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HomeMy WebLinkAboutMINUTES - 04071987 - 2.8 .24 THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA Adopted this Order on April .7 , 1987 by the following vote: AYES: Supervisors Powers , Fanden, Schroder, Torlakson and McPeak NOES: None ABSENT: None ABSTAIN: None SUBJECT: In the matter of the Oakley RESOLUTION NO. 87/213 Area General Plan Amendment The Board of Supervisors of Contra Costa County Resolves that: There is filed with this Board and its Clerk a copy of Resolution No. 9-1987(EC) adopted by the East County Regional Planning Commission proposing an amendment to the County General Plan in the Oakley area. The Commission recommended approval of revised land use designations and General Plan policies within the Oakley Planning Area Boundaries. On March 10, 1987, the Board initiated the public hearing on the proposed Oakley Area General Plan Amendment. Notice of said hearing was duly given in the matter as required by law. The Board at the hearing called for testimony of all persons interested in this matter and numerous persons spoke both in favor and in opposition to the amendment and to specific land use issues of the proposed plan. The Board then continued the hearing to March 17, 1987. On March 17, 1987, the Board resumed the public hearing on the proposed Oakley Area General Plan Amendment. Numerous persons spoke both in favor and in opposition to the amendment. Comments generally expressed favor for adoption of the Oakley Area General Plan, but focused on specific land use issues. The hearing was then closed. The Board directed the Community Development Department to revise the Land Use Map and the text to include: alterations in land use designations, revised policies on Growth Management, regional circulation, buffer zone policies, the Brentwood General Plan, and other issues. . The Board specified April 7, 1987 as the date the Community Development Department was to return with the revised text and Land Use Map for Board determination. On April 7 , 1987, the Community Development Department presented to the Board the revisions to the Oakley Area General Plan text and Land Use Map as was directed on March 17, 1987. The Board discussed the Oakley Area General Plan text and Land Use Maps. The Board, in its review, directed the Community Development Department to review proposed changes with the East County Regional Planning Commission, prepare a Drainage Study for the Light Industrial lands north of Live Oak Road and State Highway . 4, and prepare a Feasibility Study for proposed Light Industrial east of the Marsh Creek Flood Control Channel. The Board then voted to approve the Oakley Area General Plan. The revised Oakley Area General Plan and Land Use Map are attached as Exhibit A. -1- The Board hereby further finds that the proposed amendment will have a significant impact on the environment and that an Environmental Impact Report was prepared and processed in compliance with the California Environmental Quality Act and the County' s Environmental Impact Guidelines. The Board hereby adopts the findings included in Exhibit B with respect to the Oakley Area General Plan and CEQA findings on the significant environmental effects identified in the EIR and the statements of overriding considerations. The Board further directs the County Community Development Department to incorporate this amendment into a combined amendment to the General Plan which this Board will consider for adoption during the 1987 calendar year as one of the four permitted amendments to the mandatory elements of the County General Plan. I hereby certify that this Is a true and correct copy of an action taken And entered on the t-Inutes of the Board of Supen►i ors on he date shown. ATTESTED: 17 t I� PHIL BATC LOR,Cter'k of-the 'Board of Supervisors and County Administrator o By nA... y • Deputy KK:plp cc: Community Development Department County Counsel County Administrator County Public Works -2- F era an J A Draft Proposal was prepared by the Contra Costa County Community Development Department with the assistance of Oakley Municipal Advisory Committee which was approved by the East County Regional Planning Commission on February 9, 1987 and which was further approved by. Contra Costa County Board of Supervisors on April 28, 1987. era an . A Draft Proposal was prepared -by the Contra Costa County-Community Development Department with the assistance of Oakley Municipal Advisory Committee which was approved by the East County Regional Planning Commission on February 9, 1987 and which was further approved by Contra Costa County Board of Supervisors on April 28, 1987. 1 1 Oakley Area General Plan April, 1987 Contra Costa County Community Develooiant Department 651 Pine Street Martinez, CA 94553-0095 (415) 372-2031 OAKLEY AREA GENERAL PLAN Table of Contents Page I. INTRODUCTION 1 II. BACKGROUND 3 History 3 Description of Area 5 Environmental Factors 5 East County Area General Plan 10 Oakley Area General Plan 10 III. GOALS AND POLICIES 13 Community Identity 14 Land Uses 14 Economic Development 17 Circulation 20 Agriculture, Open Space and Conservation 21 Public Safety 22 Community Facilities and Services 22 IV. GENERAL PLAN ELEMENTS 23 GROWTH MANAGEMENT PROGRAM 23 LAND USE 30 Residential 31 Employment .34 Open Space 35 Agriculture 35 HOUSING 37 CIRCULATION 41 Road Network 41 Public Transit 46 Bicycle Facilities 4) Pedestrian Facilities 48 Passenger Transfer Facilities 48 Transportation Systems Management 51 Railroads 51. Funding Mechanism 52' . NOISE 53 Mobile or Line Sources 53 Fixed Point Sources 56 , S AGRICULTURE, OPEN SPACE AND CONSERVATION 58 Recreational Open Space 58 Major Recreation Areas 59 Local Recreation Areas- 61 Trails and Paths 64 General Open Space 67 Agricultural Conservation 67 Natural Resources 68 PUBLIC SAFETY 69 Faults and Seismic Hazards 70 Secondary Seismic Hazards 72 Flood Hazards 74 Wildfires 76 COMMUNITY FACILITIES AND SERVICES 77 Schools 77 Libraries 79 Recreation 79 Health Services 79 Utilities 80 Protection Services 82 ,V. DEVELOPMENT STANDARDS 85 V1 . IMPLEMENTATION MEASURES 93 VII . APPENDIX 99 r , List of Figures Figure Page 1. Vicinity Map 2 2. Original Town Area Map .4 3. Planning Area Map 6 4. Soil. Classification Map 8 5. General Plan Amendment Requests Map ,11 6. Planning Boundaries Map 25 7. Development Status Categories Map 26 8. Land Use Element Map 32 9. Circulation Element Map 43 10. Trails and Paths Map 49 11. Passenger Transfer Facilities Map 50 12. Noise Contours Map 54 13. Open Space, Conservation and Recreation Map 60 14. Geologic Faults Map 71 15. Liquefaction Zones Map 73 16. Flood Hazard Zones Map 75 17. Community Facilities Map 78 i S List of Tables in the Appendix Table I. Agricultural Prime Soils -in--Oakley and surrounding areas. 2. Median Family and Household .Incomes, 1960-1980. 3. Racial Composition, 1960-1980. 3A Racial Distribution by Percentage, 1980. 3B Adjusted Racial Distribution, 1980. 4. Public Transportation Disability, Ages (16 - 65+ Years), 1980. 5. Work Disability, 1980. 6. Change in Housing Unit Construction, 1970-1985. 7. Housing Costs - Median Values, 1960-1980 7A Housing Costs - Median Rents, 1960-1980. 76 Housing Costs - Median Values and Median Rents, 1980. 8. General Plan Amendments 9. Summary of General Plan Amendment Requests I. INTRODUCTION Oakley is an evolving community situated in northeastern Contra. Costa County along the southern edge of the. San Joaquin River east of Antioch and north of Brentwood (Figure 1) . Until recently, this portion of the County has retained a rural character, primarily due to its physically isolated location. Prior to 1980, this area experienced only limited demands for urban growth, consisting mainly of larger lot subdivisions -- the remnants of earlier agricultural platting patterns. Relatively lower home prices and access to. Central County along Highway 4 have attracted . commuter residents to the area. Relatively inexpensive land costs combined with increasing pressures for the subdivision of agricultural lands are foster- ing a rapidly expanding population. 1 • F`�'vaE 1 a , Ci •t W \, � J Y F j •t � � t J .� ..t it J � , • �tS`i 4 i t �� ✓ ,`r• =; �;,� t �,, Y MPP J II. BACKGROUND HISTORY According to early historical accounts, development of the Oakley area began in 1897 with a land purchase made by R.C. Marsh. That same year downtown Oakley evolved from a section of railroad grant land bordered by :the current Oakley Road on the north, Laurel Road on the south, State Highway 4 on the east and O'Hara Avenue on the west (Figure 2). Shortly thereafter, mail service was established with the first official postal facility opening in November 1898. By 1899 James O'Hara, a local real estate agent, had subdivided the downtown area and sold all of the property at $50 an acre. .-In addition to his real estate ventures, James O'Hara was alsoknovn as the 'pioneer and- father. of Oakley's fruit and almond industry: Sandy soijs .allowed almond trees and loganberries to grow and thrive in an otherwise unfavorable environment. The "sand lands" (title given them by local residents) provided a haven for coyote and jackrabbits which freely roamed the area. People who braved and lived in this . area were irreverently called "sand lappers". River men also frequented the area. to hunt jackrab bits which had become a nuisance for the fruit growers.. The local - economy flourished and expanded along with its trade and. social networks. Land was purchased and - resold for a profit as more businesses and new _ development joined the community. A grocery store and blacksmith shop soon were added to the increasing number of commercial establishments in down- town Oakley. . By 1905, the "sand lappers" had grown in numbers sufficient enough to host a Fourth .of July celebration attended by approximately 2,000 guests. In 1909, another 15 acres was included at the east edge of the town site along with the addition. of larger suburban lots. Two meeting halls, four churches and a three-room schoolhouse also had been constructed to accommodate public meetings, and the religious, educational and enter- tainment needs of Oakley.1 While .Oakley and the surrounding area did `not experience a phenomenal land boom, growth remained steady during the early 1900's. Over the past 85 years, the community's population- has fluctuated with an . apparent upswing occurring around 1975 and continuing into- the present decade. 2 .,1. Hulaniski , F.J. , ED. , THE HISTORY OF CONTRA COSTA COUNTY ,CA. , Elms Publishing Co. , 1917, Berkeley, CA. , p. .399-403. 2 EAST COUNTY AREA GENERAL PLAN, p. 3-4, Contra Costa County Planning Department, 1978. 3 s FIGURE•2 v B IG B R E A K I i•J •• - ` �� .T.....T.......... .....•. rt � � :�jn... qC,•b. '.� ` _ ,� ; "' yet!Lill • \ 1 �. l In • , •a .� ts;ohon wito _ J FIsps Wei �.��� �•;�,: ,. i t TOWN:...* .0 J AREA R. sr ' CYPRESS '4"'X 1 r\ ORIGINAL •7 • i � ':...:.�...... LAND GRANT SECTION ISOM RP NRER ' am 1t999-s• _::." ORIGINAL TOWN AREA MAP .r ' l r DESCRIPTION OF AREA Approximately 9,379± acres or 14.7 square miles are included in this General Plan Area as depicted in Figure 3. A combination of man-made and geographic features distinguish Oakley from surrounding communities. Generally these include Big Break at -the north, East Bay Municipal Utility District's (EBMUD) Mokelumne Aqueduct on the south, Marsh Creek Flood Control Channel , Sellers Avenue and the Atchison-Topeka and Santa Fe Railroad along the east side and State Highway 4 and Southern Pacific Railroad's alignment to the. west. Several communities, two cities.:' and their spheres of influence, as well as unincorporated areas are located in the immediate vicinity: Brentwood, the closest city, borders Oakley's southern edge with only' a few parcels of land separating the areas from one another. The land use designations for areas within the Oakley Area General Plan boundaries also in common with areas within the City of Brentwood Sphere of Influence reflect the current Brentwood General Plan. Antioch, the most populous neighbor, extends along the full length of the planning area's western boundary. The Antioch Southeast Area Specific Plan includes an area within the Oakley Planning Area generally described as west of the Southern Pacific Railway and north of the Contra Costa Canal . This portion of the Antioch plan is depicted on the land use maps in a non-planning land use and color. Use of a neutral designation outlines the Antioch area, but precludes the County from continually updating its maps as Antioch alters its plans. knightsen, an ' uni'ncorporated community and the smallest neighbor, is ; situated outside the southeastern corner of Oakley. ENVIRONMENTAL FACTORS CLIMATE The climatic' conditions found in Oakley and surrounding East County areas are best described as a modified Mediterranean type.. Summer temperatures range from.moderately warm to hot, while winters are mild but wet. Preci- pitation averages 12 inches annually with approximately 90 percent of all rainfall occurring between October and April . This type of climate pro- vides a long growing season which is normally associated with and conducive to productive agricultural operations. 5 s i; FIGURE 3 :+: i 3' .f` ................................ 1. I: A'• :. .. ibt71•. i t; '41i+:•r;ii:Ziw:"iMwi i:y }i v!i w;v�iw.:irr.w..►.w aY f: ) _ m L. )) }) _ x N\.y�Si}f•:Y:':::"::{•:.'.,.'::,.:CI}✓IAITJ{.•::'.'�':: ':•F.'.•:•.•:"r:•::'::•::':';:::;{•:;,:•:'::{? N •'I J1 J 4' r.yam y !ice.r� �:}:•� +•:•••.'.{.•':;.{"�.•:'•''';•'"•''::,:,.':;:':" a •NYW+4V} •"J. .•:•:` LLI N.;t ....• •••''•."}'!'ice':•:Yi11i:y':::::J:i:.: i•.: :+Y.,.J..,: �.: ::i' ~ ...�.::.:: •I• •i i c I i it a" 0 •}iww.•i � i'. L�,�•� .ry. •,{•. �J rA• y ��� ..•. . 1 , .�. a �, ,' :.._'_±.... , �,M1:: .w�'.+.�,... (/y....i � ' 1 I `'�• rye`• � F 1, PLANNING AREA MAP t a HYDROLOGY Marsh Creek, located on the eastern border, and Sand Creek, one of its primary tributaries, are the only natural drainages in the planning a.'re"a. Combined with the San Joaquin Delta at Big Break, these waterways receive run-off generated in the central , western, northern and eastern sectors of Oakley. Despite sandy soils which permit percolation and relatively rapid dispersal of surface waters, portions of Oakley are susceptible to standing water and on-site ponding. Flood hazard and inundation zones also exist immediately adjacent to and extend just southerly along Big Break as a result of storm related or tidal storm surge. Properties throughout the planning area, including the area at the junction of the A.T. & S.F. Railroad tracks and Contra Costa Canal , in addition to the eastern, and southern sections of Marsh Creek, lie within designated flood plains. Specific, policies regarding design and. approval of development projects proposed in these flood prone areas will be discussed further in the P.uljc 5afety. Element of this Plan. GEOLOGY AND SOILS The Oakley area is topographically similar to the adjacent Central Valley with gently undulating topography, mostly at 2 to 9 percent slopes. Surface materials are geologically young, stable but unconsolidated sand dunes, alluvium from Marsh Creek, and organic and river-deposited soils from the delta of the Sacramento - San Joaquin Rivers. These geologic characteristics relate primarily to safety considerations of the Plan, and are discussed in greater detail in the Public Safety Element of this document. Figure 4 depicts the distribution of agricultural soil types found in and contiguous to the Planning area and Table 1 lists their agricultural capabilities. Most of the Oakley Area is veneered by Delhi sand, which the U.S. Soil Conservation Service rates as a Class III soil suitable: for orchard and vineyard production. It does not hold sufficient internal moisture for most crops and has a low nutrient level . Delhi sand has been quarried for use as fill for homesites and roads and as trench backfill. A variety of Classes I and II prime agricultural soils lie along Marsh Creek and the southern and western parts of the .area, mixed with some Class III soils. The local abundance of the Class I and II soils has. allowed farming of nuts, cherry, and apricot orchards, some row crops, and irrigated and dry-farmed pasture crops. VEGETATION A,mixture of natural , cultivated, ornamental , and ruderal (weedy) types of vegetation grow in the Planning Area. Natural vegetation thrives in rural , 7 FIGURE 4. BIG BMCAK p ode r ^ -Stride M'l 22 owe 241 � C Dam • r,...• ! I pyo r'•= wNp . A � it � _ ��:r'+.•. .'�...�� , - - :.� - Oakley,! ^ .�l�;i �;;i`::}:,��,�;+'i�, '•1::, s� . Odt 26 9 ..�.r.r:. -i :! .ow [ ?� :•.G,. ••: :�r`!'r_;:: :,.:;:Lis,..;:. 55 36 - _. :;..•;.: OoC :ate f,. ••� '�; -�! � • ..,':�.••" •'�•''. _'�:.•'. D �;Fr Vii:^. ��• :r.,.o-. �:,�(:; •ti CErC :Y':-r:;:.:�:: 4:i� ::_ -i ,:�5<`.i`[`%'^'ii�'iir'•...i ObC ,`:a.,n(•. .r,+'f' tri+' r•"•::1'•'.' i:'L ':: tti:. '.•.,' ... -;1;A i� i it '� _ -Y•: Tr ft-�^'.- :iii ir.�'"•�.:.. �Q �%:.•:!`.: :rte..:,... - :ti:"l:ii; .y��... :,::,.,\•�::.:�y.•-';;`i�>..:::: •:ry,, >:�� pa,� ::t::��:::.i`.:•. ,�ir•,�,f1G:',:ri'_ ''r.:%•RriLir+t ni,v:�' .a:ti.'•r!�r'.— r+►:"';.� •...;r.j�:.Jr •.w`r. — — `7_76Sr ..�.. a.0 :a Nlr ,tiV v. •p� •tet�� .�t •. •1' �:j. y,�ti,� .�R:�. .li`H�•��•M.r•_ f•a�L •!:Y.••i:.• '� ,V'./.' �` '�' :.1 �. '4' R.i:. :, i• _ 14 w. :Yriiidii:e•- _ •'ZT. sFr.N-,... ,,1 '.ii-4 +'Y'rl'f• �.'., _ r�'. "•f - LEGEND SOIL CLASSIFICATIONS MAP � Gas&2&•ZSoils Prima Agricultural Lands fiu�l. Source: U. S.G.S.Survey NORTH 1" = 3200' uncultivated environs whereas. ornamental vegetation occurs in developed residential and commercial areas. Marshes, wetlands, riparian vegetation; pasture lands, and sand dune-oak woodland are all considered to be natural in origin. Cultivated vegetation includes orchards., vineyards, field and rowcrops,. and other similar agricultural crops as well as ornamental plantings. Ruderal vegetation consists of thistle, fennel , hemlock, mustards, and grasses which have become established on primarily abandoned agricultural lands.. Agricultural crops common to the planning area include fruit and nut orchards along with grape vineyards and a variety of vegeta- bles. ..Properties developed in residential or commercial uses support pines, palms, cedars, cactus, oleander, a -host of ornamental vegetation and locally established weedy species. v Natural vegetation comprised of marsh, wetland, pasture land, and sand . '. dune-oak. woodland primarily occupies lands located north of Highway 4. Marsh areas border along the margins of Big Break where the typical species include bullrush, cattail , rush . reedgrass, water hyacinth, Toyon, Himalayaberry, willow, cottonwood and alder. Situated between the Big Break marsh, A.T.& S.F. Railroad tracks, and the Contra Costa Canal is a mosaic of wetland and upland pasture land. Wetlands comprised of marshes, sloughs, mud flats, wet meadows and river (Marsh Creek) overflow areas, are valuable and productive habitats. Despite its channel ization, Marsh Creek supports a variety of riparian vegetation such as rushes, dock, mullein, grasses, cocklebur, blackberry, along with scattered walnut, willow. and cottonwood. Filaree, groundsel and other similar types of species grow in the upland pasture land areas found around northern Oakley. Sand dune-oak woodland is present on a remnant riverine dune located adjacent to the A.T.& S:.F. railroad tracks north of Empire Road and near the Sunset Road/Highway 4 intersection along Delta Road. Vineyards, ruderal vegeta- tion, annual grasses and trees including cottonwood, iwillow and coast live . oak are generally found in these areas. WILDLIFE Each type of vegetative habitat supports a distinct complex of bird, mammal , reptile and amphibian species. Agricultural areas and associated . ruderal flora . sustain the blackbird, lark, starling, pheasant,. magpie, snake, lizard, mice, gopher, and skunk. Small agricultural and ruderal parcels intermingled with residential properties create an environment conducive to urban species like the finch, robin, mockingbird, sparrow, jay, and hummingbird. Animals commonly associated with the willow type vegetation found around Highway 4 include warblers, kinglet, and phoebe, while sparrow, blackbird, and wren inhabit ditches and areas dominated by cattails. Both white and golden-crowned birds, as well as the whitetailed kite occupy upper wetlands; in contrast, the kingfisher and hawks have been observed along Marsh Creek below Highway 4. The California legless lizard has also been sighted in the sand dune-oak woodlands of the Planning area. 9 EAST 'COUNTY AREA GENERAL PLAN Previous planning for Oakley was guided by the policies and programs contained in the 1978 East County Area General Plan. The broad scope of that plan, which encompasses all unincorporated lands in East Contra Costa County, lead to a general treatment of the Oakley Area. Over the past six years, a series of General Plan Amendments have attempted to make that document more responsive to increasing regional housing demands and special community planning requirements. The 1979 Oakley Area General Plan Amend- ment, involving 730+ acres, increased residential densities in several locations while simultaneously removing other properties from the Interim Agriculture land use designation. Two subsequent requests, the Big Break and Hoffman-Miller amendments affecting 383+ acres situated north of the Atchison-Topeka and Santa Fe Railroad and east of Big Break Road, changed formerly industrial and agriculture-recreation lands to single-family residential , parks and recreation (for adjoining marshlands), and public and semi-public (for sewage treatment facilities) land uses, along with proposing the establishment of a school site. In 1983, the. Oakley Consoli- dated General Plan Amendment also increased residential densities, removed acreage from the Interim Agriculture category, and designated areas for two new community commercial shopping centers. Properties totalling 111± acre's were reclassified from Single-Family Residential-Medium Density and Interim Agriculture to Single-Family Residential-Medium Density, Multiple Family Residential-Medium Density and Commercial . Since this most recent amend- merit, numerous applications for modification to existing land uses have been received by the County Community Development Department (Figure 5) : The General Plan review process was conducted in response to these re= quests, as well as the changing needs and desires of the Oakley community for shaping its future. OAKLEY AREA GENERAL PLAN The, Contra Costa County General Plan represents the adopted, official pd.l cy 'governing land development in the County. It is comprised of nine �;General . .P.1an Elements including land use, housing, circulation, . scenic -routes open - space, conservation, safety, seismic safety and noise. Three State mandated General Plan Elements .are addressed entirely by the Oakley area document - land use, circulation and open space, along with the optional element of recreational facilities. Others such as housing, conservation, safety, noise and community facilities have been discussed only partially and are covered more completely by existing Countywide General Plan Elements. This Area General Plan details previously cited Plan elements as they relateto the Oakley Planning area. Elements not amended by this Plan, or portions thereof, remain in effect throughout the County and Oakley as the applicable controlling policy. The Oakley Area General Plan consists of specific community goals, policies; " development programs, and related 10: FIGURES .. 