HomeMy WebLinkAboutMINUTES - 11152005 - D3 TO: BOARD OF SUPERVISORS �'.. �-- �•:.
Contra
4, Costa
FROM: TRANSPORTATION, WATER
AND INFRASTRUCTURE COMMITTEE �rr,_r._,..�� County
DATE: NOVEMBER 14, 2005
SUBJECT: REPORT ON eBART STATION SITE SELECTION PROCESS FOR BYRON /
DISCOVERY BAY AREA
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
CONSIDER a report from the Transportation Water and Infrastructure Committee on the eBART
station site selection process for the Byron/Discovery Bay area, and, as necessary, provide input or
guidance to the committee.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF CO ADMINSTRATOR X RECOMMENDATION OF BOARD COMMITTEE
APPROVE ER
SIGNATURE(S) Sup&(Sor MIM01 ejedly Piepho SUA6rvisor Federal D. Glover
ACTION OF BO r> APPROVED AS RECOMM NDED Y OTHER_
p�'CY060 tXAP\, AITAc' ki 6�
HEREBY CERTIFY THAT THIS IS A TRUE AND
CORRECT COPY OF AN ACTION TAKEN AND
VOTE OF SUPERVISORS ENTERED ON THE MINUTES OF THE BOARD OF
,_UNANIMOUS(ABSENT SUPERVISORS ON THE DATE SHOWN
AYES: NOES:
ABSENT: ABSTAIN:
Contact: P. Roche,CDD-AP(925)335-1242 ATTESTED ` Id
cc:CAO JOHN SWEET N, CLERK OF THE BOARD OF
Clerk of the Board SUPERVISORS AND COUNTY ADMINISTRATOR
County Counsel �
Public Works Department `
Chair,Byron MAC ,DEPUTY
Chair, Discovery Bay CSD
E.Smith,SFBARTD
S. Miller,CCTA
City Mgrs.,Antioch, Brentwood,Oakley,and Pittsburg
General Mgr.,Tri-Delta Transit
November 9, 2005
Board of Supervisors
TW I Report on eBART Station Site Selection Process for Byron/Discovery Bay Station Area
Page 2
FISCAL IMPACT
None.
BACKGROUND / REASONS FOR RECOMMENDATION
The eBART Project is a proposal to extend rapid transit service from the existing terminus of the
BART System at the Pittsburg/Bay Point BART Station to a new terminus in the Byron area. The
service extension would run in an alignment in the median of State Route 4 from the Pittsburg/Bay
Point BART Station to Loveridge Road and then to Byron via Union Pacific Mococo rail line right-of-
way. The San Francisco Bay Area Rapid Transit District (BART) is acting as the lead agency in the
planning, design, and environmental review for this new rapid transit service. BART has initiated the
environmental review process, a combined Environmental Impact Statement and Environmental
Impact Report (EIS/EIR), and will be evaluating several alternatives in the EIS/EIR for the eBART
Project, including a new rail transit service operating on the Mococo line which employs light-weight,
self-propelled rail cars known as Diesel Multiple Units (DMUs) that could provide across-platform
(seamless) connection to the BART system at the Pittsburg/ Bay Point Station. Earlier this year the
Board of Supervisors along with the cities in East County entered into a Memorandum of
Understanding (MOU) with BART, Contra Costa Transportation Authority (OCTA), and Tri-Delta
Transit that defines the respective roles and responsibilities of the transportation agencies and the
local jurisdictions in planning and developing the eBART Project. The MOU reserves the responsibility
for selection of a station site to the affected local jurisdiction. This means that identification and
selection of an eBART station site to serve the Byron/ Discovery Bay area is the responsibility of the
Board of Supervisors.
To date, the Transportation Water& Infrastructure (TWI) Committee has conducted two workshops
with community representatives (Byron Municipal Advisory Council and Town of Discovery Bay
Community Service District), County staff, and BART staff and their consultants on the selection of a
station site to serve the Byron/Discovery Bay area for the eBART system. BART and their consultant
team initially sited station locations in the vicinity of Marsh Creek Road, inside the Town of Byron,and
near the Byron Airport. The workshop sessions have focused on reviewing and assessing the
potential station sites using the following factors:
1. Physical Conditions — site size, potential parking yield, parcel assembly, easements, and
utilities;
2. Accessibility- driving options and distance to site and direct site access;
3. Land Use - General Plan policies, including the Agricultural Core and Urban Limit Line, and
station type /development potential;
4. Ridership — ability to attract ridership to the eBART system;
5. Cost— impact on eBART system capital and operating costs.
November 9, 2005
Board of Supervisors
TV1ll Report on eBART Station Site Selection Process for Byron/Discovery Bay Station Area
Page 3
BACKGROUND / REASONS FOR RECOMMENDATION — continued
An aerial map illustrating the general location of the potential eBART station sites to serve the
Byron/Discovery Bay area is provided under Attachment No. 1 to this report.
The TWI Committee workshops have resulted in narrowing down the eBART station site for the
Byron/Discovery Bay area to two possible locations:
• Marsh Creek Road area —A station located in the general vicinity of where the Mococo rail
line crosses over Marsh Creek Road. There are at least two potential locations, one on the
northside of Marsh Creek Road and the other on the southside of Marsh Creek Road, both
parallel to the railroad tracks. Conceptual station layouts for these two potential locations,
labeled as "Site 1A" and "Site 1 B" are attached for information (see under Attachment No 2:
Preferred eBART Station Sites, Byron/Discovery Bay area).
• Town of Byron—A station located in downtown Byron within the former train depot area and
railroad right-of-way between Byron Highway and Main Street, bounded by Holway Drive on
the north and Camino Diablo on the south.A conceptual layout of this station site, labeled as
"Site 2A", which was prepared by BART's consultant is attached for information (see under
Attachment No. 2: Preferred eBART Station Sites, Byron/Discovery Bay area).
Each of these station sites presents a number of choices and/or trade-offs forthe County.Attached for
information is a review and evaluation of the potential station sites in a table format prepared BART's
consultants (see Attachment No. 3 to this report).
A station in the Marsh Creek Road area would be located in the middle of the Agricultural Core outside
the Urban Limit Line. This station site presents challenges in terms of consistency with General Plan
policies,which are aimed at preserving and protecting prime farmland and discourages the placement
of roadways or new utility corridors that would adversely affect the viability of the Agricultural Core.
Relevant excerpts from the County General Plan are included as Attachment No. 4 to this report.
Also, because of its location in the Agricultural Core and outside the Urban Limit Line there would be
no potential to encourage transit-oriented development at this station site. A station at Marsh Creek
Road would, however, be more directly accessible to westbound commuters residing in the new
residential neighborhoods of Discovery Bay. It could take advantage of the improvements to Marsh
Creek Road to be constructed by the State Route 4 Bypass Authority (wider lanes and new traffic
signals). Generally speaking, because the area is lightly populated,there a fewer physical constraints
to the Marsh Creek Road sites.
