HomeMy WebLinkAboutMINUTES - 11152005 - D6 yk i)e
TO: BOARD OF SUPERVISORS °imp " ..•
Contra
n:
SROM: DENNIS M. BARRY, AICP ...�:�� - Costa
COMMUNITY DEVELOPMENT DIRECTOR ro,r _. : County
cou
DATE: NOVEMBER 15, 2005
SUBJECT: AMENDMENT TO THE NORTH GATE SPECIFIC PLAN TO ALLOW LIMITED
WINEMAKING/WINERY USE AS A CONDITIONALLY PERMITTED USE (COUNTY
FILE: SP#04=0001) (SUPERVISORIAL DISTRICT III)
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
A. OPEN the public hearing, ACCEPT written or oral public testimony related to the
proposed amendment to the North Gate Specific Plan(County File: SP#04-0001)and
CLOSE the public hearing.
B. FIND the Negative Declaration prepared for this project to be adequate for the
purpose of compliance with California Environmental Quality Act, and ADOPT the
Negative Declaration.
C. ACCEPT the recommendation of the County Planning Commission as contained in
Resolution No. 30-2005.
D. ACCEPT the recommendation and findings as contained in Resolution No. 3361 from
the City of Walnut Creek Planning Commission.
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR _RECOMMENDATION OF BOARD COMMITTEE
APPROVE _OTHER
SIGNATURE(S):
ACTION OF-BOARD ON —C6 APPROVED AS RECOMMENDED _OTHER_
d,u m a-�e�Ad" �
HEREBY CERTIFY THAT THIS IS A TRUE AND
CORRECT COPY OF AN ACTION TAKEN AND
VOT OF SUPERVISORS ENTERED ON THE MINUTES OF THE BOARD OF
UNANIMOUS(ABSENTVW�J ) SUPERVISORS ON THE DATE SHOWN
AYES: NOES:
ABSENT: ABSTAIN:
Contact: Patrick Roche,CDD-APD(925)335-1242 ATTESTED)afftL_ l , Y� , 2 J
cc: County Counsel JOHN SWEETEN, CLERK OF tHE BOARD OF
County Administrator's Office SUPERVISOR AND COUNTY ADMINISTRATOR
Clerk of the Board
S. Meyers, City of Walnut Creek
N. Dyer, Loving 8 Camposgy� �,(,n- , DEPUTY
ti
November 15, 2005
Board of Supervisors
County File: SP#04-0001
Page 2
RECOMMENDATIONS - continued
E. FIND that the proposed amendment to the North Gate Specific Plan is consistent with
the overall goals and objectives of both the North Gate Specific Plan and the Contra
Costa County General Plan, 2005-2020.
F. ADOPT the amendment to the North Gate Specific Plan (County File: SP#04-0001),
as the second amendment to said Specific Plan,toallow a limited winemaking/winery
operation as a conditionally permitted use within the Specific Plan area and establish
a size, location, and production threshold requirements for such a use in the Specific
Plan area.
G. ADOPT Board Resolution No. 2005/717 as the basis for the Board's decision
H. DIRECT staff to post a Notice of Determination with County Clerk.
FISCAL IMPACT
All staff costs for the Specific Plan Amendment are covered by a fee charged to the applicant.
BACKGROUND / REASONS FOR RECOMMENDATION
The North Gate Specific Plan, adopted in June 1991,was the result of a joint planning effort between
I ie County and the City of Walnut Creek to provide additional guidance and detail for the 507 acre
North Gate area that is comprised of unincorporated and incorporated lands. The Specific Plan
includes goals and policies that are designed to retain and support the semi-rural, recreational, and
agricultural uses of the area. Uses in the Specific Plan area are limited to residential, agricultural,
equestrian, recreational, and open space. The Specific Plan identifies permitted, conditionally
permitted, and prohibited uses within the area, which are more restrictive than that of the County
Ordinance Code. Since its adoption in 1991,the Specific Plan has been amended once in May 2000,
to allow the operation of a commercial nursery as a conditionally permitted use and to amend the
plan's standard for fencing type and height.
The Board of Supervisors authorized a Specific Plan Amendment study to consider allowing
limited/winemaking operations in the North Gate area under a conditional use permit following a
request from Mr. Timothy Jochner. Mr. Jochner had proposed establishing a limited
winemaking/winery operation on his property at 3739 Shadowbrook Court. The Board's authorization
for a study was followed by a determination from the County Planning Commission upholding the
Community Development Director's interpretation that an amendment to the Specific Plan was
necessary in order to allow the winemaking/winery use as requested by Mr.Jochner since the Specific
Plan did not provide for such a use.
On July 12, 2005, the County Planning Commission conducted a public hearing on a staff
recommendation to amend the Specific Plan providing for the establishment of a limited
winemaking/winery operation in the North Gate area as a conditionally permitted use on a parcel
Toned for agricultural use, or on a single family zoned parcel of not less than one acre, if limited to no
more than 1,000 cases of wine per year produced on the premises, and retail sales, tasting, or tours
are not permitted. See Attachment#4 to this report for a copy of the staff report and recommendation
to the County Planning Commission.
November 15, 2005
Board of Supervisors
County File: SP#04-0001
Page 3
BACKGROUND / REASONS FOR RECOMMENDATION - continued
After closing the public hearing, the County Planning Commission adopted Resolution No. 30-2005
recommending adoption of the Specific Plan Amendment as recommended by staff(see Attachment#
2).
City of Walnut Creek Planning Commission hearing on August 25, 2005
As established under the North Gate Specific Plan, approval of any requested amendments must be
reviewed and approved by both the Walnut Creek City Council and the Board of Supervisors. On
August 25, 2005, the Walnut Creek City Planning Commission held a public hearing to consider the
proposed amendment. The Walnut Creek City Planning Commission has recommended to the
Walnut Creek City Council the approval of an amendment to the North Gate Specific Plan to allow
limited winemaking/winery use as a conditionally permitted use. This recommendation is more fully
described under Attachment# 3 to this report, Walnut Creek City Planning Commission Resolution
No. 3361. Should the Board adopt the Specific Plan Amendment, the Walnut Creek City Council will
then take up the matter and consider the recommendation of their City Planning Commission.
LIST OF ATTACHMENTS
ATTACHMENT#1: DRAFT BOARD RESOLUTION NO. 2005/717
ATTACHMENT#2: COUNTY PLANNING COMMISSION RESOLUTION NO. 30-2005
ATTACHMENT#3: WALNUT CREEK PLANNING COMMISSION RESOLUTION NO. 3361
ATTACHMENT STAFF REPORT AND RECOMMENDATION TO THE COUNTY PLANNING
COMMISSION
ATTACHMENT#5: CEQA: NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT PROPOSED
NEGATIVE DECLARATION AND INITIAL STUDY
ATTACHMENT#6: PUBLIC HEARING NOTIFICATION
GAAdvance,Planning\adv-planWorth Gate Specific Plaftosp04-0001.0oc
ADDENDUM TO ITEM D.6
November 15, 2005
CLOSED the public hearing on the Amendment to the North Gate Specific Plan to allow limited
winemaking/winery use as a conditionally permitted use(County File: SP#04-0001)
(Supervisorial District III.)
Supervisor Piepho said this project exemplifies the Board's actions in encouraging wineries,
olive and olive oil manufacturing within the County and to protect,preserve agricultural land as
profitable and viable for farmers encouraging use and agricultural commerce in this area.
Public Testimony was given by the following:
David Bogstad,who spoke in support of the amendment stating that Walnut Creek was known in
the past for its Grape Festival.
Tim Jochner, the person who would be implementing the benefits of the amendment.
Supervisor Piepho made the motion to APPROVE all of Staff's RECOMMENDATIONS and
directed staff to post a Notice of Determination with the County Clerk. Supervisor Gioia
seconded the motion and it was unanimous,with all members present,
THE BOARD OF SUPERVISORS OF THE COUNTY OF CONTRA COSTA
Adopted this Order on Tuesday, November 15, 2005, by the following vote:
AYES: Gioia,Piepho,DeSaulnier,Glover and Uilkema
NOES:
None
ABSENT: None
ABSTAIN: None
RESOLUTION NO. 2005/717
SUBJECT: In the Matter of the Second Amendment, North Gate Specific Plan
Allowing a Limited Winemaking/Winery Operation within Specific Plan Area
As a Conditionally Permitted Use
County File: SP# 04-0001
The Board of Supervisors of Contra Costa County RESOLVES that:
There is filed with this Board and its Clerk a copy of Resolution No.30-2005 adopted by the
County Planning Commission which recommends approval of the Second Amendment to the North
Gate Specific Plan to allow limited winemaking/winery operation as conditionally permitted use
within the Specific Plan area and to establish size, location, and production threshold requirements
for such use (County File: SP#04-0001).
On Tuesday, November 15, 2005 the Board held a public hearing on said Second
Amendment to the North Gate Specific Plan, as discussed in County Planning Commission,
Resolution*No. 30-2005. Notice of said hearing was duly given in the manner required by law. The
Board at a hearing, called for testimony of all persons interested in this matter.
On Tuesday, November 15, 2005., the Board determined that the Negative Declaration and
Initial Study prepared for the Second Amendment to the North Gate Specific Plan(County File: SP#
04-0001) are adequate for purposes of compliance with the California Environmental Quality Act
prior to approval.
On Tuesday, November 15, 2005 the Board APPROVED the Second Amendment to the
North Gate Specific Plan(County File: SP#04-0001),and directed text changes to the Specific Plan
as described in the attachment labeled as Exhibit "A" to this resolution.
Contacto. P.Roche,CDD-APD(925-335-1242)
cc: Community Development Department
CAO
County Counsel
City of Walnut Creek
GAAd%,wice P1wiWuig\adv-p1an\Nort1x Gate Specific Pl;ui\itgsp2anictid.bores2005-717.doc
RESOLUTION NO. 2005/717
EXHIBIT "A"
RESOLUTION NO. 2005/717
(County File: SP404-000 1)
At page 17,North Gate Specific Plan,under the heading"Conditionally Permitted Use",
add a new bullet:
• Limited winemaking/winery operations on a parcel zoned for agricultural use, or
on a single family residential parcel of not less than 1 acre, if limited to no more
than 1,000, cases of wine per year produced on the premises, and retail sales,
tasting, and tours are not allowed.
RESOLUTION NO. 30-2005
RESOLUTION OF THE COUNTY PLANNING COMMISSION, COUNTY OF
CONTRA COSTA, STATE OF CALIFORNIA, .REGARDING A PROPOSED
SPECIFIC PLAN AMENDMENT (COUNTY FILE: SP#04-0001) TO THE
NORTH GATE SPECIFIC PLAN ALLOWING LIMITED
WINEMAKING/WINERY USE AS A CONDITIONALLY PERMITTED USE,
NORTH GATE AREA
WHEREAS, the North Gate Specific Plan,which was adopted in June 1991 as the
result of a joint planning effort between Contra Costa County and the City of Walnut
Creek, is intended to provide additional guidance and detail for the 507 acre North Gate
area to retain and support the semi-rural, recreational and agricultural uses of both
unincorporated and incorporated lands in the Specific Plan area; and, NW,
WHEREAS,, the North Gate Specific Plan limits uses in the North Gate area to
residential, agricultural, equestrian, and recreational uses, and specifically identifies
permitted,, conditionally permitted, and prohibited uses in the Specific Plan area, which
are more restrictive than the County Ordinance Code; and,
WHEREAS, on June 22, 2004,, the Board of Supervisors authorized a Specific
Plan Amendment study for the North Gate Specific Plan allowing limited
winemaking/winery use as a conditionally permitted use in the North Gate area; and,
WHEREAS, for the purposes of compliance with the California Environmental
Quality Act(CEQA), the Community Development Department on June 6, 2005 issued a
Notice of Public Review and Intent to Adopt a Negative Declaration of Environmental
Significance and an Initial Study on the proposed Specific Plan Amendment and the
proposed Negative Declaration was posted and noticed as required by law;' and,
WHEREAS, staff prepared a report and recommendation for the County Planning
Commission recommending an amendment to the North Gate Specific Plan to allow
limited winemaking/winery use as a conditionally permitted use within the Specific Plan
area and establishment of size, location, and production thresholds for such uses, and said
report was made available to interested parties; and,
WHEREAS,, after notice was lawfully given, the Specific Plan Amendment
proposal was scheduled for hearing before the County Planning Commission on July 12,
2005, at which time testimony was taken, the hearing was closed; and, after having fully
reviewed, considered and evaluated all the testimony and evidence submitted in this
matter;
NOW, THEREFORE BE IT RESOLVED, that the County Planning Commission:
1) HAS CONSIDERED THE PROPOSED NEGATIVE DECLARATION AND
INITIAL STUDY as adequate for purposes of compliance with the California
Environmental Quality Act prior to forwarding a recommendation; and,
2) RECOMMENDS to the Board of Supervisors approval of an amendment to
the North Gate Specific Plan (County File: SP#04-0001), as the second
amendment to said Specific Plan, allowing limited winemaking/winery
operation as a conditionally permitted use, as follows:
At page 17, North Gate Specific Plan, under the heading "Conditionally
Permitted Use",, add a new bullet:
• Limited winemaking/winery operations on a parcel zoned for agricultural
use., or on a single family residential parcel of not less than I acre, if
limited to no more than 1,000 cases of wine per year produced on the
premises, and retail sales, tasting, and tours are not allowed.
NOW, THEREFORE BE IT FURTHER RESOLVED,, that the County Planning
Commission finds that the proposed Specific Plan Amendment would be consistent with
both the North Gate Specific Plan and the Contra Costa County General Plan, 2005-2020,
The decision of the County Planning Commission wasgiven on Tuesday, July 12, 2005
by the following vote:
AYES: Commissioners L. Battaglia, R. Clark, C. Gaddis, M. Terrell,
D. Snyder,H. Wong, and S. Mehlman (Chair)
NOES: Commissioners None
ABSENT: Commissioners None
ABSTAIN: Commissioners None
Steven Mehlman, Chair of the County Planning Commission, County of Contra Costa,
State of California.
L Dennis M. Barry, Secretary of the County Planning Commission hereby certify that the
foregoing was duly called and approved on July 12, 2005.
ATTEST: l A _
Dennis M. Barry, Secretary of t
L11
County Planning Commission,,
County of Contra Costa, State of California
GAAdvance Planning\adv-plan\North Gate Specific-Plan\cpc res no 30-2005.doc
jr
WALNUT _
CRE E K
August 31, 2005
John Oborne
Community Development Dept.
Contra Costa County
651 Pine Street, North Wing, 4th Floor
Martinez,, CA 945531
On August 25, 2005 the Walnut Creek Planning Commission took the following action on the
North Gate Specific Plan Amendment No. 2 and 3
❑ APPROVED D AMENDED WITH CONDITIONS ❑ DENIED
If the Planning Commission took final action on your application,Resolution No. 3361 setting
forth the findings, action, and ballot of the Commission in regard to this item will be enclosed.
For additional information regarding disposition of this application, please refer to the reverse
side of this letter.
Very truly yours,
SANDRA MEYER, Secretary
Walnut Creek Planning Commission
Enclosure
cc: Dennis Barry., Contra Costa County Pat Roche, Contra Costa County
Tim Jochner David Boastad
Norm Dyer, Loving and Campos
Post Office Boy 8039, 1666 North Main Street,Walnut C►-ee1:,CA 94596
lcl 92-5.94-3.5899 wwti�ci.walnut-cree{:.ca.us
prin(cd on recycled paper
NOTICE TO APPLICANT
WALNUT CREEK PLANNING COMMISSION ACTION
AND
GENERAL INFORMATION
REZONING, PREZONING, H-P-D PERMIT, P-D PERMIT
If the Planning Commission approved your application for rezoning, prezoning,H-P-D or P-D
permits, it will automatically be referred to the City Council who must hold another public
hearing before final action is taken. The City Council hearing will be scheduled after final
Planning Commission action. The exact date varies, and may be verified by calling the
Community Development Department, (925) 943-5834. If the Planning Commission denied
your application, all proceedings are terminated unless you appeal to the City Council within'ten
days following the transmittal date of this notice. In the event the tenth day is a Saturday,
Sunday, or holiday, the appeal period automatically extends to the end of the next working day.
An appeal must be filed with the City Clerk.
In the event of denial, no new application may be filed within one year. See Section 10-2.4.405-
of the Municipal Code for further details.
TENTATIVE SUBDIVISION MAPS
Action by the Planning Commission is final unless: (1) The subdivider files an appeal within 10
days of the decision, in which case the City Council must hold a hearing; or (2)Any interested
person may file a complaint within 10 days of the decision; or(3) The City Council may decide
to review a Planning Commission decision within 10 days of receiving the report.
USE PERMITS
Action by the Planning Commission on use permits is final unless there is an appeal filed with
the City Clerk within 10 days of the date of transmittal of this notice. An appeal may be made
by any City resident or City landowner affected by the decision. See Section 10-2.4.501 et seq,
of the Municipal Code for complete information on appeals. In the absence of an appeal within
the specified time, the decision of the Planning Commission is final.
WALNUT CREEK PLANNING COMMISSION
RESOLUTION NO. 3361
SPECIFIC PLAN AMENDMENT NO. 2 and 3
NORTH GATE SPECIFIC PLAN
Section 1. Findings.
1. On August 25, 2005, the Walnut Creek Planning Commission held a public hearing to consider
Amendment No. 2 and 3 to the North Gate Specific Plan, pursuant to a request by the Contra Costa.County
Community Development Department.
2. The North Gate Specific Plan is a joint planning document which guides future development in the
North gate area. Adopted in 1991,the plan includes goals and policies for the area,land use and development
regulations,and procedures for reviewing development applications. The major portion of the land area is in
the County. Amendments to the Specific Plan are to be approved by both the Walnut Creek City Council and
the Contra Costa.County Board of Supervisors.
3. This is the second and third amendment to the Specific Plan since adoption. The request includes 1)
To allow"Limited Winemaking/Winery"as a conditionally permitted use whereas the Plan currently prohibits
all land uses not specifically listed therein.;and 2)To clarify the 25-foot maximum residential building height
requirement as it is stated in the Plan.
4. Approval of this amendment would allow Limited Winemaking/Winery as a conditionally permitted
land use and enable person with interest to establish a Limited Winemaking/Winery use to apply for a
Conditional Use Permit through the Contra Costa.County Community Development Department.
5. A Negative Declaration of Environmental Significance,prepared by County staff,was posted for this
project on June 6, 2005. County staff concluded that the proposed text amendments would not result in any
significant effect on the environment.
6. The North Gate Specific Plan allows private greenhouses,gardens and orchards;conditionally permits
commercial greenhouses; commercial nurseries, and prohibits Limited Winemaking/Winery.
