HomeMy WebLinkAboutRESOLUTIONS - 01011981 - 1981-386 IN THE BOARD OF SUPERVISORS
OF CONTRA COSTA COUNTY, STATE OF CALIFORNIA
In the Matter of an Amendment to
General Plan and Planning in the RESOLUTION NO. 81/386
Northeast Vicinity of the City of
Clayton Known as the Keller Ranch
Whereas, the County Planning Commission submitted to the Board of Supervisors
its Resolution No. 11-1981 recommending that the County Gbneral Plan in the area
generally northeast of andbordering the City of Clayton including an area known as
the Keller Ranch be changed as requested by the Albert D. Seeno Construction Company
to accommodate its proposed project; and
Whereas, the County Planning Commission by its Resolution No. 11-1981
approved an amendment to the County General Plan to accommodate the proposed project
by a vote of 5 ayes and 2 nays on March 10, 1981 ; and
Whereas, the County Planning Commission submitted to the Board of Supervisors
its Resolution No. 12-1981 recommending that Rezoning No. 2317-RZ be approved by
changing the existing zoning to a Planned Unit District (P-1 ) including a conditional
Preliminary Development Plan for the area known as the Keller Ranch by a vote of
5 ayes and 2 nays on March 10, 1981 ; and
Whereas, on March 24 and March 31 , 1981 the Board of Supervisors convened
public hearings duly noticed to consider said Resolutions No. 11-1981 and No. 12-1981
submitted by the County Planning Commission whereat all persons interested in said
matters were invited to provide written or oral testimony; and
Whereas, the Board of Supervisors following the public testimony on March
31st, closed the public hearings and scheduled a decision in the matters on April 7,
1981 ; and
Whereas, on April 7, 1981 , the Board of Supervisors having fully reviewed
the final Environmental Impact Report (EIR) submitted by the County Planning Com-
mission prepared f.or the subject General Plan Amendment and Rezoning No. 2317-RZ
as recommended by the County Planning Commission and, as a result certifies that it
has been completed in accordance with the California Environmental Quality Act
and the County EIR Guidelines; and
Whereas, the Board concurs with the findings of the EIR in that the general
plan amendment and zoning change as recommended by the County Planning Commission
would have adverse environmental impacts and require mitigations as follows:
RESOLUTION NO. 81/386
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Planning Issues. The County General Plan for the subject area is in need of an
amendment to reflect the physical constraints of development of the subject area.
To mitigate this impact the adoption of a General Plan amendment as indicated in
the attached Exhibits 2 & 3, will relate more to the physical capabilities of the
land than as recommended by the Planning Commission.
Vegetation & Wildlife: The recommendations of the County Planning Commission would
result in the loss of large areas of grassland, extensive removal of oak trees and
riparian vegetation with associated impacts on the wildlife habitat. To mitigate
this impact, large acreages of land have been identified as open space in the
attached Exhibits 2 & 3. Further mitigation measures may be required upon review
of new development projects which could subsequently be submitted under the new
General Plan.
Geology and Soils: An extensive amount of the area would be subject to grading
and earth removal thereby increasing erosion and sedimentation as well as the sub-
exeavation of landslide deposits that could result in the failure of up-slope
deposits while recognizing the existence of earth faults that may be subject to
ground rupture; and that the General Plan changes as indicated in Exhibits 2 & 3
would mitigate these impacts by disallowing construction in many of the more
sensitive areas. Further mitigations will be considered when a development project
is submitted.
Hydrology & Water Quality: Significant modifications of stream channels and
adjoining slopes would increase downstream flooding potential as well as water
quality degradation resulting from runoff from developed areas and erosion resulting
in sedimentation of nearby creeks. Economic, social or other considerations are
infeasible mitigation measures. Mitigations can only be considered upon review of
new development proposal in accordance with Exhibits 2 & 3.
Air Quality: Dust from construction activity in the subject area would affect nearby
residential development while emissions from traffic generated by development of
the area would affect air quality under adverse meteorlogical conditions. Economic,
social or other considerations are infeasible mitigation measures. Mitigation
measures can only be considered upon review of a new development proposal in accordance
with Exhibits 2 & 3.