A station in downtown Byron would be inside the Urban Limit Line, and therefore would offer the
potential to encourage a very modest level of transit-oriented development within walking distance to
the station. There are approximately 163 acres of urban land use designations in Byron inside the
Urban Limit Line, including residential and commercial uses, much of it either vacant or underutilized.
However, development in Byron is presently constrained by the need to improve the public
infrastructure, particularly until the water and sewer capacity limitations can be resolved.
November 9, 2005
Board of Supervisors
TWI Report on eBART Station Site Selection Process for Byron/Discovery Bay Station Area
Page 4
BACKGROUND / REASONS FOR RECOMMENDATION — continued
A station would likely become a focal point for Byron and potentially a catalyst for change and
improvement, but this may be perceived as an undesirable change to the community's character and a
cause of inconvenience to existing residents. Also, due to proximity to residents, station layout,
configuration, and size the Byron site is generally speaking more physically constrained than the
Marsh Creek Road site in terms of its ability to provide access and parking.
The purpose of this report is to provide an update to the Board of Supervisors on the TWI
Committee's activities, and, as necessary,to receive the input and guidance on this matter from Board
members. No decision by the Board of Supervisors on the selection of station site is being requested
today since consultation with affected communities is still in progress. The Byron Municipal Advisory
Council has reviewed the station sites and took formal action to identify their preference for a
downtown Byron station (see Attachment No. 2, "Site 2.A"). This information will be presented at a
future meeting of The Town of Discovery Bay Community Services District so they too can take a
formal position on the matter. Once the consultation with the affected communities is completed it is
anticipated that the TWI Committee will report back to the Board with a recommendation on a station
site at an upcoming meeting in December.
BART staff has indicated that they would need the County's decision on a station site to serve the
Byron/Discovery Bay area, no later than March 2006, preferably sooner,so that they can adhere to the
schedule for the EIS/EIR on the eBART Project. BART has also indicated that they are constrained to
bring forward into the EIS/EIR only one station site for the Byron/Discovery Bay area. Also, in
reviewing the information developed to date on these sites, BART staff is concerned with selecting a
station site involving a potential lengthy review and debate on agriculture and open space issues
which in turn would cause delays in the EIS/EIR process.
Please be aware that the TWI Committee will be meeting on November 14 to discuss this draft report
and may have additional comments when this matter is discussed by the full Board on November 15.
Attachments (4)
Attachment No. 1: Potential eBART Station Sites, Byron/Discovery Bay area
Attachment No. 2: Preferred eBART Station Sites, Byron/Discovery Bay area
Attachment No. 3: Evaluation Tables
Attachment No.4: Excerpts of Relevant County General Plan Goals, Policies, or Implementation measures
GAAdvance P1annkV\adv-p1an\eBART Corridor P1annh9\ebartstafion80.rev.doc
ADDENDUM TO ITEM D.3
November 15, 2005
On this day,the Board of Supervisors considered accepting a report on the eBART station site selection
process for the Byron/Discovery Bay area.
Patrick Roche, Community Development Department,noted that the Transportation Water and
Infrastructure(TWI)Committee held two workshops with BART, members of the community and
County staff on the selection of a potential station site,and that the workshops resulted in narrowing
down the selection to two possible locations: the first in the Marsh Creek Road area,the second in
downtown Byron. He noted that the area near the Byron Airport was also explored. He said that today's
presentation is a status report and that a full report will be coming back to the Board following further
consultation with the community. He noted that staff was not seeking a recommendation from the Board
at this time.
Chair Uilkema noted that the scheduled community meetings will be useful for the Board's future
discussions.
Supervisor Piepho said that there are plusses and minuses for each proposed location and that there is no
easy answer. She commented that there are very sensitive issues that will need to be part of the
deliberation process,but that the process is on a fast track because of BART's timeline.
The Chair asked for public comment on this item. The following persons spoke:
Annette Charrette Rains,Byron resident., said that the Marsh Creek location
would be a poor choice as it is right in the middle of the agricultural core. She
said that during pollination,the area around the proposed BART station is
covered with swarms of bees. Additionally, she said she could foresee problems
with both rushing commuters and agricultural equipment operators trying to
share the roads;
Sevilla Mann.,Brentwood resident, said she does not want to have a BART
station near her residence.
The Chair read the remarks of James H. McLean,,Brentwood resident,urging the approval of the Byron
site.
Supervisor Glover requested staff come back with details on the specifications for use within the
agricultural core. He also urged the public to participate in the process,noting that public testimony will
play an important part in making a decision.
Supervisor Piepho moved approval and Supervisor Glover seconded the motion. The Board took the
following action, approved unanimously with none absent: APPROVED staff's recommendation to
consider the report on the eBART station site selection process for the Byron/Discovery Bay area.
Attachment No. 1 :, Potential eBART Station Sites,
Byron/Discovery Bay area
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46
3. Land Use Element
This percentage breakdown of land use translated to the acreage figures within and
outside the ULL is provided in Table 3-3. The figures were developed by planimeter
readings of the ULL as drawn on the Land Use Maps by the Contra Costa CountyIMF
Community Development Department. They demonstrate that of the 481,,430 acres in
the County., 168,,500 acres (35 percent) could be devoted to a maximum urban use
under the interplay of the 65/35 standard with the ULL program. This would require
future General Plan amendments. The calculations indicate that there are about
144,018 acres designated in the General Plan for urban use within the ULL, after
deducting the existing 23,,982 acres of agricultural and open space land inside the ULL.
TABLE 3-3
CONTRA COSTA COUNTY
ESTIMATES OF URBAN LIMIT LINE
IN RELATION TO 65/35 LAND PRESERVATION STANDARD
A. Total County Land Area (100 percent) 481,430 acres
B, Minimum Non-Urban Land (65 percent) 312,,930 acres
Co Maximum PobentW Urban Land(35 percent) 168,,500 acres
Do Total Land Area in Urban Limit Line(ULL) 219,000
E. - Dedicated to Open Space in ULL ( 43,150}
= Dedicated to Agricultural Use in ULL ( 26,720)
Fe General Plan Urban Use in ULL 144,018 acres
Go Maidmum Fbtential Urban Conversion Acreage' 23,982 acres
1. If GPAs were approved, this is the maximum amount of land within the initial Urban Limit Line that could be
converted to urban use.
65L.35 Land-Preservation Standard
The 65/35 Land Preservation Standard was a fundamental component of Measure C
1990, The standard limits urban development in the County through at least the horizon
of this General Plan to no more than 35 percent of the land in the County and requires
that at least 65 percent of all land in the County shall be preserved for agriculture., open
space, wetlands, parks and other non-urban uses. (For definitions, see Chapter 3.5) The
Urban Limit Line works to enforce the 65/35 Land Preservation Standard and establish a
line beyond which no urban land uses can be designated. The standard ensures that both
within and outside the ULL, a maximum of not more than 35 percent urban development
could occur in the County,, irrespective of potential General Plan Amendment's in the
future. As described above, substantial portions of land to be developed within the ULL
will be required for the open space, parks, recreation and other non-urban uses. The
65/35 standard operates on a Countywide basis and therefore includes urban and non-
urban uses within cities as well as unincorporated areas.