7. The Contra Costa County Planning Commission held a public hearing on July 12, 2005 and
recommended approval of both amendments to the Contra Costa County Board of Supervisors. Per the City of
Walnut Creek and Contra Costa.County processing procedures,approval of any requested amendments must
be reviewed and approved by the City of Walnut Creek prior to actio*n by the Contra Costa County Board of
Supervisors.
8. The Walnut Creek Planning Commission supports amending the land use categories in the specific
plan to allow "Limited Winemaking/Winery" as a conditionally permitted use. The Commission finds that
Limited Winemaking/Winery uses could be conditioned to operate in a similar manner to be compatible with
new and existing residential and agricultural development.
9. The Walnut Creek Planning Commission supports amending the North Gate Specific Plan to clarify
the 25-foot maximum residential building height requirement as defined by the City of Walnut Creek
Municipal Code.
Based on the evidence presented at the hearing on this item,and on investigations made by this Commission
and on its behalf, the Walnut Creek Planning Commission hereby resolves that:
a. The Negative Declaration has been prepared in compliance with CEQA, State and City
Guidelines.
„ , It Walnut Creek Planning Commission Page 2
North Gate Specific Plan Amend.No. 2 and 3
August 25,2005
b. The health,safety,welfare,and general prosperity of the residents in the North Gate Specific
Plan area will be served by the proposed change in the land use designations from prohibiting
"Limited Winemaking/Winery”to conditionally permitting"Limited Winemaking/Winery."
With proper conditions of approval, Limited Winemaking/Winery uses could operate in
-manner that is compatible with new and existing residential and agricultural development.
Section 2. Decision. Based on the findings set forth above,the Walnut Creek Planning Commission hereby
recommends to the Walnut Creek City Council that the North Gate Specific Plan be amended as follows:
1. Add"Limited Winemaking/Winery"to the list of Conditionally Permitted Uses.
2. Amend the text of the North Gate Specific Plan,as outlined in the staff report prepared by the Contra
Costa County Community Development Department dated July 12, 2005, to clarify the 25-foot maximum
residential building height requirement for consistency with the City of Walnut Creek Municipal Code.
Section 3. Effective Date..
This resolution shall take effect immediately upon its adoption.
Amendment No 2: PASSED AND ADOPTED on August 25, 2005 by the Walnut Creek Planning
Commission at a regular meeting thereof upon motion by Commissioner Larsen;seconded by Commissioner
Moore.
Ayes: Larsen, Moore, Kaplan, Silva
Noes: None
Absent: Jorgensen, Simmons
Abstain: Pickett
Amendment No. 3: PASSED AND ADOPTED on August 25, 2005 by the Walnut Creek Planning
Commission at a regular meeting thereof upon motion by Commissioner Larsen;seconded by Commissioner
Kaplan.
Ayes: Larsen, Kaplan,Moore, Silva
Noes: None
Absent: Jorgensen, Simmons
Abstain: Pickett
E ER, SECRETARY
Walnut Creek Planning Commission
HAABC3(Carreon)\NorthGateS pecfflcPIan\NGS PAmendment2n3_Aug2005\N GS PAmend2and3PCResov 1.DOC
Agenda Item#
Community Development Contra Costa County
CONTRA COSTA COUNTY PLANNING COMMISSION
TUESDAY, JULY 12, 2005 — 7:00 P.M.
I. INTRODUCTION
AMENDMENT TO THE NORTHGATE SPECIFIC PLAN - ALLOW LIMITED
WINENZAKING/WINERY USE AS A CONDITIONALLY PERMITTED USE
fCounty File: SP#04-0001), (Applicant) Loving & Campos, (Owner) Timothy
Jochner: This is a proposal to amend the North Gate Specific Plan to allow a limited
winemakinp,r/winery operation as a "conditionally permitted use" and establish a size
location, and production threshold requirements for a limited winemaking/winery
operation.
11- RECOMMENDATION
Recommend to the Board of Supervisors the adoption of an amendment to the North
Gate Specific Plan allowing a limited winemakinR/winery operation as a
conditionally permitted use, as follows:
At page 17,North Gate Specific Plan, under the heading "Conditionally Permitted
Use", add a new bullet item:
• Limited winemaking/winery operation on a parcel zoned for
agriculture use, or on a single family zoned parcel of not less than I
acre, if limited to no more than 1,000 cases of wine per year produced
on the premises and retail sales,i,."tasting,, or tours are not allowed.
III. BACKGROUND
The proposed amendment to the North Gate Specific Plan originated with a request
from Mr. Timothy Jochner to establish a limited winemaking/winery operation on
his property located at 3739 Shadowbrook Court in the North Gate area. Mr.
Jochner has an approved building permit to construct a 4,000 square foot residence
and submitted an application to amend a Development Plan (County File: DP#97-
30U4) to include a proposal to operate a 1.2..00 square foot area winemakincr/winery
use to be carried out within the footprint of the residence to be built on a 1 .42 acre
parcel (A-PN: 138-'050-045). The County Planning Commission conducted a public
hearing on December 71 2004 on an appeal by Mr. Jochner of the Community
Development Director's interpretation that an amendment to the Specific Plan is
necessary to allow for a winem akin cr/win ery use in the Specific Plan area.
The County Planning Commission upheld the Community Development Director's
interpretation that an amendment to the Specific Plan was necessary. Subsequent to
the County Planning Commission's determination Mr. Jochner's representatives re-
submitted an earlier request for a Specific Plan amendment previously authorized
for study by the Board of Supervisors.
IV. NORTH GATE SPECIFIC PLAN
The Board of Supervisors adopted the North Gate Specific Plan on June 21, 1991.
A copy of the Specific Plan is provided under Exhibit One to this report. The
adoption of the North Gate Specific Plan was the culmination of a joint planning
effort between the City of Walnut Creek and the County that provides additional
guidance and detail for the 507 acre North Gate area that is comprised of
incorporated and unincorporated lands. The Specific Plan includes goals and
policies that are designed to retain and support the semi-rural, recreational and
equestrian character of the area. Uses in the Specific Plan area are limited to
residential, agricultural,, equestrian, recreational, and open space. The Specific Plan
identifies permitted, conditionally permitted, and prohibited uses within the area,
which are more restrictive that the County Ordinance Code. The discussion Of
these uses begins under the heading "Allowable Land Uses within the Specific Plan
Area". at page 16 in the plan document. The Specific Plan requires that all building
ted area shall be review by the Zoningpermit applications in the unincorporated
Administrator for conformance with the Specific Plan (see page 16 within the plan
document). The Specific Plan requires that all applications for land use permits are
to be submitted to the other jurisdiction's planning staff for review and comment.
The Specific Plan holds that interpretation of types of land uses allowed after
consultation the other jurisdiction, and similarly, it calls for coordination on
Specific Plan or General Plan amendments, which requires the other jurisdiction be
given the opportunity to review and provide comments to the legislative body with
authority to approve the amendment.
Since its adoption in 1991, the North Gate. Specific Plan has been amended once in
May 2000, to allow the operation o"f a commercial nursery as a conditionally
permitted use and to amend the plan's standard for fencing type and height. The
amendment to the Specific Plan in Year 2000 was necessary in order to allow the
operation of a commercial nursery that was established at 801 North Gate Road.
V. STAFF ANALYSIS
Most of the land area in the North Gate Specific Plan area is set aside for single-
family residential use under very low densities. The Specific Plan does provide for
certain agricultural uses in order to maintain and enhance the semi-rural character
of the area. The predominant agricultural use in the area is related to equestrian uses
and activities. The Specific Plan identifies land uses, conditionally permitted uses,
and prohibited uses at pages 16-17 in the plan document. The language in the plan
document in describing permitted uses that are related to acnculture is specifically
directed at raising and keeping animals or livestock where such animals or livestock
are primarily for use of the residents of the premises upon which they are kept and
not for sale or distribution. The Specific Plan includes a list of conditionally
permitted uses, including home occupations, commercial greenhouses, second
residences, child care centers, horse riding academies, and kennels.. It is noted that
the list of conditionally permitted uses in the Specific Plan that are of a commercial
nature are narrowly limited by the plan's text to horse riding academies, stables for
boarding horses, kennels, and home occupations.
Winemaking involves the fermentation of grape juice into wine. The activity of
winemakint:)c, and/or operation of a winery is recognized in each of the County's
agricultural zoning districts as a use or activity allowed under a conditional (land)
use permit (it is also allowed under a conditional use permit in *industrial zoning
districts). This is an acknowledgment that it is a production process incidental to
the primary activity, growing grapes, and, the activity is often associated with the
eventual sale and distribution of the end product,ibottled wine. Since winemaking
lbis by its nature a production process, tis not permitted in any of the County's
residential zoning districts.
If the intent of the North Gate Specific Plan is to reinforce the rural-residential
character of the area, a small-scale winemaking or winery operation under certain
parameters and appropriate conditions could be consistent with this goal.
The following North Gate Specific Plan policies should be used as guidance on this
matter:
Land Use Policy# 3 (at-page 4) —Ensure that the new development is
compatible with existing residential, agricultural, and recreational uses
through sensitive design, the use of adequate buffers and 'innovative site
planning techniques.
Community Design Policy#6*1"at page 7)—Require buffers, such as
landscaping or increased setbacks, between residential, equestrian, or
agricultural uses to minimize potential conflicts between these uses.
The Specific Plan could be amended to allow limited winemaking ora micro-
winery under a conditional (land) use permit on an agriculturally zoned parcel, or
on a single family residential zoned parcel of not less than I acre (very low
density), if the operation is limited to no more than 1,000 cases of wine per year
produced on the premises and retail sales, tasting., or tours are not allowed. Setting
a production threshold of 1,000 cases per year would allow the operation of a
micro-winery by a hobbyist or "garagistes". The term garagistes refers to micro-
producers, who operate on a bare-bones minimal approach, essentially out of a
garage, and their marketing and sales of their limited-run wine product usually takes
the form of a basic Web site, a mailing list, local restaurants,, and possibly a few
small distributors (see under Exhibit 2 a newspaper article take from the 11/4/2004
3
San Francisco Chronicle that describes micro sized wineries, and the "garagistes"
movement). To place this recommended 1,000 case production threshold for a
micro-winery in perspective, a small winery would typically produce between 5,000
to12,000 cases of wine per year.
As noted in the 11/4/2004 San Francisco Chronicle article, the typical micro-winery
producing about 1,000 cases of wine per year can be operated out of the equivalent
of a 2-3 car garage, or between 800-1000 square feet of enclosed space to house
fermentation tanks or bins, barrels, and equipment storage. The most intense level
of activity for winemaking under micro-winery conditions would typically occur
during the annual grape crush, and to put this in perspective, a micro-winery
producing 1,000 cases (12 bottles to a case) of wine per year would crush about 20
tons of grapes over 3-4 day period that usually occurs in one of the harvest months
of August or September. 1 The bottling and casing of wine in a micro-winery is
typically done manually or with the aide of small, mobile equipment. These
activities (e.g. grape crush, bottling, etc.) are of temporary naturethat may generate
some noise and emit smells,, but under permit conditions could be appropriately
limited to certain hours of the day so as not be too disruptive to any neighboring
residences. On a parcel zoned within an agricultural district the establishment of a
esi
micro-winery based on the limitations described above would not be in conflict
with adjoining agricultural properties. Through sensitive design, adequate buffers or
setbacks, and innovative site planning techniques it would be reasonable to expect
that a micro-winery with the 1,000 case size limit on agricultural zoned parcel, or
even a 1-acre single family 'residential zoned lot, with appropriate permit conditions
could harmonize with the existing surroundings. Establishing a minimum one-acre
parcel size threshold for a single family residential zoned lot should provide
sufficient area for buffering and setback requirements for the limited winemaking,
operation.
It would also be reasonable to conclude that allowing a limited winemaking/winery
operation as a conditionally permitted use would be consistent with and not conflict
with the overall goal of retaining the semi-rural character of North Gate, as it would
enable and expand the range of agricultural-related uses within the area.
VI. CEQA CONSIDERATIONS
For the purposes of compliance with the California Environmental Quality Act
(CEQA), an initial study/checklist was prepared and a negative declaration was
posted on June 6, 2005 for public comment period that ended on June 26, 2005. No
comments were received during the public comment period.
Attachment
Exhibit One: North Gate Specific Plan
Exhibit Two: Newsclipping-"Two-Tank Garages,micro-sized,Owner-operated Wineries Punch More Than
Their Weight With Critics and Fans",from the San Francisco Chronicle, 11/4/2004 by Stephen
Y afa
Source: vivr%x1.vm' eyards1rnp1e-CoM
4
Exhibit One: North Gate Specific Plan
Exhibit
North Gate Specific Plan
Adopted by the Board of Supervisors
June 2x, 1991
e
•ru•.�.,hh�►w►'�i•riMr•{}•it.f�`i'tr' ••'r `•�•"`•r;r r Yr«rr'•Ti 1•'d�►i'�
Sir ''rr'•'i•ri• ••• r,{,d,rihl S`rs'�r{Y!w•�'�ttii
r s9S.S •i�•1•• ♦• �i,�1�i�". i d 1 1Vrtfi''{•'r••• •�dr
• • •r r'd.•S 1 dr
r• r rS'ddrhi •i i.fi•'•s brt •••�•'{��'I'•r••'••�ii'•'`;••.•,Zw
r• i'{•i a,�i��,�,��w •r a•i • •����Aj•1� h1�`''r�"r yr�'dr•�'•�•�•}fr�••�1•.
w •• �� t ,i1• i • ••�••{i ri�i'ri�rrr•••irr•%'��
r,•i1,•r'� •ii•i i� , �i••'1,i•• •! riffs•SET
' 11i••!•If
'i r�•r�i.•'''«•{ii r• i'
rS •i h ri h r� • h• a h,• ••h°i'••• ►•��•'hl:hir r.rr••'• .,�
Sai
•sr •,.i. • •i••M/•• •t1 a '1•ii • tr•�� r. ••r r!•«,i,i{ ♦ir�r•w'•`i,,•A
•'till•,•i•1'�• ''ahi'••i +,•1 i y •4'4Y �!•i i • rits;i•• i�,if•114rrr•!r„S"�M
f •`• • • •• • t• f{•fir•:w',►,h •
,ra iw i•,•h;•i; 4i • .R;i•• a;a;a'Yddi••• �44
•Y����+ i • riti a��• �•1siT•r,"4-'�R••
•;!• �}moi ••• r hi�ia :•.•.•a;.Y• �r•}.�i,•••,i►• i t�'y, • ••• i ••.• t••
..ri •tir d• �i,�it :• 11 w••t•~ �•�, �.t;• "1' � 'GA•i• 1i
• • • rr 'r••rri S• �h•• •i• i,• ••lir!•,i;•,�, • •
.•�'�idi'*• • •1• •� R� ;•;.*�S;•;1•��'••'•�'•r!••y��r r r•���• kra•i•�i'�i'►R r*•••*•r•.i.°►{
ri.4 ,�h•ih'• • ,i •
• r. :s ..`d.•..4 r'di•rM•'r•rh't►!►`rs"•i••1••• •!�t•�••t!syira►••r/•r{•r�.•
;•-.'r•S•• ••ii ••• 4hi '• .'•h'a•r'•'.•a9'.•r••••�'y`sh41 •it�l •ih•"•+�i i4••• r
R•rY • i h •I •.,.•t r,.••irri• • rw•• •
h r• • •• a� • r •b•s.r••w• • '• •
• • • s, •. '•.•SSS rrii'�•,.• .. •s '• • ••'i�i s,1
• •rs.Rrrrr •.;r�••r••••
a• • r ••Mr! � • .•'•Y..S{.4... ....i.a•.i`r.. t it •'i aril
w w,r;� • ! P_ ' •i•,r'r''r•:•ii'•• s'r' • •i`•r• i t! •• .i'r•••
• f • i/• •r• rr••e: • t• • i • ••lrri•iA
•• iry .• ► ••�rir1• •,�r, •.•rrM�Sr•,r••J.••iS • ir•dhhYi i{• • • ••r rYldrr`ir•••�i'
� •i•• •1 ••'•ri••a'rr'.• r••'1•rt •• i•'t'!r •�•h
''�tii+P''•r'••r.rr� •• iytiri••4 ••i�id••'•`idii•.'•bSw.•••r'•'r'•ar•.•• r'•i'•ys••.•• shirr 20.6
t{t r ••,airir•,i••�S• •
••.•1❖i r ••osis ••t is/M '!•r•1i/irSir`�•1r4S'd.'.'r'A 'r'••••';1;i ••r'•• ••.••••i r•►••4 1ir4••i P.• rr
•••••'rri r�••• Ile, r••••i li^4-
%
it'dr•rY••s r•S r'S•i iii•• '+;rS•• ••.•i i•il ili•iMir•r dib r�•••
11••• • ••• rr••••••......• A• • ••_•_ • •t•rt i•r.
f •"d• •• • •ih .r•.rrr1•• rr•�.•• •ih•h:'i• i'i i•tir►•bir•i'••.•'rr .
�1tir'i'•rhhShh r •i•r�i'.`Sy'.'.S'•S'.b•.S ••S'L •••,'44•a bbr rit• . ka4•a•••ih..........
