vibration or ground bome noise levels? (Source:1,2,4,5,6) C. A substantial permanent increase in ambient ✓ noise levels in the project vicinity above levels existing without the project? (Source: 1927375X67) 11 I d. A substantial temporary or periodic increase in ✓ _ ambient noise levels in the project vicinity above levels existing without the project? (Source: 1,2,3,5)6,)() e. For a project located within an airport land use �' pian or, where such a plan has not been adopted, within two miles of a public airport or public use airport,would the proj ect expose people residing or working in the project area to excessive noise levels?(Source: 1,2,3,5,6,) f. For a project within the vicinity of a private ✓ airstrip, would the project expose people residing or working in the project area to excessive noise levels? (Source: 1,2,3,5,6,)(1, SUMMARY:The proposed rezoning and development plan will not result in an increase to the existing noise level of the project area. The conditions of approval for future projects will include limitations on construction hours and the use of muffled equipment which will reduce noise impacts to an insignificant level Potentiany significant Impact, Potentially Unless Tess than- - sigpificant Mitigation Significant. Impaet Incotporeted impact No Impact XII. POPULATION AND HOUSING-Would the project: a. Induce substantial population growth in an ✓ area, either directly (for example, by proposing new homes and businesses) or directly (for example, through extension of roads or other infrastructure)? (Source: 1,2,3,4,5,6,) (1,2,4,556) b. Displace substantial numbers of existing — housing, necessitating the construction of replacement housing elsewhere? (Source: 1,2,3,4,5,6,) (1,2,4,5,6) c. Displace substantial numbers of people "` _,_, necessitating the construction of replacement housing elsewhere?(1,2,3,4,5,6) SUMMARY: The rezoning in itself will not have a significant impact on public services in the project area. Future projects will be evaluated for impacts to public services at the time applications are submitted and reviewed. 12 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant XIII. PUBLIC SERVICES -Would the project: Impact Incorporated Impact No Impact a. Would the project result in substantial ✓ adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: (1,2,3,4,5,6) 1. Fire Protection? 2. Police Protection? 3. Schools? 4. Parks? 5. Other Public facilities? SLTNOAAR.Y: The rezoning in itself will not have a significant impact on public services in the project area. Future projects will be evaluated for impacts to public services at the time applications are submitted and reviewed. Potentially significant Imps. Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XIV. RECREATION- a. Would the project increase the use of ✓ existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration ofthe facility would occur or be accelerated? (Source 1,2,3,4,5,6) b. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? (Source 1,2,3,4,5,6) SUMMARY: The rezoning in itself will not have a significant impact on public services in the project area. Future projects will be evaluated for impacts to public services at the time applications are submitted and reviewed. 13 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XIV. TRANSPORTATION/TRAFFIC — Would the proj ect: a. Cause an increase in traffic which is ✓ substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? (Source 1,5) b. Exceed,either individually or cumulatively, a _ level of service standard established by the county congestion management agency for designated roads or highways?(Source 3,5,6) C. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantiaY _ safety risks?(Source 5,5;6) d. Substantially increase hazards due to a design - feature (e.g., sharp curves or dangerous intersections)or incompatible uses(e.g.,farm equipment)?(Source 3,5,6) e. Result in inadequate emergency access? (Source 3,5,6) f. Result in inadequate parking capacity9 V (Source 3,5,6) g. Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? (Source 1,2,3,5,6) SUMMARY: Future projects will be reviewed for compliance with Measure C - 1988 requirements. Proposed projects generating more than 100 peak hour trips will require a traffic study. Measures recommended by the traffic study will be used in developing appropriate traffic initigation measures and conditions of approval for future projects. 