ULL 65/35 Land Preservation Standard. Growth Mananement and LAFCO
In accordance with Measure C - 1990, LAFCO shall be advised by the County to (a)
respect and support the County's 65/35 Preservation Standard., Urban Limit Line and
growth management standards when considering requests for incorporation or
annexation to cities or service districts, (b) apply the stricter growth management
standards of either the County, the incorporating city or the annexing city or service
district., when considering requests for incorporation or annexations of land to cities
or service districts, and (c) require that unincorporated land located within the Urban
Limit Line that is to be incorporated into a new city or annexed to a city be used to
provide a fair share of affordable housing when and if such land is developed.
3-11
3. Land Use Element
outlined in the "Agricultural Resources" section of the Conservation
Element (Chapter 8); and
(2) Residential and non-residential uses proposed in areas of special flood
hazards., as shown on FEMA maps, shall conform to the requirements
of the County Floodplain Management Ordinance (County Ord, #87-
45) and the further requirements outlined in the "Delta Recreation"
section (d) (5) below.
(c) Agricultural Core (AC).
This designation applies to agricultural lands that are composed primarily of
prime (Class I or II) soils in the Soil Conservation Service Land Use
Capability Classifications., which are considered the very best soils for farming
a wide variety of crops. Lands designated as Agricultural Core are located in
East County outside the ULL to the east/ south, and west of the City of
Brentwood. Much of the land in this designation is under active cultivation of
intensive row crops., such as tomatoes and other vegetables. A portion of the
Agricultural Core lands are included within the 100-year flood zone, as
identified by the U.S, Federal Emergency Management Agency (FEMA).
The purpose of the Agricultural Core designation is do preserve and protect the
farmlands of the County which are the most capable of, and generally used for, the
production of food, fiber, and plant materials. Agricultural operations in the
Agricultural Core shall, in -accordance with Measure C - 1990, be protected by
requiring a higher minimum parcel size than the Agricultural Lands designation,, to
atfiempt to maintain economically viable, commercial agricultural units. The creation
of small uneconomical units will be discouraged by land use controls and by
specifically discouraging minor subdivisions and "ranche " housing development.
The uses that are allowed in the Agricultural Core designation are the san-wie as those
allowed, without the issuance of a land use permit., in the Agricultural Lands
designation,, specified above. Except for wineries and olive oil mills, each of which
typically includes tasting rooms and a limited retail sales area, none of the uses
described as conditional uses in the Agricultural lands designation are considered
appropriate in the Agricultural Core designation. Aland use permit for a winery in
conjunction with a planted vineyard, or olive oil mill in conjunction with a planted
orchard, may be issued for a parcel of 5 acres or greater and upon a determination
that such agricultural processing facilities and their accessory uses will not conflict
with the goal of preserving and protecting the prime farmlands in the Agricultural
Core. This Plan discourages the placement of public roadways or new utility
corridors which would adversely affect the viability of the Agricultural Core if
economically feasible alternatives exist.
Residential uses are allowed in the Agricultural Core according to the
following standards (in accordance with Measure C - 1990):
(1) the maximum permitted residential density shall be one unit per 40 acres;
(2) subdivision of land which would create a cluster of "ranchette" housing is
inconsistent with this plan; and
(3) residential and non-residential uses proposed in areas of special flood hazards, as
shown on FEMA maps,shall conform tx)the requirements of the County Floodplain
Management Ordinance (County Ord. #87-45) and the further requirements
outlined in the"Delta Recreation and Resources" section(d) (5)below.
3-24
3. Land Use Element
3.8 LAND USE GOALS, POLICIES AND IMPLEMENTATION MEASURES
GOALS
The following broad goals form the basis from which the County's land use policies and
implementation measures, presented later in this chapter, are derived. In the following
goals, policies and implementation measures, note that when the word "urban" is
employed (as in the phrase "urban development" and "urban uses"), the broad definition
of the word is intended. This broad definition is the definition of Measure C - 1990 used
tD distinguish between the maximum of 35 percent of the County land that can be used
for urban development and the 65 percent minimum of land in the County that must be
preserved for agriculture, open space, wetlands, parks and other non-urban purposes.
This broad definition of "urban" is in contrast to the more restrictive use of the word
"urban" in the Growth Management Program, which is included in Chapter 4. These
more restrictive definitions were used in Measure C - 1988 solely for information and
guidance in applying traffic service standards for growth management,
3-A To coordinate land use with circulation, development of other infrastructure
facilities, and protection of agriculture and open space, and to allow growth
and the maintenance of the County's quality of life. In such an environment
all residential, commercial, industrial, recreational and agricultural activities
may take place in safety, harmony, and to mutual advantage.
3-13 To provide opportunities for increasing the participation of Contra Costa
County in the economic and cultural growth of the region,, and to contribute
to, as well as benefit from, the continued growth in importance of the Bay
Region and the State of California.
3-C To encourage aesthetically and functionally compatible development which
reinforces the physical character and desired images of the County.
3-D To provide for a range and distribution of land uses that serve all social and
economic segments of the County and its subregions.
3-E To recognize and support existing land use densities in most communities,,
while encouraging higher densities in appropriate areas, such as near major
transportation hubs and job centers.
3-F To permit urban development only in locations of the County within identified
outer boundaries of urban development where public service delivery systems
that meet applicable performance standards are provided or committed.
3-G To discourage development on vacant rural lands outside of planned urban
areas which is not related to agriculture, mineral extraction., wind energy or
other appropriate rural uses; discourage subdivision down to minimum parcel
size of rural lands that are within/ or accessible only through, geologically
unstable areas; and to protect open hillsides and significant ridgelines.
3-H To adopt and implement an innovative Countywide Growth Management
Program which effectively links land use policy with transportation and other
infrastructure improvements,.
3-1 To coordinate effectively the land use policies of the County General Plan
with those plans adopted by the cities and special service districts,
3-J To encourage a development pattern that promotes the individuality and
unique character of each community in the County.
3-28
3. Land Use Element
3-K To develop a balance between job availability and housing availability with
consideration given to wage levels, commute distance and housing
affordability. The individual characteristics of the several subregions of the
County and their interaction with other regions shall be considered when
establishing criteria for delivering that balance.
3-1. To safeguard the County's obligations to provide its fair share of safe, decent
and affordable housing.
3-M Protect and promote the economic viability of agricultural land.
3-N To coordinate effectively the policies of the Land Use Element with
appropriate Local Agency Formation Commission (LAFCO} determinations.