..•.i {
"�a•�� •`r• ••'• i •i�ri•'`,s'�R,.,.iri,•,i O,lr , ..•ii •••! �,�yi i i i•••%!e%.!-l�--mew
•GSS rS• •M •• i • •h••.S.•:.• i•Sih'`••r t°••'rr• • '. r • •r1te. •
••'•.v.1• • ••h,•S;•r••••.•r•...••. s•S•rh ii!i•r., • i r1 ,{!h r r••••+ r•
lir i •• a..+a!•....••r:•.•.'�.• • .••• • r h ••i ••.•
♦�►•s • • kali 1r•r•r•�•�i•••..i'...5•?.4•• ••S •!•'•r••w • , • • • i•Y'••i..•i
• r•i•-•r'w �'••i► r,•�i ••;•i•►r r,.....•1 +,y;•'•"�'}rA••h'rti•r•ti ••+►• • Y•"
••••• • ••• • •'1•• •h•••••r.r..ar••• �j r•• �i�
S�hr � di♦ •• •• 1•a th•• •••.....r• ••rS•t• •/•• t • ��,�«•,''.•lrS`d'
.,r.•r`•d•••r• •►•••iii,+•r r•M-s-•t4;•,a;••••{,.•,.,.• •r y •• ••r•�l • ih i•r•'r•� °•rr•
.S4-,••.aa••is's b•�i•••r;i••ytiL1••' ••b ft•S.•`.'• •s•y••'�'•r 1h�i.• h i •1•ri•r• r•.•
th r•-ab•ri.••r •l/rd • •' it r•,i,•.`irr,.,.•• •iS'•' •r •'•f r••• !ra •••fir •iti
••,s"•• ir•*i t s t • •i'i w'�i"}r • 'r•.• •••t••iitr`►•.h�•'•••i1i••♦ 1 i••ii�, •�i�•1•i'i•.�r••,�Y
"`iR'PPr'"s'W'•• �n�hh•.h•`'�'•h•'�r••'rRh i1r•hri'r•r'irbS+� •rao•;!'r••i r ii,•is +�,iws rii••iti as iii�iilr45�•r,�i,••
h•}.;•dra r•i•• ry�•.s.r��_rb}iii'r• •s�'Sr a'•Y•,w.i••!�►•!i•!•t••ir,•,•i� a!•1'4•i • �••r•«h•h•a►•ii•�iM;i r ri•� •i i••a•w•ti
r.••sir r• • •'•'!'1-1 •••• dr r di r t r:•a. .�"_ •••r♦r•••iht i•••'! `•
li/i•Yi'.'••'i••ii{• rd1M r••i yr•,•�,iP`•.i;i••,ir.i«,.,.,.4••!•r••ir r• •ii i rt•!i•i,•r t►ii rit•i, ._1�.4
.,•,.•i.,•�ii,• h•i'•'•'r••i•• ti'!'4Y•di�ii.•••,•• i i•ri;1• Kiwi►1 '4y
•r .'..{'i`sr•••Stir.,•r.••a` i i'•..:�C•..i•r'ii••: i•� •r's�►''.i'% •i a.rr.•h• 4r
••r•�••rdrd«h••,•i{i,•,t,•,i,!ii /••d.••I�'a• •1i ••• • r i• _�`ry��, •
••r.♦••t•• i !t•t'•iy� rwr••r►i ,� '�'�yy i t••�i rte+, •'r���s��
;`'•'ti',1'•;•+eri••••i�•1.iri•,;ii�/i•'1• ••{!;•�.s4h.rt,r•K ms•� ••i'i}►�"• •i'•••i.�i �lj iri�•{1•i' •
•••,'`�'i�i.•r•+�'�fil�ii�•iii•�tr•M b•�� d~S• M `�, r •i f'••r•i'i A
-for
r s�r••�••1••!ii•i 1� i ••'r• �•
r••,S�►�lyr;S•{r�'T•�i••�i•r;•til ••yii T•ii�hi'h•i•r 1•r r +•moi• • ii r,f�..�1r�;,r,`
•�rr�•,•r�ii�••rhS ►• hh•• •r• lr,• •r
•S• •r t• t ••r •rr• • 1 •rrd
;.'�►S{d•' ;.5,.•.br'1ii • •�i►�► • • r'r • �4hM•h'•i
arr►•�yi�'•,{-r1�;rrd•rhi�•�i,i��r��iii•�r•i w�•M+t"r'1�•i► ti•�t 1•r i •r i•r a •;•••'•.''J4'•�
•
{ 1`..r•dA�`{i••i•4'••rj1`••'•Arr.SL1S•ir4r`'i►•'•i•d:•rM•r,••i.r.•'i,•1•i�'.'�r•,•''�r•fi'rY•��.•iiY►'••rrsa•''1•i•••d••ii'••M1�{s'rrrrtr"}6'rrht'w•rir''R{Virr.••"rdiii1•'•,�••''r•1.r,�{••r•srd•',ir'•'r�!rl•iityr'r•t�,s.i••aiih••t`♦•r'•,a"i ir•fsraihrr aiM',rr.r1,is•f�r;{�'•r
..0-06
rri''••••i•i''d••i,hs�,•i!•`i.•�i!►a•1•7••_�.i,••••ia•iiisi•"•1i'`jri•�iIdi••••••�rai�•s..•ir d••rrr,.'•rr•i•rr••M65%,
65,
•h• S,•'Y1.r 4h.r.h•irr•ei►•r`•i•�'*•
_►r',••�dSr.b•��Y�'i1G•r•S1
Y•7•
r
••
••t/i0r�+�ir• •.•• r•�.'L+� r
�/ .•S••r d►•.r r drri •{}•i'i f��,•rri•• r r1'1r�Y•�i�jrw.••hrr�i•�•�a'S.4'"'.•'a
•1rrri r,.r••rwr•.S❖.•• . {-• . d•S••°._�•r••'► •
��l, 1 S.a•J•.•''i i r•r•�'r rrr••rr r r•r•'••di•,s ••',wY
ShYlh+.'iy,'1►•►"'•b•rrr+iirMr••�r.r,'.!
i rr•'•"•`,•''•' •r••�!•S•.1}•,.,.
wi ;•rr�..,5 ii+�ti•••..••rrr•,•}i/s1,•t.ia•SY•,Ar�yy,•..,•;r;r
•.1*1rS•rrtiw•IA},�ti••rr•.,•r drrd .ih1•'`►ii,l.ii•'•,•Y•,r
��/�y A r rte•r'••\ ••iY•'r1i '1•►�.,.arti• r •►r
!'Y//•r..�� ��ffj•�1'�:�1,•.�',.�5,�;;�.1��•,:,•�•li�ff~•'si;i;•,•••�+�:{• \ l
Creek & G°
A Jom" t PEno rt between the
Ci of Walnut Creed. and Contra Costa, CounfAy�
SPECIFIC PLAN AMENDMENT
APPROVED B THE BOARD OF SUPER V
MAY 91 ?000
EXHIBIT A
PROPOSED FIRST AMENDMENT
NORTH GATE SPECIFIC PLAN
(SP#96-007)
The following changes are to be incorporated into the text of the North Gate Specific
Plan under the amendment:
1 . CONDITIONALLY PERMITTED LAND USES, Page 17, North Gate Specific Plan
Add "Small-Scale Commercial Nurseries " to the bulleted list of permitted uses in the
North Gate Specific Plan area with approval of the County Zoning Administrator
subject to certain conditions.
2. PROHIBITED USES, Page 17, North Gate Specific Plan
Delete "Commercial Nurseries" from the bulleted list of prohibited uses in the North
Gate Specific Plan Area.
TABLE O F CONTENTS
1. INTRODUCTION
Location and Description of the Specific Plan Area1
Purpose of Specific Plan for the North Gate Area 3
lie GOALS & POLICIES FOR THE NORTH GATE AREA
Land Use a so * see a a so * * * 4
RecreationW . . . . assesses & 0 a a 0 a a 0 a 0 a a a to 0 0 0 0 0 0 0 a a 0 40 a a a 0 5
Open Space and Conservation . . •-• . . • . ! il . i • • . . lii . . . • . . a a a a 0 5
Community Design 0 a a a a 0 W a a a to 0 • 0 a a IN a a 0 0 W AD 0 a 0 0 6
Scenic Views and Road Design 0 & 0 0 0 & a, 0 a a 41 • a a 0 a 0 a 0 & a 0 7
Public Services and Facilities 41 0 0 0 0 8
Ill. LAND USE REGULATIONS
La•i d 1/fir/e 0 * 00046 60690 Soo * & * & so 60600860 9
Land Use Categories • • . . . • • • . i • ss • • • • ! • • • s • • • / . i . • • • • a 14
Zoning & 0 W 0 a & a 0 0 9 0 • 0 a 00 a 0 a a 0 0 a a 0 a a, a 0 a a a a .a 0 aa 0 W 0 a a 0 1 5
Allowable Land Uses a a a a Q, a 0 9 0 0 0 a a IV 0 0 0 a a 41 a 0 0 * 0 a a 0 0 0 a a a & • 18
Development Regulations . . . 0 0 0 0 a a 0 0 0 0 a & 0 a a & 0 a 0 a a 0 0 a 0 0 a 0 a W is
Traffic and Circulation . . i . . • • • i . . . . . • • . . • . . . . . • . • • . • . a & a 23
Recreational Trails 0 a 0 0 0 a 0 a 1, 0 0 0 W 0 a 0 a 0 a & & a 41 a, 0 a 0 0 a a- a & a 0 23
Property Owned by the County . . . . . . . . o 0 & 0 0 & 0 0 0 W • 0 0 a 0 0 0 0 0 W a 27
Historic Preservation 0 0 W a 0 0 a 0 a a a 0 0 Is 0 a & a 0 0 a 0 0 a a 0 0 & a 0 W W a 0 0 28
IV. PLAN IMPLEMENTATION
Nonconforming Land Uses . • . i . . me * 0 * 0 9 0 0 0 W boo 0 000 IN 0 a a 29
Exceptions to Requirements . . 0 0 0 * 0 0 0 go 0 a 9 a to 0 10 0 0 0 0 * * 0 0 40 0 0 * 0 30
Joint Review of Development Applications 00000 save * & * W & * % & ft 0 6 31
General and Specific Plan Amendments ! . . . • . 31
Affects of Proposed Projects 4. & $1 0 0 0. • a 0 a s & 0 a • 0 0 a 0 0 0 0 • a,
Equestrian Staging Area 0 9 a a & 06060410 * 969 so bwas ft 0 0 31
'Mutual Jurisdictional Adoption of Pertinent Ordinances . . . . . . . . . . . . . 32
Conformity with Measure C . . . . . . . . . . . . 32
Development Fees . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32
LIST aF FIGURES
Figure1 Vic,/init1Map a . • • a . . . • . . . a • • . . a . . • . • w • . • . • • . • r • • . . r s . • 2
Figure 2 Environmentally Sensitive Areas a 0 a 0 0 0 a a a a a a 0 a a 0 a S a a 0 0 a a 0 so a 0 11
Figure 3 Land lyse Alternative 2 so a as & see 800, 611006 00698800 seem * * a a so 12
Figure4 Front Yard Fencing Detail 0 ago see 006boss it soon Does asses a a sea 20
Figure 5 Natural Watercourses in North Gate . S . . . . . assesses asses 0 0 10 so 21
Figure6 North Gate Road Improvements 0408011 * 6 * 00 boafteseb 24
Figure 7 Castle Rock Road Improvements. a 0* 04000041 alp 00 * 0 a 9 9 In 0 2%
Figure 8 Planned Recreation Facilities and Trails . . . w . . . . . . . . . . . . . a M1 26
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 2.5, 1991
1. INTRODUCTION
Location and Description of the Specific Plan Area
The North Gate area consists of approximately 507 acres and lies within the jurisdictions of the
City of Walnut Creek and Contra Costa County. The North Gate area is accessed from Ygnacio
Valley Road, which is a major arterial extending from Interstate 680. Figure 1 is a vicinity map
C�
of the North Gate Specific Plan area and some of the surrounding open-space and agricultural
lands.
The Specific Plan area extends from the intersection of North Gate Road and Castle Rock Road
south to the public park lands and then east to the City of Walnut Creek's sphere of influence
boundary. The City of Walnut Creek lies west of the Specific Plan area.
The, Specific Plan area is one which is semi-rural in character and includes low density
development, public park lands and commercial and private equestrian facilities. Other land uses
include open grazing areas, kennels and animal grooming uses, public lands currently utilized
for flood control purposes and vacant land on sloped hillsides.
The northwest portion of the Specific Plan area, which is within the City's boundaries, is
developed with singlefamily-residential homes on 12,000 and 20,000 square foot lots.
The land in the County includes an 88-unit clustered planned residential development, with
provisions for the boarding of 44 horses on-site. Other homes M' the County include ranch-style
homes, typically one story in height, many without formal landscaped yards and newer,
suburban-style residences which feature,large structures on one acre lots with landscaped yards.
These newer homes may also feature pools, paved recreation areas such as tennis and basketball
courts and heights up to two stories 35 feet,
Mount Diablo State Park, Diablo Foothills Regional Park, and the Lime Ridge and Shell Ridge
Open Space areas comprise some of the land uses surrounding the-North Gate area. These parks
and open space areas are in close proximity to North Gate and contribute to the physical setting
of the area. Approximately 2,000 acres located directly east of the Specific Plan area are
designated for agricultural and open space uses and are currently under Williamson Act contract.
Although the Specific Plan does not include this agricultural area it is the County's and City's
intent that these lands continue as agricultural', open space or park uses.
W �- ' •'•••1••••••••••••.•..-••.
cc
••••••••••••••••••••••••••••••••
.
' .0000000960 0,00909
• :;',::::•��•••:••••••:'•••••'�:•
%48rr
.................••• • i• •••••r.••
: :i::is:•V•
• •000
•••••••••••••••
iw
•••• • •.••••••••••••••••
• • ••• •••••••• • •••• •• .•••• • •
'
0 0 o a 0 a • r
..•••. • ••..•••••••••••...•••• •'•i :•..r
.••••. •..•.•••••••..•.••0.••t•
.•••• i ••.••••••-..••..•.••. • • • •�
.60
.•.••• •• .•••.••oea••....•••••• •
•
1106.. • ••••••••.•••••••••••••• ••••::
V ••••••••••••_••••r.••lee.
•••••••••• ••••
ULL CI)
•••• • ••-•.••,•••••••••••••
...,
LTJ
U cu
1 .0.
L) z
LLI
Soo
............
xx
T.
800
dor L
0 moo,
.. . .. .... . ........ :...
... :::` . ......
•::•••••• ::•• •-•::•:• •• -::•:•:•::•::• : ': • ••'::-•
••:. •• ••.-•••• ••:••••• 1 . •• •• • •
••••• •••••••• •
O.S.
•
••..••.•••••••.••.. '
..• •'
................................:....
Grove
:. ......
.......:............... ....... ....
....-.
.............................................
OPP .................. .. ... .........
..•. ...::.....•• .:•...w•......:.•.:•,. ..•. ...
.... . . ...........
..... ... .....
. ..... . . ...........
..-.. .. . .. ...........:.•
...or .. ., .• .
.
......•
•.•: •.. .. ._ ....•::.......
.. .. . ............
Vp
... ... .......... .
• i. ....:...:..
:.. ....
1011, Sam
ip • r
ar
swe •��� f
ow-I /
ft-Wft-\
-1 L
_ 1
r
1 .
1 � •
2
North Gate Specific Plan-
Contra Costa Count),Board of Supervisors
June 25,, 1991
Purpose or Specific Plan for the North Gate Area
jurisdiction California state law authorizes a to adopt specific plans regarding any area covered
by the jurisdiction's general plan to provide additional detail to the implementation of the general
plan itself. Because a jurisdiction is authorized to adopt a general plan for any land outside of
in
its boundaries which bears some relation to its planning--;, it is also authorized to participate
the preparation of a specific plan regarding any of the areas covered by the general plan. It is
for this reason that the City and the County are preparing and adopting a Specific Plan for the,
North Gate area.,
The Specific Plan is the result of a joint planning effort between the City of Walnut Creek and
contra Costa County. The basis for preparing *this plan stems from a Memorandum of
Understanding (MOS between these two jurisdictions. In the MOU, the City and County
agreed to prepare a Specific Plan which has led to the creation of new policies and regulations
for the preservation and future development of the North Gate area.
The North Gate Specific Plan will provide additional guidance and detail on the-protection of
the North Gate area. North Gate is presently a- transition area between the agricultural
preserve/open space land and very- low density single family development and, therefore,
1,-- constitutes a semi-rural character. Because the North Gate area is located between the edge of
suburbanized development and regional open spaces, and because modern water and sewer
services are now available to the North Gate property owners, city and county officials, the
general public and local property owners are concerned about how future development will
proceed in the area. The preparation, adoption and implementation of this Specific Plan will
help guide-this future development,
3
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
11, GOALS & POLICIES FOR THE NORTH GATE AREA
Both the City of Walnut Creek and the County General Plans contain numerous goals and
policies which apply to development projects throughout their respective jurisdictions. The
application of these policies will continue to apply to the Specific Plan area. The following
goals and policies provide added detail for the Specific Plan area.
Land Use
Goal: Maintain and enhance the-existing semi-rural character of the North Gate Specific
Plart area as a rransitionfr'om the suburban residential development to the north
and west, to the agricultural and open space lands to the south and east.
Policies:
1. Restrict new projects to -residential, equestrian and recreational facilities as the
appropriate and primary use of the property.
20 Protect supplemental agricultural related uses from the encroachment of non-
agricultural activities or development by use of land use regulations and permit
procedures.
3. Ensure that the new development is compatible with existing residential,
agricultural and recreational uses through sensitive design, the use of adequate
--
buffers and innovative site planning techniques.
4. Protect equestrian uses and facilities from the encroachment of non-equestrian
activities or development, where feasible.
5. Protect environmentally sensitive lands.
6. Limit densities on hillside proper-ties with slopes between 15 and 26%.
7. Re-quire larger minimum lot sizes on land that directly abuts public open space or
agricultural preserve areas.
tn
8. Prohibit development within any required creek or seismic set back: areas.
4
North Gate Specific Plan
Contra Costa Counq Board of Supervisors
June 25,, 1991
9, Allow only small, non-commercial, agriculturally-related structures on slopes
26% or greater subject to the provisions found in the section on Development
Regulations - side Properties.
10. Maintain the feeling of "openn in the area by encouragring largedevelopment,lot or
the dedication of public or private open space through the planned development process.
Recreation
Goal: Pro-vide a range of recreational opportunities to serve area residents.
Policies:
1. Provide for the development of a new multi-use staging area for recreational trail
users and possibly an equestrian center on the County surplus property adjacent
to the laosk at the entrance to Mount Diablo-State Park.
2. Provide an equestrian trail connection from the new staging area to the existing
1=1 t:)
East Bay Regional Park District trail system through the Pint Creek Detention
Basin. - 1
3. Develop new trails along North Gate, Road for -equestrians, pedestrians and
cyclists.
4. Encourage, to the extent feasible, continued operation of the equestrian facilities,
riding academies, horse stables, and private ownership of horses in the area.
5. Maintain the Pine Creek Detention Basin as a passive recreation area,
Open Space and Conservation
Goal: Encourage the acquisition of additional public open space within the Specific Plar
Area,
Policies:
1. Work towards the preservation of the County's surplus property as public open
space while limiting recreational activities such as a multi-use staging area for
C�
recreation trail users and possibly an equestrian center.
2. Support the City of Walnut Creek in its efforts to purchase additional op4E,1.n space
near the entrance to the. Shell Ridge Open Space Recreation Area.
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
3, Consider appropriate conditions of approval for P-1, Planned Development
subdivision proposals which could require that some land within the project site
be. dedicated for public open space, particularly if the project site is located
adjacent to existing public open space land.
r.>
Goal.• Protect naturalfeatures such as heritage quality trees, creeks, knolls, ridgelines
and rock outcroppings.
Policies:
1. Preserve to the extent feasible, creeks and riparian vegetation in the. area.
Enhance creeks and riparian corridors by revegetatincytn creeks with native riparian
vegetation from local seed stock.