1, F BIG BREAK b ........_.......----,..,,,_ o seely f� � Jtlr!��':�j�r, �f�i f f, f•. lj . .i .....:i �'sz'se i :: ••;5.... crt, cKJtf�;�'' :Jjfi- u . 18 •12 45 32 'r44 �. 17 ;�OAKLEY » :::•' 1�.Irrr,+3 l•+Fi► r� 48 : '»; szis =;=iiz : 34 •viz:=; 1 35 . .E�` ����f.,+• 1 ! r.3� 49 �� »:: .22• �� LAUREL Ro: ;r 43 36„ : 30 21 , J';�7 Of .1•jsr ,�C�l�y,1S� ;:x ttc ..: a 26. 1r' .y.�:j. /5,:�,r 31 20 ^ �y Lu, i�4GLONE TREE WAY IA 't�7%:f� /,;y�J�'•�j ri�lC.L�tt t�fr`s,f ;•` Ir�j fr>! Z j,.r% .�'.. !'/� uJi i'y ��\V1.�/ rrtt �` •1:•�'••�:�•.,1,...,..+h,h Kd.\mob �� �•1•�.r�+.lt .•: ��.+(.•,_`,j.^.p� .. •\011 Jr/lI� � ,..r.1•. . ,.-�•:"'�•+'�1'w 'M:'•....:fir. :L:• �,^^i)..:� ;�•.� )uJ r K T l+� ,:-.:. i r,•7 r'.•• t �.�\`.L.�.� �•�'r.., yc•,�.i 1. / 117 y�:� . ,. r••,,. N r1J' ��.: T�:.:• �.�.•�+,•, tyt��4�,•:, .t��1`c: �.., �^ / •'.1„.;..•:,j�.! LCA .�..�.K; �♦ :. •'.', 1.1j. / .//r / LLL � ..ii�' .L � l.♦ •\ Al 1+`.,t.'''1 v: GENERAL PLAN AMENDMENT REQUESTS MAP implementation measures which must be considered together when applying Plan policies. Policies are outlined in the text while maps delineate the Tocation and distribution of land uses, roads, community facilities and other features. Both text and maps must be considered together when applying General Plan policies. 12 III. GOALS AND POLICIES This plan document reflects the coordinated efforts of the Oakley Municipal Advisory Council , numerous Oakley citizens and residents, and County Community Development Department staff. It addresses those concerns of primary importance to both present and future development in the Oakley community through its goals, policies and implementation measures. .This plan: ° Combines specific General Plan Elements and amendments into one, comprehensive document. °. Revises and updates the General Plan land uses applicable to the -area. ° Achieves compatibility between Zoning and the General Plan lard ' se designations. ° Provides for the maintenance and viability of agricultural operations. ° Allows for enhancing the appearance and character of Oakley. ° Creates a framework for orderly business and residential development. ° Establishes a viable growth management plan. ° Relates area growth to the provision of necessary community faci'li- ties. The Plan also includes a basic reorganization of land use designations within the existing planned boundaries of the Oakley area. In preparing the plan several elements from the County General Plan, including the 1978 East County Area General Plan, were updated. Subsequent to final official action on this Plan, amendments to the present zoning map are proposed' to achieve . consistency between the area's adopted General Plan and . Zoning Maps. Achieving balanced growth by designating appropriate areas for commercial , office and industrial land uses is a primary goal of this Plan. It envi- sions a logical expansion pattern through adaptive reuse of buildings-,and properties, and infill projects in the northern sector, while simultaneous- ly allowing new construction in areas located south of Laurel Road. Future expansion will be integrated with existing development in order to improve the tax base, provide local jobs, reduce commuter travel and create a more .efficient arrangement of land uses. Plan policies are designed to provide orderly growth, strengthen the local economy, protect environmental re- sources and maintain the community's rural character. 13 Since new growth requires roadway improvements, flood control works and. :;trier costly public projects, these are also important factors in the -ontinuing development of Oakley. Therefore, this Plan encourages mecha-' n:sms which relate allowable new development to the provision of essential. facilities and services. In this way, new residents can be assured of satisfactory service levels without unduly burdening Planning Area resi- dents or the County. COMMUNITY IDENTITY GOAL: To'' encourage aesthetically and functionally compatible development which reinforces the physical character and desired images of the community. POLICIES: Identify and designate specific physical boundaries to distinguish Oakley from adjacent communities; provide and maintain greenbelts and landscaped parkways to further define and beautify the Oakley area. Improve management over community land uses by establishing and confirming an ultimate urban services boundary. Retain quality of life and rural character through the conservation of an agricultural base and .protection of the Oakley Area's original town form. Promote the concept of community identity by devising and maintaining an appropriate development/redevelopment theme for the old town district. Establish specific design guidelines to encourage improvement of .existing structures and the preservation of architecturally significant ; and/or ihistoric structures in Old Town. LAND USES GOAL: To manage and guide development into a reasonable and orderly pattern aimed at providing a broad spectrum of land uses. 14 POLICIES: Obtain a more balanced distribution of housing and employment opportunities including open space, residential , office, commercial and industrial areas within the community boundaries. Provide for an ultimate community size and maximum population of 56,000. for the Oakley planning area. Foster a rate of growth which coordinates with the availability of essen- tial community services and facilities including roads, transit, flood control works, fire and Sheriff stations, schools and parks. Encourage the infilling of already, developed areas and avoid prematurely extending development into areas lacking requisite services, facilities and infrastructure. Provide opportunities for retaining, enhancing and diversifying the cultur- al activities available to the. community. Stimulate increased quantities and different types of local economic development and.employment growth through the establishment of a comprehen- sive economic development strategy. Permit a diversity of living options which meet area requirements while . ensuring community compatibility and quality residential development. Maintain and improve the existing circulation network within the Oakley area to adequately serve future needs of the community. Reduce unnecessary noise from all sources including vehicular, railroad, residential , commercial , industrial and recreational activities through compatible land use planning; devise and implement policies to minimize the potential for noise conflicts between distinct land uses. Develop a sufficient quantity of conveniently located, properly designed park and recreational- facilities to serve the needs of. all residents. Ensure land development that compliments natural and historic features of the area, including topography, waterways, natural drainages, vegetation and soil characteristics. Protect natural resources and preserve prime agricultural land for farming by mitigating urban/rural land use conflicts. Provide for regular evaluation of the community's progress in achieving its' major development goals and. objectives. . Review on a periodic basis, the suitability and effectiveness of the community's planning .program. 15 AGRICULTURAL GOAL: To ensure the preservation and continuation of existing agricultural operations by minimizing conflicts between agricultural and urban land uses. POLICIES: Conserve prime agricultural soils for agriculture and focus development on non-prime lands. Protect and enhance agricultural operations through encouragement of Williamson-Act contracts to retain designated areas in agricultural use. Maintain agricultural lands without undue pressure from urbanization particularly due to infrastructure needs. RESIDENTIAL dOAL: To preserve and enhance existing residential areas while permitting new residential areas which compliment present patterns of development. POLICIES: Permit a variety of residential densities, lot sizes and housing types. ,'in Varying price ranges to accommodate the present and future community' population. Improve housing opportunities by encouraging distinct styles, desirable Amenities, attractive design and establishing and retaining neighborhood identity. Allow innovation in site planning and design of housing developments to upgrade quality and efficiency of residential living arrangements. Promote and support the maintenance and rehabilitation of existing dwelling units in established neighborhood areas. 16 • O Residential neighborhoods shall be bounded and not penetrated by major traffic routes. Street systems within neighborhood areas shall be designed to provide convenient, safe vehicular access to dwellings while minimizing through automobile travel . Pedestrian and bicycle path systems.can be used to link all parts of the neighborhood and provide safe, pleasant access from .all residences to neighborhood schools, parks, shopping and services. Development will promote circulation and safety by reducing the number of access points located along roadways. Driveways must be aligned, where appropriate, toward the sides of lots to reduce or prevent direct vehicle back-out movements onto major streets as defined in the Circulation Ele- ment. Decrease noise intrusion from future widening of selected arterial and collector roads, by developing landscaped parkways. ECONOMIC DEVELOPMENT EMPLOYMENT GOALS: To develop and maintain a variety of employment centers consistent with the rural nature of the area. To more equally balance local employment opportunities with population growth, thereby creating an economically stable community. POLICIES: Attract labor intensive businesses capable of employing community residents which. contain minimal negative impact potential such as •retail stores, shops, restaurants and other service oriented operations. Prepare an economic development strategy within the framework of existing and proposed land uses which stimulates and reinforces a stable employment base for Oakley. Identify and target suitable growth industries for future contacts to encourage their establishment within the community. Expand and pursue. ,joint ventures between the County and private sector which attract appropriate economic development into the area. 17 Coordinate economic planning with the area's educational programs, techno- logical curriculum, employment needs and training programs offered by the Contra Costa County Private Industry Council . Simplify governmental procedures to expand possibilities for entering into fiscally secure joint ventures with the private sector through use of economic development incentives. COMMERCIAL GOAL: To provide commercial areas of appropriate size and location to accommodate the needs of the present and anticipated population. POLICIES: Discourage expansion of thoroughfare (strip) commercial within the commun- ity. Concentrate service commercial businesses at convenient and central loca- tions by. directing new construction to those areas designated for such use. Locate new local convenience shopping centers, where appropriate, at the intersections of major streets and highways. Encourage siting of business and professional offices in shopp.ing center areas or as a transitional use between commercial and residential dis- tricts. Maintain local shopping facilities distributed and spaced at intervals throughout Oakley to accommodate the requirements of residential neighbor- hoods, minimize travel times, and reduce energy costs. Require new commercial development to provide separate parking areas or contribute to community parking facilities. Achieve appropriate landscaping, design and sign structures by initiating, if necessary, and enforcing specific development standards for both pro- posed and existing businesses. 18 DOWNTOWN COMMERCIAL . . GOAL: To maintain an active, economically viable downtown to serve as the commu nity's main business district_. POLICIES: Protect and enhance the downtown by allowing only development compatible with existing businesses and Oakley's downtown character. Delineate precise boundaries for the central commercial district to protect adjacent residential areas and prevent thoroughfare . (strip) development patterns. Explore the potential for establishment of a redevelopment district along with attendant assessment districts for encouraging improvements in down- town Oakley. Dev.ise design ..review. criteria for new and redeveloping properties to establish and implement an old town theme .in .the downtown core area. Encourage the adaptive reuse of existing structures by those businesses seeking to .remodel or upgrade original buildings. Develop and implement a specific strategy for providing additional off-street public parking in the central commercial district. Improve the downtown business .area, where: practical , by creating better pedestrian and vehicular circulation via sidewalks, bicycle paths, and accessible, usable parking. areas. INDUSTRIAL GOAL:' To promote the .introduction and development of light .industrial uses while maintaining the; continued productivity of agriculture. 19 POLICIES: Encourage the establishment of agriculturally related industry which compliments and supports agricultural activities. Concentrate industrial development in select locations adjacent to existing major transportation corridors and facilities. Design industrial employment centers to be unobtrusive and harmonious with Adjacent areas and development. Buffer all industrial uses from proximate residential uses by requiring generous setbacks and other special performance criteria. CIRCULATION GOAL: To achieve a safe, efficient, coordinated transportation system suitable for serving and supporting the citizens and economic base of the Oakley area. POLICIES: Provide an appropriate circulation. system capable of accommodating develop- ments compatible with goals and objectives identified by this Plan. Control access onto State Highway 4 and within those areas designated for residential development. `Improve and maintain existing circulation facilities by eliminating struc- tural and geometric design deficiencies. Route new arterial streets around rather than through neighborhoods in order to minimize traffic impacts on .-residential areas. Plan a bicycle and pedestrian system which connects residential areas, schools, neighborhood shopping centers, the business district and community facilities with points of interest outside the community. Coordinate proposed roads with existing and planned roads by utilizing presently available public and semi-public rights of way where feasible. 20 Reduce community dependence on automobiles by encouraging patronage. of public transportation and providing alternative sources of non=vehicular transit. Provide wide right of way areas along selected collector. and arterial roads to provide landscaped parkways which will also serve to reduce noise. and traffic impacts on adjacent development should these roads require widening in the future. AGRICULTURE, OPEN SPACE AND CONSERVATION GOALS: To conserve and properly utilize the area's natural resources and environ- mental features including farmlands, open space, hillsides, delta and marshlands, shoreline and waterways. To recognize open space as a valuable and limited resource by preserving the area's soil characteristics, topography, native vegetation, wildlife and visual quality. POLICIES: Conserve agriculture in the planning area by devising , specific programs to protect farmlands from urban encroachment. J Preserve open space throughout Oakley by directing development away from distinct physical features or landforms. Identify appropriate locations along the Big Break portion of the San Joaquin River and other water oriented areas for open space and recreation- al resource uses. Formulate a specific parks and recreation plan for the Oakley area which' is coordinated and integrated with the plans of the East Bay Regional Parks District, neighboring communities and the State of California. Refine, expand and establish a safe and functional bicycle, riding, walk- ing, hiking trails and paths, system for interconnecting all areas of the community. 21 PUBLIC SAFETY GOAL: To protect the health, safety and welfare of area residents by providing 'an environment reasonably safe from natural or man-made hazards and unrecog- nized or unexpected disasters. POLICIES: Apply appropriate land use controls to potentially hazardous areas of known earthquake faults, ground shaking and failure, liquefaction, landslides, subsidence, flooding inundation, and wildfire. Preserve air and water quality by improving, or protecting and maintaining these resources in a clean, safe, healthful condition for use by Oakley residents. COMMUNITY FACILITIES AND SERVICES GOAL: To obtain maximum benefit from community structures, public services, cultural and recreational opportunities by ensuring safe, adequate, cor- rectly designed and planned community facilities. POLICIES: Require new growth and development to provide adequate public facilities and services by locating in a manner which encourages orderly, cost effi- cient expansion of the community. Ensure the provision of correctly planned community facilities including schools, parks, fire'and Sheriff stations, public utilities, infrastructure and related services. Establish an equitable system for financing community facilities . which allows for the acquisition of any required land or structural improvements. 22 IV. GENERAL PLAN ELEMENTS GROWTH MANAGEMENT PROGRAM The fast pace of growth in Contra Costa County in recent years has not been matched by an equivalent growth in necessary services. With the recogni- tion that infrastructure capacity including roadways, public transportation systems, water, sewers, solid waste systems, fire services, and parks, among others, was no longer keeping pace with the demands for new construc- tion activity, the County Board of Supervisors stated it's intent to devise an appropriate Growth Management Element. as a part of the countywide General Plan revision process. i According to the .Board.'s April 29, 1986 directive,. requiring the establish- ment of a policy to guide growth in the County unincorporatedareas,. a preliminary growth management program has been created for directing and monitoring future development in the Oakley Planning Area. This program will be modified and supplemented with a more detailed imple- mentation plan at the time of approval of the countywide General Plan. GOAL: To devise a Growth Management System which directs development in, an efficient, logical and orderly manner while providing an appropriate balance of jobs, housing, urban development, agricultural activities, and environmental preservation. POLICIES: ° Provide for a maximum community size and population of 56,000 in the Oakley Planning Area at General Plan buildout to ensure predictable community growth. ° Manage the amount of community growth contingent upon the provisiontof adequate infrastructure, including facilities and services, to . be determined at the development approval stage. ° Coordinate development with provision of essential community services and facilities including roads, drainage, fire and Sheriff stations, schools and parks. ° Encourage the infill of already developed areas and avoid prematurely extending growth into areas lacking requisite infrastructure, facili- ties, and services. 23 , , 3 ,C: `4\$ `'•,^y h +'•wa�:�`dny2 ..d'}j y .,}?L,}fi�* - ,'e.;;€��';3n'°-�.tiv ���;j�'�..-)<:;c'�"`• - v_��'�-+';�s.�h$S``..:''�''i,�'x�Cd:. '"`: `t�afi" •� el,j/tta1, y. `'yy 2�v�': `�•.,, , ''i)a2.;,wt,,ti .:-'-*.o-�-.�5`k. xj•'`';�, :x. .$#t y 7 +'fir. :. F..t;f 5 �Qt v.�)2;•1 , v M1 Ml ��y\ Y +v 4�4• r rLANNING AREA .a �A �'- ' '�{;::,;:;:d�tks:,'-' ;,�.:.:x9. :;�Mk'n ''�.'''~':. .