POLICIES
Countywide
The following are broad, Countywide policies which apply to all properties. More
detailed development policies for specific areas in the County are found in the "Local
Plan Policies" section at the end of this chapter.
]obs/Housing Balance
3-1. Housing infill shall be supported and stimulabed where the jobs/housing ratio
shows an overabundance of jobs to housing.
3-2. Job infill shall be supported and stimulated where the jobs/housing ratio shows
an overabundance of housing to jobs.
3-3. As feasible, areas experiencing rapid urban growth shall be developed so
as to provide a balance of new residential and employment opportunities.
3-4. Financing mechanisms shall be developed which spread the costs of
facilitating jobs/housing balance between existing and new development.
Growth Management, 65/35 Land Plan,and Urban Limit Line
3-5. New development within unincorporated areas of the County may be
approved, providing growth management standards and criteria are no*t or
can be assured of being met prior to the issuance of building permits in
accordance with the growth management.
3-6. Development of all urban uses shall be coordinated with provision of
essential Community services or facilities including, but not limited to,
roads, law enforcement and fire protection services., schools, parks,
sanitary facilities, water and flood control.
3-7. The location,, timing and extent of growth shall be guided through capital
improvements programming and financing (ie.,, a capital improvement
program., assessment districts,, impact fees, and developer contributions)
to prevent infrastructure, facility and service deficiencies,
3-8. Infilling of already developed areas shall be encouraged. Proposals that would
prematurely extend development into areas lacking requisite services.,
facilities and infrastructure shall be opposed. In accommodating new
development, preference shall generally be given to vacant or under-used
sites within urbanized areas., which have necessary utilities installed with
available remaining capacity, before undeveloped suburban lands are utilized.
3-29
-3. Land Use Element
3-9. Areas not suitable for urban development because of the lack of
availability of public facilities shall remain in their present use until the
needed infrastructure is or can be assured of being provided.
3-10. The extension of urban services into agricultural areas outside the Urban Limit
Line, especially growth-inducing infrastructure, shall be generally discouraged
3-11. Urban uses shall be expanded only within an Urban Limit Line where
conflicts with the agricultural economy will be minimal.
3-12. Preservation and buffering of agricultural land should be encouraged as it
is critical to maintaining a healthy and competitive agricultural economy
and assuring a balance of land uses. Preservation and conservation of
open space, wetlands, parks, hillsides and ridgelines should be encouraged
as it is crucial to preserve the continued availability of unique habitats for
wildlife and plants., to protect unique scenery and provide a wide range of
recreational opportunities for County residents,
3-13. Promote cooperation between the County and cities to preserve
agricultural and open space land.
3-14. Protect prime productive agricultural land from inappropriate subdivisions.
Community Identity and Urban Design
3-15. The design of new buildings and the rehabilitation of existing buildings shall reflect
and improve the existing character of the commercial districts in the County,
3-16. Community appearance shall be upgraded by encouraging redevelopment, where
appropriate.,to replace inappropriate uses,
3-17. Opportunities shall be provided for retaining, enhancing and diversifying the
cultural activities available to the County.
3-18. Flexibility in the design of projects shall be encouraged in order to enhance
scenic qualities and provide for a varied development pattern.
3-19. Buffers shall be provided between new industrial developments and
residential areas by establishing setbacks, and park-like landscaping or
other appropriate mechanisms.
3-20. Where new electrical transmission lines are proposed, they should be
developed parallel to existing transmission lines to the extent feasible.
Mitigation of the environmental impact of building these facilities should be
in close proximity to the area of impact,
Residential Uses
3-21. The predominantly single family character of substantially developed
portions of the County shall be retained. Multiple-family housing shall be
dispersed throughout the County and not concentrated in single locations.
Multiple-family housing shall generally be located in proximity to facilities
such as arterial roads., transit corridors, and shopping areas.
3-22. Housing opportunities for all income levels shall be created. Fair affordable
housing opportunities should exist for all economic segments of the County,
3-23. A diversity of living options shall be permitted while ensuring community
compatibility and quality residential development.
3-30
3. Land Use Element
3-58. Levee breaches on-island are prohibited unless the entire perimeter levee is
improved bo Army Corps of Engineers' standards.
3-59. Levee breaching off-island shall be permitted on a p roject-by-project basis
and shall only be allowed subject to the Army Corps of Engineers approval.
3-60. Any internal levees must n4-*et Army Corps of Engineers' standards. New
construction must be set back from levee centerlines a minimum of 100 feet
unless adequate substantiation for reduction is approved by RD-799 or BIMID.
New construction not protected by certified levees must meet FEMA standards.
3-61m Stilt residential structures shall be allowed only on the basis of one unit per existing
parcel. Such elevated structures shall not be allowed in any new subdivisions..
3-62a The off-island and on-island areas can develop 100,000 square feet of
commercial development and 500 hotel rooms, consistent with FEMA standards.
3-63. Marine and waterfront facilities will require a use permit to address site-specific
aquatic and other issues such as wetlands, water quality, public access, and the
Delta's carrying capacity for such facilities in the Bethel Island Area.
3-64,s To retain the characteristics of Bethel Island that make it an unique place in
the Delta with its own separate identity, development shall be limited to a low
overall density, and open space buffers shall be required. In addition,
agricultural, open space, and wetland areas, along with rare plant
communities, shall be preserved and protected.
3-65a Residential development on Agricultural Lands, to the extent permitted
beyond one unit per parcel in the off-island area, shall be clustered with
development rights on the undeveloped land dedicated to the County.
3-66. A Protection Fee shall be imposed on each new residential unit in the Bethel
Island Area to acquire development rights on agricultural lands, open space
or wetland areas, or to provide financing for farmers to continue agricultural
production. Priority for the acquisition of open space and wetlands shall be
given to the on-island area. Additional funding sources shall be explored to
supplement or replace the Protection Fee,
3-67. New development in the Bethel Island Area must comply with an improved
financing plan for infrastructure improvements,
PaLICIES FOR THE SOUTHEAST COUNTY AREA
Land Use
3-68. Many of the specific policy statements of this plan support the concept of allowing
for multiple uses, compatible with the predominantly agricultural watershed and
public purposes of the area. The policies stress the need fio preserve designated
agricultural lands for agricultural use, and also to allow certain other uses in the
area, such as wind energy farms, mineral extraction,,and reservoirs,
3-69a The Southeast County area is almost exclusively planned for agricultural,
watershed, or public purposes. New land uses within this plan area should be
limited to those which are compatible do the primary agricultural and watershed
purposes of the area (farming, ranching, poultry raising,, animal breeding., aviaries.,
apiaries., horticulture, floriculture and similar agricultural uses and structures) and
consistent with the multiple use philosophy enumerated by this plan.