2. Ensure that any new parcel created along a creek or a stream is large enough to
accommodate an adequate buildable area on the portion of the lot remaining
beyond the creek setback boundary,
3. Preserve healthy trees and maintain significant tree masses consistent with the
requirements of the Walnut Creek Tree Preservation Ordinance.
Goal: Protect public open space and agricultural preserve land from the encroachment
of residential uses and facilities.
Policies*
1. Require larger residential lots and increased rear or side yard setbacks on
properties that abut public open space or agricultural preserve areas.
29Discourage public or private improvements within the North Gate area which
could induce growth on open space lands located outside the Specific Plan area.
Community Design
Goal: Preserve the semi-rural character o the Specific Plan area.
!f
Policies:
1 Adopt design standards to regulate new residential development to ensure
compatibility with existing homes in the area.
6
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
2, Require landscaping plans for all new residential development. Encourage the use
of drought-resistant plant material and discourage large areas of'lawn which
require frequent watering.
3. Encourage the grouping of structures on the flatter portions of a parcel,
4. Require that the homes in new residential development along North Gate. and
Castle Rock Roads face the roads.
5. Adopt standards for fencing to ensure that no solid board fences or walls are
placed in front yards, or obstruct views at higher elevations.
6. Require buffers, such as landscaping or increased setbacks, between residential,
equestrian or agricultural uses to minimize potential conflicts between these uses,
except as noted in Section IV.
7. Require that proposals for new development and addition' s to existing structures
t:�
be reviewed by a member of the County staff and a member of the City staff to
assure consistency with the Specific Plan.
Goal: Preserve the historic and aesthetic resources located in the Specific Plan area.
Policies:
1. Protect the James T. Walker house which has been identified in the Walnut Creek
General Plan as having historic significance.
2. Protect and maintain the North Gate Road Improvement Association Reservoir
located along.the eastern boundary of the Specific Plan area as a visual amenity.
Scenic Views and Road Design
0 Yews -Goal, of ridgelines and Mt. Diablo from scenic routes shall be conserved,
enhanced and protected, by regulating development along both Castle Rock Road
and North Gate Road in a manner which maintains their semi-rural qualities.
Policies:
1. Provide a landscaping easement within the public right-of-way along North Gate
Road.
7
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25., 1991
2. Prohibit the installation of any solid board fences along North Gate and Castle
CO
Rock Roads. Require open rail fencing within the front yard setback on all
properties fronting these roadways.
3, Require larger front yard setbacks for new structures along North Gate and Castle
Rock Roads to minimize obstructing views and to reduce impacts of traffic noise.
4. Require that all homes fronting North Gate and Castle Rock Roads be single
story, no higher than 20 feet.
5. Acknowledge that the existing trees along Castle 'Rock Road significantly
contribute to the visual quality of that road and that all efforts shall be made to
preserve them.
Public Services and Facilities
Goal: To ensure an adequate level of public service to the area.
Policies:
1. Require all new residential development to be connected to public sewers and the
public water supply.
2. Prohibit concrete sidewalks, and limit street lighting and the use of curbs and
gutters to the minimum necessary for public safety.
3. Improve North Gate Road to a 60 foot wide right-of-way and Castle Rock Road
to a minimum 40 foot wide right-of-way.
4. Protect the North Gate Improvement Association Reservoir as an important
private water source.
8
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
III. LAND USE REGULATIONS
Land Use
North Gate should remain an area which is primarily semi-rural, and which supports residential,
equestrian and recreational activities. Larger lots should be encouraged to,preserve the. natural
features and to allow residential and equestrian uses to exist in the same general area.
New development should be compatible with the existing environment, in terms of form, scale
and architecturew. New homes should be one or two stories, no than 25 feet. i he
structures should be sited carefully, so as not to encroach on existing non-residential or open
space activities
Development on slopes greater than 15% should be limited to minimize the visual impact of new
'A'
construction. Development is permitted on slopes greater than 15%, but less than 26 Lots
may be no smaller than 65,000 square feet. Development can be transferred from these slopes
to a flatter portion of the site. To encourage this "transfer of development," density for the
sloped areas can be calculated at one dwelling unit/40,000 net square feet. Structures that are
grouped on the flatter portions of the site must be on lots no smaller than 30,000 net square feet.
Residential and commercial development on slopes 26% or greater, is prohibited. However,
small, non-commercial agricultural-related structures are permitted subject to the findings in the
) t�
section on Development Regulations - Hillside Properties. Soil stability and the potential for
erosion and landslides is a major concern. These lands are in the most visible locations of the
project area and any development would interfere with views of Mount Diablo, adjoining
regional parks and open space areas. The density that could have been achieved on these higher
slopes is transferable to other portions of the lot at a density of 0.1 dwelling unit per acre.
Development rights must be deed restricted to the County or City as a condition of approval for
any development proposals on slopes 26% or greater.
To minimize impacts between development and agricultural preserve or open space land, lots
directly abutting these properties should be larger than minimum permitted in the Specific Plan.
For planned developments, buffered areas should be provided. This will allow larger rear yard
or side yard setbacks to provide a greater distance between structures and the open space
proper-ties.
Larger lots should also be, created where there are streams or creeks on the, propert}. Th..".
calculation of net lot area may include the land within the creek setback. However, the
minimum area for home and accessory building areas shall be 30,000 square feet.
9
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
Large lots may also be required when a geologic report indicates the presence of an earthquake
fault and specifies a distance requirement for the seismic zone. The land in the seismic zone
can be calculated in net lot area, but no habitable structures can be constructed in this area.
Environmentally sensitive areas, creeks, streams, seismic zones and slopes greater than 15%,
are identified in Figure 2.
Permitted land uses should encourage the continuance of equestrian and agricultural activities,
for as long as the property owners desire, and should protect the surrounding open space and
agricultural preserve land. Equestrian uses should remain under an agricultural zoning
designation, A-2, General Agriculture, which requires a minimum lot size of live acres.
Equestrian uses and facilities could be designated in a P-1, Planned. Development, provided that
no more than 2 horses are kept for every 40,000 square feet of lot area. No exceptions should
be made to allow larger scale equestrian facilities, or more horses than are permitted in R-40,
Single Family Residential zones.
This plan adopts some standards from the City of Walnut Creek. All new construction will have
to comply with the City's 25 foot height Limit, and any requests to remove trees will be subject
to the provisions of the City's Tree Preservation Ordinance. New development and additions
�� to existing structures will be reviewed by a member of the County staff and a member of the
County staff to assure consistency with the Specific Plan.
10
NORTH GATE SPECIFIC-PLAN-FIGURE 2 ,
EnvironmentallySensitive Areas in North Gate
j
f
..""�..,,....y
our i
A •
•
I T
y
iii':�•:•'•i••
"i iii•'ii:i•�
:•i•�•:•i'r•i•�sii:i.::
w � llwr••iiia•r!•!'l
. ii r! ••r!lff rr,l
.•i♦•r!l iii
i a.i•i wr a:!iiia iii•
� •i w•rill►
•a•�•i•r iii•
f•rf•f!!!!.f
iii ii llw•f•1
rf i•w•i�ii
.•ww.fi••!•
•i4!•ilii
• 'i!•!s i liiii►r i
•iwlwi••f• Unnamed
!•sir�flfr•!.
CD
•!• �iii•:•i
w�
0-5 i iij�'�!•
1'.•1 i•
o ib,ice►
be
Subic •'= : "'� concord Fault
•••ifi,
0 CD
.ii.:i•L
':•f:sir•r
=•'•`•'�� Private
S'jii'•i�
Z ! .'i••••'•r
sir ....,. Reservoir
♦fir•:ifi
Detentio Basi ' •
rw •' �i�i i
Unnamed
•i e i
r/.j�/� •i�.�i i
•
lus Lancs
=. JT Walker I louse
ccc
a ker Canyon
.w:i• +/ r k
w:i
f
i,y n
Pine Creek oyo Fauff Line Mapped
...iii-
.
i:. Ce through Geologic Report
r �. Fault Line Mapped
Unnamed through Inference
Aiquist/Prbio
Special Studies Zone
...::`:1•.�:::;: •• Areas between
'.•'••,Rii• iii••
15%
.i •#.i...i,l.i•
251 a,Slope
•it�R:R•♦i..iii
.... be
Unnamed iai.Y.ili red � •••••R i. .i.ri.
Areas which Exceed
Pine Creek 256110 Slope
Loca t wi n of Zones are Approz r matt
NORTH GATE SPECIFIC PLAN—FIGURE 3
Deveiapment
Atemative
Ht
pli;
.•. err..•.. � •���.. r��-•,�r••!�i'�'fit`,n,, ,�7.vi!'�' •.► �
�• � �..,s� �'�j��!1�� %.fit!!�'�,t:i ;��•
;'
au."m Iwo*
' •� wit
�• .� -.N.
_ins •'
t
rr ti � x ♦�� 1��..
LI
TW77
� •' x
x xi� Vol
"
- '
urge
41
rz V4
Ko!� --- �'�►
M i
a ''rIt
•
�. x+ •• 4b 0
r� •sir
r ^r' -CLo s
Sr
•' s •
f i • s
s
•
a
�,r • • o=c'eq m n.)
. .s.
f
North Gate SPe*Cfiic Plan
Contra Carta County Board of Supervisors
June 25, 1991
Proposed Land Uses
North Gate Specific Plan
Acres
Single Family Residential 73
Medium Density (3-4.9 du/net ac)
Single Family Residential 26
Low Density (1-2.9 du/net ac)
Single Family Residential 293
Very Low Density (0-0.9 du/net ac)
Single Family Residential 22
Very Low Density-lIffidde
(0-0.67 du/net ac)
Hillside Open Space 27
(0.1 dufnet ac)
Agricultural Lands 6
Public Open Space 60
TOTAL ACRES 547
13
North Gate Speck Plan
Contra Costa County Board of Supervisors
June 25, 1991
Land Use Categories
Figure 3 shows the land uses *in the Specific Plan area. A description of these categories is
listed below.
Single Family Residential, Medium -This designation is assigned to the land in the northwestern
comer of the Specific Plan area. Located within the City of Walnut Creek, most of this area
has been developed with single-family suburban-type homes with few vacant lots remaining for
infill housing. The County's clustered -residential/equestrian project was developed under this
designation. The minimum lot size within this area is 12,000 square feet.
Single Family Residential, Low - This designation 'is assigned to the rest of the land in the
northwesternrn comer of the Specific Plan area within the City's jurisdiction. This area has also
been developed with single family suburban-type homes with view vacant lots remaining for
infill housing. The minimum lot size in this section is 20,000 square feet.
Single Family Residential, Very Low - This land use designation is assigned to hoseproperies
in the Specific Plan area under private ownership with slopes less than 15 The minimum lot
size is 40,000 square feet except with a planned development in which case the minimum lot size
can be reduced to 30,000 square feet.
Single Family Residential, Very Low-Hillside -.Assigned to land with slopes greater than 15%.
Minimum lot size for new development is 65,000 square feet.
Hillside Open Space - Assigned to land with slopes 26% or greater. Development is permitted
on these properties at a density of one dwelling unit per ten acres. Density the equivalent of 0.1
dwelling unit per acre can be transferred to other portions of the project site in a Planned
Development.
Agricultural Lands - This property 'adjacent to the Diablo Foothills Regional Park is designated
"Agricultural Lands" on the County's General Plan. The City of Walnut Creek is currently
negotiating the purchase of this property for public open space.
Public Open Space - This designation has been assigned to the Pine Creek Detention Basin, the.
City's park land along Trails End Drive, and the City's recent acquisitions to Shell Ridge Open
Space at the south end of the Specific Plan area off Castle Rock Road. While the detention
basin will function primarily as a flood control facility, it will also. be used as a park for passive,
recreational activities.
14
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
Zoning
Unincorporated property can be rezoned and subdivided consistent with the Specific Plan land
use category at a density within the designated land use range. The ultimate density of the site
0
will be determined after natural features such as slopes, creeks, earthquake faults, significant
%NW
trees, and other factors are considered in the site plan.
Single-family residential zoning designations consistent with the Specific Plan are R-40 (407000
square feet), R-65 (65,000 square feet), R-100 (100,000 square feet) and P-1 , Planned
Development.
A-2 General Agriculture, the current zoning for most of the properties, is recommended for
those parcels whose owners wish to maintain long-term equestrian and agricultural uses. The
five acre minimum lot.size under this zoning standard allows more space for these activities.
P-1, Planned Development, would provide the greatest flexibility for property owners in the area
with large parcels. This zoning designation is recommended for those property owners who
wish to transfer densities or development from steeper sloped areas, or other environmentally
sensitive lands. Minimum lot sizes would be 30,000 square feet. This will permit the property
owners flexibility with design and siting of structures, and will allow the County or the City to
set specific development standards and use regulations for the development.
Property owners with properties not constrained by environmentally sensitive features who wish
to develop under the P-1, Planned Development, zoning designation may do so under certain
conditions. In exchange for consideration of lots as small as 30,000 square feet, developers
would have to provide other amenities such as open space, common areas for equestrian
facilities, or other recreational facilities, or common areas for gardens, for example. Owners
of six or more acres, presently zoned A-2 (General Agriculture) can apply for R-40 zonina on
one or more acres while still retaining the A-2 (General Agriculture) zonincr on the remaining
tno
parcel provided it is at least five acres.. Alternatively, the entire site can be zoned to a P-1
(Planned Unit Development) zoning designation.
Although minimum lot sizes under the P-1 Planned Development, zoning designation could be
as small as 30,000 square feet, overall density on the parcel would not exceed the. maximum
permitted under the Specific Plan land use category.
Property in the City of Walnut Creek shall be processed under the requirements of the, single
family residential zoning a designation currently assigned to the parcel.
Use permit applications for property in the City or County should be required to comply with
the uses specified in this Plan. Additionally, all development applications in the unincorporated-
15
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
areas shall receive the review and approval of the Zoning Administrator, for conformance with
the Specific Plan, prior to the issuance of building permits.
Allowable Land Uses within the SpeciFc Plan Area
Land uses within the Specific Plan area will be limited to residential, agricultural, equestrian,
recreational, and open space uses.
Any interpretation of these land uses will be made by either the City or County Panning
Commission, depending on the location of the project, after consultation with both jurisdictions.
City of Walnut Creek
Land Uses within the City of Walnut Creek's boundaries, existing at the time of adoption of this
Specific Plan, shall allow only those permitted in the R-12 and R-20 Single-Family Residential
zoning districts. Should the City annex any of the County land within the Specific Plan
boundaries, land uses on those properties shall comply with the provisions of this Specific Plan.
Contra Costa County
NI
Land uses in Contra Costa County, the unincorporated part of the Specific Plan area, shall be
restricted to the uses allowed in R-40, R-655 R-100) P-1 or A-2, except where those uses conflict
with the provisions stated below.
Permitted Land Uses
The land uses which are permitted as a matter of right are:
• Single family dwellings, accessory structures, and auxiliary uses.
• Large family day care homes,,
• Public operated parks and recreation facilities.
• Private greenhouses, gardens and orchards.
• The raising
of poultry, rabbits, and other animals where.- such animals are,
primarily for the use of residents of the premises upon which such animals
16
North Gare Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
are kept and not for resale or distribution.
• The keeping of livestock, per the underlying zoning designation.
• Publicly owned buildings and structures.
Conditionally Permitted Uses
The following uses are permitted with approval of the County Zoning, Administrator
subject to certain conditions:
• Home Occupations.
Commercial Greenhouses,
• Second Family Dwelling Units.
• Child Care Centers.
• Horse riding academies horse riding instruction and commercial stables.
• Kennels.
Prohibited Uses . -
While the following uses may be conditionally permitted in the County's single-family
residential or agricultural zoning districts, they are not considered appropriate uses 'in
L-ot
the Specific Plan area.
• Second Family Units greater than 1000 square feet in size.
• Medical and dental offices.
• Churches and religious institutions.
• Private schools.
• Commercial nurseries.
• Commercial radio-television receiving and transmitting facilities.
17
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
•
Hospitals, eleemosynary and philanthropic institutions and convalescent
homes.
Development Regulations
Home Designs: New home designs shall blend in with the semi-rural character of the area. Buildings
C�
on hillsides should complement the topography of the site. Exterior building materials of wood, wood
Brightshinales, and brick are preferred and exterior colors should be in earth tone colors. colors should
0
be avoided.
Non-Residential Structures: Agricultural and equestrian structures must comply with the development
standards of the A-2. General Agriculture, caning district.
Placement of Structures: In an effort to enhance the visual character of the area, all new homes built
adjacent to North Gate and Castle Rock Roads must face these roadways. Homes shall be single story,
no higher -of—way, where
than 20 feet, with required front setbacks of 40 feet from the edge of right
possible. Minimum lot sizes for these homes shall be 40,000 square feet.
Hillside Properties: No structures are permitted on slopes 26% or greater. However, small aerriclutural-
tn
related structures may be built on lands with slopes greater than 26% by filing a Request for Exception
from the requirements established by this plan. The County Community Development Director may
f., approve the Request if the following findings can be made.
1) Any new structure shall be non-commercial in nature.
2) Structures shall not be more than 10 feet in height.
3) Any development application shall avoid significant grading and conform
with the existing topography of the site.
4) Landscaping.may be required to soften the visual impact of any new
structure.
Limited development is permitted on slopes between 15% and 26% with a larger minimum lot size. This
density may also be transferred to a flatter portion of the site.
Height: The height limit for all new residential structures shall be two stories, no higher than '2.5 feet,
New homes fronting North Gate and Castle Rock Roads shall be one-story, no higher than 20 feet. Non-
residential
-structures shall comply with height limits specified in the assiorned zoning districts..
18
North Gate Speck Plan
Contra Costa County Board of Supervisors
June 2.5'. 1991
Front Yard Fencing: New fencing shall not be more than three feet in height at the front property
boundary, and or within the front yard setback. Fencing shall be an open-rail design, as shown in Figure
4.
Fences higher than three feet may be permitted upon approval from the County Community Development
Director by filing a Request for Exception if the following findings can be made:
1) The fence is needed to enclose livestock, including horses (not dogs, cats
or other domestic animals), and
2) The fence shall comply with the required open rail design, with wire
meshincy0 between the rails', if desired.
Rear/Side Yard Fencing: Solid board fencing and walls alona side and rear property boundaries are,to
Zo
be discouraged. To minimize the visual impacts of perimeter lot fencing, fencing on slopes greater than
15% shall be open wire or open rail. Fencing along property boundaries between the agricultural
preserve land is permitted to be barbed wire to keep grazing animals from wandering into residential
areas.
Landscaping: New landscaping shall emphasize drought resistent, native plant material.
Seismic Setback: Any development within the Alquist-Priolo seismic study area will be required to
submit a geologic report. No habitable structures are permitted to be located within the seismic setback
fault zone as recommended in the geologic report. The land within the seismic setback area can be
calculated as net lot area, provided that the remaining lot area has sufficient space for new construction,
accessory structures, and all applicable setback and lot coverage requirements.