{%.,•ry.,�:t,�v .. •• '^�- yo-.••'.• ;�w:y;=akyra.Y,�: 7A:.:::. ... ,.:;,, �..o-'t %h. ''�', ar�.r • ft, .. .$$ +y-s, r dF. :fix ':'.4'•,:,.�:': r r//wiYl k: Category I . Urban 1. The substantially developed sections of the Community. 2. A primarily developed area, one immediately contiguous to or surround- ed by already developed areas. 3. Additional development considered to be infill in nature. 4. Public facilities basically adequate ..or level of anticipated remain- ing development. 5. Infrastructure requirements typically consist of minor improvements to complete existing facility systems. 6. First priority for County involvement . in providing facilities or correcting inadequacies. Category II . Developing Urban 1. The newer, less developed sections of the Community. 2. An area located at the periphery of or adjacent to already developed areas. 3. Additional development normally considered a logical extension of an Urban (Category I) area. 4. Public facilities usually not yet adequate for level of anticipated remaining development. 5. Infrastructure requirements typically necessitate extensions or future improvements to partially complete facility systems,. 6. . . Second priority for County involvement in providing facilities or correcting inadequacies. Category III . Future Urban 1. The relatively undeveloped section ofithe Community. 2. An area isolated from already developed areas and not surrounded by an Urban (Category I) area but near a Developing Urban (Category 2) area. 3. Additional development not generally considered a logical extension of an Urban ((Category I) area or Developing Urban (Category 2) area. 4. Public facilities basically inadequate or nonexistent for accommodat- ing future development. 5. Infrastructure requirements typically necessitate major future 'con- struction of new facility systems. 6. Third priority for County involvement in providing facilities or correcting inadequacies. PUBLIC FACILITY AND SERVICES ADEQUACY CRITERIA Development within Category I - Urban may occur whenever a finding- of consistency with the adopted Infrastructure Plan for the area can be made, 27 or when each agency providing the following services provides a letter indicating the ability to serve the needs of such development: 1.. Water 2. Sewer 3. Drainage 4. Roadways 5. Fire 6. Sheriff/CHP 7. Schools 8. Parks/Landscaping Development in Category II - Developing Urban and Category III - Future Urban may occur when a finding of consistency with the adopted Infrastruc- ture Plan for the area can be made, or when each agency providing the service issues a letter indicating the ability to serve the needs of such development and when the Adequacy Criteria are met. Although each facility or service required by development appears unique with respect to the applicable adequacy criteria, for purposes of consis- tency they were' grouped into three general categories as follows: 1. Facilities necessary before beginning development within a particular development area. These services which include sewer, water and roadway systems are essential to the commencement of any development. Adequacy standards for this facility type should be met prior -to proceeding with any construction activities. 2. Facilities necessary concurrent with a specific amount of demand occurring in a particular development. These facilities, which include Sheriff and fire protection, and drainage works would be based upon standard acceptable service levels. 3. Facilities necessary at a certain point in time after initial develop- ment within a particular development area. These services which include schools .and parks require, planning in advance of construction or development to ensure continuous quality. Adequacy standards for schools are established by the State. Standards for parks for this type of facility would be based' upon timing relative to population levels or other similar criteria. Construction of these facilities would occur in conformance with the adopted Infrastructure Plan for the facility. Affected development projects must conditionally comply with the facility or service standards. i 28 . / Based upon the previously cited criteria, the following list of specific standards is applicable to the Oakley Planning Area: Facility Adequacy Criteria Water Adequate water system improvements to meet demand-Jor theproject must be assured prior to any development. Sewer Adequate trunk line and wastewater treatment capacity to meet demand for the project must be assured prior to any development. Drainage Adequate drainage facilities must be provided as required by the County in the approved Master.,;. Drainage Plan. In the absence of existing drainage facilities, new development shall construct off-site drainage systems which connect the proposed development with necessary facilities. Roadways No road segment or intersection impacted* by develop- ment shall exceed level of service D during peak.hours, i .e. , a volume to capacity ratio of 0.89. As projects are developed, the traffic impact on regional transportation systems should be addressed. *Impacted = 20% or more of the traffic generated by the project will use the road segment: or intersection. Fire Fire protection which accommodates the established District response standards capital facilities to be provided according to an approved Infrastructure Plan for the area. Sheriff/CHP Sheriff protection which provides adequate patrols for residential and traffic safety Capital facilities to be provided according to an approved Infrastructure 'Plan for the area. Schools School capacity which conforms to State standards. ' Parks/Landscaping Adequate parks must be provided as required by this General Plan and any future Parks Element adopted for the .0akley Area General Plan. Roadway landscaping must be provided according to an approved landscaping plan. 29 "R''4N BOUNDARIES -)art of the Growth Management Plan, the Oakley Area Planning Bounda- ries are designated as the urban limit of the Oakley area. This designa- tion reflects the possible future urban area of Oakley. It does not in any manner alter the proposed 'land use designations of the General Plan nor any zoning designation, nor does it commit to any future land use proposals. LAND USE This section of the Plan establishes an overall physical development strategy by designating the location of future land use types and intensi- .ies within the Planning area. Oakley's Land Use Element provides for the enhancement of agricultural operations, in addition to the introduction of light industrial development. Lands around the Oakley periphery are identified for continued agricultural use and rural activities. Substan- :_ial areas have also been established for residential development within the central portions of the Planning Area. Developable areas encompass ,arger land segments than under previous Plans to 'allow for the community's anticipated future population.. Balanced growth will be achieved through designation of appropriate areas for a variety of uses, including residen- tial , office, commercial and industrial . Creation and development of new commercial and industrial areas can help strengthen the local economy while providing expanded employment opportunities for area residents. Attendant infrastructure requirements including provision of future roadways, flood control works, other public projects and services must be coordinated with and a proportional share paid by private development. Mechanisms for distributing related capital expenditures and equitably funding necessary infrastructure improvements, particularly roads, fire, school and park facilities, should be further explored by the County. Adoption of a specific financing program is recommended upon completion. of the County Community Development Department sponsored Oakley Infrastructure Finance Program Study. A variety of categories including residential , employment, and open space categories have been identified in the Land Use Element: RESIDENTIAL LAND USE CATEGORIES Residential - 1 dwelling unit per net acre Residential - 1 to 3 dwelling units per net acre Residential - 3 to 5 dwelling units per net acre Residential - 5 to 7 dwelling units per net acre Residential - 7 to 12 dwelling units per net acre Residential - 12 to 21 dwelling units per net acre 30 , EMPLOYMENT LAND USE CATEGORIES Office Commercial Light Industrial.. Heavy Industrial Public and Semi-Public OPEN SPACE LAND USE CATEGORIES Park & Recreation AGRICULTURAL LAND USE CATEGORIES Agriculture - Recreation Agriculture - Residential Agricultural Core The distribution of these land use -categories for the Oakley area is set forth on the accompanying land use map Figure B. Designated land use areas include consideration of existing land use to the extent possible together with regional and sub-regional housing needs, employment needs, economic development, and the ability of the existing and anticipated transporta- tion, utility and community facility networks to accommodate development in the Oakley Planning Area. The extent and distribution of land uses are predicated upon the. policies and -associated implementation measures which are incorporated into this element. Descriptions for each category of land use follow: RESIDENTIAL Residential (one .acre minimum lot size) i This designation is reserved for outlying areas where a large, compact population is not appropriate. These areas provide a transition between agricultural . uses and higher urban densities and are generally outside of planned urban water and .sewer service boundaries and spheres of influence. The large lot residential development pattern of this designation .prov.ides for both rural-residential development and the maintenance .of horses -- uses which are compatible with . adjoining agricultural properties. In addition to the buffering effect between agricultural lands and residential areas of suburban density, this designation reflects the large-lot residen- tial land uses planned in ..the . surrounding communities of Antioch and Brentwood. 31 . ;'l:1•'!f�:.:i„':.r ,r: ..: �'�• c.b c(�i�;'�',C.'�, :�yir'.%�, i�ti. ` �„•'�1�`.�i�4.• � , •.,,l�Cr' -.•`',Y':r'�•``.�Z`t.o �::_•r�t;:C�.C��{.:'y�'vt�a„fd�' � art+` :iy •y RIG BREAK `�- NORM+ •'•f.��L�(,,���•ti f•. d. n' ; V ,,•(J ��� :ar)0' .y;v . •tea; ` � O'L-� a r 8'..F N' `r;, `•',,�i�.� ♦ �'a +.,.., - _ t'��.� .•�-C�4''.�F• •) Jxv Or ..R uZ ..��'_ ♦ ♦♦ \ 40, .:.'. t . s• G' ,Q'•!� 9.�•: `$' Oi •e�.Lr O• . ► ► • ► 44=": J i' :.i.}�` '.?=��:i:� •�1:•:. u,;[\ro�e`+r'C�.L mr•G.`�,q <�i�9�4�r�.'c OS���� °�;`•`C. II xi"' `.'.�iF' .'ti�' .2.'f,t�h.e;' �4`ir.._.i>.aa..vA. �{�. •o .+Cl?..�O.L • .\i�:� !'i�� ` '.�:.•r.'.8o*Sp;L°.e�'°�'t PLiP.�'v�'O?���•l��.t't�,�•�,'a• 'e'V C%.. .`O'' �.tiu �.:;'�.ii.�;i-i,Y��i r.. ,,`•i;;,'! •A M..e_S`.4i 4`1 Q.v.o. :S':Pc:QJ�e'tr�`ep�e�t.�e •[ ..�:i'r�,S,e ;�� nv.i+c uri.� �n,ll ••@Q'0..,. :GF•t;'I.a { ►{ 'rwY•�•, yy....•. C9• O.,O�'+„•LpM,.4..'p•• e•(�,. ••L Q'• - r.�C rr .0'w ,fJJ,eC CMst: y.;•,'. I..:.:.: "�•i �,S•,raL;�.0•,�,�:�.Tpa�S;• X40. �,` ` ..,oe c(ti�pg *�:�0.OV`t�, `rr.e •,Q�:tia�•+���•1 cvn,r R...,f •!a'.°t _0 0• �0-�;••'%`,p,rw' ,cL`,e.Qro4i:. i E •: :+':;::i'::`::':`•:: 92:2ti::;i:2`: r a.(r ,ori:• •:c`c pi at C J S• r c `•c c •r ri _ t C 0 •C. . ........... cf)�:'.. :.t•` :4.• i' -f. a c• •%1 >` ac 9 n .t O 1• i¢ l l ^L - +VJ 1,C' {O .w. •Car ad•�i:Y:S"%;:;::: ,q V o reg )•• i?Y 1 ,S +•.a rr,t1i'9ye�a o''• tp•r z Southeast Antioch tic it%ty'+ < •5: a •J•e\ ti•• - Specific Plan C1 d .�v a c3'u`3y q r.4e:a00 a�ep'u' �. ".tQ. n•` 4 tD'•.v `1'd. ;.D,u�RoLod, tT. �• • :1'r);.:rla fi.2i0'•J''•:;�F? A :+�'c. ,d•"y.' .r .e., .'+•e.V,' c•a db'�?j r c Y'^ ° - r,,r �r'- %�•n ecC•c7•.° c. •'hr .i .i)).7f' r, .. £i•..O Ci! C•�.c,Q' .C"-'.. a+' .v �•� Ci tcr• O.G .s.S,1, �'.a ev. ;.a A 6 ^•;tic `i,,. ti.. \.\ ':e� '�.•fc .n��) u,•'1_yao .r �.. •�'{,' •t: .4_:.:C •ttiL: - ,f. q ;J4).�''.t•\v•. !'f`E r�"r`O - - _ "C r� •c.L'C. ¢ z •A. - e .'1` S.C. .•ri.• .,Lone Tree WlY� '� O `V'Ca:,.:- ;'e`•r't�i�•G.£ InSa' rt��,•O,O ;G O .•!' 'ep P',O CITV OF Snv �• {p 16.�o{� �`�tp�•,{.' , 'v ,• 'f. ,�ti„ J. •F„•. fG:2.rn( .4." •n. i .IS T <a O 1 J•"' f _ I z 1. Cy• �,ti 4w .J Ip a !7 0• ''P' 4'r- .,` ,y.p•n;�!t'r,'c7" a;e. 'W r•.rn.�jr .... a;-a :( �:a, �.t .n .T'• 3' i / oatl n' J F• n f ` •8 =� ,r n ..•.?o���i�.�� •[fr •tre•�5 j;� •:;•�/' /�/ // j ,:/ °o.°JHe�`"r C• n r C�b..��U�.�•Fti'^gni� /� �%�„ �a j%���`/-�/�-'"�.,;//��/,., �j� / � w�•� o • !hn�.:e�,;.,, nl•iip• r•�/, /.: 'i; / / y :/ . . /�/%�j' / ��/. �•°r.�:tr' pc oot[�//�/////� o _�'u•J.. r'.' '.(.r''' .'���-;�f E'/iii/���� FIGURE 8 OAKLEY AREA -GENERAL LAN Adopted by the Board of Supe ors April 7, 1987. LEGEND RESIDENTIAL- 1 Acre Minimum Lot Size Commercial •cy3r Agriculture Residential 1 to 3 D.U./acre {;?;; i'' Light Industry ( `•' Agriculture Recreation n- 3 to 5 D.U./acre Heavy Industry Agricultural Core 5 to 7 D.U./acre Office ► ♦ Park& Recreation 7 to 12 D.U./acre Public&Semi-Public e o e Recreation 'i�+'• 12 to 21 D.U./acre Antioch Specific Plan Area Project Area * Future Fire Station Residential (1-3 units/net acre) This designation is for areas where large-lot suburban densities are appropriate with lot areas ranging from about 15,000 to 40,000 square feet. It is intended that lower densities occur in areas not in close proximity. to large commercial areas . and major arterials. The low density category reflects public utility limitations and existing ' development patterns in various areas, and allows for an .increased variety of life styles in order to provide for the housing needs .of .a range of income groups. Residential (3-5 units/net acre) The medium density , category provides for lots ranging in size from. about 8,500 to 15,000 square feet. Areas with this designation are located around the periphery of higher density residential areas, and are conve- niently located with respect to expected extension of water, sewer and drainage systems. The medium density areas have been distributed within the planning area to be reasonably close to shopping, major arterial roads and commuter routes, so the greater traffic generated from these more intensively developed areas will not severely impact traffic on more rural roads in outlying areas. Residential (5-7 units/net acre) Areas with this designation are located to maximize accessibility to shopping and employment areas, and to make greatest use of major arterial roadways while creating the. lowest practicable traffic impacts to adjacent, lower density .areas. The high density land use category is used to reflect existing patterns of development and areas with the highest levels of service and utility availability: Lots sizes can range from about 6,000 square feet to 8,500 square feet. Residential 7-12 units/net acre) This land use category was developed in response to the community need to provide for a housing density between single and multiple-family densities. Residential (12-21 units/net acre) The Plan provides for areas of single or multiple family units located near shopping and major traffic routes. This designation accommodates single- story. patio homes at the lower end of the density range and two-story townhomes and flats. at the upper end of the range. 33 ..Psr -ommodate Patio Homes and Cluster Developments thereby allowing. a _,, ,, z! :ed density of structures and leaving larger land areas for open purposes. These developments can provide a variety of dwelling units ;d ::a distinguishable from traditional subdivisions by a unified site open space reservation, special recreational amenities, or excellence ' nndscaping and architectural design. :;oecific standards may be applied to Patio Homes and Clustered Developments recognition of their unique character and residential style. However, substantive compliance with codes and" provision of all residential ameni- -ies should be included in the development plan for this type of project. EMPLOYMENT Office Office uses are delineated separately .from commercial uses in the plan, and -i intended to offer areas for professional , administrative, and general -- siness offices. office designated areas in downtown Oakley provide for a town center `ocus near the post office on Del Anti'co Avenue and within walking distance of commercial areas along Main Street'.-and Highway 4. Commercial. The plan provides for expanding retail and other business activity in the. Oakley area, primarily along the Highway 4 corridor. Both local conve- ni-nce shopping as well as area-wide retail , wholesale and service uses are 9r:r0.' 'rodated within this land use designation. Light Industrial Light industrial uses provide for 'Local employment activities and the expansion of the economic base of the community. The land use element. balances employment needs in the Oakley area with planned residential development. Areas designated light industrial are located near freeway access where work commuters will not need to trave:l . along extended stretches of residen- t al collector and arterial roadways' or create disruptive traffic along., !'ighway 4 in the downtown Oakley corridor. 34° 9 2. Along waterways having an adequate channel width as defined by the State Harbors and Navigation Code. 3. In areas having adequate public vehicular access. . 4. Where off-site improvements, such as required access roads, can. be assigned to development. 5.. Where adequate sewage disposal can be provided. Agriculture-Residential Lands designated Agriculture-Residential are located essentially northeast and northwest of the Agricultural Core, encompassing the low marsh . lards.; as well as steeper slopes and foothills (i .e. Oakley Ridge) of the Planning Area. This area, because of its moderate agricultural value, may be allowed to develop at a very low density permitting parcels as small as five acres subject .. to applicable . health and safety standards. In certain areas designated Agriculture-Residential , a pattern of one acre parcels has already been established. In these areas, the division of land to the predominant parcel size under the following circumstances may be allowed. The applicant must demonstrate that a hardship situation exists and comply with all of the required criteria: 1. The parcel is in an area where substantial subdivision to one acre lots has occurred and in which a determination is made that there has been a transition from commercial agriculture uses to Agriculture- Residential and ranchette uses. 2. The subdivision will not..adversely impact existing farming or ranching activity. 3. The parcel is not . located adjacent to a large parcel currently, in agricultural production with which it could be farmed. 4. The parcel to be divided adjoins an existing public road or existing non-exclusive roadway easement. 5. All other applicable zoning, health, and related codes, ordinances, regulations and standards will be complied with, and the parcel is not in an area where the County Public Health Department has demonstrated a history of septic tank failure,. 6. The resulting. parcels shall not be of sizes which are smaller than the average parcel size within 300 feet of the subject property. 36 Agriculture-Residential area should not be required for devel- t the planning period; therefore, adherence to these criteria ncourage the continuance of existing agriculture. Ac -icultural Core All lands designated as Agricultural Core are located outside the planning area boundaries to the south, southeast and southwest of Oakley. :agricultural Core districts consist predominately of prime agricultural lands with soils rating as Class I and Class II in the land use capability classification of the U3. Department of Agricultural Soil Conservation :service. Most lands shown in this category are now used for agricultural purposes and are expected to remain in..this use. Agricultural pursuits in the Agricultural Core should be protected by reauiring a 40 acre minimum parcel size to maintain economically-feasible commercial agricultural units. The creation of small , uneconomical units %-4, 11 be discouraged by land use controls, so that it will be unnecessary property owners to market the land,.. in small parcels. ANTIOCH SOUTHEAST SPECIFIC PLAN The Antioch Southeast Specific Plan includes an area on the western Oakley Planning Area Boundary. This portion of the Antioch Specific Plan is depicted on Figure 6, Land Use Map, fn a non-planning land use and color. This Oakley Area General Plan fully acknowledges land uses and policies as des—ibed in the Antioch Southeast Specific Plan for this area. HOUSING Housing policies were formerly incorporated into the Land Use Element of the County's General Plan. In 1969,`: a separate Housing Element became mandatory under State Planning law. By 1970, a preliminary Housing Element had been added to the County's General Plan. It was superseded by 'a countywide Housing Element adopted in December of 1980. On April 23, 1985, the latest version of that document received approval by the County Board of Supervisors. Reference should be made to the County Housing Element and its subsequent revisions for a complete discussion of housing policies. The Housing Element is intended to establish policies which provide ade- quate and affordable housing opportunities including an appropriate share of the projected regional housing needs for all community economic groups. Housing programs traditionally address shelter requirements served by the private, conventional market as well as low and moderate income population 37 segments. Focus on the latter will be one of the primary objectives of this Housing Element document. Both State and Federal opportunities should be examined relative to the provision of housing for. both lower income, and special population groups within the Planning area. Compared to other regions, Oakley's -median household income in 1980, estimated at $18,000, was slightly lower than the East County Area but significantly less than the countywide figure.1 Overall ,. Oakley tends to have a higher proportion of low and moderate income households than either East Contra Costa or other County statistical areas. Both the economically disadvantaged- and ethnic minorities comprise a larger quantity of the community's population than are found in the County' as a whole. According to recent U.S. Census data, Oakley's Spanish speaking. population of 25.6%, was comparable to the East County Area, but signifi- cantly greater than the 8.5% found. elsewhere in the County? There are also more physically handicapped persons. particularly among those aged 65 years or older. Individuals in this category, representing 16.0% of the population have -handicaps which prohibit them from using public transporta- tion. 3 Disabilities also affected more working a4ge residents of the eastern, area than those living elsewhere in the County. Because the- special needs population represents a significant proportion of -the Oakley community, General Plan policies must account for these groups. Appropriate State and Federal housing programs should be reviewed to determine the feasibility of constructing suitable shelter for the physi- cally handicapped..: Accommodating low and moderately priced housing also requires a concerted effort in conjunction with implementation of related County housing programs. Additional mechanisms applicable to rural areas 1 Figures cited hereafter (refer to Appendix) 'for the Oakley area were derived from 1980 Census data for Census Tract 3020. Tract 3020 reflects most of the developed Oakley community, but excludes the southeastern sector. Southern Oakley remains largely undeveloped, consisting mainly of agricultural or lower density residential land uses. Refer to Table 2 Median Family and Household Incomes, 1960-1980. Source: U.S. Census. 