Subject to specific project review and the policies listed within this plan, the
following uses are generally consistent with the planned agricultural areas:
3-38
3. Land Use Element
(a) Public and private outdoor recreational facilities;
(b) Dude ranches,, riding academies,, stables;
(c) Wind energy conversion systems;
(d) Single family residences on larger lots;
(e) Mineral resources quarrying;
Jr
(f) Oil and gas wells;
(g) Pipelines and transmission lines; and
(h) Veterinarian offices and kennels.
(i) Public purpose uses, including those uses described in policy 3-88 below
(airport, reservoir)
3-70. Southeastern Contra Costa County contains a range of natural and cultural
resources which warrant special recognition in the General Plan. Mineral
and meteorological resources exist which have the potential to be
developed as additional uses within this essentially agricultural area.
Multiple uses of the land which assist in its long-term protection as an
agricultural area are to be encouraged.
Policies regarding these specific natural and cultural resources are briefly
summarized below. However, a more detailed discussion and additional
policies should be referred to in other elements of this General Plant
separated into the following topics:
0 wind turbine development or wind energy "farms" (policies are found in
the Conservation Element);
0 mineral resource areas (policies are found in the Conservation Element);
0 archaeological and wildlife resources (policies are also found in the
Conservation Element);
0 Contra Costa Water District reservoir(s) planned in this area (policies
are found in the Public Facilities/Services Element);
0 the East Contra Costa County Airport (policies are found in the
Transportation and Circulation Element);
0 existing and planned recreation uses in the area (policies are found in the
Public Facilities/Services Element);
0 general circulation uses (policies are found in the Transportation/
Circulation Element); and
0 Policies and implementation measures regarding the wildlife and archeological
resources of the area are included in the Conservation Element,,
The southeastern portion of the County is blessed with archaeological and
wildlife resources which are unique and worthy of long term protection and
preservation. While in certain portions of the planning area multiple uses of the
land may conflict with the need for environmental protection and enhancement.,
there are other areas where multiple use may reinforce preservation.
As a practical matter, it should be recognized that historically it has been
the agriculturalists who have protected the unique environmental
resources of the area. Their continued efforts in this regard are critical to
the long-range preservation of the area's resources,
3-71. The California Energy Resources Conservation and Development Commission
has identified the Altamont Pass area., including the southeastern portion of
Contra Costa County., as an area with high wind energy potential.
The "Wind Energy Resources" section of the Open Space/Conservation
Element contains a map that depicts the generalized boundaries of the
3-39
3. Land Use Element
wind energy resource area in Southeast County, based on materials
developed for the State Energy Commission. The map identifies those
areas that experience average wind speeds of at least 15 mph at an
altitude of 70 feet above the ground. The same section includes specific
policies that govern new wind turbine development in the County.
Clusters of wind turbines generate a certain amount of noise which could be a
nuisance if new subdivisions or residences are allowed immediately adjacent
to the existing turbines or on properties already approved for wind turbines.
New residential uses should be discouraged within the wind energy areas. If
wind farms become obsolete or are removed in the area, these policies
should be reviewed through a subsequent General Plan Amendment.
Wind farm uses are bo be considered appropriate within the resource area or
along the periphery of the wind energy resource area., subject to a careful
review of the environmental impacts of specific wind farm proposals.
3-72. Within Southeast Contra Costa County there is a geological deposit of
domegine sandstone located just southerly of Camino Diablo and easterly
of Vasco Road. This area is further discussed and mapped in the "Mineral
Resources" section of the Open Space/Conservation Element,
Limited residential or ranchette development of these mineral properties may
be appropriate, but residential use shall be identified as secondary to mineral
operations and will not be allowed to preclude the full utilization of identified
mineral resources. Any nearby residential use will be permitted conditionally
after recognizing the probable expansion of mineral operations and accepting
the possible nuisance and inconvenience associated with mineral operations.
3-73. Public agencies are in the process of acquiring substantial portions of the
planning area to serve the needs of the growing population of the East Bay.
Two major public works projects have been approved that are reflected in this
plan the East Contra Costa County Airport and the Las Vaqueros Reservoir,
Each is discussed further in the Circulation Element and the Public
Facilities/Services Element, respectively.
The general location of the airport is shown on the land use element plan
map. As the airport project proceeds, land developments in the area must
take into account safety., noise., aviation easements, and preservation of
the area's agricultural and biological resources.
Transportation
3-74. The historic significance of the Byron Hot Springs site is acknowledged, the
rehabilitation of buildings of historic value at the Byron Hot Springs site and
the re-establishment of the historic use of the buildings as a hotel and spa are
supported. The rehabilitation of the historic buildings on the Byron Hot Springs
site should occur in a manner that is both consistent with other General Plan
policies and compatible with the operation of the nearby Byron Airport,, as
recommended in the ALUC compatibility Plan, Implementation of this policy
should occur through a discretionary permit review process. Any proposal for
the development of a larger resort complex on the Byron Hot Springs site,,
which may include the incidental rehabilitation of historic buildings, should be
undertaken in the context of existing General Plan policies.
3-75. This plan further recognizes that if a reservoir or reservoirs are built, that
the Contra Costa Water District or other agencies may be required to
3-40
3. Land Use Element
construct additional secondary construction and access roads on these
lands in order to serve their facility.
3-76. The Southern Pacific railroad provides rail service through Brentwood and
Byron, No change in status is anticipated in this plan amendment.
However, the railroad right of way does provide the potential for a
recreational trail route and for construction of future pipelines.
POLICIES FOR THE BAY POINT AREA
Land Use
3-77. The following policies shall guide development in the Bay Point area:
(a) Upgrade community appearance by encouraging development of new uses
do replace antiquated developments.
(b) Provide for well designed projects and limited vehicular access to
traffic arterials through the assembly of small parcels of land along
Willow Pass Road.
(c) Discourage new areas or expansion of strip commercial development
in the community except as provided in this plan by the Willow Pass
Mixed Use Corridor.
(d) Achieve and maintain a healthy environment for people and wildlife,
that minimizes health hazards and disruptions caused by the
production., storage., transport and disposal of toxic materials.
(e) A Redevelopment Plan for the Bay Point area was adopted by the Board
of Supervisors in December., 1987, All development proposals should
be reviewed by, and coordinated with, Redevelopment Agency staff do
ensure compatibility with the Redevelopment Plan. Additionally,
involvement with the redevelopment process will allow the County to
coordinate concurrent development proposals and to possibly facilitate
the construction of public improvements that will further the goals of
the Redevelopment Plan.
3-78. Many areas designated for multiple family residential uses on the plan map
were originally designed and are presently used for less intensive uses. These
areas have property characteristics that would interfere with a successful
conversion to higher intensity uses. Parcel sizes are small., restricting
provision of on-site parking, landscaping and recreation facilities, Existing
drainage facilities are antiquated and inadequate. Modifications to existing
road design and access points would be desirable to handle greater traffic
loads. Given these parameters, an incremental uncoordinated approach to
development would probably fail to safeguard community interests,,
Therefore, this plan supports the assembly of land designated for multiple family
residential uses in sufficient acreages to make feasible the provision of a quality
residential environment and adequate infrastructure to handle drainage and
traffic concerns. Those projects that meet these objectives will be eligible for the
maximum housing units within the range of the applicable density category.