Creek Setbacks: For purposes of this Specific Plan, Natural Watercourses are identified on Figure 5 and
are defined under Section 914-4.002 (Protection of Natural Watercourses)of the County Ordinance Code.
New structures shall provide, at least a 50 foot minimum setback. Applications for residential
development shall be required to provide, as part of the application submittal, a creek'preservatiop. and
enhancement plan, which outlines the methods of protecting and enhancing this resource. This plan shall
include, at a minimum re-vegetation of the creeks with native riparian vegetation from local seed stock.
Under conventional zoning, allow the creek setback to be counted towards a new lot's minimum lot size.
However, when located along creeks, the usable area of a new parcel shall not be less than 30,000 square
Z:) I
feet and shall not include the creek setback.
Tree Preservation: Any proposals for the removal of trees, or for construction or grading near sianificant
C
trees will be consistent with the provisions of the City of Walnut Creek's Tree Preservation Ordinance.
Protection of Property Rights: To protect the riahts oil property owners with agricultural or equestrian
C) 4--
facilities, new home buyers should be notified that these activities exist in the area, and that there are
certain impacts, that some people may find objectionable, associated with these activities. New
19
f,• � K
w •�"'
bon# t!)
CL)
LL CD
Z Cl)
< LL.
0 CL
1.j..+
�,�`jj .i. rr r..rr.r.•... i..s.••.
it�..ri .ir R±• •�1.rY
iL
w
t
F
p
.r.. i
V? \.D
.D
x
•
i
M
n.
a
{ a y
r
tee`w:• �.`.`:.•`:•'.
•
i
1
NORTH GATE SPECIFIC PLAN—FIGURE 5
Natural'Watercourses in North Gate
i
•
r
x
ar
w
•
w �
"..'
Unnamed
CD
..� OPMMWAMM
U --
.� t� Stahlcs
i
Detention Basi
i Unnamed
ccc ccc
SU lu
cc CCC
er Canyon
.. +Cre k
Pine Creek yo Del •
w BL I
•r
s
4-
r
r
Unnamed
Pin,P.l geek .
t , i
• Li tdC Pine recti
l
1
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 2.5, 1991
homeowners will acknowledge the right of adjacent property owners to continue those uses by signing
0 &1 C�
a document to this effect which will be recorded along with the deed.
Protection of Agricultural and Open Space Lands: To protect the agricultural preserve and open space
lands, new lots created adjacent to these areas shall be larger than 40,000 square feet. Dwellings shall
be set back from the adjoining property boundary at least 60 feet.
Protection of Equestrian/Agricultural Uses and Facilities: Buffers are required between residential,
equestrian or agricultural development. The rear or side yard setback adjacent to these facilities should
exceed the required distance specified in the R-40 zone. Distances between barns and riding arenas
should be taken into consideration when suing structures.
Grading: Grading should be minimized in the Specific Plan area, particularly on hillsides and along
natural creeks.
Public Utilities: All utilities must be placed underground. New residential development shall be
connected to public sewers and the public water supply. All new residential development shall also
provide on-site storm drainage, and shall pay a fee for off-site drainage improvements, if required.
Remodeling and Additions to Existing Structures: To the extent feasible, permits for remodeling shall
be in conformity with the goals and objectives of this plan pertaining to the heights of new structures and
setbacks. The County Permit Assistance Counter staff shall review all remodeling permits for conformity
with the intent of this plan.
Am*
North Cywe Specific Plan
Contra Costa Countv Board of Supervisors
June 25, 1991
Traffic and Circulation
North Gate Road Improvements.* North Gate Road should be improved to a right-of—way width
of 60 feet. This width will accommodate two 12 foot travel lanes, bicycle lanes, pedestrian
paths, equestrian trails, and a landscaping strip (see Figure 6). Applicants who develop
properties along North Gate Road will be required to dedicate land for this right-of-way and
construct all the improvements, or pay an in-lieu fee equal to the estimated cost of the
improvements, as a condition of project approval.
Castle Rock Road Improvements: The right-of-way width for Castle Rock Road will be a
minimum of 40 feet. This width will accommodate two 12 foot wide travel lanes and two four
foot wide bike lanes. The adequacy of the right-of-way will be reviewed on a project—by-project
basis. The County may require aright-of-way width up to a maximum of 60 feet for the.
protection of significant trees and creeks (see Figure 7).
C�
City and County Public Works and Community Development staff shall coordinate reviews of
any future proposals which may affect the Castle Rock Road right-of-way or improvements to
that road. Applicants who develop properties along Castle Rock Road will be required to
dedicate land for this right-of-way and construct all improvements as a condition of project
approval.
Recreational Trails (see Figure 8)
Pedestrian Paths: Pedestrian paths along North Gate and Castle Rock Roads shall be
constructed with the same materials as the travel lane. No concrete sidewalks shall be installed
along North Gate and Castle Rock Roads.
Bicycle.* New bicycle trails are proposed along North Gate and Castle Rock Roads and through
the Pine Creek Detention Basin.
Equestrian: New equestrian trails are proposed along North Gate Road to connect to existing
trails along the northern Specific Plan boundary and Mount Diablo State Pari:. A trail is also
proposed gthrough the County's surplus land, and the Pine Creek Detention Basin connectinto
C� 11-1)
the, trail along Castle Rock Road.
'23
a
Ing
X
LO
N
to
U
"so to
1
Obow
t
a.
.:o �.
Da. CO y
t.> 0 CD
swoop tz
�.�► tDw 0000
o
CIO t�. � as
Cts ''� N -6
00
CD
LOLn
p
•r � �`
tt3
�S POO
O ''
0
tZS
swoop
ON
Womoo
000/
r,,,
.r•r00-
•'�
00-0 o
o
o
�A
r
V-
NORTH GATE SPECIFIC PLAN—FIGURE 8
Planned R-p-mr-p-amon Facillbes aTialls .
At
j
• r
t ..._._ limc Ridge
., �-
Sped c Plan
• Boursdal
..
P Pince Creek Park
1! • •
•
:•:
.
+
'. .� #%
' y'•
I Now"
"Mm :.ti:U••��
i,r. .t• •
0 CD •..•
Detention 8osac�..,
P/EIB
P jg
i •_
i
•
.r•
iLm load
f •
P/E/B BL
Mt Diablo Pari,
Mcosic
Enn-ance
Shcu Ridge r '' •ti
Arec
New Stcgk
Exehg
4 `• # .
:t•:•••
Diablo�./�w&OLs•�s •'`••� Park
Re Pm+
4. EXS Trow
J •�i
P/ r-
•r•r• Proposed Trofl
Walnut Creek
�S p ace f '� �
r �. �'..
`� Nke T rcW
Equestiim TtcW
j Pedestrb n Trc.-.0
1 ra it Lara t ions a M Sdu7na hr
196
No71h'Gat*e Speck Plan .... � _. .. -
Contra Costa County Board of Supervisors
June 25, 1991
Property awned by the County -
CountyRood ControTand Water Conservation Distfict Surplus Property:
The Flood Control District is required by haw to recover the costs of.purchasing this
land. The Flood Control District intends not to offer this land for sale for at least two
years from the date of adoption of this Specific Plan. However, because of the need
to provide flood control projects in this and other parts of the County, the Flood
Control District -may need to sell the .site to generate needed capital to fund the
construction of these projects.
'w%ith uus in mind, the preferred use for this property is for public open space.
To that end, public agencies including the City, the County, East Bay Regional
Park District (EBRPD) or others, are encuraged to aggressively pursue the
purchase of this property for public open space. Potential funding sources
include, but are not limited to, County park dedication funds, .Walnut Creek
open space monies, or EBRPD bond Measure AA funds.
• If it is not possible to acquire the entire site for public open space, then priority
should be given to purchasing a 200 foot wide agricultural buffer along the
southern boundary of the site. This buffer will provide protection between the
agricultural preserve lands located just south of the site and outside the Specific
Plan boundary and any new residential development which may occur on the
remainder of the site to the north.
If, however, at the end of two years, acquisition of the site, for public open
space, is not being pursued, then the property may be sold and subdivided
according to the following conditions:
1) A development application may be submitted for up to 34 single-
family lots which inlcudes approximately 25 percent of open space.
Residential lots may be as small as 30,000 square feet to provide
open space, which is described below.
2) The open space areas will be used for a multipurpose staging area
with approximately 40 parking spaces; anew egestrian trail would
be constructed and connect with the existing trail, which traverses
the Pine, Creek Detention Basin; and for the protection of the
existing creek and riparian habitat located in the southwest corner
of the site. The precise location and alignment of these public
open space amenities will be determined during development of a
North Gate Specit"ic-Plan
Contra Costa County Board of Supervisors
June 25, 1991
site plan and the environmental review process, and shall be
agreed to by City and County staff-,prior to approval of any •
development application.
Pine Creek Detention Basin.* The primary purpose of the detention basin is flood control.
Passive recreational activities are permitted in this area, as well as the construction of a new
equestrian trail.
Parcel at the Northwest Corner of Specific Plan Area: This parcel is owned by the County
Flood Control District. It is proposed that a landscaping plan be developed anid implemented
by the County,
historic Preservation
James T. Walker House: The James T. Walker house, located on North Gate Road, has been identified
as having historic significance. All efforts shall be made to preserve this structure and the surroundin
grounds. Any proposed additions or alterations should be reviewed by the Contra Costa Countyl
Historical Society or the Walnut Creek Historical Preservation Society. _
North Gate Improvement Association Reservoir.- This reservoir, which is located on the eastern
boundary of the Specific Plan area, has been identified as being an important private water source. The
reservoir is also a valuable visual amenity and, for these reasons, should be protected and maintained.
28
North Gore Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
IV. PLAN IMPLEMENTATION
Plan implementation will focus on review of development applications and the fulfillment of plan
goals and policies through conditions of development approvals.
Nonconforming Land Uses, Lot Sizes or Structures
Some land uses, lot sizes or structures which presently exist in the planning area may be
inconsistent with the requirements proposed in the Specific Plan.. These are considered legal,
nonconforming uses and the City or the County will permit these uses to continue. If a property
owner a
has v- legal nonconforming use or structure and wishes to expand or change that use or
structure, the owner must apply for a conditional use permit or variance from either the City or
the County, depending upon where the property is located. This will permit the continuation
or expansion of the use subject to some conditions and a finding that such expansion or structural
alteration is necessary to protect a property right and will not impair the character of the area.
If a legal, nonconforming building is destroyed and if the cost of the reconstruction is less than
50% (fifty percent) of the total building value after reconstruction, the destroyed building may
be reconstructed as it previously existed.
All illegal, nonconforming land uses and structures will be abated by the City or the County.
An illegal nonconforming use is one that was never lawfully established under either County or
City regulations and operates- its
in violation of either building or zoning regulations since
C� 2
establishment,
Lot sizes may also be nonconforming if the. lot does not contain the area, width and frontage
required by the designated zoning district. Provided such lot was not created in violation of any
previous zoning ordinance,, the lot size is recognized as a legal, nonconforming lot regardless
of Sim. Any lot may be developed for any use permitted in that zone even though such lot does
not contain the area, width or frontage as required. Applicants who wish to develop and cannot
meet the requirements of the Specific Plan may apply for a variance.
Abatement of a nonconforming use or structure by the City or County is also permissible where
Z:1
the use constitutes a public nuisance.
For purposes of clarity, the City of Walnut Creek will have jurisdiction within the City limits
and Contra Costa County will have jurisdiction beyond the city limits.
''9
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
Exceptions to Requirements
The Specific Plan sets forth requirements which allow for future development in the area. To
; impacts uu&Amize between residential and non-residential uses, conditions such as open 'space
and landscaped buffers, rear and side yard setbacks, setbacks from environmentally sensitive
areas, maximum building height or lot coverage will be required to develop proper-Lies within
the Specific Plan.
In certain situations, a property owner may not be able to develop the property consistent with
all the land use regulations in this Plan. While no exceptions or variances shallbe granted to
create lots smaller than the minimum specified in the Specific Plan land use categori.....
exceptions to some of the development requirements may be granted to the property owner or
developer subject to certain findings.
The applicant shall demonstrate undue hardship as a result of the application of the regulations
and the City or County shall be required to make the following finding: due to the.
circumstances applicable to the subject property, including size, shape, topography, location.or
surroundings, the strict application of the regulations contained in the North Gate Area Specific
Plan deprives the property of privileges enjoyed by other properties in the vicinity and zone in
which the subject property is located. The City and County shall have the authority to impose
any other conditions which the jurisdiction deems appropriate to minimize the impact of the
development as proposed,
Joint. Review of Planned Development Applications
All applications for subdivisions and land use permits within the Specific Plan area shall be
referred by the agency which receives the application to the other jurisdiction's planning staff
for review and comment. All review comments shall be considered by the approving agency.
Any interpretation of the types.of land uses and whether these uses are, permitted as a matter of
right, conditionally permitted or prohibited shall be made by either the City's or the County's
Planning Commission, depending upon the location of the project, after consultation with the
other jurisdiction. In the event that the recommendations of one jurisdiction conflicts with the
recommendations of the other jurisdiction, all reasonable efforts shall be made to resolve the
outstanding issues. The Joint City/County Planning Committee, comprised of two Walnut Creek
City Councilmernbers, and two County Board of Supervisors, shall be,consulted for a final
recommendation.
Because the adopted Specific Plan seeks to reconcile any conflicts between the two jurisdictions'
planning documents and objectives, the possibility of disagreement over applications should be
minimal.
30
Norah Give Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
General and Specific Plan Amendments
Both General and Specific Plans may be amended once adopted. The Specific Plan attempts to
clearly define how development will occur 'in the planning area. Once adopted, it is the intent
0
of both the City and the County that the Specific Plan objectives be maintained.
If a General Plan Amendment to the Land Use Element.is proposed within the planning area or
within the adjacent agricultural preserve lands by either jurisdiction, it shall not be approved
without an opportunity for the other jurisdiction to review, comment and issue a recommendation
to the legislative body of the jurisdiction with authority to -approve this proposed General Plan
Amendment. Once either General Plan is amended, however, the Specific Plan must be
amended in order to remain consistent with the County and City General Plans as required by
state law. The Specific Plan may be amended as often as deemed necessary by the City and the
County.
Affects or Proposed Projects
California law requires that no tentative subdivision map be approved and that no zoning
ordinance amendments be adopted unless they are consistent with an adopted specific plan. All
proposed subdivisions and other planning entitlements shall be reviewed for consistency with the
North Gate Specific Plan policy and design guidelines.
Subdivision approval prior to the adoption of this Plan is generally exempt from the Plan policies
for purposes of recording a final map or parcel map. However, subsequent structural and
grading proposals are subject to review for compliance with the design provisions of this Specific
Plan, ._
Equestrian Staging Area
As noted in the Specific Plan, an equestrian staging area is proposed on a portion of the
t:1
County's surplus land that is located along North Gate Road. It is the recommendation of this
Specific Plan that a committee be formed consisting of representatives from the follow agencies:
the City of Walnut Creek, Contra Costa County, the East Bay Regional Park District and the.
California Department of Parks and Recreation. This committee will be assigned the task of
studying the concept of the equestrian staging area including design guidelines, construction and
maintenance responsibilities and costs.
31
North Gate Specific Plan
Contra Costa County Board of Supervisors
June 25, 1991
Mutual Jurisdictional Adoption of Pertinent Ordinances
In order to implement the Specific Plan, it is anticipated that the City will adopt the provisions
of the County's Creek Preservation Ordinance. In addition, the County will adopt the provisions
of the City of Walnut Creek's Tree Preservation Ordinance. It is understood that the adoption
of these provisions shall only apply to the North Gate. Specific Plan area.
Conformity with Measure C
Every development proposal shall be reviewed for its compliance with Measure C, to ensure that
Measure C standards are not exceeded by additional traffic generated by a proposal.
Development Fees
Property owners or developers who wish to develop their property shall be required to pay all
development-associated fees, including traffic mitigation fees, Vit. Diablo Unified School District
fees, and area-wide benefit fees.
1ng1:cm:ngsp6-10.91
EXHIBIT A
PROPOSED FIRST AMENDMENT
NORTH GATE SPECIFIC PLAN
(SP1#96s,007)
The following changes are to be. incorporated into the text of the. North Gate.. Specific
Plan under the amendment:
1. CONDITIONALLY PERMI D LAND USES, Page. 17, North Gate, Speoffic Plan
%NOAdd "Small-Scale Commercial Nurseries " to theft. bulleted list of perrnitta..d Wises in the
North Gate Specific Plan area with approval of the. County Zoning Administrator
subject to certain conditions.
2. PROHIBITED USES, Page 17, North Gate Spepcific Plan
Dele.b.m.. "Commercial Nurseries" from the.. bullanfted list of prohibited uses in the North
Gate Specific Pian Area.
THE BOARD OF SUPERVISQRS OF THE COUNTY OF CONTRA COSTA
Adopted this Order on Tuesdair, Ma 9, 2000, b the followingNrote:
of y y
���5; SUPERVT '"ORS GI01 A UILKEMA DES4ULN"I"E"R3 CANCIDAMI' LA and
G P.B 71".R
NOES: NONE
A
SENT: N 0 N E
ABSTAPI: NONE
FtiESOLUTION NO. 2040/ ?�4
SUBJECT: In the Matter of the First Amendment
To The.North Gait Specific Plan
General Plan Amendment (Merlot Nursery
Count),File SPS 96-0007
The Board of Supervisors of Contra Costa Count),RESOLVES that:
There is riled with this Board and its Clea; a copN7 of Resolution No-19 -1998 adopted by the
County Planning Commission which recommends approval of the First Amendment to the North
Gate Specific Plan (County File SPT96-0007).
Amo=ndrntnt
%NWhe��in� Z) %NorOn Tuesda�,, May 9, 92"0000 thi= Board held a public on said Fir%V
discussed by the.County Planning; Commission,Resolution No. 19-1998. Notice of said hearing was
,duly given in the manner required by law. The Board at,a hearin.Q; called for testimony of all persons
interested in this matter,
On Tuesday, May 9, 19,09, thp.Board.APPROVED thp, Fir-I%t. to the North Ciatt
W A.Z) 14.1
Specific Plan, and directed text chanes to the Specific Plan as described 'in the attachment labeled
%W1
as Exhibit "All,
Contact: P. Roche, CDD-APD (335-1242)
I hereby cxs-j.-"a*t1 fnat,t"M'S is a truotw and corrg..",en copy o
C Zwl: Communit}r D-f.-wpaninent an acuon taken and on tbLea� utews of tbouCAODoan' Of or, the gate stlovm.