Noise. None which could exceed acceptable standards could be intensified by traffic
generated by development of the area and by the operation of heavy equipment and
construction activity: Specific economic, social or other considerations make in-
feasible these mitigations at this time. Upon submittal of a development proposal
RESOLUTION NO. 811386
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under the revised General Plan, as indicated by 'Exhibits 2 & 3, mitigations can
be considered at that time.
Visual Quality: Existing visual quality of the subject area would be adversely
affected by the modification of topographic form, ridgeline grading, elimination
of natural vegetation as well as the reduction of undeveloped areas in the Clayton
view shed. Changes in the General Plan as indicated in the attached Exhibits
2 and 3 would considerably mitigate these impacts.
History and Archaeology: The archaelogical site known as CCo-222 located in the
subject area could be damaged without a prior determination as to the extent and
depth of its size., Changes in the General Plan as indicated in Exhibits 2 and
3 would mitigate these impacts.
Community Facilities: Impacts on transportation, sewage disposal , water service,
fire protection, police protection, public schools, energy conservation and fiscal
considerations would be severe. Economic, social or other considerations make in-
feasible these mitigations at this time. Upon submittal of a development proposal
in accordance with Exhibits 1 , 2 & 3, mitigation would then be considered.
And the Board of Supervisors , having established the aforementioned adverse
impacts and necessary mitigations pertaining to the aforesaid recommendations
of the County Planning Commission; now therefore
BE IT RESOLVED, that the Board of Supervisors does not approve the General
Plan change as recommended,ilby the County Planning Commission but does approve the
General PI-an amendment as indicated by the attached Exhibits 1 , 2 & 3 which are hereby
made a part of this resolution; and
BE IT FURTHER RESOLVED that inasmuch as the said Rezoning No. 2317-RZ is
not in accord and consistent with the approved General Plan amendment as indicated
in said Exhibits 1 , 2 & 3, said Rezoning No. 2317-RZ is not approved and no change
in zoning is made; and
BE IT FURTHER RESOLVED that the County Planning Department is instructed
to incorporate this General Plan change into a combined amendment to the General
Plan which this Board of Supervisors will consider for adoption as one of the three
permitted amendments to the County General Plan during the year 1981 .
PASSED on April 7, 1981 unanimously by the Supervisors present.
cc: Albert D. Seeno Construction Co. CERTIFIED COPY
Director of Planning I e*rtlty that this is a full, true & correct copy of
Acting Public Works Director Mo original document which Is on file In my office,
and that It was wited &, trtdoptpd by the Board of
County Counsel Supervl%ors of CoT';--a Co,;'ai Ccliny, California, on
the date shorn. Ai'—, J. R, 01,:^:20N, County
RESOLUTION NO. 81/386 Clerk &ey-officio Clerk of said Board of Supervisors,
by Deputy Clerk.
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LEGEND 1 Hereby Certify th t this Amendment to I Hereby Certify that this Amendment to
PRINCIPAL ARTERIAL the Contra Costa ounty General Plan the Contra Costa County General Plan
Approved by a Board of Supervisors was Approved by the Board of Supervisors
KELLER RANCH BOUNDARY n April 7, 1981 on April 7, 1991
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An ony A. D aesus
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Exhibit 3
FELLER. RANCH AREA GENERAL PLAN AMENDMENT
This is an amendment to the Land Use, Circulation, Community Facilities and Recreation
Elements to the County General Plan extending generally south along Marsh Creek Road
and northerly to include the 1,200 acre Keller Ranch and its immediate environs. The
County General Plan has not been revised in this area since 1963 and need to be modified
to reflect modern growth trends, while being sensitive to environmental constraints of the
area.
The previous General Plan specified land use patterns in the north Clayton area based on
bands of land which are not reflective of topography, environmental constraints, e.g.,
archeological sites, and protection of values of importance to the community such as
significant views from the Clayton Town Center. This amendment was prepared to
maximize the creative development of this area.
LAND USE ELEMENT
Change the land use definitions and arrangements from Commercial, Medium Density
Single Family Residential, Low Density Single Family Residential, and General Open
Space to those General Dian categories of Medium Density - Single Family Residential,
Low Density - Multiple Family Residential, Medium Density - Multiple Family Resi-
dential, Commercial and General Open Space.
Development can be scattered across the landscape or it can be clustered to maximize
protection of the sites visual attributes. This general plan indicates a relocation of
density from the most visible slope lands onto the more level areas and into hidden
valleys. The plan encourages a balancing of different housing types which would allow for
a range of lifestyles compatible with the open space amenities of the site. A range of
dwelling units to a maximum of 1,400 units may be accommodated on the portion of the
planning area known as Keller Ranch as shown on Exhibit 2.