3-79. The following development standards shall be applied to projects proposed
in the Willow Pass Road Mixed Use Corridor (MU4):
(a) access to parcels along Willow Pass Road should be minimized and
should be from secondary roads whenever feasible;
(b) development of shared access with uses on abutting properties
should be considered at the time of project review;
3-41
7. Public Fac lilties/Services Element
Redevelopment Fiscal Review
7-b. Establish a multi-departmental team to review new redevelopment projects.
Establish standard fiscal criteria for evaluating such projects and establishing fiscal
detriment, if any. If such detriment is determined, negotiate with redevelopment
agency to mitigate this detriment.
Transportation Impact Fee
7-c. Review the Transportation Area of Benefit Fee Ordinance to assure consistency
with AB 1600, Future ordinance amendments should assure that new development
will fund a fair share of transportation improvements which are required to serve
the new development.
In#ergovernmental Coordination
7-d, Maintain an effective liaison and improve cooperation with the cities and special
districts serying the County, as part of an effort to-maintain high q services
and implement the General Plan.
7-e. As part of the annual review of the Capital Improvement Program, include a
review under Government Code Section 65401, listing all capital projects
sponsored by other jurisdictions fthe following year. Additionally, the County
should make a finding relative to the consistency of projects with the County's
General Plan reviewed under Government Code, Section 65402.
7-f, Comment on any proposed capital improvements found inconsistent with the
County's General Plan to the sponsoring agency.
Capital Improvement Program
7-g. Prepare and adopt a Capital Improvement Program that compiles the capital
improvements planned for construction over the next five year period by County
agencies, including cost estimates, the phasing of specific improvements and
associated costs, and methods with which specific improvements will be financed.
Development Review/Plan Preparation Process
7-h. Amend the development review and plan preparation process to include consideration of
project impacts upon public facilities, and proposed financing methods. Where negative
fiscal impacts are indicated,include spec ific mitigation m easu res as conditions of project
approval, or carefully consider the appropriateness of approval, consistent with the
facilities standards established in the Growth Management Element.
7.6 WATER SERVICE
INTRODUCTION
Water service in Contra Costa County is provided either by special service districts or
by nine municipalities. There are two major water providers in the County: the East
Bay Municipal Utility District (EBMUD) and the Contra Costa Water District (CCWD).
EBMUD delivers water directly to its customers after it is treated. CCWD provides
treated water services to several cities in the Central County area and several city and
other water agencies buy "raw," untreated water from CCWD, treat it,, and then sell it
to their own local customers. CCWD is not limited to providing domestic urban water
supplies. Other services include wholesale treated water, reclaimed water, industrial,
agricultural and landscaping irrigation water supplies.
7-5
7. Public Facilities/Services Element
EBMUD provides treated water to all of western Contra Costa County, the Lamorinda
area, portions of Walnut Creek and Pleasant Hill, and all of the San Ramon Valley (see
Figure 7-1}. E is the largest water district i Northern California a n d serves well
over a million customers in Alameda and Contra Costa County, The District brings
water from the Mokelumne River watershed in the Sierra Nevada through three 81-
mile aqueducts to the East Bay.
EBMUD has adopted a Water Supply Management Program which identifies the
security, shortage and safety and health problems associated with its water supply.
Concurrently, EBMUD began a comprehensive work program to update the Water
Supply Management Program and to study possible water supply improvement projects
to solve these projects. These proposed programs consider the needs of existing
ultimate service boundary to the year 2020. It does not consider extension of water
service outside the ultimate boundary.
The other major water supplier, CCWD, supplies treated water to all urbanized areas in
Central Contra Costa County that are not serviced by EBMUD: the northern and
eastern portion of Walnut Creek, most of Pleasant Hill, all of Concord and Clayton, the
Hidden Lakes area of Martinez, and the unincorporated areas of Vine Hill, Pacheco,
Clyde,, Port Chicago, and along Marsh Creek Road to Morgan Territory (see Figure 7-1).
The CC1ND treated water system consists of a San Joaquin Delta intake at Rock
Slough, a river intake and pumping station at Mallard Slough near Bay Point, Mallard
Reservoir north of Concord where raw Delta water is stored, and a modern-water
treatment plant near Mallard Reservoir, The Las Vaqueros Reservoir located in East
County provides a high quality water supply during the dry months. The CCIrVQ
wholesales raw water to industry and several municipal water companies, including the
cities of Antioch, Pittsburg, and Martinez, Other agencies which buy untreated water
from CCVIID are the Southern California Water Company (serving Bay Point) and the
Oakley Water District.
The third source of water in Contra Costa County is groundwater supplies. Several
small public and private water companies extract underground water through wells and
convey it to nearby customers. Most of these are in East County areas such as Bethel
Island, Knightsen, Byron, and Discovery Bay.
Periodic droughts experienced by the region have underlined the importance of water
conservation efforts, Contra Costa has adopted specific water conservation regulations
which apply to all new development in unincorporated areas. This measure requires
new development to limit lawn areas and to install drought resistant landscaping,
among other conditions of approval for development projects.
Map of Planned Water Service Areas
The existing and planned service boundaries for the nine water service agencies in
Contra Costa County are shown in Figure 7-1, State law requires the Local Agency
Formation Commission (LAFCO} of each county to adopt ."Sphere of Influence"
boundaries which show the ultimate area that is expected to be served by each water
agency. The existing service is then expanded as necessary to include projected
growth areas within the adopted Sphere of Influence boundary.
7-6
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7. Public Facilities/Services Element
To assure adequate water supply a nd quality to serve the projected population for the
General Planning period, the following goals and policies were developed.
WATER SERVICE GOALS
7-F, To assure potable water availability in quantities sufficient to serve existing and
future residents.
7-G. To encourage the development of locally controlled supplies to meet the growth
needs of the County.
7-H. To encourage the conservation of water resources available to the County and to the State.
7-1, To protect and enhance the quality of the water supplied to County residents.
7-3, To ensure that new development pays the costs related to the need for increased
water system capacity.
WATER SERVICE POLICIES
7-16. Water service systems shall be required to meet regulatory standards for water
delivery, water storage and emergency water supplies.
7-17, Water service agencies shall be encouraged to establish service boundaries and to
develop supplies and facilities to meet future water needs based on the growth
policies contained in the County and cities' General Plans.
7-18. Water service agencies should generally be discouraged from constructing new
water distribution infrastructure which exceeds future water needs based on the
buildout projections of the County General Plan and city general plans.
7-19, Urban development shall be encouraged within the existing water Spheres of
Influence adopted by the Local Agency Formation Commission; expansion into
new areas within the Urban Limit Line beyond the Spheres should be restricted
to those areas where urban development can meet all growth management
standards included in this General Plan,
7-20. Development of rural residences or other uses that will be served by well water or an
underground water supply will be discouraged if a high nitrate concentration is found
following Health Services Department testing (see Figure 7-2).