2. Refer to Tables 3, Racial Composition, 1960-1980, 3A Racial Distribu- tion by Percentage, 1980, and 3B, Adjusted Racial Distribution, 1980. Source: U.'S. Census. 3 Refer to Table 4, Public Transportation Disability, Ages (16 - 65+ Years) , 1980. Source: U.S. Census. 4 Refer to Table 5, Work Disability, 1980. Source: U.S. Census. 38 such as residential mortgage assistance from the Farmers' Home Administra- tion may be available. However, housing requirements in the planning area will be met mainly through private sector programs devised pursuant to the County's General Plan Housing Element:: Since provision of affordable and adequate housing is a fundamental goal of the Housing Element, Oakley's contributions toward that end warrant further recognition. The East County, in general , and Oakley in particular, have been experiencing relatively rapid percentage increases in residential construction activity 5 According to the most recently available statis- tics; the average value of homes is significantly less in Oakley, $97,000; compared to other County areas with average values of $166,000.6 Rental rates also are typically lower than in .other County areas, but nearly equal to. those in the East County Area.7 Therefore, the planning area generally offers more economical housing opportunities for households with low to moderate incomes than can otherwise be found in Contra Costa County. This Plan ensures that significant amounts of land will be made available for. future residential development. Areas designated for both the higher and lower density residential categori_�es have been expanded throughout the planning area. While the supply of housing increases under the new Plan, so-. does the potential for construction of additional dwelling units. Higher densities for selected types of residential development should result in' more reasonably priced living arrangements. Introduction of previously unavailable residential opportunities including land use des.ig- nations which permit Patio Homes and clustered developments can contribute further to the overall housing base in' Oakley. 5 Refer to Table 6, Change in Housing Unit Construction, 1970-1985. �. Source: Contra Costa County Community Development Department. 6 Average values for homes located outside of Oakley exclude West County areas because equivalent data is not available. Source: Statistical Report, Contra Costa County Multiple Listing Service, Contra Costa Board of Realtors, 1985. Previous.. statistics indicate that a similar difference. in median values has traditionally existed' between Oakley and Central/Western County sectors. Refer to Tables 7, Housing Costs - Median Values, 1960-1980, 7B, Housing Costs -Median Values and Median Rents, 1980. Source: U.S. Census. 7 Refer to Tables 7A, Housing Costs - Median Rents, • 1960-1980, 7B, Housing Costs -_Median Values and_ Median Rents, 1980. Source: U.S. Census. 39: Alternative . housing styles are intended to provide for the retired, young adults and families with single parents. Normally such residences tend to be smaller, lower in cost relative to other housing types, and .require :less time and income to maintain. These units have not been. confined to a special district but distributed - in. several areas` for better integration ;into the lar9er community. Nearby shopping facilities and other services .will enhance their convenience for persons unable to drive or lacking time for the essential tasks of sustaining a household. Locations in proximity -to major roadways. make them accessible for both individuals using private vehicles or dependent upon public transportation. Certain principles can encourage lifestyles and social settings suitable .for meeting the needs of special community and minority groups. Some smaller residences should be planned and constructed. While General: plan densities remain constant, the actual square footage of housing units `dould be decreased. Recent trends toward reduced family sizes indicate that homes may be built with less space than commonly available in the planning area. For instance, fewer bedrooms would be satisfactory for particular population segments and accommodate smaller families. Clustering housing is another mechanism for saving development costs while preserving addi- tional open space and providing other residential amenities. Specialized designs and locations for housing the elderly and handicapped should be explored in more detail . Projects of this nature probably would be small in scale and appropriately integrated into surrounding. neighborhoods and the overall community. Low and moderate income housing can be encouraged and accommodated via particular agency programs allowing for density bonuses as a part of the development process. Residential density increases of at least . 25% will be allowed in any single family or multiple family development which includes housing de.sig- nated for low and moderate income households within the market rate devel- opments. Projects in which all units are affordable to moderate income households shall be required to reserve a specific amount of lower income housing in order to qualify for a density bonus. Recognizing the existing housing stock as the area's most valuable asset, this Plan promotes conservation and improvement of Oakley's residential neighborhoods. New development will be suitably situated and constructed to avoid negatively affecting the value of current' housing investments. Making maximum use of the present housing supply is one less expensive method for providing adequate shelter. Preservation , and, when necessary, improvement of residential structures can be generated by utilization of State and Federal programs. Appropriate zoning district standards should be evaluated and applied to protect existing stable neighborhoods from premature deterioration caused by marginal development or the intrusion of incompatible land uses. 40 ON Oak: �?y .is comprised primarily of County streets oriented in a grid style configuration along north-south and east-west section lines. This basic road pattern, established during the early 1930's to serve the area's agricultural industry, has changed little since that time. Although local road improvements have been implemented in accordance with the County's 1971 Interim Major Roads Plan, most existing area roadways have two lanes with substandard width. In recognition of the Planning area's traditional- 11 rural character, only a few modifications are proposed to the current circulation system. Future roadways have been planned to include both those existing and propgsed streets described in subsequent sections of this Circulation Element: Provision of road improvements, extensions or both, will be continued through the application of County subdivision ordinances and development improvement standards. Roadway improvements should be conducted according to specific design criteria in coordination with the traffic demands generated by new growth and development. Roadway improvements:.shall include provision for adequate noise attenuation based on projected traffic and the proposed land use. At the earliest possible opportunity during any project review processes, both right of way dedication, frontage improvements and attendant off-site roadway construction must be required. Adequate and appropriately located land shall be made available for the traffic capacity and roadway improve- ments necessary to meet Oakley's planned ultimate roadway system. ROAD NETWORK Area roadway classifications are based upon their intended functions, including physical and operational characteristics, as discussed below: Major Highways ' Major highways generally have access controls and thus function to expedite large volumes of through traffic between relatively distant points of a community or region. State Highway 4:_ is an example of a major east-west route linking Oakley with surrounding Contra Costa County, and the nearby Bay Area, as well as other regions like Stockton. Because the section of State Highway 4 passing through Oakley has been affected by an increase in traffic volumes, improvements and access controls will be needed to accom- modate both the existing and anticipated traffic along it. Future traffic projections indicating progressively' greater vehicular loads on State Highway 4, may create an adverse impact on the Planning area. As the east County urbanizes and expands, additional traffic will continue to impede local circulation patterns, thereby exacerbating traffic congestion - particularly in downtown Oakley. For this reason, a Special Study Area has 41 FIGURE . 9 3nW2Ad 113UNO1N11 FN0110314000 X. M3ltl1U b ine,mv ftl3113f t ! t < 1 p C t x w ¢ ( 7 ! i pSOIC F .. u C r u V AMN 31VIf 1 I 1 1 1 1 1 1 . Q 3nm3Ad 39OW S 3Ndl NOftl3ONtl ; 9 1 = 1 W 1 7 1 F 1 ¢ I 1 er 1 ~ 1 1 = 1 W J 1 3 G m 1 ale�W L J J 3f1N3Ad ♦tldMA cc r S N __------ ------ avow _avow W NMOUS _.o { . '311N3Atr MilAtlly:1 J s Z ¢ u � 3nN3Ad 3tlldw3 W V A?.• EQ' 1'r p .:t;::l Antioch-Brentwood County High wsy� r.' ¢ IAPDroximete Alignment) -• ~ea eWW�W Wea��tareWW e�e�ea ea• 311N3Ad AVID3All .00 [f W .4 I rr $ a W i C •i„:::PP' uu 11Otl 7133MJ ONdf OdOY AlOtl3N 0-• tit J I m m a AY I u I 'b' pUQ90 'N33yd .y m m o 0 e AMM 31Y1f.: •.I r I :: m u _ 3 JI I p t 0 Ov 7 7 1e 7 yQUlr-� 2u. OIt LLJ Lu CIRCULATION ELEMENT MAP Collectors Collectors are two-lane roads or streets serving abutting properties; facilitating internal traffic movements in the planning area and providing connections between minor streets, arterials and traffic generators. Where feasible, driveways shall be limited and parking restricted. Collectors include principal entrance streets. for .residential developments and streets serving 24 or more dwelling units within residential developments. Collectors are designed to carry traffic not exceeding 2,400 vehicles per day at a speed not exceeding 25 miles per hour. Collector streets, as shown in the Circulation Element Map, are: Oakley Road, west of Neroly Road; Cypress. Road west of SH4; Laurel Road, between SH4 and Marsh Creek; Carpenter Road and its extension between O'Hara Avenue and SH4 and its westerly extension to Neroly Road; Neroly Road, south of Oakley Road, and its extension to join Delta Road at SH4; Brownstone Road; Delta Road; Extension of Lone Tree Way between SH4 and Sellers Avenue; Sunset Road; Live Oak Avenue between Oakley Road and Laurel. Road; Brown Road, south of Laurel Road and its southerly extension to 1,200 feet south, of Neroly Road and then easterly to VHara Avenue; Rose Avenue, between SH4 and. Laure.l Road and. i.ts. southerly extension to Anderson Lane; and Anderson. Lane between Brownstone Road and Lone Tree Way and its. southerly extension for about 1,200 feet and, then westerly extension to O'Hara Avenue. Minor Streets Minor streets provide access to individual parcels of land in the road network and thus serve. only local traffic. In residential areas, minor st;reets serve up to a maximum of 24 dwelling units. The demand for minor streets generally coincides with. new, development, and they are usually provi.ded by developers in conformance with the County Subdivision Ordinance. 44 j CParkways Parkways are arterials and collectors intended to provide wider right of :wy areas along selected routes. This provides area for additional land- scaping and/or to reduce noise and traffic impacts on adjacent development should further road widening be required. The parkways are proposed to have a minimum right of way width of 110 feet. The following roads are designated as parkways: Oakley Road, east of Neroly Road; Laurel Road and its westerly extension; Neroly Road and its easterly extension to Delta Road; Delta Road; Lone Tree Way and its easterly extension; Live Oak Avenue; Empire Avenue; and O'Hara Avenue. Additional right of .way needed for landscaping may not be accepted by the County until provisions have been made for landscape maintenance. Develop- ment of the Antioch-Brentwood Highway and State Highway 4 may necessitate further widening of the parkway roads. CTransit Ways Transit Ways are the roads on which transit service is to be provided. Transit Ways should be developed with well designed stops for transit vehicles with minimal impact on the traffic mainstream. Transit stops should preferably be provided with shelters for the waiting passengers. Passenger Transfer Facilities should also be developed alongside ,.the transit way wherever feasible to facilitate convenient transfer of passen- gers between public transit and other modes of transportation. Transit stops should preferably be sited in locations which minimize the walking distance of passengers in the target areas. Flexible development density requirements should be used on transit ways, wherever possible, to ensure the economic feasibility of transit operations. To encourage transit ridership, flexible setback and flexible parking requirements may also be used for the developments served by transit ways. Right of way needed for transit stops, passenger shelters and Passenger Transfer Facilities should be acquired at the earliest opportunity. 45 roads have been designated as Transit Ways: :)tats Highway 4; Oakley Road; '.;ypress Road, west of State Highway 4; Laurel Road, west of State Highway 4; Neroly Road: (a) Between State Highway 4 and Carpenter Road (b) Between Laurel Road and Empire Avenue (under Project Plan only); Empire Avenue, north of Neroly Road; and O'Hara Avenue between State Highway 4 and Laurel Road. PUBLIC TRANSIT Public transportation service in the Oakley area is provided by Bay Area ;lapid Transit District (BARTD) buses. running between the Concord BART Station and City of Brentwood on State Highway 4 with fifteen stop loca- tions in the Oakley area. i"F!ere is no local transit serving the Oakley area. An East County Transit Grogram has been established through .a joint powers agreement between the County and the cities of Brentwood, Antioch, and Pittsburg. This program operated by the Eastern Contra Costa Transit Authority (commonly known as the TRI DELTA TRANSIT) does not presently cover the Oakley area. However, ,,here is a potential future market •for a local transit service in the Oakley area. In order to make the best use of available and future circulation faci.li- t%es, it is recognized that the Oakley community must have a convenient choice of using public transit for local and regional travel . Public transit service can be economically feasible only if land use planning and development are well coordinated with public transit planning and development. To make employment. centers and high economic activity :enters accessible by public transit in the future, certain roads have been designated as Transit Ways to serve as public transit routes.. . Transit Ways must make provision for transit stops/shelters near employment centers, educational centers, multiple family residential developments and the planned Passenger Transfer Facilities to facilitate convenient transfer between public transit and other modes of transport. Transit stops, with convenient pedestrian facilities between transit stops ::.ild developments, should be encouraged. Transit stops should preferably be so located that users do not have to walk more than 1/4 mile on each end of the transit trip. Geometric design of transit ways and transit stops must permit safe and efficient operation of transit vehicles. Comfortable shelters must be provided for waiting passengers at the transit stops. Whenever possible, building overhangs and awnings may be used as transit stops shelters. 46 " In residential areas, breaks in soundwalls and fences should be provided to improve pedestrian access to transit stops. A well planned interface between local transit `.services and regional 'transit services should be encouraged .for convenient and efficient passen- ger transfers. Means for encouraging the use and development of public transit are dis- cussed under the section entitled Transportation Systems Management (TSM) Plan. BICYCLE FACILITIES Traditionally, bicycles have been utilized primarily for recreat:ignal purposes. In order to encourage the use of bicycles as a mode of transpor- tation, a bikeway system must be planned and integrated into the circula- tion system. As defined below, a "bikeway system" consists of bike paths, lanes, and routes all interconnected to encourage the use of bicycles (bikes) both for ransportation and recreational purposes. Bike Paths or Primary Bicycle Paths (Class I Bikeways)l provide a facility 'for bikes on rights of way completely separated from any street or highway. Minimum paved width for a two-way . bike path is eight feet wide with a two-foot graded area adjacent r.to the pavement on each side. Primary Bicycle Paths, shown on the Trails and Paths Map, are an integral part of the Interim Bicycle Path Plan for Contra Costa County adopted by the Board y of Supervisors in 1972. Bike Lanes or .Secondary Bicycle -Paths (Class II Bikeways) consist of a marked four to five-foot wide bike lane, within the paved area of each side of a public road, for preferential use by bicycles. Bike Routes (Class III Bikeways) provide for shared use by bicyclists with -pedestrian - or motor-vehicle 'traffic. Bike Routes are established' to. connect non-continuous segments of the Bikeway System. This type of 1. Class I,. .II, and III Bikeways are terms used by the California State Department of Transportation to describe the different classifications of Bicycle Paths. Source: Bikeway Planning and Design, Highwax DesignManu�al , Caltrans, Office of Planning and Design, Sacramento, CA, July 1983. 47 . FIGURE 10 f 1 North r-��--� 0 1200 2100• rn►nnp�►► °O f/ OO eRt�R • STATE HWV 4 ''''/////I f1V��, '```��������``„`,,,►fit'` \ G < a � •OAKLEY RO STATE HWYO j J 2 2 W W � 2 CYPRESS ROAD • ` •• C WC •W \ W • •� CC :; PTF's should preferably include the fol lowing features: 1. Sufficient parking provision for private cars,- bikes and park-n-lock facilities for bikes; 2. Weather protected and attractive. areas for the boarding; departing .and waiting passengers; 3. Minimum walking distance in the transfer process; ' 4. Security arrangements for passengers and parked vehicles; 5. Ticket and information office for passengers; 6. Room for expansion of the facility; and 7. Safe and easy access for the different transportation modes with kiss-n-ride facilities. ; TRANSPORTATION. SYSTEMS MANAGEMENT Transportation Systems Management '(TSM) should be encouraged and measures adopted to: Reduce daily peak-hour flows by spreading the morning and evening peak flows over longer time periods. Increase the number of passengers per car and reduce travel time for high occupancy vehicles during peak hours. Encourage the use of public transit. Encourage the use of bicycles. Minimize the travel needs and trip lengths. For implementation of the TSM measures, public education and cooperation of the developer and .employers is essential . The TSM should be given a high priority in the Circulation System develop- ment process. RAILROADS Two railroad lines, the A.T.& S.F. and Southern Pacific, pass through the .Planning Area and provide freight but no passenger service. These two Railroad Companies have proposed to merge .and abandon train 'operations along ,the A.T.& S.F.. right of way. traversing Oakley. A.T.& S.F. right of way offers a. potential for developing a trail and/or other public .:uses after the train operations are abandoned. This right of way should !, be preserved for future public use. According to the merger plan, train operations will increase significantly on the Southern Pacific Tracks within. the Planning. area. To facilitate additional trains on the Southern Pacific tracks, a 9,000-foot long siding is .planned in the Oakley area approximately one mile north of Brentwood. 