County Counsel AM IN
City of Walnut Creed, A t ve s tc,C 1: �;- ?,nnn
PR PE Batchelor, Ch:rh of theBoard
1'Supprvisors and C ry Administratormorthga=pamend.res
t
Dep dT-),di rh
Exhibit Two: Newscll*ppl'ncrt:) - "Two-Tank Garages, Micro-sized,
Owner-operated Wineries Punch More Than Their
Weight With Critics and Fans", from the San Francisco
Chronicle, 11/4/2004 by Stephen Yafa
Exhibit
sm- �,f�;,,� www.sfeate.com
Return to regular view
Who insures the: most cars
Two-tank araragrg$ i n r
Micro.-sized owner-operated wineries
punch more than their weight with
............
critics and fans
-Stephen Yafa,Special to the Chronicle ......
e I
Thursday,November 4,2004
............
............
When Mark Herold and his wife Erika Gottl climb out of bed in the morning,they carry
their coffee cups from the kitchen of their modest wood- frame house on a working-class
residential street near downtown Napa to a bonded winery -- their garage.
To a casual observer,, that tin-roof structure seems suited to shelter a couple of dusty pickup
trucks, maybe a lawnmower. To Herold and Gottl, it's the home of Merus Wines, where
they produce less than 500 cases a year of one of the most sumptuous, coveted Cabernet
Sauvignons in the country. Wine critic Robert M. Parker Jr. tasted it a few years back and
fell madly in love.
"Thrilling," he called it. "Brawny, but impeccably pure."
One day a while back, Parker showed up at Herold and Gottl's doorstep.
"Could I see where you make this stuff?" he asked Gottl. For years, Parker and other critics
have praised wines crafted around the world by the most talented "garagistes" -- a tern
coined to single out maverick micro- producers whose bare-bones operations mark them as
determined solo practitioners in a rapidly consolidatine, wine industry where big is often
mistaken for better.
Throughout California there are scores of these hands-on winemakers. Their output is
wildly uneven, from low jug to high art. Yet a handful of California garagistes regularly
score at the top level with critics.
The most skillful garagistes have a cachet and and an influence within the trade thatfar
exceeds their meager output. Herold., for example, now consults for half a dozen larger
wineries that pay him sizable sums to do for them what he does for himself-- coddle and
coax Cabernet grapes to deliver up their most luscious secrets. Herold is enolocy-y's version
of a horse whisperer. t)
After introductions, Herold and Gottl walked Parker to their backyard winery. Crammed to
the rafters with a bladder press, half-ton fermentation bins, a customized destemmer, new
http://vv-vrNA7-sfQ ate.com/c a'-bin/arti cl e.c cr ?file=/chroni cl e/archive/.2..004/1 1/U4/WIG6F`9K7... 6/28/22000.0)
%_
French oak barrels, stainless steel punch- down plungers and a variety of pumps and hoses,
it also houses Mark's compact biochemistry laboratory and a large dog-sized floor cushion
for Hank, the couple's lank-eared weimaraner.
"My God!" Parker told Gottl. "You really do make Merus in your garage."
Garagistes are a throwback to the Old West, or to the Clint Eastwood in all of us. More
often than not,the style of the tiny amount of wine they produce mirrors their distinctive
personalities.
Up in Gold Country, a gregarious Croatian, Milan Matulich of Dobra.Zem1ja (pronounced
dobra zem-ya., it means "good earth" in Croatian) winery in Plymouth makes about 600
cases of a monstrous, 18 percent alcohol Amador Zinfandel that, like his edgy Syrah and
tn =*1 0
Viognier, is an extension of his outgoing disposition.
"It's tough but with a good heart, like me," Matulich says with a laugh.
In Sonoma County's Dry Creek Valley., potter Fick Hutchinson of Amphora winery makes
Zinfandel, Syrah and other red varietals that reflect his inner quest for balance.
"When I'm throwing an amphora at my potter's wheel and I'm not perfectly centered inside,
it wobbles," says Hutchinson, who plans to bottle about?600 cases of wine this year. "I
can't stand to make wobbly wines."
Garagistes share a passion in their approach to winemaking that often trumps profit.
Marketing and sales usually take the form of a basic Web site, a mailing list, local
restaurants and possibly a few small distributors. Gottl parcels out Merus three bottles at a
time to devoted customers willing to pay $105 a bottle. But most garagiste efforts retail
between $2..0 and $50. -
Moving such small quantities can be less demanding than, say,the 10,000 cases or more
that a small winery like Everett Ridge in Healdsburg is likely to produce in a year, or the
200,000 cases produced by a medium-sized winery like Sebastiani in Sonoma. Word-of-
mouth-- or word-of-mouthfeel -- among wine aficionados does the heavy lifting. There are
no branding consultants. Although many of these wineries make a profit and provide a
comfortable living for their owners, a considerable portion of their gross revenues typically
goes back into buying and repairing equipment, purchasing new barrels, and related
expenses.
Touring these garagiste operations, you see none of the elaborate high- tech gear that larger
wineries like Kendall-Jackson use to reduce the alcohol percentage or correct acidity
through reverse osmosis.
That's not just a matter of finances but of personal choice, for a prime tenet of the garagiste
creed is to extol the supremacy of pure fruit by adroitly getting out of its way. Less talented
practitioners may deliver wines that, to paraphrase Winston Churchill, have much to be
is modest about. Still, their intention noble.
"Wine and the people who drink- it have more in common than they realize," Hutchinson
sans. "A wine that's too tannic is like a person with road rac..ye:too sweet. it's aoinQ to be
http.://vAvN;�7.sfuate.com/cal-bin/article.c(Tl*.9file=/chronicle/archl*ve/.'-).004/11/04/WIG6R9K7... 6/28/2UU�
4__ t� tr
taken advantage of; or if too fruity, it's begging to be misunderstood.
"Too much oak in a wine," he continues, "is like a man or woman splashing on cologne to
hide their body odor."
Bagpipe-playing James MacPhail, who custom-crushes at Tandem Winery in Sebastopol,
considers himself alM'nimalistl, as in minimal human intervention. Fermented with native
yeasts, his two Pinot Noirs -Ift one from Anderson Valley, the other from Sangiacomo
Vineyard on the Sonoma Coast -- arrive in the bottle unfiltered and unfined.
11MY wines speak for themselves," says MacPhail, 38,, who makes about 500 cases a year.
Garagistes Andy and Deborah Cutter have been employing a winemaker's ally, gravity, at
their whimsically named Healdsburg winery, Duxoup (say it aloud and think of the Mari:
Brothers), since they opened for business in 1981.
"We don't want pumps running while we work," Andy Cutter.explains.
Cutter, 57, hails from the woods of Minnesota and knows quiet when he hears it. But
beyond cutting down on noise pollution, there's the more serious issue of allowing the
essence of the fruit to shine through in the unorthodox varietals Duxoup produces --
Charbono and Sangiovese,along with Syrah.
Gravity flow eliminates the need for machinery to ferry fermenting grape must and juice
from one container to another during production, and diminishes oxidation en route. For the
Cutters, that gentle approach translates to less intrusion, less manipulation and more purity
in the bottle. To realize that ambition,, they built their small, terraced, six-leve'l facility on a
downslope below their hillside house. Crushed grapes arrive at the highest elevation. The
whole berries go through primary fermentation in specially designed stainless steel bins that
allow Andy to punch down by hand several times a day. When the thick particulate matter
has settled out, Andy opens a few valves and gravity carries the fermented juice down hoses
until it eventually winds up several levels below, ready to be aged in oak barrels.
Garagistes may share a passion for purity and a suspicion of safe-but- boring corporate
winemaking practices, but as the Cutters and others know only too well, the trade-off is
hard physical work. Sweat is the common currency.
After every harvest Bill Frick, 58, owner and operator of Frick Winery in Geyserville,
single-handedly punches down the cap on 2...0 tons of fermenting must with a metal plunger-
IikeW,device. Rising to the top of a fermentationnk or bin red grape solids form a cover
tank
that can be 2 feet thick and feel hard as concrete, and it needs to be submerged regularly to
bring the skins into contact with the juice beneath it. Wineries of any size use hydraulics,
but where there are no machines, there are biceps. Among garagistes, hand- punching is a
badge of honor.
"I discover muscles I forget I had,," says Frick. a lean., fit man who climbs to the top of his
tanks and presses down with all his strength. "There's nothing like going to bed at night
being totally exhausted from work. It keeps you alive, healthy and sane."
The quintessential garaaiste, Frick owns and manages all the grapes he makes into a few
http://ww7�7.s fgate.com/cal-b*ln/article.ca..i?file=/chronicle/archive/...)..004/11/04/WIG6R9K7... 6/28/2005)
4-* 41-1-- L
hundred cases each of his favorite Rhone varietals, including an earthy, brightly spiced
Syrah. He doesn't add fining agents and only occasionally filters.
"I'm making wine the way they did 600 years ago," he says. "That's why my late wife Judith
and I sold our 'S7 Chevy in the mid-70s and bought these 6 acres with the proceeds --to do
it our way."
That includes planting and pruning grapes and mowing weeds in his hillside vineyards, and
chores in the small winery itself, supported only rarely by outside help. Frick knows that if
the quality isn't on the vine, it won't be in the bottle.
"Ninety-five percent of winemaking is in the field," says Mark Herold of Merus. "In
knowing how to trellis, prune, exactly when to pick, and so forth."
Is there romance in garagiste winemaking?Not likely when you delegate all the grunt work
to yourself. But if it's not money or fame that motivates a garagiste, there has to be a touch
of divine madness.
For Frick, it's as close at hand as any bottle of his wine. On each you'll find a poem penned
by the producer. The one he wrote for his 2002 Dry Creek Valley Viognier reads:
a pear falls from the tree
nesting into the golden grass
In addition to capturing Frick's appreciation of seasonal change,that hints at the persuasive
power of nature to pull urbanites out of their comfortable city Lives to seek meaning where
things grow ripe.
Anne Carver and Denis Sutro, a garagiste husband and wife in Calistoga,jettisoned their
cushy San Francisco lifestyle in 1993 to stake their family's future on producing avarietal --
Petite Sirah -- that most wine lovers seldom drink unblended, and one that remains totally
off the charts to casual wine drinker.
A dangerous gamble, perhaps. But for Carver and Sutro,, as for many winemaking couples,
there was also a potential reward -- freedom. Denis is the great-grandson of Oscar Sutro,
who co-founded the venerable San Francisco law firm of Pillsbury, Madison & Sutro, now
called Pillsbury Winthrop after a merger. A prominent trial lawyer in his own right, Denis
was approaching middle age feeling confined by his career choice. He and Anne wanted to
produce something substantial that expressed their values. A dilapidated former winery set
among old vines in the Palisades area outside Calistoga provided the venue.
"All there was when we got here in late April was a dirt road, a few ramshackle buildings
and a fierce dog tied to a tree," Carver saes. "I had absolutely no background in grapes, but
I could appreciate how green these were."
Carver and Sutro were just as green when it came to winemakincl. But like the vast majority
of garacT*stes, Sutro went to school to learn what he didn't know.. enrolling in a UC Davis
enology crash course. He came to understand that in the end, great wine happens at the
intersection of chemistry, intuition and experience. With that in mind, he brought aboard
http://ww�A7.sfate.com/chi-bin/article.c�i?file=/chronicle/archive/2004/11/04/V��IG6R9K7... 6/28/?00'*'-
4.-
winemaker Gary Brookman of Miner Family Winery to provide the production expertise he
a &
lacked, and concentrated his attention on vineyard management.
r",
Now, close to a dozen years later, Carver Sutro annually produces about 600 cases of a wine
that Parker says "ranks alongside some of the finest California Petite Sirahs I have -tasted."
Parker may love the wine, but Denis Sutro loves the Palisades Vineyard vines that it comes
from even more. He knows all 8,000,, he says. He only has to walk a few paces out his
kitchen door to be among them.
Like many garagistes, Carver Sutro doesn't produce the wine in its own facility. Instead,
Anne and Denis lease equipment and warehousing space at Miner Family Winery in Napa.
Other garagistes own neither the facility nor the vineyards, and lease both. Still others, like
Frick, own both.
Lane Tanner, who makes small quantities of Pinot Noir with what she describes as,
"feminine elegance" under her eponymous label in Santa Maria Valley, sums up the
garagiste credo: "I'm in love with what I do. I'm where I belong."
"At our production level we pay all our bills, renovate the winery as needed, and have some
left for personal needs," says Andy Cutter of Duxoup. "Not a great capitalistic plan, but a
very good way to lead a life. Sometimes people forget what they like when they get
captured by the green monster."
Not these folk. The fortunes they seek are as close at hand as the clusters they can reach out
and touch.
Selected garagiste wines
Scores of garagistes in California, Washington, Oregon and elsewhere typically produce
about 500 cases or less -- often unfiltered and unfined. Since their distribution is spotty,
contact the wineries directly for more information.
200.2. Amphora Mount Vineyard Dry Creek Valley Syrah ($30)
Well-integrated black cherry, plum and black raspberry in the nose and flavor of this dense,
fruity, layered wine. It soon opens to reveal its lush, earthy soul and finishes smoothly.
amphorawines.com; (707) 431-7767.
2001 Carver Sutro Palisades Vineyard Napa Valley Petite Sirah ($4d2.
4W 1
Unless you're planning to-cellar it for five or more years, open and let it breathe at least two
hours before drinking. The inky black color offers a first clue to this massive wine's
resounding depth. Its complex bouquet slowly reveals loam, dark-roast coffee, and rose
essence with a hint of citrus. On the palate are boysenberry, plum. fids, and toasted wood.
Firm gripping tannins, vet supple -- a neat trick indeed. Drink- with prime rib.
carversutro.com,- (707) 942-1029.
6/28/2UU�
06- 4- N.-
2001 Dobra Zemlja Amador Zinfandel ($24)
A gentle monster, with high alcohol and enough oak (24 months in the barrel) to build a
stable. Licorice on the nose; briary and spicy blackberry on the palate with cassis and dark
cherry notes. Drink with barbeque back ribs.
dobrazemlja.com; (42009) .2.045-3183.
2001 Duxoup Napa Valley Charbono ($16.50)
Seductive aromas of spice and damson plums. Soft tannins, lively blackberry and blueberry
flavors and balanced acidit3l in this medium-body wine. Plenty of fruit and low alcohol,
both Duxoup signatures, combine to make this a versatile, amiable and affordable food
companion, especially with Mediterranean dishes.
duxoupwineworks.com; (707) 433-5195.
1999 Frick Owl Hill Vineyard Dry Creek Valley Syrah (K.2.3)
Earthy, black cherry aromatics., with rose-petal accents. On the palate, dark fruit, smoke and
clove merge gracefully over subtle oak. Awell-crafted, assertive example of the Rhone
varietal. Drink with game or red meats.
frickwinery.com; (707) 857-1980.
?00') Frick Gannon Vineyard Dry Creek Valley Viognier ($23)
This white Rhone varietal arrives exuding honeysuckle, cardamom, lime and poached pear.
At one moment it evokes the aroma and taste of melon; at another, Asian spices. Drink with
boldly seasoned foods, Asian or otherwise.
?00? MacPhail Toulouse Vineyard Anderson Valley Pinot Noir ($35)
Sweet, dense Bing and black cherry. and loam in the nose and on the palate. Silky mouthfeel
.
rounded by light accents of French oak. Young and well- structured with soft tannins.
Should show its true class from ?006 on. Drink with white meats and salmon.
macphai'lwines.com; (707) 4_3'_`-3I-4780.
2002 Lane Tanner Santa Maria Valley Bien Nacido Pinot Noir ($2..8)
Black cherry and a touch of violet in the nose. Raspberry and cherry fruit and terrific
balance in the mouth, with a lingering, pure finish. Though full-bodied, Tanner's "feminine
elegance" is on display. but not at the expense of depth. Drink with white meat, salmon, or a
sheep's milk cheese like MancheQo.
sbwines.com/LaneTannerNews.html; (805) 929-1826.
2_.002.. Merus Napa Valley Cabernet Sauvignon ($10�
http://wwv�l.sf�ate.com/c�i-binarticle.c�v/ 1*?file=/ch_ronicle/archive/..2004/11/04/WI(76"RQK7 ������nn;4--
The complex bouquet and taste mark this as an extravagance worth the splurge. Mocha and
espresso flavors create a compelling bass line beneath buoyant,ripe cassis tempered with
hints of eucalyptus, leather and cedar. Drink with grilled meats, Stilton cheese, and other
hearty fare.
meruswines.com; (707) 251-5551.
Stephen Yafa is a freelance write7- in Mill Valley. E-mail him at wine(& fchf-vnicle..con2.
..
Page F- 1
URL: http://sfgate.com/corl*-bin/article.cgi?
file—/chronicle/archive/2004/11/04/WIG6R9K74GI.DTL
.......... .................................. .........
C?005 San Francisco Chronicle
http:/AArwul.sf�ate.com/cgi-biniarticle.c�i?file=/chronicle/archive/2004/11/04/Wl G6R9K 7... 68/2UU5
Co m munity � Dennis M.Barry,AICP
Community Development Director
Dcvelopment Costa
Dew"%Partment County
County Administration Building
651 Pine Street
4th Floor, North Wing
Martinez. California 94553-0095 .ie
,s�`
Phone: ��
(925) 335-1120010 C��tl���� DATE: June 6,2005
NOTICE OF PUBLIC REVIEW AND INTENT TO ADOPT A PROPOSED
NEGATIVE DECLARATION
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:
The project involves two separate amendments to the North Gate Specific Plan.The first amendment
(County File#SP04-000 1)is a proposed text amendment to the North Gate Specific Plan that would
include limited winemaking or small winery as a conditional use within the Specific Plan area. The
second amendment (County File # SP050001) is a proposed text amendment to the North Gate
Specific Plan that seeks to clarify the maximum residential building height requirements as they are
stated in the Specific Plan.
The Specific Plan area extends from the intersection of North Gate Road and Castle Rock Road
south to the public parklands and then east to the City of Walnut Creek's sphere of influence
boundary. The City of Walnut Creek lies west of the Specific Plan area.
Public Comment Period-The period for accepting comments on the adequacy of the environmental
documents extends to 5:OOP.M.,June 27,2005. Any comments should be in writing,and submitted
to the following address:
John Oborne
Community Development Department
Contra Costa County
651 Pine Street, North Wind,4th Floor _
Martinez, CA 94553)
Office Hours Manda1' - Fridav: 8:00 a.m. - 5:00 p.m.
���i�_ i� �Ic��c' tn� ��s.. 3�c' � 5t�. =ri�a��. c-" e�
cr�� mont�
Itis anticipated that the proposed Negative Declaration will be considered for adoption at a meeting
of the County Planning Commission on July 12, 2005. The hearing is anticipated to beheld at the
McBrien Administration Building, 651 Pine Street, Room 107, Martinez. it 'is expected that the
Planning Commision will also conduct a hearing on the application at that same meeting.