7-21, At the project approval stage, the County s'hall require new development to
demonstrate that adequate water quantity and quality can be provided. The
County shall determine whether (1) capacity exists within the water system if a
development project is built within a set period of time, or (2) capacity will be
provided by a funded program or other mechanism. This finding will be based on
information furnished or made available to the County from consultations with the
appropriate water agency, the applicant, or other sources,
7-22, Water service agencies shall be encouraged to meet all regulatory standards for
water quality prior to approval of any new connections to that agency.
7-23, The County shall cooperate with other regulatory agencies to control point and
non-point water pollution sources to protect adopted beneficial uses of water.
7-249 Opportunities shall be identified and developed in cooperation with water service agencies
for use of non-potable water, including ground water, reclaimed water, and untreated
surface water, for other than domestic use,
7-25, Land uses and activities that could result in contamination of groundwater supplies shall
be identified, monitored and regulated to minimize the risk of such contamination.
7-10
7. Public Facilities/Services Element
7-26. The need for water system improvements shall be reduced by encouraging new
development to incorporate water conservation measures to decrease peak water use.
7-27. The reclamation of water shall be encouraged as a supplement to existing water supplies.
7-28,, The County shall encourage its water serving agencies to prepare written drought
contingency plans and hold public hearings on these plans. These plans should
identify the size of needed drought capacity reserves. In requests for capacity
verification for new development, the County shall require that the serving agency
exclude these reserves from its operating capacities for the purpose of the verification.
WATER SERVICE IMPLEMENTATION MEASURES
Development Review Process
The following measures were developed in order to ensure adequate water supply and
quality for the current and future goals of the General Plan and to ensure consistency
with the land use and growth management elements,
7-i. Conditionally approve all tentative subdivision maps and other preliminary
development plans on verification of adequate water supply for the project. Such
condition shall be satisfied by verification, based on substantial evidence in the
record, that capacity within the system to serve the specific development project
exists or comparable demonstration of adequate wastewater treatment capacity.
Where no tentative map or preliminary plan is required prior to development,
approve no map or development permit without this standard being satisfied.
7-j. Identify, map, and monitor those areas where high levels of nitrates have been
detected in groundwater supplies.
7-k, Discourage subdivisions or other permits which would allow the construction of
rural residential units served by well water in areas of high nitrate concentrations,
consistent with existing Health Department policy.
7-1, Discourage subdivisions or other permits which would allow the construction of
rural residential units served by well water on lots of less than one acre,
consistent with existing Health Department policy.
Intergovernmental Coordination
7-m. Encourage water service agencies and the Local Agency Formation Commission
(LAFC4) to annex lands planned for urban development by this General Plan
into their service areas. Conversely, encourage water agencies and LAFCU to
detach the private lands from the service boundaries which are not planned for
urban development and which are not currently served,
7-n. Encourage LAFCO to establish water service Spheres of Influence that are
coincident with the boundary of planned urban development in this General Plant
including those rural properties that currently receive service,
7-o. Encourage the implementation of existing Urban Water Management Plans,
7-p, Encourage water service agencies to require separate service connections and meters
where large quantities of water are used for special purposes such as landscape irrigation.
7-q. Encourage water agencies to provide potable water containing not more than 50 ppm
sodium and 65 ppm chloride.
Water Conservation Program
7-r. Where feasible, include water conservation measures recommended by water service
agencies in the conditions of approval for subdivisions and other new development.
7-11
7. Public Facilities j5eryices Element
7-s,, Conduct reg u I a r inspections of public water systems u n d er the jurisdiction of the County
for leak detection, water audits, and repair and installation of individual meters.
7.7 SEWER SERVICE
INTRODUCTION
Sewer service in Contra Costa County is the responsibility of several municipalities and service
districts. The largest sewage treatment agencies are Central Contra Costa Sanitary District
(CCCSD}, which serves most of the central portion of the County; Delta Diablo, which serves
the Pittsburg-Antioch area; West Contra Costa Sanitary District (WCCSD}, which serves a
portion of Richmond, El Sobrante, and San Pablo; and the East Bay Municipal Utility District
(EBMUD}, which serves Kensington, El Cerrito, and a portion of Richmond.
Sewer service consists of the transmission of municipal and industrial wastewater to a
treatment facility, treatment, and then disposal of the wastewater and residual waste
solids. As with water service, several cities operate their own local sewage collection
system and contract with the larger agencies to treat the effluent. Other cities operate
their own collection systems as well as treatment plants,
,Maa of Planned Sewer Facilities
The existing and planned service boundaries for the sewer service agencies in Contra Costa
County are shown i Figure 7-3. Like water districts, sewer districts a re required by State law
to have adopted "Sphere of Influence" boundaries which show the ultimate area that is
expected to be served by the agency. The existing service is then expanded as necessary to
include projected growth areas within the adopted Sphere of Influence boundary.
There are few areas in the County which are not currently included within an existing sewer
service or Sphere of Influence boundary, but which are planned for development and will
require service. As in the case of water service districts, however, there are areas which are
included within the current sewer service boundaries or Sphere of Influence areas, but which
are not planned for urban dunder the provisions of this General PThese I
areas include open space properties owned by the East Bay Regional Park District, and lands
outside the Urban Limit Line designated by this plan to remain in agricultural uses. These areas
should ultimately be detached from the sewer service districts. Areas of future development
projected outside of existing service boundaries could generally be accommodated by
expansion of a particular service agency. Howeverr certain areas projected to grow outside the
service boundaries could be served by one of several agencies.
Sewer service to West and Central County and the Pittsburg-Antioch area has been
planned to meet projected demand resulting from existing and future development.
However, several issues have been identified which may influence the method of sewer
service disposal used for some growth areas in the East County area,
Projected growth in East County communities (Oakley, Brentwood, Bethel Island) is in
excess of the existing wastewater treatment/disposal capacity. The current method of
wastewater disposal in these areas is either land disposal (land application of treated
wastewater onto open space or agricultural lands), or discharge into the San Joaquin-
Sacramento Delta, Expanding this land disposal technique may be impractical in the
future due to the large amount of land that would be required for the disposal of
wastewater generated by'projected growth. However, this option may be more feasible
if a higher level of wastewater treatment was able to generate wastewater suitable for
irrigation of a wider range of agricultural crops.