14 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant XVI. UTILITIES AND SERVICE SYSTEMS -Would the Impact Incorporated Impact No Impact project: a. Exceed wastewater treatment requirements of ✓ the applicable Regional Water Quality Control Board? (2,4,5,6) b. Require or result in the construction of new ✓ water or wastewater treatment facilities or expansion of existing facilities, the construction or which could cause significant environmental effects?(Source: 3,5,6)(2,4,5,6* C. Require or result in the construction of new ✓ storm water drainage facilities or expansion of existing facilities,the construction of which could cause significant environmental effects? (Source 3,5,6) d. Have sufficient water supplies available to ✓ serve the project from existing entitlement and resources, or are new or expanded entitlement needed?(Source 3,5,6) Result ir-a determination by the wastewater ✓ — - treatment provider which serves or may serve _ the project that it has adequate capacity to serve the project's projected demand in addition to the, provider's existing commitments? (Source 3,5,6) f Be served by a landfill with sufficient ✓ permitted capacity to accommodate the project's solid waste disposal needs?(Source: 3,5,6) g. Comply with federal, state and local statutes ✓ and regulations related to solid waste? (Source: 3,5,6) aU ARYARY: The proposed project is within existing urban boundaries,served by various utilities,including PG&E,Telephone companies,California Cities Water,Delta Diablo Sanitation District,and .Flood Control District. Since the proposed project is within the service boundaries,the project will not result in a need for new systems or supplies, or substantial alterations to the utilities. 15 Potentially significant Impact, Potentially Unless Less than significant Mitigation Significant Impact Incorporated Impact No Impact XVI MANDATORY FINDINGS OF SIGNIFICANCE- L a. Does the project have the potential to degrade ✓ the quality of the environment, substantially reduce the habitat of a fish and wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community,reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? (Source: 1,2,3,4,5,6,7) b. Does the project have impacts that are _✓ individually limited, but cumulatively considerable? C Cumulatively considerable' means that the.incremental effects of a project are considerable-when:viewed in connection - with theeffectsof past projects,the-effects of other current projects, and the effects of probable future projects)? (Source: 1,2,3,4,5,6,7) C. Does the project have environmental effects _y' which will cause substantial adverse effects on human beings, either directly or indirectly? (Source: 1,2,3,4,5,6,7) SUMMARY: The project does not have the potential to degrade the quality of the environment,significantly impact biological resources(see#IV-Biological Resources)or eliminate major period of California history or prehistory(see#V-Cultural Resources). No impacts that cumulatively considerable as a result of the proposed project have been identified 16 i R • � � �" * � 4 ^ '%�._ nrxrtslt `•'• 7,.+,'f27„ a "tom S r �.U�, . J+ttTifr"a 4Zk try.[dj ,.t` x"r. 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M.,-0 Rr J'?: I+ii41f it9 if• �. ret+ctrl It i #Illistp� �4 r� i � „fi tui:ali€is`R 4�}nom � 'tr'�r ria. , Ili.}full t ..,.��Is it fu rue win }/•Jett vitt.ref flf i J^ !1 i }ifrlfli f ""�~.:.t+n,AftuTfnnJfll!iuifiu-frlui wM7! ...ttMvLU �'p`'�•. 4 rinF 1 tlt etS91 kiltlilt IM1 r > e D�f +.t i y.•; r x,.da1 .a ��. `f' ��.t�aurt" f s I � ia`S'r t yc i_ s. t�; Public Comments U.L/Vol zUri;) j'f.•.'2 a5 Ca v.7U.7 t+atfY1+.i 14.6---JA J41 --)1 --w.to✓ .W Mr, and Mrs. Gary Adams P.U. Box 117345 Burlingame, CA 94411 January 8, 2003 East County Regional Planning Commission By Fax to: 9251335-1265 c/o Maureen Tom, Principal Planner Centra Costa County Community Development Department 651 Pine Street, N. Wing —0 Floor Martinez, CA 94553 Honorable Commissioners: Thank you for the opportunity to comment on the Bay Point Area Rezoning and Development Plan. Unfortunately, job requirements prevent our attendance at your hearing, but we wish to register our comments for the record. We resided in our home at 61 Canal Drive for sixteen (16) years before job changes required our relocation (we plan to return!). Over the years we have witnessed numerous changes in Bay Point. Perhaps the most significant was the closure of the Port Chicago Highway, which significantly reduced the vitality of the area. The new BART Station holds new promise and we support the Plan's strategies to manage and direct the expected development and redevelopment in Bay Point. The Development Standards and Design guidelines are critically important aspects of this Plan. We have been extremely concerned about the apparent lack of standards and guidelines, the poor quality