JO i Oborne
Planner
Environmental Checklist Form
1. Project Title:
Two Text Amendments to the North Gate Specific Plan
• County File: SP#04-0001: A proposed text amendment to the North Gate Specific Plan
that would include limited winemaking or small winery as a conditional use within the
Specific Plan area.
• County File: SP#OS-0001: A proposed text amendment to the North Gate Specific Plan
that seeks to clarify the '2.5-foot maximum resi*dential building height requirements as
they are stated in the Specific Plan
2. Lead Agency Name and Address:
Contra Costa County, Community Development Department
Administrative Building
65)1 Pine Street
4"'Floor—North Wing
Martinez., CA 19/4553-1295
3. Contact Person and Phone Number:
John Oborne, Planner
Community Development Department
Administrative Building
651 Pine Street
nd
Floor—North Wing
Martinez,, CA 0,4553-1295
(925) 335-1207
4. Project Location:
The North Gate area consists of approximately 507 acres and lies within the jurisdictions of the City
of Walnut Creek and Contra Costa County. The North Gate area is accessed from Ygnacio Valley
Road, which is a major arterial extending from Interstate 680. Figure I (attached) is a vicinity map of
the North Gate Specific Plan area.
5. Project Sponsor's Name and Address:
Contra Costa County
Administrative Building
651 Pine Street
2°a Floor—North Wing
Martinez, CA 94553-1295
6. General Plan Designation:
The existing County General Plan designations for the North Gate area include: Single Family
Residential - Medium Density (SM), Single Family Residential - Low Density (SL), Single Family
Residential -Very Low Density (SV),Agricultural Lands (AL), and Open Space (OS).
7. Zoning:
North Gate has the following zoning districts within its borders: Single Family Residential
(R-40), Planned Unit Development (P-1), General Agricultural (A-2) and Agricultural
Preserve District (A-4).
S. Description of Project:
The purpose of this initial study is to determine the potential environmental impacts of two separate
amendments to the North Gate Specific Plan. The projects are being considered under the same initial
study for the sake of efficiency.
The first amendment (County File: SP#04-0001) is a proposed text amendment to the North Gate
Specific Plan that would include limited winemaking or small winery as a conditional use within the
Specific Plan area. The second amendment (County File: SP#OS-0001) is a proposed text amendment
to the North Gate Specific Plan that seeks to clarify the 2.5-foot maximum residential building height
requirements as they are stated in the Specific Plan.
9. Surrounding Land Uses and Setting:
Mount Diablo State Park, Diablo Foothills Regional Park, and the Lime Ridge and Shell Ridge Open
Space areas comprise some of the land uses surrounding the.North Gate area. These parks and open
space areas are in close proximity to North Gate and contribute to the physical setting of the area.
Approximately 2000 acres located directly east of the Specific Plan area are designated for
agricultural and open space uses.
10. Approvals: None
11. Other public agencies whose approval is required (e.g. permits, financing, approval, or
participation agreement):
• City of Walnut Creek
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.
Aesthetics Agricultural Resources Air Quality
Biological Resources Cultural Resources — Geology/Soils
Hazards&Hazardous Materials Hydrology/Water Quality — Land Use/Planning
Mineral Resources Noise — Population/Housing
Public Services Recreation — Transportation/Traffic
Utilities/Service Systems Mandatory Findings of
Significance
4
DETERMINATION
On the basis of this initial evaluation:
X I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE 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.
I find that the proposed project 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 mitigation measures that are
imposed upon the proposed project.
Signature Date
John Oborne
Project Planner
Contra Costa County Community Development Department
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 2nd
Floor-North Wing, Martinez) were consulted:
1) Contra Costa County General Plan, (2005-,'2.020)
2) Title 8,Planning and Zoning Ordinance, Contra Costa County
3) North Gate Specific Plan, Adopted by the Board of Supervisors, June 25, 1991, and amended, May
201 2000
4) Community Development Department Digital Map Library
5) Project Description
6) Bay Area Air Quality Management District CEQA Guidelines, 1999
7) State of California,Department of Conservation Important Farmland Map, 2000
8) Earthquake Fault Zone Map, 1982 USGS Quad.
9) 2.002 Hazardous Waste and Substance Sites (Cortese) List—State of California
10) City of Walnut Creek Municipal Code, Section Code 10-?.1.303 (A) (38) (a)
6
EVALUATION OF ENVIRONMENTAL IMPACTS:
Potentially
Significant
Potentially Unless Less Than No
Significant Mitigation Significant Impact
Impact Incorporated Impact
I. AESTHETICS—Would the project:
a. Have a substantial adverse effect on a scenic vista?
(Source: 1) X
b. Substantially damage scenic resources
including but
not limited to., trees, rock outcroppings, and historic
buildings within a state scenic highway?(Source: 1) X
c. Substantially degrade the existing visual character or
quality of the site and its surroundings? (Sources: 1, X
5112)
d. Create a new source of substantial light or glare that
would adversely affect day or nighttime views in the
area'?(Sources- 5) X
Project#1 — Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Through A
Land Use Permit
.SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development.No direct physical construction would result from the adoption of
the text amendment to the Specific Plan. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Based on a review of the
proposed text amendment there is no substantial evidence that the text amendment would have any reasonable
probability of significant adverse impacts on the physical environment in the area of aesthetic i acts.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project #2 is a proposed text amendment to the North Gate Specific Plan that would clarify the 25-foot
maximum residential building height requirements as they are stated in the-Plan.The text amendment does not
apply to lots that are fronting North Gate Road and Castle Rock Road. It does not allow a greater residential
building height than what was allowed before the amendment.
The amendment, in accordance with the City of Walnut Creek's Municipal Code, states that residential
building height may be increased by four feet(to a maximum of 29 feet)if the roof pitch meets certain criteria.
Since this height allowance has always been recognized by the County, and building permits have been
approved with it since the inception of the plan in 1991, there are no new aesthetics impacts as a result of this
Specific Plan amendment.
7
AGRICULTURAL RESOURCES
a. Convert Prime Farmland, Unique Farmland, or
Farmland of 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, X
8)
b. Conflict with existing zoning for agricultural use., or a
Williamson Act Contract?(Sources: 1, 2) _X
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?
(Sources: 1, 8) X
Project#1 -- Text Amendment to Specific Plan Allowing Limited Winemaking[Winery Under A
Land Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment the North Gate Specific Plan that would allow limited
winernaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
future development of a limited winerriaking/winery
any entitlement or approval of development. Although f
in the Specific Plan area under the land use permit process may occur as a result of the text amendment', it
is speculative to anticipate the specific location, size, or characteristics associated with the prospective
development of this newly allowed use in the Specific Plan area. Based on a review of the proposed text
amendment there is no substantial evidence that the text amendment would have any reasonable probability
of significant adverse impacts on the physical environment in the area of agricultural resources. In fact,no
land in the Specific Plan area qualifies as prime agricultural land and the State of California Department of
Conservation Map of Important Farmland has designated all area within the North Gate Specific Plan
borders as Urban and Built-Up Land.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY: No Impact
Project#2 is a text amendment to provide for a clarification of the 25-foot residential height requirements
within the Specific Plan area. No development or physical changes are enabled with this action. The text
amendment does not allow development where the current zoning and General Plan do not currently allow
development. There is no evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch roof, as
clarified under this text amendment, would adversely affect the physical environment m the area of
agricultural resources.
AIR QUALITY
a. Conflict with or obstruct implementation of the
applicable air quality plan? (Sources: 1,5) X
b. Violate any air quality standard or contribute to an
existing or projected air quality violation? (Sources: 1,
5) X
C. Result in a cumulatively considerable net increase of
Potentialiv
SiLynificant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact Impact
any criteria pollutant for which the project region is a
non-attainment under an applicable federal or state
ambient air quality standard (including releasing
emissions which exceed quantitative thresholds for
ozone precursors)?(Sources: 1, 5) X
d. Expose sensitive receptors to substantial pollutant
concentrations?(Sources: 1, 5) X
e. Create objectionable odors affecting a substantial
X
number of people? 1)(Source: ')
Project#1— Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A
Land Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemakinv,/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. The text amendment would
not modify the standards for clean air in the Specific Plan area. Based on a review of the proposed text
amendment there is no substantial evidence that the text amendment would have any reasonable probability
of significant adverse impacts on the physical environment in the area of air quality.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project#2 is a text amendment to provide for a clarification on the residential height requirements within
the Specific Plan area. No development or physical changes are enabled with this action. The Specific Plan
Amendment does not allow development where the current zoning and General Plan do not currently allow
development. There is no evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch roof, as
clarified under this text amendment, would adversely affect air quality in the Specific Plan area.
IV. BIOLOGICAL RESOURCES—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, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?(Sources:
1.15) X
b. Have a substantial adverse effect on any 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 U.S.
9
Potentially
SUR-nificant
Potentially Unless Less Than
Significant Mitivation Sianificant No
Impact Incorporated Impact I nipac
Fish and Wildlife Service'?(Sources: 1, 5).) X
c. Have a substantial adverse effect on federally protected
wetlands as defined by Section 404 of the Clean Water
Act (including but not lirru*ted to, marsh, vernal pool,
coastal, etc.) through direct removal, filling,
hydrological interruption, or other means? (Sources: 1, X
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?(Sources: 1) X
e. Conflict with any local policies or ordinances
protecting biological resources, such as tree X
preservation policy or ordinance?(Sources: 1.2)
f. Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation
Plan, or other approved local, regional or state habitat
conservationplan?(Source: 1) X
Project#1 -- Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A
Land Use Permit
,SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
n nature and does not confer
winernaking/winery as an allowed use under a land use permit. It is regulatory i
any entitlement or approval of development. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Based on a review of the
proposed text amendment, there is no substantial evidence that the project would have any reasonable
probability of significant adverse impacts on the physical environment in the area of biological resources.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project #2 is a text amendment to provide for a clarification on the residential height requirements within
the Specific Plan area.No development is proposed, no site is disturbed, and no improvements are required
through the proposed action of amending the Specific Plan text. There is no evidence to suggest that the
allowance of 4 feet with a 3 and 12 pitch roof will have a significant adverse affect on Biological Resources
within the North Gate Specific Plan area.
V. CULTURAL RESOURCES—Would the project:
a. Cause a substantial adverse change in the significance
change
of a historical resource as defined in Section 15064.5?
10
Potentially
sityllificalit
Potentially Unless Less Than
Significant Mitigation Sitynificant No
Im act I 11colporated Impact Impact
(Source: 5) X -
b. Cause a substantial adverse change in the significance
of an archaeological resource pursuant to 15064.5?
(Source: 5) X -
c. Directly or indirectly destroy a unique paleontological
resource or site or unique geological feature? (Sources:
^} X
d. Disturb any human remains, including those interred X
outside of formal cemeteries?(Source: 5)
Project#1 - Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A
Land Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit.It is regulatory in nature and does not confer
1
any entitlement or approval of development. Although future development of a limited winemak*ng/wnery
i
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Based on a review of the
proposed text amendment, there is no substantial evidence that the text amendment would have any
reasonableprobability of significant adverse impacts on the historical, archaeological, or paleontological
resources,or human remains in the Specific Plan area.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project#2 is a text amendment to provide for a clarification on the residential height requirements within
the Specific Plan area.No development is proposed,no site is disturbed,and no improvements are required
through the proposed action of amending the Specific Plan text. There is no evidence to suggest that the
allowance of 4 feet with a 3 and 12p itch roof, as clarified under this text amendment, would adversely
affect historical, archaeological, or other unique features on a collective or individual basis. Therefore, the
text amendment clarifying maximum residential building height would not have a significant adverse affect
on cultural resources within the Specific Plan area.
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-Pn*olo 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) X
2. Strong seismic ground shaking? (Source: 1) X
11
Potentially
Significant
Potentially Unless Less Than
Sityn ificant Mitigation Significant No
,I
Incorporated Impact impact
Seismic-related ground failure, includinc,
liquefaction? (Source: 1) X
4. Landslides'.) (Source: 1) X
b. Result in substantial soil erosion or the loss of topsoil?
(Source: 1) _X
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) X
d. Be located on expansive soil, as defined in Table 18-1-
B -of the Uniform Building Code (1998). creating
substantial risks to life or property`?(Source: 1) X
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
wastewater".?(Source: 1) X
Project##1-- Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A
Land Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit.It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Furthermore, this proposed
text amendment would not allow development where the current zoning and the General Plan do not
currently allow development, therefore it will not increase the exposure of people or structures to
potentially substantial adverse effects to the geology and soils in the North Gate area. Based on a review of
the proposed text amendment, there is no substantial 'evidence that the project would have any reasonable
probability of significant adverse impacts on the physical environment in the area of geology and soils.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project #2 is a text amendment to provide for a clarification on the residential height requirements within
the Specific Plan area. No development is proposed, no site is disturbed, and no improvements are required
through the proposed action of amending the Specific Plan text. Currently, The North Gate Specific Plan
Area has areas that are within an Earthquake Fault Zone (formerly known as Alquist Priolo Special Study
Zone), and as such structures for human occupancy may have further structural requirements in addition to
the proposed design criteria. This proposed amendment would not allow development where the current
zoning and General Plan do not currently allow development, therefore it will not increase the exposure of
people or structures to potentially substantial adverse effects to the geology and soils of North Gate.There
12
Potentially
Significant
PotentiallN, Unless Less Than
Sismificant Mitiallatioll Slanificant No
Impact Incorporated Impact Impact
is no evidenceLto est that the allowance of 4 feet with a '3 and 12 pitch roof, as clarified under this text
suggest
amendment would have any reasonableprobability of significant adverse ,impacts on the physical
environment in the area of geology and soils in the Specific Plan area.
V11. 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: 5)) X
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: 5)) X
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: 5) X
d. Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65862.5 and, as a result,
would it create a significant hazard to the public or the
environment?(Source: 10) X
e. For a project located within an airport land use plan or,
where such a plan has not been adopted, within two
miles of apublic airport or public use airport, would
the project result in a safety hazard for people residing
or working in the project area. (Source: 1) _X
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) X
esi 0
g. Impair implementation of or physically interfere with
an adopted emergency response plan or emergency
evacuation plan?(Sources: 5) X
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: 5) _X
Project#1 —Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winernaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
ol
Potentially
Significant
Potentially Unless Less Than
Significant M imulation S i ii i ft c a n t No
Impact Incomorated Impact Impact
ipate the specific location, size, or characteristics associated with the
amendment it is speculative to antic'
prospective development of this newly allowed use in the Specific Plan area. Based on a review of the
proposed text amendment, there is no substantial evidence that the project would have any reasonable
probability of significant adverse impacts on the physical environment in the area of hazards and hazardous
materials.
Project#2 - Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY: No Impact
Project #2. is a text amendment to provide for a clarification on the residential height requirements within
the Specific Plan area. There is no evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch
roof, as clarified under this text amendment, would have any reasonable probability of significant adverse
impacts on the physical environment in the area of hazards and hazardous waste in the Specific Plan area.
VIII. HYDROLOGY AND WATER QUALITY—Would the project:
"ga
a. Violate any water quality standards or waste discharge
requirements?(Source: 1) X
b. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering
of the local groundwater table(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: 5) X
c. Substantially alter the existing drainage pattern of the
site or area, including -through the alteration of the
course-of a stream or river, in a manner that would
result in substantial erosion or siltation on-or off-site?
(Source: 5) X
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 run-off in a manner that
would result in flooding on-or off-site? (Sources: 5) X
e. Create or contribute runoff water that would exceed the
capacity of existing or planned storm water drainage
systems or provide substantial additional sources of
polluted-runoff? (Sources: 5) X
f. Otherwise substantially degrade water quality?
(Source: 5) X
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
14
Potentialiv
Slgni ficant
Potentialiv Unless Less Than
Significant Nfitio-atioll .Simi ficant No
Impact Incorporated In act Impact
map'? (Sources: 5) X
h. Place within a 100-year flood hazard area structures
that would impede or redirect flood flows?(Sources: 31
0.1
5) X
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?(Sources: 5) X
j Inundation by seiche, tsunami., or mudflow? (Source:
5} _X
Project#1 —Text Amendment to Specific Plan Allowing Limited Wine ma king/Winery Under A Land
Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winernaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment I it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Specific concerns associated
with water quality and hydrology for limited winemakinEr/winery operation in the North Gate area would be
addressed on individual project basis through the land use permit application process. Based on a review of
the proposed text amendment, there is no substantial evidence that the project would have any reasonable
probability of significant adverse i acts on the physical environment on the hydrology and water quality
in the Specific Plan area.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
Project #2 is a text amendment to provide for a clarification on the residential height requirements within
01
the Specific Plan area.The North Gate Specific Plan Area does contain areas, some of which are residential
properties that are in the 100-year flood hazard area.There is no evidence to suggest that the allowance of 4
feet with a 3 and 12 pitch roof, as clarified under this text amendment, would adversely affect the physical
environment in the area of hydrology and water quality in the Specific Plan area.
Ix. LAND USE AND PLANNING—Would the project:
a. Physically divide an established community? (Sources:
5) X
b. Conflict with any applicable land use plan, policy, or
the 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
nutigating an environmental effect? (Sources: 1, 2,3, X
10
15
Potentially
Sismificant
Potentlailv Unless Less Than
Significant Minuation Sivnificant No
impact incorporated Impact Impact
c. Conflict with any applicable habitat conservation plan
or natural community conservation plan? (Source: 1) X
Project#1--Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winerriaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. The text amendment would
neither result in physically dividing an established community, nor conflict with any applicable habitat
conservation plan or natural community conservation plan since, as no such plans exist in the North Gate
area. A limited wine making/winery operation is allowed under a land (conditional) use permit in all
County agricultural zoning districts. The text amendment would extend this conditional use to similarly
zoned properties within the North Gate Specific Plan area, and therefore would remove a conflict between
Specific Plan and zoning.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
The proposed text amendment to the North Gate Specific Plan seeks to clarify the 25-foot residential
building height requirements for most of the lots in the Plan area. The proposed amendment does not apply
to lots fronting North Gate Road and Castle Rock Road.
There are three places in the North Gate Specific Plan that refer to maximum residential building height.
The first place is under Land Use Regulations, page 9, where it states "New homes should be one or two
stories, no higher than 25 feet." The second place is under Development Regulations on page 18, where it
states "The height limit for all new residential structures shall be two stories, no higher than 25 feet. It is
the third reference to maximum residential building height that causes the need for this amendment.
Under Land Use Regulations, on page 10, the Plan states "All new construction will have to comply with
the City's 25 foot height limit". The City of Walnut Creek has a different definition of the ',25 feet height
t) I'D
limit than the County. This difference is not stated in the Plan, which has caused some confusion among
some of the residents of North Gate.