51 . The merger plan raises two major concerns: (a) noise in residential areas, and (b) road traffic safety and delay at railroad crossings, e.g. , at the planned future westerly extension of Laurel Road, at the planned future southerly extension of Neroly Road to connect with Fairview Avenue and at Lone Tree Way. Impact of the Railroads Merger Plan should be carefully evaluated and the necessary mitigation measures adopted. ; FUNDING MECHANISMS Funding needs for transportation related improvements have been increasing- ly exceeding available revenues. At present the existing sources, includ- ing federal aid and state grants, are unable to generate sufficient funds. Unless new means for fund. raising are explored, it will not be possible to systematically develop a circulation system for achieving the goal of the circulation element. A finance plan reflecting necessary transportation related improvements should be developed, annually updated and implemented in a timely and cost effective manner. The following procedures should be observed when devising the referenced financing program: 1. Evaluate funding needs for the existing and projected improvements and any shortfalls expected over that five-year period. 2. Evaluate the feasibility of raising additional funds through sources such as public-private partnership, assessment district, utility district, redevelopment agency, area of benefit or off-site impact mitigation fees, additional sales and gasoline taxes, general obliga- tion bonds, and the Mello-Roos Community Facilities Act of 1982. 3. Develop a report of financing alternatives based on findings and recommendations from the Oakley Infrastructure Finance Plan Study, along with the following considerations: a. Analysis of the most feasible financing alternatives and the total least cost alternatives. b. County Counsel 's opinion on legal ramifications of financing alternatives. C. County's obligation under each financing alternative. d. Steps to be taken by the Board of Supervisors and the County Administration to implement financing alternative plans. 52 NOISE Basic policy guidance for noise problems is reflected in the Countywide Noise Element adopted by the Board of Supervisors on September 16, 1975. This Element insures that the County will take into consideration noise and noise-related issues in present and future planning processes. It estab- lishes goals and standards which identify the fundamental tools available for monitoring and controlling noise in a community environment. In urbanizing areas like Oakley, attention should be directed to the diversity of noises present, including among others, roadways, businesses and resi- dential generators. While sounds emanate from many sources, this Element focuses mainly on the activities and impacts most directly associated with transportation related noise. To a lesser extent, the Plan will discuss those types of land uses having the potential for creating excessive noise. Noise arises from a variety of activities consisting of both mobi;le . (or line) sources and fixed point sources. Each type of noise source affects people in different ways, depending upon its origin and the proximity and sensitivity of receptors. Maps showing the location or areas in Oakley most severely impacted by noise are included in both this document (Figure 12) and the County General Plan. Other information pertinent for evalua- ting noise problems will be discussed in subsequent sections of this Element. MOBILE OR LINE SOURCES Mobile sources consist of freeways, highways, vehicles including automo- biles, trucks, buses, trains, etc. , and aircraft. Countywide Noise Element maps covering the Planning Area, show noise contours only for roads and highways but not railroads. Sound level estimates at specified distances from major roads throughout the County were previously prepared for both 1975 and 1990 in the form of noise contour maps. An update indicating present and 2005 anticipated .noise levels i s currently being conducted: as part of the Countywide General Plan revision. These maps will also cover the Oakley Planning Area and depict noise contours developed along the State Highway 4/Main Street routes, Lone Tree Way and the. Southern Pacific and A.T.& S.F. Railroad lines. State Highway 4 generates the most intense noise in Oakley characterized by high traffic volumes, fast speeds 'and heavy truck traffic. It is bordered by a mixture of land uses ranging from residential to. commercial and industrial . The Gehringer School site located just west of State Highway 4, along with numerous residential areas are adversely impacted by transportation related noise. Major north-south and east-west roadways such as Empire and O'Hara Avenues, Oakley Road, Laurel Road and Lone Tree Way, respectively, have the poten- tial for significant noise generation. Noise levels on these roads tend to be distinct from those along highways due to configuration, truck and night time traffic volumes and the types of bordering land uses. In open or less 53 . r FIGURE 12 _ I m � 7 ° - � �\ NORTH iJ•I �� Q1, -:� \� 1'-4000' La r IIIS Q 8/O BREAK co 70 e 6519, 6005 6070 65 ' r Ty�. _I State 0. •s �! i 3 1 27 N as — —`\ \60Z— ., YPress Road 60 60 65�\. '61 � ' City'pf`c \\ \\ I ♦ ♦�� Antioch`• \34 _ City of. \\ \\ ' 165 i 3 Antioch60 60 Lone Tree Way- —65 "•".•. . . \\ 60 "ta L O M E vI7rp,E E V A L L E Y \\\ ••{� � i•\ LEGENDCity of Brentwood r 1985 60+ CNEL LEVELS 60 Roadway CNEL `. \\\\ --60--- Railroad CNEL NOISE CONTOURS MAP urban County areas like Oakley;' the speeds on major roadways are similar to freeways. But in more developed community areas such as Main Street', :these roads function as arterials with lower traffic speeds; fewer trucks and less night travel Numerous single family homes existing on major roads, frequently at inade- quate setback distances, are affected by noise from vehicular traffic. . Apartments and higher density housing proposed beside these roadways..which include, among others, Cypress Road, Laurel Road and Empire Avenue, should provide adequate, sound buffers to attenuate sound and accommodate future road widenings. Public facilities and parks, in addition to an intermedi- ate school planned at the southeast. corner of Cypress and O'Hara Avenues, also could be impacted by noise from nearby roads. Under the General Plan, new development would contribute to and intensify sound levels along these roadways as a result of increased traffic. Selected collector and arterial roads are designated parkways with wide right of way. areas to buffer traffic and noise impacts. Impacts from railroads in the Planning Area have not. been addressed by .the Countywide Noise. Element. While railroad- operations consist of lines and yards, only the former will be discussed here; one railroad yard, at the site of the existing DuPont Industrial facility, but' no stations are known to exist in the area. Noise along lines depends upon the number of trains per day and night operations, the length of .trains and their speeds. Railroad lines pass through both developed areas and less populous 'areas with the potential for future development. Two distinct railroad systems traverse: Oakley - Southern Pacific (S.P. ) near the western edge and Atchison-Topeka and Santa Fe (A.'T.& S.F. ) in the north and northeastern sections. A proposal currently exists to merge these railways and divert rail traffic from the A.T.& S.F. tracks to the S.P. tracks. Current scheduling for Amtrak passenger lines is approximately Jour trips daily. Potential exists for the expansion of passenger service which would result in even greater train traffic volumes. If augmentation occurs, either rail line could be utilized. Growth in the number of. daily train trips means attendant changes in noise impacts for areas located adjacent to tracks. Early environmental assessments indicate the proposed consoli- dation will create a very significant 11.5 dBa increase in the day/night average noise levels along the S.P. line. The same report noted an ampli- fication of more than 10 dBa. "is ,equivalent to a doubling in loudness and could potentially result. in significant adverse community response". Added traffic on the S.P. line means residential , office, 'commercial and Indus- trial developments may be subject to excessive sound generation of 65 dBa or greater. 1 Railway operations pose annoyance and disturbance problems which arise from the noise and vibrations of moving cars, especially where 1 Contra Costa County Community Development Department Report on Santa Fe/Southern Pacific Railroad Merger, Attachment A. 55 train warning whistles are used at grade crossings. Both indoor and outdoor activities could be subject to disruption from this type of noise source. Some existing buildings may need to be retrofitted, depending upon frequency of use and proximity to active rail lines. Noise attenuation measures will be required for residential dwellings impacted by railway traffic. Interim noise protections, including sound walls, landscaped berms and dense rows of trees or vegetation, may be necessary even in the event of A.T.& S.F. abandonment proceedings. Countywide, increased train traffic and accompanying noise levels along the S.P. tracks should be offset by concurrent decreases on the A.T.& S.F. tracks. However, in growing East County areas, particularly Oakley, a projected 65 dBa noise level within 334 feet of the Southern Pacific tracks may require extensive and costly mitigations such as sound walls. Since the existing 65 dBa contour is situated approximately 54 feet from the rail Vine, numerous area's projected for residential development may be affected by increases in future train traffic. The question of noise impacts upon adjacent properties will be critical , not only in Oakley's existing resi- dential areas, but in large sectors proposed for housing development near train tracks. Therefore, when planning for future land uses, both the Countywide and Oakley Area General Plan revisions should consider projected train traffic due to the merged railway operations. FIXED POINT SOURCES Consideration also should be given to stationary activities as potential _ generators of excess noise in the Planning Area. Fixed point noise sources may include industries, commercial establishments, farming operations, and individual residences. Industry is often considered to be a major noise producer, but currently presents only minimal problems in Oakley. Just one heavy industrial activity operates there now, with no additional districts anticipated or designated by this Plan. The DuPont plant, located in northwestern Oakley between the Big Break area and State Highway 4, has space for potential expansion, but includes an open space buffer along its southern and eastern boundary. Further protection and noise separation will be provided between distinct activity areas (i .e. , heavy industrial and residential ) via General Plan categories which permit selected types of transitional land .uses (i .e. , light industry, commercial and office). Introduction of light industry into northwestern, southwestern, and possi- bly northeastern sectors, or both, could create new sources of noise generation. Major light industrial facilities, bordered by State Highway 4 on the north and east, Oakley Road at the south, and Neroly Road to the west, can affect future noise levels along State Highway 4 and in surround- ing areas. Other industrial areas as,-well as commercial land uses, gener- ally south of the Contra Costa Canal , Laurel Road and west of Empire Avenue, may result in excess noise because of their proximity to surround- jng residential - development. However, most industrial districts are situated in locations separated from nearby uses by substantial physical barriers like roadways, railroad tracks or canals. Additionally, 56 Any type of new development occurring in Oakley can result in noise related impacts with the potential for negatively affecting surrounding activities or land uses. Such noise may be either temporary .and of a short duration (i .e. , such as during the actual 'construction phases of a project) or permanent and long term in nature. Short term noise generation problems are fairly easy to resolve. Oakley's expanding residential districts represent a continuous problem, particularly in areas of increased or anticipated future population density. Infill development. will .result in significantly reduced physical separations between existing and new con= struction, particularly at the interfaces between differing densities or types of residences. Some primary .or typical examples of residentially generated noise include motor vehicles, power equipment, construction or maintenance activities, and hobbies, as well as the sounds of .children playing. Within - the neighborhood setting, noise levels inside dwellings are generally higher than . outdoor levels except for residences sited. npxt '.. to. heavily travelled areas. Studies indicate that in more quiet neighpor' hoods, indoor noise levels exceed outdoor levels by approximately 2 dBa. At some future point, both a residential noise monitoring and enforcement program may be necessary to control excessive noise in the neighborhood setting. However, before that time, the problem should be addressed as a part of the planning review and update processes for this document. AGRICULTURE, OPEN SPACE AND CONSERVATION Open Space,.,. Conservation and a discussion of Recreation policies, - and programs have been incorporated into this Element. It identifies guide- lines as well as appropriate mechanisms for retaining valuable open 'space and efficiently integrating it into developing urban areas. These func- tions are equally important to future planning in Oakley where only a limited supply of permanent open space exists. Broadly defined; open space includes unimproved land or water used for the purposes of preserving natural resources, managing production of resources; outdoor recreation, and protecting the public health and safety. Under this Plan, Agriculture, Open Space and Conservation consist of orchards, agricultural industry, livestock production and mineral extraction, water supply, flood control (i .e. , reservoirs and dams) and other types of public and private recrea- tional facilities (i .e. , parks, 'trails, paths, etc. ) : The latter catego- ries may serve in both an open space and conservation as well as recrea- tional capacity. Even very low density residential areas may be considered open space .where suitable in terms of location and other relevant planning considerations. RECREATIONAL OPEN SPACE This section of the Agriculture, Open Space and Conservation Element serves as a planning framework for recreational lands and activities in.0akley. . 58 >t• . eral levels of government, as well as the private sector, provide - creation facilities and services to ,area residents. However, the County, -.,:ugh the General Plan, has primary responsibility for ensuring proper . :g of recreation facilities and their relationship to other land uses. ;i.th the existence and potential , for state and regional recreation will be addressed by this Element. Because neighborhood and community parks are noticeably lacking in the Planning Area, plan policies seek to. expand public recreational opportunities. Adequate local , along with larger scale regional , recreation facilities are .an essential part. of any urbanizing area. As the pressures for urbanization intensify, conversely the remaining supplies of vacant, open land diminish. Continued growth and development will increase the necessity and demands for outdoor recreation. Therefore, i;t is important to plan for such requirements while suitable opportunities and land still exist. Obtaining open:. space and recreational sites prior to development could help reduce costly expenditures for acquisition in the future. Some general locations and types of planned recreation facilities along with natural resource preservation areas have been delineated ' on rigure 13. The Plan map depicts such resources as recreational open space because once utilized for other purposes, these cannot be replaced. Most cf this land has important environmental , ecological , historical and other characteristics which give it recreation potential . These kinds of areas are suitable for use both as public and private recreation oriented devel- opments or as future recreational sites. Major Recreation Areas State Facilities .A variety of state agencies exert influence over the Delta, Eastern Contra Costa County and, therefore, Oakley. Those agencies primarily concerned with recreation include the Department of Parks and Recreation, Department of Fish and Game and the Resources Agency. One state operated recreation area is located -within the vicinity. of the Planning Area. Frank's Tract State Park situated just northeasterly covers 3,310 acres consisting mainly of open water surrounded by perimeter levee remnants. The park is main- tained for water-oriented recreational activities, but currently lacks both park and public boat launching facilities. Private marinas and launch facilities on Bethel Island, and adjacent sloughs, and a public boat ramp located in Antioch, permit the only available water access to the Tract. Regional Facilities In 1981, Eastern Contra Costa County. was annexed to the East Bay Regional Parks District (EBRPD) . Currently, two EBRPD facilities exist in proximity to the Planning Area - the Black Diamond Mines and Contra Loma Park in the 59 . _ i FIGURE 13 . F BIG BREAK 6SF Sa � mai'r �6.�':�.:.'�:.y.��fr��.`.'t�.'t..''.L,..G.r. .. iti. • ..'.•1.:..L �'� l•�.�:f.. `'�C1.`.\L.'�.rw R � I i . L..:<-.. J. •-t .. � `.... t.t'c.: inn,•,Lela �.� �. ii Oaf Fav Road v a a a lZ j G Cru•aaf Ruad ® \\\ CYPHff Ruw �\ Conua Coua Cana _ 1 \\\ Y Conl.a Cmla Cana• \\�qq Lau•al Road \ ? \ 2 _ Q1 CIT�y OF—A Ca•wnle.goad ; S. a — j Brownflonr Rnad Dalt.Rnad LL��1 OI it a Cnan,f„ CITr QFI _ 6 Lon.T.at warLona T.n War ITY OF I ' Z1'IDADJ x t ' 4� Suomi Road LEGEND F.A.fn u.o. 47 1 ® Neighborhood Parks CITY O1 a' !Recreation Areas caa� �I 0' 2,400' I Natural Resources Areas OPEN SPACE, CONSERVATION & RECREATION MAP :.1 i . hills above Antioch and Pittsburg. Although recreational opportunities are provided by the EBRPD, only one such facility currently exists within the Planning Area. A proposed Parks and Trails Master Plan, including an Oakley site prepared- by the Park District, was adopted in April 1986. This Plan recommends that' the Big Break area be considered for designation as a Regional Shoreline. Big Break also has been proposed for use as a low intensity recreational development by both the EBRPD and the Army Corps of Engineers. Because of its fishery value and marshland habitats the State Resources Agency indicates it is potentially suitable as a wildlife refuge. California's Delta. Master Recreation Plan identifies Big Break as an area of scenic beauty and unique resource warranting preservation and management in the public interest. Conservation of these resources through the establishment of a recreation area will be encouraged by this Plan. Current land uses in the Big Break area include a private boat works, residential, development, grazing and a fresh water marsh. Approximately 90 plus acres of marsh and shoreline adjacent to the proposed Hoffman housing development are planned for dedication to the EBRPD. Additional private open space contiguous to the shipyard property may be available for acqui- sition at some future date. These two properties combined probably would meet the minimum standards for a regional shoreline park. Together this acreage could be developed for camping and boat launching facilities in conjunction with some more passive recreational functions. Local Recreation Areas Oakley's recreation plan consists of both the existing and proposed loca- tions for recreational facilities. In addition to larger scale recreation sites, the, needs of urbanizing areas sleuld be met by local , accessible parks. It is recommended that neighborhood and community parks be planned as subdivision and development occurs. Park land dedication and in-lieu park dedication fees paid. by subdividers are intended to help provide necessary recreational facilities. Previous County policy has accepted the payment of park dedication fees as a subst.i- tute,jor the provision of actual land or similar equivalent facilities: this' plan requires that, where physically possible, the required land be dedicated or granted to the County and its authorized agency and improved for recreational use as an alternative to the more traditional fee pay- ments. Locational factors are an important consideration in the planning, place- ment and functioning of parks. Facilities should be sited and constructed to maximize their useability; placing them adjacent to similar or compati- ble uses like schools can augment the recreation potential of existing developments. Since the local School District is currently responsible for park operation and maintenance, combining neighborhood park facilities with schools would not only be economical but more efficient. Joint school and 61, park sites may be considered in calculating the necessary developer contri- bution to required recreational facilities. However, this will be feasible only if the school site is determined by the school district to have adequate space to provide for dual needs. Both park facilities and the financial