7-12
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7-13
7. Public Facilities/Services Element
In addition to the discharge of treated effluent into rivers or onto agricultural land, a
third form of sewage treatment, septic tanks and leachfields, is used in rural areas
where no public service is available. The use of leachfields and septic tanks is not
practicable, however, in some of the rural areas of Contra Costa County where shallow
groundwater tables, high nitrate concentrations in groundwater, or soils with poor
percolation (absorption) characteristics are present,
In selected areas, the County Health Officer has established a moratorium on the issuance
of permits for any additional septic tank systems. The locations of the existing septic tank
moratorium areas are illustrated on Figure 7-4, The approval of minor subdivisions for
rural residential or ranchette development in these areas is generally not allowed. Other
areas may be placed in moratorium areas if conditions warrant that action, The County
has also adopted measures to ensure that subdivision of lands and placement of septic
tanks and leachfields is regulated within the watershed of the County's major reservoirs.
In order to provide for the waste disposal needs of the General Plan, the following goals
and policies were developed.
SEWER SERVICE GOALS
7-K. To provide sewer collection, treatment and disposal facilities adequate to meet
the current and projected needs of existing and future residents.
7-L. To provide wastewater treatment that preserves, and to the extent feasible,
enhances water quality and the natural environment.
7-M. To develop wastewater reclamation as a supplement to imported surface water supplies.
7-N, To assure that new development pays the costs related to the need for
increased sewer system capacity,
SEWER SERVICE POLICIES
7-29. Sewer treatment facilities shall be required to operate in compliance with waste
discharge requirements established by the California Regional Water Quality
Control Board,, Development that would result in the violation of waste
discharge requirements shall not be approved.
7-30. Sewer service agencies shall be encouraged to establish service boundaries and
develop treatment facilities to meet future service needs based on the growth
policies contained in the County and cities' General Plans,
7-31, Urban development shall be encouraged within the sewer Spheres of InFluenceadopted by 7
the Local Agency Formation Commission. Expansion into new areas within the Urban Limit
Line but beyond the Spheres of Influence should be restricted to those areas where urban
development can meet growth management standards included in this General Plan,
7-32, Development of rural residences, or other uses, that will be served by septic
tank and leachfields, shall be discouraged in areas with high groundwater levels
or soils with poor percolation characteristics,
7-33, At the project approval stage, the County shall require new development to
demonstrate that wastewater treatment capacity can be provided. T County shall
determine whether (1) capacity exists within the wastewater treatment system if a
development project is built within a set period of time, or (2) capacity will be
provided by a funded program or other mechanism. This finding will be based on
information furnished or made available to the County from consultations with the
appropriate water agency, the applicant, or other sources.
7-14
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7-15
1
7. Public Facilities/Services Element
7-34, For future sewer facilities that may be required, appropriate land areas in the
County shall be designated consistent with other policies in the General Plan,,
7-35, Opportunities for using reclaimed wastewater shall be identified and developed
in cooperation with sewer service and water service agencies.
7-36,, Beneficial uses of treated wastewater including marsh enhancement and
agricultural irrigation shall be encouraged. Such wastewater reclamation
concepts shall be incorporated into resource management programs and land
use planning.
7-37. The need for sewer system improvements shall be reduced by requiring new
development to incorporate water conservation measures which reduce flows
into the sanitary sewer system.
SEWER SERVICE IMPLEMENTATION MEASURES
In accordance with the land use and growth management elements of the General Plan
that limit growth until adequate waste management services can be provided, the
following measures were developed in order to provide for the liquid waste disposal
needs of the community.
Develoament Review Process
7-to Conditionally approve all tentative subdivision maps and other preliminary
development plans on verification of adequate wastewater treatment capacity for the
project, Such condition shall be satisfied by verification based upon substantial
information in the record that capacity within the system to serve the specific
development project exists or comparable demonstration of adequate wastewater
treatment capacity. Where no tentative map or preliminary plan is required prior to
development, approve no map or development permit without this standard being
satisfied
7-u. Identify, map, and monitor those areas where high groundwater levels and soils
with poor percolation characteristics have been detected.
7-v. Discourage approval of subdivisions or other permits which would allow the
construction of rural residential units served by septic tanks and leachfields in areas
of high groundwater levels or poor percolation characteristics, consistent with
existing Health Department policy.
.7-w. Continue to enforce Sections 420-6.402 and 4200-6,008 of the County Code, which
regulate the placement of septic tanks within the watersheds of reservoirs.
7-x. Include wastewater reduction and other measures recommended by sewer service
agencies in the conditions of approval for subdivisions and other new development.
Intergovernmental Coordination
7-y, Encourage sewer service agencies and the Local Agency Formation Commission
(LAFCO) to annex lands planned for urban development by this General Plan into
their service areas.
7-z. Encourage LAFC4 to establish sewer service Spheres of Influence that are
coincident with the boundary of planned urban development in this General Plan,
including those rural areas that currently receive service.
7-16
S. Conservation Element
(1) Small agricultural service businesses, which can be defined as a home
occupation, are permissible in all agricultural designations;
(2) Larger agricultural service businesses which have more than one
employee but are clearly subordinate to on-site production activities,
and which occupy less than 1/2 acre of land and do not adversely affect
agricultural production in the area, may be permissible in all
agricultural designations, subject to issuance of a land use permit;
(3) Agricultural service businesses that occupy more than '/Z acre of land
and are not subordinate to on-site production activities will require
rezoning with a "Agricultural Service Combining District" overlay.
8-aa Agricultural employee housing may be permitted, in addition to the residential
density allowed by the underlying zoning or land use designation, in accordance
with the needs of the local production sector. Criteria to establish the specific
conditions which will apply to the agricultural employee housing shall be included in
the Zoning Ordinance and shall address permanent and transient employees.
8-ab. Review and revise, as necessary, minimum lot size standards in agricultural zoning
districts within the Urban Limit Line to be consistent with the goals and policies in
this General Plan. Minimum lot sizes for prime productive agricultural soils
designated agricultural use in the Land Use Element (Class I and II) shall be set at
40 acres outside the Urban Limit Line.
Infrastructure Services
8-ac, Consider detaching land in agricultural production not planned for development
from any special taxing districts which are intended to serve urban needs, such
as sewage treatment and hospital districts.
8-ad,, In a manner consistent with growth management policies,allow water lines or other urban
infrastructure which must be constructed across agricultural properties outside LAFCO
designated Spheres of Influence i order to serve parks,other open space uses,or ex isti ng
urban development, of a size as needed to serve the open space or existing urban uses.
Do not require adjacent insignificantproperty owners to pay for the servincel and generally mitigate to
anlevel any identified growth-inducing impacts of the project,
8-ae. Provide a circulation system appropriate to rural development to support land
uses and economic activity,
8-af. Discourage the construction of growth-inducing highways or roads serving areas
outside LAFCO designated Spheres of Influence unless the growth-inducing impacts
of the project have been mitigated. Highways built in non-urban areas should limit
access to what is necessary to serve planned land uses and emergency needs.
8-ag. Encourage water reclamation and other public improvement projects which would
increase, enhance, and protect agricultural land and its production capabilities.
AgriculturallUrban Buffers and Conflicts
8-ah. Require adequate setbacks for any non-agricultural structures located within or
adjacent to cultivated agriculture,
8-27