According to the City's zoning code the maximum residential height allowed is 25 feet, with the provision
that the height may be increased by four feet if at least 75% of the horizontal roof area maintains a
minimum pitch of 3):12 or greater. The County has no such provision in its code.
Since the inception of the Plan in 1991 it has been the practice of the County to clear building permits for
residential structures over 25 feet, to a maximum height of 29 feet, if the plans had the City of Walnut
Creek's stamp on them. This is done in recognition of the City's provision for residential height.
I6
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
In act Incomorated Impact Iffmact
To make the North Gate Specific Plan consistent with itself and to bring it into alignment with County
practice's, staff is recommending that the County amend the North Gate Specific Plan to include the Citv's
provision for height by inserting an asterisks next to each of the three references noted above with a
footnote to read as follows: In accordance with the City of Walnut Creek's definition of building height,
height may be increased by four feet in at least 75%of the horizontal roof area maintains a rmnimurn pitch
of.-3:12 of greater.
Based on a review of the proposed text amendment there is no substantial evidence that the text
amendment would have any reasonable probability of significant adverse impacts on or conflict with
existing Specific Plan standards.
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) X
b. Result in the loss or availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan, or other land use plan?
(Source: I) X
Project#1—Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winernaking/winery as an allowed use under a land use permit.It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment it is speculative, to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. There are no known mineral
resources of value to the region or state located within the North Gate Specific Plan area. Based on a
review of the proposed text amendment, there is no substantial evidence that the project would have any
reasonable probability of significant adverse impacts on the physical environment on mineral resources.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
,SUMMARY-No Impact
Project#2 is a text amendment to provide for a clarification on the residential building height requirements
within the Specific Plan area. There are no known mineral resources of value in the area. There is no
evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch roof, as clarified under this text
amendment, would have any reasonable probability of significant adverseimpacts on the physical
environment in the area of mineral resources in the Specific Plan area.
17
Potentially
slunificant
Potentially Unless Less Than
Significant Mitivation Sivnificant No
OF V M
Impact
Incorporated Impact impact
X1. NOISE—Would the project result in:
a. Exposure of persons to or generation of noise levels in
4".-
excess of standards established in the local general
plan or noise ordinance, or applicable standards of
other agencies?(Sources: 5) X
b. Exposure of persons to, or generation of., excessive
ground borne vibration or ground borne noise levels?
(Source: 5)) X
c. A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without theproject? (Sources: 5) X
d. A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project? (Sources: 5) X
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 expose people residing or working in the
project area to excessive noise levels?(Source: 1) X
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: 5) X
Project#1—Text Amendment to Specific Plan Allowing Limited Wine making/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. A limited winemaking/winery
operation involves processing of agricultural product, which inherently creates noise, but there is not
evidence to suggest that such noise is any greater than noise from existing agricultural uses within the
North Gate area. Specific concerns associated with noise for a limited winemaking/winery operation in the
North Gate area would be addressed on individual project basis.through the land use permit application
process(e.g. hours of operation, facility location, etc.). Based on a review of the proposed text amendment,
there is no substantial evidence that it would have any reasonable probability of significant adverse impacts
on the physical environment on the noise levels within the Specific Plan area.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY: No Impact
Potentially
Sivnificant
Potentially Unless Less Than
Significant Mitigation Significant No
IEMact Incolporated Impact Impact
Project#2 is a text amendment to provide for a clarification on the 25-foot residential height requirements
within the Specific Plan area. There is no evidence to suggest that the allowance of 4 feet with a .3 and 12
pitch roof, as clarified under this text amendment., would have any reasonable probability of significant
.0
adverse impacts on the physical environment in terms of the noise levels in the Specific Plan area.
physical
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 indirectly (for example, through
extension of roads or other infrastructure).?(Source: 5) X
b. Displace substantial numbers of existing housing,
necessitating the constniction of replacement housing
elsewhere? (Source: 5) X
c. Displace substantial numbers of people, necessitating
the construction of replacement housing elsewhere?
(Source: 5) X
Project#1 —Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development.Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Since no development is
proposed through the text-amendment there is no increase in the demand for housing and text amendment
would not result in displacement of housing.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY: No Impact
Project#2 is a text amendment to provide for a clarification on the 25-foot residential height requirements
within the Specific Plan area. The proposed text amendment will not have an effect on population and
housing in the North Gate Specific Plan Area. No development or construction is enabled through the
amendment. There is no evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch roof, as
clarified under this text amendment., would adversely affect the demand for housing in the Specific Plan
area.
XIII. PUBLIC SERVICES
a. Would the project result in substantial adverse physical
19
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Sionificant No
Impact incorporated In2pact Impact
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? (Sources: 5
1. Fire Protection? X
I .
Police Protection'? X
J. Schools? X
4. Parks? X
5. Other public facilities? X
Project#1—Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
sp
Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
w*nemaking/winer
'y as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. The text amendment would
not have significant impacts on the service districts or other public facilities within the Specific Plan area.
The proposed text amendment does not increase population of housing and therefore could not *increase the
demand for public services.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Project#2 is a text amendment to provide for a clarification of the 25-foot residential height requirements
within the Specific Plan area.The North Gate Specific Plan Area is a community with existing services.
There is no evidence to suggest that the allowance of 4 feet with a 3 and 12 pitch roof, as clarified under
this text amendment, would adversely affect the physical environment in terms of service districts or other
public facilities within the Specific Plan area.
XTV. RECREATION
a. Would the project increase the use of existing
neighborhood and regional parks or other recreational
facilities such that substantial physical deterioration of
the facility would occur or be accelerated?(Source: 5) X
b. Does the project include recreational facilities or
-)o
Potentialk,
Swilifficant
Potentia liv Unless Less Than
Significant (Mitigation No
I *IN
I nipact I ncolporated I nipac t Impac
require the construction or expansion of recreational
facilities that might have an adverse physical effect on
the environment? (Source: 5) _X
Project#1—Text Amendment to Specific Plan Allowing Limited Wine ma king/Winery Under A Land
Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a limited winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location, size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. The text amendment would
not result in an increase in density of residential homes and therefore will not increase the demand for
recreational facilities.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY: No Impact
Project#2 is a text amendment to provide for a clarification of the 25-foot residential height requirements
within the Specific Plan area. The proposed Specific Plan amendment will not result in an increase of
density of residential homes and therefore will not increase the demand for recreational facilities. Based on
a review of the proposed text amendment there is no substantial evidence that the text amendment would
have any reasonable probability of significant adverse impacts on the physical environment in the area
recreation.
Xv. TRANSPORTATION/TRAFFIC—Would the project:
a. Cause an increase in traffic that 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
-9 4?
capacity ratio on roads, or congestion at intersections.
(Source: 5) _X
b. Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
(Source: 11, 5) X
c. Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
(Sources-, 1, 5) X
d. Substantiallv increase hazards due to a design feature
(e.g. sharp curves or dangerous intersections) or
Z:�
Potentially
Siunificant
Potentially Unless Less Than
Significant Mitigation Significant No
Impact Incorporated Impact I n3pac
incompatible uses(e,g. farm equipment)?(Source: 5) X
e. Result in inadequate emergency access?(Source: 5) X
f. Result in inadequate parking capacity?(Sources: 5) X
Conflict with adopted policies, plans or programs
supporting alternative transportation (e g..., bus turnouts,
bicycle racks)? (Sources: 1) X
Project#1--Text Amendment to Specific Plan Allowing Limited Wine making/Winery Under A Land
Use Permit
SUMMARY: No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a lirrn'ted winernaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
arriendmentl it is speculative to anticipate the specific location, size., or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. Specific concerns associated
with traffic generated by a limited winemaking/winery operation in the North Gate area would be addressed
on individual project basis through the land use permit application process. Based on a review of the
proposed text amendment, there is no substantial evidence that the project would have any reasonable
probability of significant adverse impacts on the physical environment associated with traffic in the
Specific Plan area.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
,SUMMARY: No Impact
Project #2 is a text amendment to provide for a clarification of the 25-foot residential height
requirements within the Specific Plan area.North Gate has an established road system to access its
residential community. There is no chane to traffic or transportation being proposed with this
project as no development is proposed. The project does not create additional traffic or modify the
existing level of service. There is no evidence to suggest that the allowance of 4 feet with a 3 and
12 pitch roof, as clarified under this text amendment, would adversely affect the physical
environment associated with traffic in the Specific Plan area.
XVI. UTILITIES AND SERVICE SYSTEMS—Would the project:
a. Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
(Source: 5) X
b. Require or result in the construction of new water or
wastewater treatment facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?(Sources: 5) X
C. Require or result in the construction of new storm
water drainage facilities, the construction of which
could cause significant envirom-nental effects? (Source:
22
Potentially
Sit.rnificant
Potentially Unless Less Than
Slimificant Mitinnoll Sitynificant No
Impact Incorporated in_impact Impact
5) —X
d. Have sufficient water supplies available serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed?(Source:D-)
e. Result in a determination by the wastewater treatment
provider that serves or may serve the project that it has
.1 03
adequate capacity to serve the project's projected
demand in addition to the provider's existing
coninutments? (Source: 5) —X
f Be served by a landfill with sufficient permitted
capacity to accommodate the project's waste disposal
needs?(Source: 5) —X
g. Comply with federal, state and local statutes and
regulations related to solid waste (Source: 1) X
Project#1 —Text Amendment to Specific Plan Allowing Limited Winemaking/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project #1 is a proposed text amendment to the North Gate Specific Plan that would allow limited
winemaking/winery as an allowed use under a land use permit. It is regulatory in nature and does not confer
any entitlement or approval of development. Although future development of a 11MI'ted winemaking/winery
operation in the Specific Plan area under the land use permit process may occur as a result of the text
amendment, it is speculative to anticipate the specific location., size, or characteristics associated with the
prospective development of this newly allowed use in the Specific Plan area. It is noted that in the land use
permit process an applicant for a limited winemaking/winery operation will need to demonstrate that there
are sufficient water supplies, can meet the wastewater discharge standards, and appropriately address the
County's stormwater requirements before the land use permit may be issued. Specific concerns associated
with utilities and service systems for a limited winemaking/winery operation in the North Gate area would
be addressed on individual project basis through the land use pe=*t application process. Based on a review
of the proposed text amendment, there is no substantial evidence that the project would have any
reasonable probability of significant adverse impacts on the physical environment associated with utilities
and service systems in the Specific Plan area.
Project#2- Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY.- No Impact
Project#2 is a text amendment to provide for a clarification of the 25-foot residential height requirements
within the Specific Plan area and it does not modify current existing utilities and services. There is no
increase in the need to expand the current utilities and services because there is no construction
improvements proposed with this project. There is no evidence to suggest that the allowance of 4 feet with
a and 12 pitch roof, as clarified under this text amendment, would adversely affect the physical
environment associated with utilities and service systems,in the Specific Plan area.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
a. Does the project have the potential to degrade the
Potentially
Sitynificant
0
Potentially Uniess Less Than
Significant Mitigation Significant No
C:
Impact Inco132orated Impact In_ matt
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 X
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 X
history or prehistory9
b. Does the project. have impacts that are individually
limited, but cumulatively considerable'? (Cumulatively
considerable means that the incremental effects of a
project are considerable when viewed in connection
with the effects of past projects, the effects of other
current projects, and the effects of probable future X
projects)?
c. Does the project have environmental effects that will
cause substantial adverse effects on human beings,
either directly or indirectly? X
Project#1—Text Amendment to Specific Plan Allowing Limited Wine ma king/Winery Under A Land
Use Permit
SUMMARY:No Impact
Project#2-Text Amendment to Specific Plan Clarifying Maximum Residential Building Height
SUMMARY:No Impact
Con+e& Cc)s4vk,,
i
#i 'I H E TIMES CLASSIFIED
Pula
LIc CA-T
F Ir 2_0 V,-F.up.-It, 0.1 sop""
s
L Notice
available on Tuesday,No-
vember 15,2005, at 12:30
p.m.in Room 108,Admin-
istratibn Ruilding, 651
1A.)R D A N 0 V E M B E R 5 2005 C E F23 Pine Street,Mat�tinez,CA.,
to rncet with any Interest-
- ed persons in order to(1)
at isvver questions: (2)re-
view the hearingroce-
dur es used by the Board;
(3) clarify the issues be-
ing considered by the
Beat d;and,(4)provide an
oppurtunity to Identify,
i resolve, or narrow any
differences which remain
in dispLite. if you wish to
attend this meeting with
staff. please call Patrick
Roche,Community Devel-
opment Deppartment, at
(925) 335-1242 by 3:00
ap.in. on Monday, Novem-
er 14, 2005.to confirm
your participation.
Date:November 2,2005
JOHN SWEETEN,Clerk of
the Board of the Board of
HOTiCE OF PUBLIC Supervisor and County
�:�R�N�����C�t tl�lE�`�' Administrator
■i -i •- »�wf M.9.;f OR*i 13 ,�,r"en+nr� ..�nrea.�
BOARD OF SUPERVISORS BY:Katherine Sinclair,
AN PLANNING MATTERS Deputy Clerk
Legal CCT 4141
WALNUT CREEK AREA Publish November 5,2005
Notice Is hereby given MA1ICE OF PUBLIC
that on Tuesday, Novem- HEARING BEFORE THE
bpi 19,2005 at 1:00 p.m., CONTRA COSTA COUNTY
In the County Administra- 130ARD OF.SUPERVISORS
tion BulldinBoard ON PLANNING MATTERS
Clambers,651%ne Street
(Corner f Pine and WALNUT CREEK AREA
Escobar Streets), Marti-
nez,California,the Cancra hat on Tuesday, Novem-
Cvsta County Board of �er 159 2005 at 3:20 p.m-.
Supervisors will conduct
apublic hearinito con-
In the Caun .Admir�stra-
skier the following plan-
clan Building, Board
ning matter: Chambers,651 Pine Street
(Corner of Pine and
AMENDMENT TO THE Escobar Streets), Marti-
NORTH MATE SPECIFIC nez,California,the Contra
PLAN - ALLOW LIMITED Costa County Board of
W I N E M A K I N G f W I N E R Y Supervisors will conduct
USE AS A CONDITIONALLY a ubilc hearing to con-
PERMITTED E (Cps my siderppthe fallowing plan-
Flle:SP#04-0001).This Is a ning matter:
g
ropposal to amend the AMENDMENT TO THE
orth Gate Specific Plan
t0- allow a limited NORTH GATE SPECIFIC
winemasaingtwinery oper- rl.AN-CLARIFICATION ON
ation a conditionally MAXIMUM RESIDENTIAL
per
Is tied use,and to es- BUILDING "EIGHT RE-
1 h the slz , location UIREMENTS ' (Runty
roduct on threshold
ie:SP#05-0001):This is a
and
p i
requirements for suchFlorth
ropposal to. amend the
wlnemaking/winery o er- Gate Specific Plan
ations In the North Gate to clarify.the 25-foot max-
area, Imum residential building
height requirements as
The North Gate Specific they are stated in the
Plan area extends from specific Plan'
the intersection of North The North Gate Specific
Gate Road and Castle
Rock Road south to the Plan area,extends ,from
ublic parklands and the intersection of North
p Road and Castle
Gate hen east to the City of Gato the
Walnut Creeks� sphere of Rack Road South
influence boundary. The ublic parklands and
ro osed Specific a rheic east to the City of
proposed
dment o.the North Walnut Creeks sphere of
Gate Seclflc Plan would influence boundary. The
appl fo the unincor o- proposed specific Porn
rated territory of the amendment to the North
County of Contra Costa, Gate Secific Plan would
State of California. apply the unlncorpo-
ratet~i territory of the
For the purposes of com- G aunty of Contra Costa,
pilanre with the prravl-
tate of California.
slons of the California En- Foroses of coni-
. vlranmental Quality Act the perp
(CE A) a Negative Dec a• piiat�ce with the rovl-
ratlo has beenprepared Bions of the California En-
vironmental Quality Act
for th s project. (CEQA) a Negative t�ecla-
If you challenge this inat- ration bias been prepared
ter In Court, you may be, for this project.
Ilnilted to raising only if you challenge this mat-
those Issues you or ter In Court, you may be
someone else raised at limited to raising only
the public hearing descr!- those issues you or
bed In the notice, or In someone eine raised at
written correspondence. the public hearing descri-
Prior to the hearing,Com- bed In the notice, or in
munity Development Cie- written correspondence,
partment staff will be Prior to the hearing,Com-
munity Developmt De-
partment staff will be
available on Tuesday,No-
vember 15,2005, at 12:30
rrn.in Room 108,Admin-
aration Building, 651
Pine Street,Martinez,CA,
to meet with any Interest-
ed persons in order to(1)
answer questions; (2)re-
view the hearing proce-
dures used by the Board;
(3) clarify the Issues be-
Ing considered by the
Board,,and,(4)provide an
opportunity to Identify,
resolve, or narrow any
differences which remain
in dispute. if you wish to
attend this meeting with
staff, please call John
oborne, Community De-
velopment Department
at (_.25) 335-1207 by 3:0d
Um. on Monday", Novem-
r 14, 2005 to confirm
your participation.
Date:November 2,2005
JOHN SWEETEN,Clerk of
the Board of the Board of
Supervisor and County
Administrator
BY:Katherine Sinclair,
Vep,uty Clerk
Legal CCT 4142
Publish November 5,2005
NOTICE OF A
I -] J1 Jll( 11K1iL][ 1i 1(j
You are hereby notified that on.TUESDAY, JULY 1 _2005 at 7:00 p.m. in Room 107,
McBrien Administration Building, 651 Pine Street, Martinez, California, the County
Planning Commission will consider AMENDMENTS TOTHE NORTH GATE SPECIFIC
PLAN as described as follows:
The project involves the following finro separate amendments to the North Gate Specific
Plan:
A. County File#SP040001: The first amendment is a proposed text amendment to
the North Gate Specific Plan that would include limited winemaking or small
winery as a conditional use within the Specific Plan area.
B. County File#SP050001:The second amendment is a proposed text amendment
to the North Gate Specific Plan that seeks to clarify the 25-foot maximum
residential building height requirements as they are stated in the Specific Plan.
For purposes of compliance with the provisions of the California Environmental Quality
Act(CEQA), A Negative Declaration of Environmental Significance (no Environmental
Impact Report required) has been issued for this project.
If you challenge the project in court, you may be limited to raising only those issues you
or someone else raised at the public hearing described in this notice, or in written
correspondence delivered to the County at, or prior to, the public hearing.
For further details, contact the Contra Costa County Community Development Department,
651 Pine Street, Martinez, California, or John Oborne at 925-335-1207.
Dennis M. Barry, AICP
Community Development Director