resources for constructing them in the Planning Area are quite limited. Thus other funding sources need to be identified for both the development ani operation of park facilities, and to accommodate future community expansion. Suggested preliminary alternatives include the imposition of development fees (i .e. , a one-time fee assessed on property at the time of development) , debt financing (i .e. , the issuance of tax-exempt public bonds) , or a composite approach combining the two preceding alternatives. Other available forms of financial aid should also be explored including Federal , State and private sponsors or sources. Parks Existing Sites: Parks in the Planning Area are typically small , and either adjoin other public facilities or depend upon such entities for their operation, maintenance and continued existence. They include: a 3-acre neighborhood park located adjacent to the Oakley Elementary School , 3 acres of recent recreational improvements at the Gehringer School property, approximately 2/10 of an acre on Oakley Fire District grounds at- the southwest corner of Second and Acme Streets, and a 7-acre Regional Shore- line Park sited along the east side of State Highway 84 near the Antioch Bridge at Bridgehead Road. Recreational features of the two joint park/school facilities contain playing fields, par courses, turf areas, restrooms and tot play areas with swings, slides and jungle gym equipment. Improvements currently underway at the Oakley School will add basketball courts, and a concession stand, along with picnic tables and benches to the facility. Oakley Fire District's Station #93 mini-park is available for public use and offers an open grassy lawn area with .2 picnic tables. East Bay Regional Park District's shoreline facility provides a 500-foot, year-round fishing pier, picnic benches, turf areas and temporary restrooms. Standards. for local park development are specified in the Parks and Recrea- tion Element of the County General Plan. For every 1,000 persons in the Planning area, 4 acres of park land should be made available; that equates to 1.5 acres of community park facilities and 2.5 acres of neighborhood parks per 1,000 population. Existing park acreage in Oakley is not only limited, but inadequate, according to the County's minimum provision requirements. The current General Plan, would necessitate 62.92 acres of community park- and 104.86 acres of neighborhood park for a total 167.78 62 ac-es. Combined acreages for all three existing local park sites equal 6.21! :-irrfs which results in. a 98.66 acres deficiency (i .e. , 104.86 required standard) for the neighborhhood park category. Because, there are. nrese,tly no community parks in Oakley, another 62.92 acres (i .e. , required. acre standard) must be added in order "to eliminate thi.s shortage. Antici- pated population growth. under this Plan revision will further increase the demand for recreation and parks in the Planning area. Between 160.322 and 185.003 additional acres of local park' lands will be necessary to accommo- date. the projected population plans. Proposed Sites: Four parks, including both neighborhood as well as commu7 r. ty parks, have been identified for the Planning Area; their locations are, dispersed throughout the .community for greater accessibility and. conve-, ni'ence as depicted on the Open Space, Conservation and Recreation Map. Several of these neighborhood park sites consist of County Flood Control District drainage basins with the potential for secondary use as parks. Since Contra Costa County already owns these properties, no. acquisition! costs would- be necessary. Funding for improvements and maintenance must be generated, but overall should amount to less than might otherwise be the. case. This type of park may be used for either active or passive recrea- tional uses. Improvements can be made to the properties including planting; grass, erection. of play equipment and the construction of buildings. Proposed parks include a 4 acre site located west of Teakwood Drive between, Main Street and Chardonnay Drive, and a 9 acre site located on the north; side of Laurel Road andeast of O'Hara Avenue. Designation and development of drainage sites for park use is contingent upon three factors: acceptance of service responsibility by a secondary agency, assumption of liability, and the monitoring and policing of park facilities; all of the above must be accomplished in a manner compatible with the local community. Use of these facilities could be limited due to winter weather patterns, especial-. ly during the rainy season and by other similar useability or maintenance, related problems. However, with proper planning, design and maintenance, these park facilities could become a major asset for the Oakley community. Two additional park sites are also planned for the Oakley area. Both the Oakley Union School District and Oakley Municipal Advisory Committee (OMAC), are presently working together on the planning of a joint park/school 'utility. The development would consist of a neighborhood park 'adjacent the proposed middle school to be located on a 28+ acre site situated at the southeast corner of Cypress Road and O'Hara Avenue. An exact acreage figure for the park portion of the ..property is not yet determined, but 1 This figure excludes the 7-acre .Regional Shoreline Park located near the Antioch Bridge since it does' not qualify as either a community or neighborhood park. 2 & 3 For the purpose of calculating total required park acreage, these figures include all categories of park facilities. The 7-acre Regional Shoreline Park has been counted as a neighborhood park because its size, development and function most nearly approxi- mate that type of facility., 63 . estimated to be approximately 5-6 acres in size. If designed to be inte- grated with the outdoor recreational facilities of the middle school , actual usable open space could be considerably larger. Community , arks 'have been tentatively designated at either the northeastern or eastern edge,' or at both locations, i n the Planning area. These should be larger sized. (i .e. , 20 acres minimum) and adequately equipped for active recrea- tional uses like baseball , football , tennis, and swimming, as well' as :include some type of community recreational building. The siting for. this park is generalized; details of the size. and precise location of. the facility will be determined at the time that park development occurs. 'Actual improvement of the facility will be contingent upon a variety of factors including land availability, acquisition and construction costs.. and community support for the project. Private Facilities: Provision of additional private recreational facili- ties, in appropriate locations, is encouraged by this Plan. During recent years, private recreation uses integrated into or combined with residential Planned Unit ,. Areas have become popular. These types of recreational facilities may include, among others, swimming pools, tennis courts, exercise equipment, recreation buildings, golf courses and informal park areas. Through support for the imposition of applicable development review standards, they can be made available to Oakley residents and their guests. Although private facilities fulfill some of the population's recreation needs, both their scope and functions are basically complimentary in nature. Limited service capabilities make private recreation developments unsuitable for replacing parks or otherwise fulfilling the quantity and diversity of public recreational demands. Trails and Paths Trails and paths function to increase recreational opportunities, as well as facilitate and supplement circulation by providing convenient routes for non-motorized travel . They serve not only as links to both the regional and a Countywide system, but join local facilities with other parts of Oakley and surrounding communities. Because trails and paths provide for recrea- tional hiking, biking and riding on a regionwide basis, additional minor ties called feeder trails - not shown on the map - may be needed.. Require- ments. for feeder trails depend on the location of future community land uses and , can 'be i denti f i ed i n.. con j uncti on wi th the si ti ng of new school s, parks and other similar facilities. Feeder trails should be provided through the subdivision and permit review processes to allow establishment of a complete and functional trails system. . These will be designed .and developed in coordination with projects to link with principal trails .and other circulation facilities. Most of the proposed trails and paths would be located on either existing or future public properties. Other feeder' or connecting links in the network involve private property, and therefore could become available for use only with the cooperation of affected private citizens. 64 Development and approval of a trails system needs to be specifically coordinated with private entities as well as any related public agencies. Therefore, sites identified by the East Contra Costa County Master Plan Revision Committee, Park Advisory Committee (PAC), for the EBRPD, have also been included per their most recent Master Plan. Trails proposed on properties owned by the East Bay Municipal Utility District (EBMUD), will also require specific authorization from EBMUD's Board of Directors'. Other potential trail connections impacting nearby jurisdictions such as Brentwood and Antioch, should be coordinated with those respective munici- palities. Figure 10 delineates the planned network for both existing and proposed trails and paths in the Planning Area. This Element refines and . expands upon interim plans adopted for the Countywide Recreation Element amendment as adopted by the Board of Supervisors in 1972. Definitions of the trails and paths identified by the General Plan Parks and Recreation Element have been further clarified below in relationship to Oakley. Trails Trails can function either in a recreational capacity or as adjuncts to other types of public rights of way. They are intended for use , by both pedestrians, and non-motorized vehicles -- unless otherwise specified. . Depending upon their purpose, type, and location, trails may or may not be covered by paved surface materials. Hiking Trail Hiking trails consist of either major or primary trails intended for long distance travel by a diversity of individuals and groups. These are typi- cally designed to connect primary trails with important land uses such as. major parks or points of special interest. Hiking trails may be paved or preferably, surfaced with resilient materials such as asphalt concrete to permit all weather travel . Riding Trail Riding trails consist of either major or primary trails intended for long distance travel by persons with varying levels of equestrian experience. They may be utilized separately by pedestrians or for the combination of horses and riders. Riding trails usually are not paved, but . preferably surfaced with resilient material to permit all weather travel . 65 Hitching Areas Hitching areas are not specifically designated on the trails plan, but function as a type of trail feature. They provide posts or other attach- ments for securing horses, which permit riders to dismount and circulate independently. This type of facility should be placed at interval and destinations points in order to appropr4ately serve the riding trails system. Staging Areas Staging areas are not specifically delineated on the trails plan, but operate in 'conjunction ' with the riding and hiking trail. system. . These facilities accommodate the assembly of trail user groups .and parking for bicycles and other accessory vehicles such as horse trailers. They should be considered as a trail feature and located adjacent to both trails and access roads. Paths Paths consist of either primary or secondary bikeways which move traffic from one location to another. They can function as both recreational and complimentary bicycle routes adjacent to public roadways. Bicycle paths are normally covered by an asphalt or other type of paved surface material . Primary Bicycle Path This type of path serves as a connector for bicycle traffic originating in residential neighborhoods and seeking access to various major destinations. It can ,accommodate high volumes of short distance traffic as well as longer trips between, different communities. Ultimately, primary bikeways are expected to be developed in a physically separate location from other trails.and vehicular traffic. Secondary Bicycle Path This type of path serves as a connector for bicycle traffic seeking access to important, but less frequently traveled destinations. Secondary bicycle paths substitute for separate bikeways by utilizing pavement markings and motorist warning signs to protect bicyclists: 66 GENERlL `?PEN SPACE general Open Space encompasses four different categories of land uses: Parks and Recreation, Open Space, and Natural Resource Areas. While parks and recreation were previously the subject of a detailed discussion, this section focuses on the latter two designations. In succeeding paragraphs., particular emphasis will be devoted to the topics of natural resource utilization and preservation. Like most natural resources, open space assumes diverse forms and serves numerous functions such as protecting the public health and safety. Lands identified for this purpose border primar- ily around the Planning area's southwestern and northeastern peripheries. A variety of benefits may be derived from these including: maintenance of agricultural activities, provision of habitats for vegetation, wildlife, and special natural areas, retention of scenic beauty, conservation of distinctive geographic. forms, support of outdoor recreation values and the protection of mineral resources. Open spaces also contribute to the unique character of Oakley by physically distinguishing it from neighboring jurisdictions. AGRICULTURAL CONSERVATION Under this Plan, most non-urban areas consist of properties currently designated and utilized for agricultural production or related activities. Retaining large land areas in an undeveloped state can allow the continu- ante of agricultural operations, thereby reinforcing a Countywide goal to preserve agriculture. Consistent with the primary objective of the 1978 East County Area General Plan, specific lands will be expected to remain for agricultural purposes. The majority of parcels identified as agricul- tural are comprised of prime soils according to classification ratings established by the U.S. Soil Conservation Service. Because the amount of both suitable and available agricultural land continues to become increas- ingly scarce in Contra Costa County, protecting it is of vital importance. Persistent losses of agricultural land to urbanization and parcelization have alarming connotations for future agricultural productivity. While individual public decisions which allow farming and grazing lands to ,be developed may seem individually limited, such incremental decisions nega- tvely affect the entire region by resulting in a cumulative decrease of agricultural lands. For this reason, the Oakley Area General Plan advocates strong sanctions against development and parcel division in the open space areas. In order to preserve prime soils in agricultural production, new land use policies must be adopted, applicable' ordinances refined, and appropriate programs developed and implemented. Following i.s a discussion of those factors which presently threaten the future viability of agricultural operations in the Planning area. Insufficiently sized parcels present a problem because of the expenses involved with moving equipment between properties and the limitations affecting insecticide and fertilizer appli- cations. This is particularly true where agricultural activities and 67 , residences adjoin thereby resulting in a number of directly associated difficulties. Frequently, residential uses hamper efficient farming due to the type of annoyances (i .e. , dust, chemical spraying, noise, . etc.) typi- cally generated by agricultural operations. The proximity of ,incompatible land uses frequently leads to conflicts that otherwise would be minimized by permitting only very low density residential developments in such areas. These issues can be resolved by devising policies which require retention of the large acreages essential to successful agricultural operations in the Planning Area. Another common problem associated with small parcel sizes relates to the economics of preserving lands for agricultural purposes. Land suitable for agriculture may also be desirable for subdivision because of its flat, easy to build upon characteristics. The County's current minor subdivision processes permit large acreages to be divided into minimum five-acre parcels, with attendant exceptions granted from the improvement standards normally required for major subdivisions. This causes fragmentation of existing agricultural lands and places an additional burden on farmers in the area attempting to maintain their farming activities. As farmlands are subdivided to provide for more intense types of development, these .proper- ties then become subject to tax assessments based upon speculative suburban uses rather than actual farm valuations. Division into smaller parcels frequently creates higher land values and a concomitant increase in real estate taxes which may ultimately render agricultural operations economi- . cally infeasible. For the previously cited reasons, the Plan excludes future ranchette or suburban style development from agricultural areas .and allows only basic agricultural , rural , or recreational land uses. NATURAL RESOURCES Natural resource areas have been incorporated into this Element through the designation of both open space and recreational land uses. Since recrea- tion was covered in significant detail by previous paragraphs of this section, only the topic of Open Space remains to be discussed here. Several important natural resources present in the Planning Area which deserve. additional recognition include the San Joaquin riverfront, portions of Marsh Creek, and the Oakley ridgeline. These features offer special scenic and/or wildlife values necessitating policies designed to protect them from the environmental ,damages associated with development proposed near such areas. Native flora and fauna are abundant in the estuary and marshlands bordering the River's Big Break area, but represent delicate irreplaceable ecological systems. Big Break is potentially threatenedby surrounding high density residential and industrially designated proper - ties. Development and subdivision planned adjacent to this area should provide for the continuation and enhancement of native species and their habitats. Similarly, the unchannelized sections of Marsh Creek favor a variety of riparian species which are fragile in nature making them espe- cially vulnerable to direct or indirect effects of human activities. .68 . Pari-Acular attention must also be given to preservation of the singular; �-i..==.inctive ridgeline existing in the Planning Area. The scenic importance C-; these hills, bordering along Oakley's western edge, require considera- i-;n _ie to their unique form. Compared with the more dominant, relatively ri -.` surro,unding terrain, this ridgeline represents the most significant topographic feature in Oakley. Its physical prominence from more level areas, especially to travelers along Neroly Road, provides a pleasant vista foi both visitors and local residents. Because this route offers numerous opportunities for enjoying the resource's visual quality, every effort will be made to preserve its scenic characteristics. Future proposed land uses, consisting of commercial and light industrial activities, may jeopardize ' Fie scenic value and beauty of this area. Policies governing affected properties should include site and plan review processes capable of reduc- ing any potential environmental damages anticipated from such developments. PUBLIC SAFETY Policies of the County General Plan Elements governing safety and seismic safety are applicable to development in the Oakley Planning Area. State law requires that local governments adopt and incorporate policies for addressing seismic and other hazards via agency planning processes. A primary function of the Public Safety Plan is to identify potential haz- ards, thereby reducing exposure of persons and property to any unnecessary or preventable risks. Community safety policies should also be devised and implemented in a manner which ensures adequate protection of the public health and welfare. Although this Plan discusses safety issues directly affecting the Oakley community, it does not constitute a complete statement of public policy on these matters. Major policies impacting development and land use decision making patterns in the Planning Area must be consid- ered jointly with the appropriate Countywide Safety Elements. Those topics of greatest concern relating to public safety in Oakley range from geologic and soils hazards, to flood hazards, and wildfires. In areas considered potentially hazardous during an earthquake, approvals for public and private development projects should be contingent on geolog is and engineering studies. Current County codes allow the Community Development Department to regularly request such soil studies before issuance of building permits. Depending on circumstances, the requirement for geologic and/or soil investigations could be phased or staged. Where appropriate, necessary reconnaissance soil and geologic hazard reports may be followed by a preliminary soils report. The purpose of the reconnais- sance report will be to identify areas requiring special management and to recommend an exploration program which defines potentially hazardous geologic or soils conditions. Second stage studies can be used to more accurately identify developable areas and recommend mechanisms for reducing potentially hazardous conditions. 