The emphasis of the commercial center will be to provide shopping or office uses which
serve the Clayton area on a day to day basis. The commercial area will need to be
developed in concert with land within Clayton along Center Avenue. It will be designed to
reflect the historic nature of downtown Clayton and will be limited in height and size to
reflect the historic development pattern.
The impacts upon completion of the project should reflect clustered and conventional
single family development living in harmony with adjacent hill lands.
These land use categories are:
Medium Density - Single Family Residential
Areas designated by this category allow for a range of lot sizes but the majority of these
land will be developed within the range of 3 to 5 units per net acre. These areas are
page 2
designated adjacent to hill lands. Some estate lots adjacent to these lands may be allowed
on lands which would be difficult to maintain as homeowners open space. Housing types,
such as cluster development, may vary in this area.
Multiple Family Residential - Low Density
This category will provide for multiple family and townhouse developments which allow
upwards to 12 units per net acre. Density within these areas should vary to provide
diversity of appearance. Single family detached housing is not precluded in this area.
Multiple Family Residential - Medium Density
The category will provide for townhouses and multiple family in close proximity to the
commercial areas. They will provide for close in housing which will help support the
commercial areas as well as provide a range of housing to the Clayton area. Single family
detached housing is not precluded in this area.
The residential densites indicated in the above residential categories are subject to the
1,400 unit maximum indicated above.
Commercial
This commercial area is to provide for local shopping and business needs. General office
and service commercial uses which serve the community are can also be considered within
this commercial area. This commercial center will be designed to reinforce the historic
theme of downtown Clayton. It should be designed in concert with lands in Clayton with
major access along Center Street. The General Plan boundaries for this area can be
adjusted after further archeological investigation.
OPEN SPACE CATEGORIES
Parks and Recreation
This designation reflects land which should be preserved as a natural resource. The exact
boundaries of these resources which should be preserved are not well defined and the
General Plan lines will need interpretation based on subsequent study. The major
archaeological site located adjacent to Main Street and adjacent to lands along Marsh
Creek shall be preserved in a manner determined to be appropriate through additional
study and may include a combination of commercial area and open space.
General Open Space
This reflects either agricultural lands or land which are to be kept as project open space
as land development occurs. These lands shall be generally undeveloped, except for
agricultural or recreational facilities which may be located within them.
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page 3
CIRCULATION ELEMENT
To bring the roadways in the planning area into conformity with their road functions and
into standard General Plan categories, the Circulation Element is amended to reflect the
designation shown on Exhibit 1. The standard definitions of roadways serving these
functions are listed below. Local streets are not defined or shown on the Plan map.
Principal Arterial: A vehicular transportation facility which bring traffic to and from
freeway and major traffic generators, and accommodates major movements of traffic not
serviced by a freeway. Being primarily designated from through traffic, it is character-
ized as performing a secondary land service function wherein access from abutting
properties may be prohibited, or where allowed, may have parking, turning and loading
functions restricted. Principal arterials generally have intersections constructed at grade
and have four or more lanes of moving traffic to accommodate anticipated traffic
volumes.
COMMUNITY FACILITIES ELEMENT
This planning area will require the provision of public facilities to accommodate the
growth indicated for in this Plan.
A school facility to serve this area may be required on the Keller site; a decision on this
will be considered in concert with the Mt. Diablo Unified School District upon review of
development applications in the area.
Water tanks serving this area shall be developed in a manner which is compatible with the
visual qualities aspired for by this Plan. The completed facilities will be screened from
view and be integrated into their surroundings so as not detract from the views of the
area.
RECREATION ELEMENT
Parks
This plan calls for the development of a natural resource site along Main Street on the
archaeological site and adjacent creek lands. So as to minimize disturbance of the site,
facilities requiring construction or topographic modification will be minimized or placed
upon fill to protect the important cultural resource. The maintenance of this facility may
be by a public agency, homeowners association or a private organization. In any case, it
shall be available to serve the citizens of Clayton.
Trails
Riding, hiking and biking trails are required along a corridor of Black Diamond Way.
Additional trail connections may be required to serve Mt. Diablo State Park and the
Concord Pavilion.