of development, the instances of over-building (resulting, or example, in far too many vehicles parked in front yards and on the street), the excessive number of variances which have been granted to basic standards, the decline in the condition of public improvements— all have contributed to the decline of the area's quality. We believe that Bay Point has tremendous potential and that the new Plan is an excellent tool for positive change and realization of a wonderful community vision. Our only concern is that the flexibility that is inherent In the proposed "Planned Unit District" must not result in increases in exceptions and variances to important standards. These result, over time, in a lower quality of development, a reduced quality of housing stack and an overall negative fabric for the community; all of which are contrary to the basic purpose of the Plan. Compliance, at every level, is critical to the Plan's success and Bay Point's revitalization! 1--09-203 12:58PM F HUM HAWK51._EY LAB. 510 2:35 1�Jb2 F' � To: Maureen Toms fax## 925-335--1265 January 9, 2003 Fr: Connie Tolleson. & Pamela Keedy Subject: Monday, Jan. 13, 2003 meeting concerning theRezoning and Development Flan for the Bay Point Redevelopment Area. Hear Ms. Toms, We want to maintain legal standing on all the following points because it is obvious, that none of the community's concerns have impacted the original agenda of the drafters of this document. Serious to catastrophic results will occur to the established integrated stable neighborhoods by intrusive and disruptive development which will also destroy natural resources and sensitive habitat. The condensending "don't worry your pretty little bead" attitude towards the written and verbal comments from members of the community indicate a complete lack of experience with the results of this salt of development. The impact of drainatically increasing the po-pulation has. been- throughly addressed in terms of availible land to improve the infrastructure. Issues of shcools, parks, open space, sewage, run off(impact to Amborse Park) , access to transit, roads, traffic and distraction of panoramic views have been minimized and in some cases trivialized. Please Refer to "letter ##24 & letter ##27", in the Pittsburg/Bay Point BART Station Area Specific Plan, Final EIR. The responce to these letter were vaugue and evasive, as to who is responsible and what will be..done. We are asked to "trust" the developers but our experience of County and City overviews of developments has been grid lock, houses sliding off hills, inadequate parks, unpaved roads, and standing pools of run-off water in our parks and backyards. We want to be sure for our neighbors and ourselves that we will be able to persue in court remedy for any negative impact due to implementation of this development plan;'. that may occur. Sincerely, Connie Tolleson 39 Madison Ave: Bay Point, CA 94565 925-458-6603 Pamela Keedy 54 South Street January 11, 2003 Contra Costa County Planning Commission 651 Pine Street 5'h Floor No. Wing Martinez, California 94553 And/or Contra Costa County Community Development Department 651 Pine Street 0 Floor,No. Wing Martinez, California 94553 FAX TO. 925-335-1265 Re: County Proposal to,arbitrarily and summarily, change existing rules and ordinances as outlined in"Notice of PUBLIC HEARING",scheduled January 13, 2003 TO ALL CONCERNED: Please let it be known and of record that I,Olney R. Morse, as a tax payer and property owner in Contra Costa County(for over 50 yrs),herewith declare my opposition to the proposal referred to above(in it's present form). Also,1,herewith,declare that I question the above referred to`Notice" in that it may,quite possibly,not be an adequate and fully legal notification to land owners and other residents of the community. Especially significant is the inference that rights to court appeals would be lost if relevant issues were not specified prior to or at the time of the "Hearing" Be this as it may, the issue that is particularly troublesome to me, at this time, is that indiscriminate or irresponsible zone changes near or in the neighborhood of my property, could adversely effect the use and enjoyment of my land,which is presently zoned R-20. This could, of course, have a negative impact on the monetary value of my land. Please be advised that in such event,I will feel obliged to defend my property rights by any and all means available to me and hold the county responsible for the cost of litigation,plus punitive damages. Sincerely, �j i I� a °hr`5-v-r'r .t.ri./ a-r.�- -�r.•� .t s�s�»_. 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