69 FAULTS AND SEISMIC HAZARDS Nearby the Planning Area exist faults with apparently low seismicity levels,'" including the Antioch, Brentwood, Davis and Kellogg faults, .as well as the Vaqueros fault discovered in the late 1970's. Geologic trenching .investigations for these faults have not indicated any evidence of Holocene 1ground rupture, but late Quaternary ground rupture and possibly fault creep .occur on the Antioch fault. The Midland fault is mapped through the area (Figure 14) and considered by some geologists to be potentially active. Information from oil and gas well drilling indicates that the last major movement on the Midland fault took place about 40 million years ago. It should be understood that some of the faults mentioned could cause earth- quakes at depth but not cause ground rupture at the surface. Groundshaking Seismic damage susceptibility for Oakley was assessed in the 1975 Seismic Safety Element of the County General Plan and a recent updating by Woodward-Clyde Consultants for the County. As population density increases in the Planning Area, more people and improvements will be exposed to seismic hazards. Earthquake damage and injuries can result either directly from faulting, i .e. , ground rupture, or from groundshaking. Since no active faults, which are those capable of ground rupture, are known to pass through the area, groundshaking, .which causes most seismic damage; is likely to originate on faults outside the area, and less likely to result from unknown faults or faults of unknown status. Groundshaking damage occurs either as a result of vibrations setup by an earthquake in struc- tures, or from secondary seismic hazards. Since the vulnerability of a particular building relates closely to local ground conditions,. strong vibrations of quakes are frequently responsible for much of the attendant structural damage. Groundshaking hazards expected in the Oakley area would be mitigated by adherence to building codes now in effect, which provide for lateral (seismic) bracing. Developed areas situated on hard bedrock usually perform satisfactorily under earthquake conditions, whereas firm, dry, alluvium soils seem to possess moderate damage potential . Loose surficial soils, especially those accompanied by a shallow water table, are typically most susceptible. Because groundshaking influences both natural ground and the works of man, earthquake resistant design and construction can be effectively applied to reduce earthquake damage. Certain types. of seismic hazards such as landslides, fissures, lurching and liquefaction may also affect natural ground. Only liquefaction is predictable by specific engineering analysis. 70 . FIGURE 14 O !RN �p IOYIN �T MTTleueO Q 72 O I'YY r aNT.� ppNr O -0,� C - . � � eReNr�000 --�- O -a p 7-BLACK DIAMOND _C �• � AREA FAULTS / ° O .CCiI' �F99 n / r D 9 G 74 - % i 1 \ �•�' North EXPLANATION FAULT MAPPING STATUS Fault location ------ Approximate location LEGEND ............••• Location uncertain Epicenter FAULT ACTIVITY CATEGORY Symbol _- State of California special studies zone Faults with reported Late Pleistocene to 2.4 displacement but not in a state of California special studies zone O 2.5 to 3.4 1934-1971 FAULTS WITHOUT EVIDENCE OF LATE PLEISTOCENE OR HOLOCENE SURFACE DISPLACEMENTS • 3.5 to 4.4 IIIIIIIIIIIIIIIIIIII Faults associated with earthquake swarms Faults inferred active on the basis of scattered small O more than 4.5 ' 1934-1980 magnitude earthquakes near the trace of the fault uuuuuuas Faults inferred active on the basis of a tectonic model -- Major Fault System: GEOLOGIC FAULTS MAP SECONDARY SEISMIC .HAZARDS Secondary seismic effects, including liquefaction, lurching, lateral spreading and settlement, are possible secondary geologic hazards.• A specialized form of ground failure, liquefaction is a "quick-sand" condi- tion occurring in saturated, loose, clay-free sand and some silts (Figure 15) . During an earthquake, normally firm, but wet, materials .transform into viscous-liquid mixtures which undermine the support of both natural landforms and man-made structures. Liquefaction induced differential settlement could result in damage to utilities, roads, buildings and other structures thereby causing them to sink and lean. Ridges and bluffs of looser material , highly susceptible to liquefaction, may be affected by slumping merely from the weight of the soils. Similarly, the geologically young, water saturated sandy sediments characteristic of the Big Break ,shoreline are.-also...subj.ect to this kind of ground failure. The potential for liquefaction occurring after a large earthquake increases wherei the water table is shallow and conversely decreases with a deeper water` tabie. Lurching and lateral spreading typically generate movement which ultimately results in the. settlement of materials. This phenomena most commonly occurs where space exists for soil movement -- in areas of moderate slopes such as those found along the Marsh-,Creek Flood Control Channel . Differen- tial settlement can be controlled by requiring appropriate foundation support in areas of near-surface. level sands and silts subject to lique- faction and compaction by earthquake vibrations. LAND MOVEMENT In ordinary circumstances few landslides occur .in the Oakley Planning Area. During earthquakes, however, landslides could be precipitated by liquefaction, which could involve large land areas adjacent to the delta.or other bodies of water, or slumping of.;small areas on slopes. OTHER GEOLOGIC HAZARDS Subsidence The extraction of oil , groundwater or gas is often accompanied by subsi- dence of •the ground surface. The magnitude of subsidence depends on the size of the field or aquifer tapped, reservoir fluid pressure decline, compressibility of the fluid-bearing formation and its confining strata, the amount of water removed during• the extraction process, and the geologic and finer structure of. the reservoir. Some subsidence takes place over nearly all fluid-producing reservoirs, but it may be measurable (or not measurable) in amounts ranging from fractions of an inch, up to tens of feet. The subsidence may be spread over small to very large areas. Maximum subsidence of a few inches spread over tens of square miles, is not 72 FIGURE 15 ji •f a�• � �•~A R f POO \ �. ,,, � . '�.,• udC of '. �` .f• :�'*" ,i�'r � •s'.fi \a ���� sK .v"�.'# �?+; I .. 7i. , i'.'r ail f}'�i%x" '+":'• . w� ; `a♦\a \\�\\i♦\aa�i\�\\\YSi�f fi: ...wl e' -R�:�y: \i�Ni..t...• V;:: `\ " ! a t'•'--'w^r'�:r.;.be't'3'•�.'•• �.P ,�Ry+yY�+t.�• y•�, yf. , "". �a"\a `� .r,• 'F''`'1,'i'.f' +If:'•: o-'! a.:•s \ is w\a.\ \ `r1::}.- t.. ♦\'^ 'iF:'.{•'Kt$.i.}':�gfi'i'.::rt^:':ri.• \♦\\\\\ :b:>y 5i+O1�1�M„i.R i'�1a.• Y.. .,�,� �•fiitr:,'rrli/w. \aaa\\♦ 10tH -..:Lt� Kr1,',:t`� w\\�`�'�ry.'::��•••f iy".v�F°a�.'� ♦♦ w \\\ +t.�..7:^w� 1."!J. ..:MJ: ♦\a•.w\w, ray'.�•�'Y " fe#O ' •• .. a\\a,aa as as a nom.`:..:i'�+,q�;r '.'�.r�:9,a?:'a. a���. ,.�.. is aa.J'`. 4iR��s`,r•- �:��.��n wva�lC�'aa\ �aaw..,.a avy�•�, '�,.±5�yti� -'wwa ;;.i. yy,�. r {•: -rhY�+riKr. a:�M .. ••La.i:' L... L.51 .Vit„ •' \\ www :!:;''„i» 'rt�if•' D+cru j •.'�'Rte'-.1�: Ra��. North CATEGORIES OF LIQUEFACTION POTENTIAL `j•;' Generally moderate to high • �;�`,� Generally mode rate to low I 1 Generally low LIQUEFACTION ZONES MAP easily detectable and .usually has no measurable effect. Large total subsidence or a steep subsidence/no subsidence change of the land surface can slow the flow of drainage courses, canals, and underground pipelines, and in severe cases, can cause ponding or flooding. Subsidence has --its most serious effects on land at or near the level of large bodies of water, especially those close to sea level . Subsidence can lower the elevation of flood protection levees, and at the same time impede drainage of nearby surface waters; this increases the likelihood that floodwaters may overtop levees. During 1984, the South Oakley gas field was the largest producer of non- associated gas in the State. The planning area is also situated at. the east edge of the Brentwood oil field. Ground water is used for some agricultural and domestic water supply but requires replacement by imported water for large developments. Erosion Most soils of the Oakley Planning Area are not susceptible to erosion in cultivation, according to U.S. Department of Agriculture information. On graded slopes, however, .many soils, especially the prevalent Delta sand and Piper sand soils, are highly erodible. These soils have other limitations that require special measures to establish and maintain erosion-resistant vegetation. FLOOD HAZARDS A variety of existing or proposed land uses -- agricultural , residential , commercial and industrial -- may be subject to flooding from either the 100 year, 500 year flood hazard or tidal inundation zones (Figure 16) . Within the Oakley area, inundation hazards .are mitigated for storm events up to 100 year recurrence intervals along Marsh Creek. Areas affected by creek overflow and reclaimed lands with deficient levees require flood protection which cannot be provided. Inadequately drained lands subject to accumula- tions of 'standing water, should not be developed except for agricultural and other open space uses. . In additi.on to those areas located near or below mean sea -level , hazards still exist for the largest types of floods. Ail potential flood hazards must be fully evaluated to determine those lands in. the Planning Area best suited for development purposes. Struc- tures intended or designed for human habitation should .be permitted only in areas where necessary flood protection measures presently exist. Othe.r- wise, floods happening before placement of required storm control mecha- nisms could result in significant property damage or even loss of life. Developers of property located in areas known or designated by the Federal government as flood prone, shall satisfy Federal Flood Hazard Insurance requirements. 74 FIGURE 16 � • �a a+o BRIAK a Jew 1 �,1� ©' jy/� •'Y,< - 1`�� - •- ���,`',_ _ < s rMr Ran, �\-\r 1. 1 a _c-,:� - b 69 � r Or111 AW :,:..' ::� i��_ .1.1 �_ = Iii• �r.-�\� - •1%;ria:`r i ! I d < 1 e _ LBALLMMSYYInnti .�prMl GTY QQ _' \ ,...I North Flood hazard areas FLOOD HAZARD ZONES MAP Storm water run-off occurring within flood or inundation zones, is. regu- lated through the construction of County flood control improvements. As more intensive development occurs, new flood control measures . will` be needed. Policies allowing changes from agricultural to urban use; in- creased residential development densities, and more intense commercial and light industrial construction can result in impervious surface areas (i.:e. , roofs, streets and sidewalks, parking lots, etc. ).. Additional impermeable :coverage may mean an increase in overall run-off volumes along with - the concentration of storm flows at greater velocities. In view of Oakley's expanded development potential , all existing planned . drainage districts should be reexamined to determine the adequacy of future drainage and flood control improvements, facilities, and attendant fees. Other mechanisms for directing storm water run-off include the establish- ment and maintenance of defined drainage areas. Fees for flood control and drainage system improvements in approved subdivisions are imposed and .normally collected at the time of filing the Final or Parcel Map. However, .:payment of necessary drainage fees can occur during different points in .the development review process, particularly at the time of application for a building permit. Current policy requires that developers within an author- ized drainage district provide for .the collection and conveyance of storm waters and pay a fee or perform equivalent amounts of work according to the standards delineated by applicable County plans. WILDFIRES Wildfires, in the Planning Area, pose a danger to life and property .partic- ular.ly during the summer and fall dry season when they are the most. likely to, occur.. Accessible, unkempt dry vegetation presents a high risk, partic- ularly since most fires are caused by people. Parks and unirrigated lands associated with residential development also seem particularly susceptible to wildfire. . Dry grass ignites readily, but can be rather easily con- trolled, in contrast to fires started in dry brush or wooded areas. Fire in theselocations, as well as on windy hillsides, and in open fiel.ds, spread quite rapidly. Homes built in fire-prone areas should be required to provide adequate on-site water supplies, as well as suitable access -for fire fighting equipment and vehicles. Requiring the use of combustion resistant structural materials and irr.igated landscaping will help reduce fire potential and create additional' protections . for the homeowner. All new subdivisions proposed in outlying areas where fire could spread to adjacent agricultural or park lands, should be subject to special .revi-ew. This will - help ensure the development of adequate mitigation measures which are designed to protect both new construction and natural areas from the threat of a wildfire. Responsibilities for fire prevention, weed abatement and other related maintenance programs• need to be clearly defined and implemented so that persons and property receive .adequate safeguarding against potentially unexpected fires. 76 COMMUNITY FACILITIES AND SERVICES All residential , commercial and industrial development, whether rural or urban in character, depends upon a variety of supporting facilities and services as dedicated on Figure 17, the Community Facilities Map.. These needs are based upon the type and level of facilities and services either desired or required, as well as location and density of development. Community facilities consist of those lands and structures used for supply- ing publ i c: servi ces to persons who live in 'the Planning Area. Facilities include public or semi-public utilities, public educational , cultural and recreational developments, public protection services, County Service areas for drainage works, street lighting and other special improvement or maintenance purposes. Every community must have a water supply, method of sewage disposal , utilities, schools, fire and police services along with other community facilities. Provision of adequate facilities will help ensure that residents enjoy a safe, healthful , efficient and stimulating environment. Based upon population increases projected due to policies identified by this Plan, continued development in Oakley will demand the following facilities. These services and facilities may be supplied by either a public or semi-public agency. SCHOOLS Provision, ' maintenance and proper utilization of school facilities is a persistent problem confronting all school districts in Contra Costa County. Schools rank among the facilities most directly affected by public agency decisions resulting. in changes to local land use and development patterns. A .community's balance can be significantly influenced by both school needs and the comprehensive planning process, particularly as they relate to educational costs. The attractiveness of an area for residential as well as economic purposes is integrally connected to the quality and scope 'of district education programs. Because schools comprise an important part of the .po*bn i ty, this Plan proposes 1 and. use designations which will assist. school districts in providing. needed facilities. Since the most immediate requirement is for new school structures, the following policies attempt to focus on support for an adequate school system. Until the County devises permanent, long range solutions for addressing school financing and con- struction in the Planning Area, special fee assessments shall continue to be assessed new residential units. . Once the Oakley Infrastructure Finance Program Study exploring funding options for required school improvements is completed, other more permanent- mechanisms will be identified for this purpose. Responsibilities for public education in the Planning Area are divided between four separate school districts. Antioch School District serves the northwestern sector, Brentwood the southwestern portion, and Oakley Union the north and central areas of Oakley. The Liberty Union School District 77 FIGURE 17 . b BIO BREAK OAKLEY SANITARY DISTRICT WINTER DISPOSAL AREA •.T.17.R R.R , .. ..................++ a OAKLEY WATER DISTRICT Iw• TREATMENT PLANT OAKLEY FIRE PROTECTION PLANT OAKLEY J a $ DISTRICT STATION CONTRA COSTA COUNTY SHERIFF'S DEPARTMENT STATION �••MR°•� s,• OAKLEY •SAN°ITARY DISTRICT— •"*•. TREATMENT PLANT OAKLEY MIDDLE SCHOOLb i Ca.R.0°R.C.w PROPOSED ; +� SCHOOL Cw... C°rl•r...rl 4y a Lwsr1 R..d 1� e — Cr .Rwtl i 3 GEHRINGER SCHOOL b Bw..•rlew•ltd 0.R•R." ~ L—T.w Rw ® .Lew 1 rw ww 1 •�f —"' j LA PALOMA HIGH SCHOOL Nn••ly.w.r •.lyr.lyrl . 1 CITY 0f q 1 0 4000 V' 5 SCALE feet. wM� vl COMMUNITY FACILITIES MAP ,o high school facilities with Liberty Union High School located _V.,-30d and La Paloma Continuation High School on Lone Tree Way. elementary schools include Oakley Middle School on the west side �.ra Avenue and Gehringer Primary situated just west of State Highway =:nt population influxes have significantly increased the number of age children in the Planning Area. Combined with growth projected p;,; suant to this Plan, these new students will necessitate replacement or ex,: :isi on of existing facilities along with the construction of new ones. Both Oakley Union School District and Liberty Union High School District are in the process of planning and acquiring sites for future schools construction. Another middle school is considered the highest priority, ith some funding also included for a6 elementary school and the first ncrement of a second elementary school . Provisions have also been made to explore the potential for acquiring a 40 acre high school site planned in '.ie southern portion of Oakley. LIBRARIES �a.st County, including the Planning Area, is served by three libraries )P:�. ated under the Contra Costa County Library System with locations in ntwood, Byron and Oakley. Based upon population related standards of _::e American Library Association, present library facilities are inadequate to serve future growth in the area. However, it should be noted that actual service levels exceed those indicated by the statistics . due to extension of special County library facilities, including a central book depository, reference system and bookmobile. Although every 20,000 persons requires the addition of one branch library, construction or expansion of local library facilities would be contingent upon County policy decisions. RECREATION A description and discussion of existing as well as planned recreational facilities have been included in the Open Space and Conservation Element of this Plan. Readers are referred to the Recreational Open Space and .General Open Space sections of this document. for a more detailed analysis of recreation in the Planning Area. HEALTH SERVICES Two hospitals exist in proximity to the Planning Area: Delta Memorial , a 53 bed private facility in Antioch, and Pittsburg Community, a 78 bed facility in, Pittsburg. Hospital extension facilities are also available and planned for future development in Oakley or the immediate vicinity. An additional medical facility located in Old Town Oakley offers both urgent and continuing medical care for area residents. The Delta Oakley Express is designed to accommodate minor emergencies, but also equipped with 79 stabilization facilities for major emergencies. A larger urgent care clinic, currently under construction near Highway 4 in Brentwood, will provide similar medical services sometime in late 1987. The Brentwood Health Center, a semi-public health clinic providing prena- tal , pediatric, general medical and psychiatric services is also located near Oakley. County doctors and other related personnel along with a doctor from the National Health Service staff this facility. In addition, the County Health Department sponsors periodic clinics, public health nursing and sanitation services to the East County. Other types of medical resources, especially private ones, are presently limited in the area consisting mainly of several physician, dental , opto- metric offices, and private rest homes. Additional , smaller clinic facili- ties will be needed both within and around the Planning area as Oakley's population continues to grow. However, according to hospital standards established by the. Bay Area Comprehensive Health Planning Council , the small , scattered existing population in East County does not warrant a. hospital facility of its own. Even with the population increases antici- pated due to this Plan, no more hospitals would be required in the :immedi- ate future. . Applicable standards state that remote, low density areas require only one 50-bed facility, while a health facility planning area with 50,000 to 70,000 population justifies a maximum 75-bed hospital,. UTILITIES Water Supply Water service in the area is supplied by. either private wells located on individual parcels or the Oakley County Water District. District waters are obtained via the treatment plant on Contra. Costa Canal , a channelized waterway extending from Rock Slough in the Delta to Oakley and areas in the west. Oakley's treatment plant can provide a maximum 6.2 million gallons of water per day . (mgd) to more than 2,000 customers. According to 1984 figures, daily demand on the plant was 3.8 mgd with a peak hour demand of 5.5 mgd. Current water demand is generated mainly by residential develop- ment,. although the DuPont Plant, a major industrial water user, consumes an average of 0.72 mgd. Projected 1987 peak hour demands would exceed current plant capacity, creating the immediate need for additional treated water supply and storage facilities. Proposed buildout of the Planning Area will increase water requirements in the area to a range from 5.57 to 6.20 mgd. Due to its advancing age, the existing plant will require both mechanical renovation and storage expansion in order to accommodate new growth an under this Plan. Although. the condition of the existing water distribution system is rated as good, older, smaller mains located in downtown Oakley need replacement. Future commercial and office growth in the central district would further contribute to the need for replacement of .existing water main lines. The downtown and Bridgehead areas, as well as 80 ide of State Highway 4, are presently served by mains which ":nmercial fireflows of 2,500 gallons per minute (gpm) . Elsewhere, .)ws of 1,000 gpm exist - an amount adequate for residential or ?r' types of l and uses. As -oted above, projected population growth would also create demands for additional storage facilities. Storage for equalization purposes (water to swti fy peak hour and peak day requirements), fire, and emergency reserve all necessitate expansion. Ultimate District plans include an elevated storage facility and possible new treatment plant located in the area west of Neroly Road near Contra Costa County's Pump Station #4. Without these ,-system additions, urban development in the Oakley area will be either impeded or severely restricted, thereby reducing land values. The inabili- ty to provide water service in areas designated for urban growth could also restrain market demand for development and inhibit overall economic expan- sion in the Planning Area. Sewage Disposal Wastewater treatment for the Planning Area is provided by the Oakley/Bethel Island Wastewater Management Authority, a joint powers agency representing the communities of Oakley and Bethel Island. Only certain portions of the Oakley area presently receive public sewage collection, treatment and disposal services from the local supplier - the Oakley Sanitary District. Properties situated outside of these boundaries would require prior annexa- tion in order to obtain service from the District. Physical facilities for the District include' a treatment and reclamation plant located immediately south of and adjacent to Big Break. The plant is designed with an aerated lagoon which discharges effluent to a conventional land disposal system. Existing treatment plant capacity could support another 5,000 dwelling units (about 1.25 mgd) without expansion. However, land disposal area is insufficient for present flows and unable to sustain more growth without additional capacity. Despite its ability to process approximately 2.2. mgd, the existing disposal capacity remains insufficient to accommodate present flows. Future residential growth will further compound the sys- tem's inherent capacity limitations, thus significantly increasing local sewage treatment and disposal needs. Local service deficiencies resulting from increased flows would, in turn, necessitate a variety of sanitation -system improvements. These ' should include . installation of major new conveyances, along with the expansion of both current sewage treatment capacity and effluent disposal facilities. However, as described below, other alternatives for expanding the present methods of sewage treatment may also exist. The District could locate and acquire additional acreage suitable for irrigation with reclaimed waste- water, obtain approval for surface water discharge into the San Joaquin River, or combine these two techniques. Although the Central Valley Regional Water Quality Control Board policy mandates land disposal in lieu of discharge to surface waters, a recent Wastewater Facilities Expansion Feasibility and Planning Study (Dewante and Stowell , 1985) lends support 81 be delayed by increased vehicular flows on local roads, particularly truck related traffic along State Highway 4. Excessive response times inevitably reduce opportunities for apprehending criminals, thereby decreasing ''the effectiveness of police operations'. In turn, conditions generating greater potential for crime risks could result in higher insurance costs to local residents and businesses.. For these reasons, this Plan encourages mainte- nance of minimum response times in the delivery of Sheriff's protection services. Revised land use arrangements including substantially enlarged commercial , industrial and multiple family districts will ultimately extend the oppor- tunities for criminal activity. Incidences of residential and business related burglaries, vandalism, disturbances and traffic accidents, can be expected to rise along with the expanding population. Future needs antici- pated due to this Plan include not only additional police protection services, but a new Sheriff's station and related equipment. However, existing revenues are insufficient to provide the requisite personnel and facilities. Without adequate financing, an overall ,diminution in service capability could become a serious problem as the area continues to develop. Less than urban police protection levels might deter some builders, poten- tial residents, or both, thereby restraining growth and economic develop- ment in Oakley. Because no funds exist for either the increased service or equipment costs needed to accommodate projected growth, alternative financ- ing must be explored. This Plan recommends that consideration be given to one, or a combination of the following mechanisms for funding essential police protection services and facilities. A special tax created -for police protection in Oakley may be approved by a two-thirds majority vote, service. contracts negotiated between the Sheriff's Department and specific development projects, or impact fees imposed and levied on new development over a particular period of time. 84 V. DEVELOPMENT STANDARDS "G AREA PROGRAM Phase One: Using the General Plan Land Use maps and text as guidance, the en'.-,re area within the planning boundaries shall be rezoned to P-1, Planned ',.!hit Development. ?11;c-.ze Two: Review of proposed development under the Planned Unit Develop- ient process shall acknowledge proposed and existing adjacent land uses in the design and site plans of the proposed project. Compatible lot sizes is one buffer tool to be considered during project review. In addition, the following concepts and programs shall be considered in the review of the proposed development. COMMUNITY IDENTITY Community Identity plays an important role in guiding the development of any rapidly growing area.. Existing assets, whether architectural , histori- cal , topographic or vegetative, form the basis upon which community identi- ty is built and maintained. The Oakley downtown area contains buildings dating from around the turn of the century and can be used to set the architectural theme for building renovation and new construction. Success- ful development of an "Old Town" theme along one of the main entry roads .to Oakley will support the community's unique identity and historical roots, and help differentiate it from surrounding communities. New development and rehabilitation of older structures should be required t_ '16corporate architectural features associated with the older, existing downtown structures. PROGRAMS: 1. Utilize a specifically designated historic interest district (Old Town Area) which indicates those specific parcels subject to the design requirements. 2. Incorporate each of the following design features into all construc- tion within the designated Old Town Area: A. Horizontal wood exterior siding and/or heavily textured stucco. B. Double hung windows with a high vertical/horizontal dimension ratio. 85 for the second option. Before selection of either alternative, all policy issues ,relating to the effects of effluent disposal on the quality and use of the public waters would require resolution. PROTECTION SERVICES Protection of lives and property from fire and crime are essential services which require public facilities 'and funds. In the Planning Area, the Oakley Fire Protection District, Contra Costa County Sheriff's Department and California Highway Patrol share responsibility for these functions.. Fire Adequacy of fire protection services is based on various elements including the availability of water supply, size of area to be protected, type and location of structures, and the nature; as well as distribution of land uses. For instance, agricultural , single family, and commercial recreation properties normally are less expensive to protect than public/semi-public, retail/commercial and industrial lands. New land use configurations which propose changes in the basic characteristics and intensity of area develop- ment patterns will affect the ability of local fire personnel to provide satisfactory protection. Another factor determining the effectiveness of service levels is the response time for fire apparatus to reach an emergen- cy scene. Excessive response times inevitably increase the opportunity for structural damage and the incidence of serious injuries or casualties. In turn, conditions generating greater potential fire risk usually result in higher insurance rates for local businesses and area residents. For these reasons, this Plan encourages the maintenance of minimum response times for fire personnel. and their vehicles/equipment. Moreover, the provision of direct, .safe accessroutes for emergency vehicles shall be an essential part of any major development project. Firefighting assistance is provided from the Oakley Station located at Second and Ruby Streets, which responds to calls in areas west of Sellers Avenue. A second station maintained near Knightsen, also dispatches personnel to local fire scenes (non-structural ones) occurring east of Sellers Avenue. Both. facilities are equipped to extinguish wildfires, but share responsibility for structural fires due to the lack of fire hydrants and ample water supply. Stations are staffed by volunteers from the communities of Oakley and Knightsen, along with a small number of paid employees. No shortage of volunteers presently exists, but a permanent, full-time force could be necessary for providing 24-hour coverage at some future point. ' Additional equipment will be required to preserve current service levels and avoid delays in responding to requests for fire protec- tion. A reserve vehicle, along with an attendant storage and maintenance structure. for housing the new equipment, would enable the District to :use present facilities another five years. 82 Future District needs anticipated due to this Plan, include the following fire protection costs and new facilities: the employment of a full-time salaried staff, and construction of several new fire stations. However, the .District's share of property tax revenues, may be insufficient to cover the associated capital costs. Without adequate financing, an overall diminution in service capability could become a serious problem as the area continues to develop. Less than urban standard fire service levels might deter some builders, potential residents, or both, thereby restraining growth and economic development in Oakley. Because no funds exist for either the increased service or equipment costs needed to accommodate projected growth, alternative financing must be explored. This Plan recommends that upon completion of the Oakley Infrastructure Finance Program Study, action be taken to resolve these funding issues. Specific mechanisms and programs should be adopted to ensure the implementation of all. Fire District requirements. This Plan provides for a future fire station to be located in the vicinity of the intersection of Live Oak Avenue and Oakley Road. Police Oakley receives. police services from the County Sheriff's Department via a local station house sited at the corner of Acme Street and O'Hara Avenue. The area consists of three beats which extend from Bethel Island to Discov- ery Bay/Knightsen and southern Oakley, in combination with County lands around Antioch. Staff assistance is provided by a lieutenant, sergeants, and deputies who operate three patrol vehicles in the Planning area and surrounding environs. Recent population growth has resulted in the author- ization of five new deputies for East County areas covering Oakley, West Pittsburg, and the unincorporated portions of Antioch. New officers scheduled to join the force in mid-1986, will augment service but not by a significant margin; current police protection remains under capacity to accommodate the desired optimum levels. At least nine more officers are required to provide a full complement of protection services for the area. Department estimates indicate the number of service calls in the East County have doubled over the past three years. Additional residents in the Discovery Bay, Bethel Island and ' Brentwood patrol areas would also contribute to the demands for police services. Continued expansion and development in Oakley would affect the ability of Sheriff's deputies to maintain satisfactory protection levels. Combined with population growth in nearby communities, services would be further impacted, thus increasing the need for more personnel . Generally accepted standards require that there be at least one officer available for every 1,000 new .persons in the Planning Area. Complete buildout under this Plan will necessitate a minimum of 42 and a maximum of 45 additional officers just to accommodate Oakley residents. Another factor used in determining the adequacy of service levels is the time necessary for police personnel to arrive at the scene of a crime. Response times in the Oakley area would 83 C. Stepped parapet walls like those on the library and other exist- ing old-town buildings. D. Front-lighted wood or painted raised-letter signs, with no back- °. lighted plastic or neon signs. 3. Develop a loan/grant program for renovation of, existing structurally sound buildings. 4. Provide design recommendations to project proponents to aid in the early incorporation of general plan architectural standards into project design. . 5. Incorporate public parking into any reuse or development of abandoned railroad rights-of-way adjacent to the old town area to accommodate existing• development currently lacking on-site parking. Centralize public parking in the Old Town area along the Atchison Topeka Railroad right of way to service parking needs of local businesses. 6. Emphasize the Old Town area as a community center in the continuing planning and development of Oakley. Encourage specialty shopping, higher residential densities, community facilities and other semi- public uses such as a community center, senior citizens facility and entertainment in the commercial core. Encourage professional office uses•tnear the existing post office to serve as a town center. RESIDENTIAL SUBDIVISION DESIGN Residential Subdivision Design for single family developments become monotonous if variations in street design and home placement are not incorporated. The monotony can be more noticeable as density increases, particularly in areas of relatively level topography, such as the majority of the Planning Area. Higher property values can be created and more easily sustained with interesting subdivision design which responds: to local topographical features and provides variety in home placement and design. Community safety and appearance can be increased through proper design standards. Such design standards must also address a subdivision's relationship to arterial streets. New residential development should be required to avoid the monotonous design typically associated with grid pattern interior circulation roads and identical setback standards. Subdivision relationship of arterial streets must adhere to design standards specified under the programs section of this plan in: order to increase safety and improve . overall appearance. 86 PROGRAMS_ Locate houses in single family residential subdivisions to respect natural site topography and relieve visual monotony. 2. Encourage deviation from existing grid development pattern through the use of curvilinear streets to incorporate natural site contours and create visual interest. 3. Require varied setback standards in all major subdivisions with at least 30% of all residences setback the minimum required by zoning plus 7 feet. 4. Design homes in major subdivisions to provide for side-entry garages for at least 25% of all residences. 5. Require developers of new residential subdivisions to provide land- scaping in areas lying between rear and side lot fencing and abutting arterial streets. 6. Discourage subdivision design which allows direct driveway access onto arterial streets. 7. Require lighted house numbers, visible from a public or private roadway, for all new residential construction. PARTIAL OR- PREMATURE LAND DIVISIONS Partial or Premature Land Divisions have caused proliferation of one acre lots in areas planned for higher residential densities. Development and subsequent division of these one acre parcels has created difficulties in the efficient provision of roads and utilities and often resulted in underutilization of planned residential areas and a proliferation of private roadway systems. . Intermediate subdivision occurs when agricultural large-lot property is divided for homesites below the planned density and served by private septic tanks and well water. Often private roads are established and purchasers, construct residences on lots without considering the ultimate property development potential . When such property is further divided, the lotting pattern can be erratic, public roadway alignments are difficult to coordinate among a proliferation of private roads, and the full development potential of the land is lost. With, underutilization of planned residen- tial areas, together with a given demand for housing, additional pressure is created to convert lands reserved for agriculture and open space to satisfy housing demand. 87 Occasionally, intermediate subdivision can block the economical extension of utilities to other .planned residential areas: .This occurs when „interme- diate subdivision is approved in the path. of... the logical extension of public utilities, thereby raising the cost of uti.lity .line extension to. the subdivider desiring to ,fully utilize planned •r.esident'ial densities of less than one acre. The larger line extensions . needed to convert developing areas, past intermediate subdivisions, to existing utility lines can raise the overall cost of housing and lower the prices developers are willing to pay for unimproved land.. Uneconomical use of planned residential land should be prevented ;by di.sal- lowing, subdivisions which fall below the applicable planned residential density. Exceptions for hardship cases may be allowed only under carefully specified conditions. PROGRAMS: 1. Subdivision of single-family residential land will be considered consistent with the Land Use Element only when the calculated density is within the specified density range. Subdivision to less than the specified single-family density range is . inconsistent with the Land Use. Element. of the General Plan and may not be approved unless all of the following criteria are met. A. Owner-occupants- of an existing residence who wish to retain their existing home and sell surplus .acreage,. and such a land sale is the only feasible manner for the owner-occupants to retain their home without suffering a hardship. B. The division clearly allows all_ property, including the existing home site, to be developed within the planned density range .and allow for appropriate street design, .lot configuration, access and utility line extension. C. All dedications for arterial and collector streets are made 'for all property within the subject land division. 0. No more than two parcels are created, one with the existing home and one with the balance of the property, or the ultimate di vi- si.on `of land. will be accomplished on the balance of the property simultaneously with its separation from the existing home site. MOBILE HOME USE PERMITS Mobile .Home Use Permits have proliferated in areas undergoing a transition from agricultural to residential use. In some instances, use permits for temporary mobile homes are necessary for caretaker purposes or to provide 88 ► 1 .ar Qporary residences for infirm family members when in conjunction with a r,1r. m,-.hent residence. In other instances, caretaker mobile home permits t-,,Lvebecome substitutes for construction of permanent residences. The place-ieht of mobile homes outside of mobile home parks is prohibited by State law except for the above legitimate short-term uses. The establish- ment of mobile homes (as differentiated from manufactured housing) .in developing ' residential areas can reduce property values and the visual.. attractiveness of neighborhoods when the use permit process is used to: establish permanent residences beyond the intended short-term caretaker use. provisions of the Zoning Ordinance. Property values and community attractiveness can be protected by requiring specific standards for mobile home establishment through the use permit process. COMMERCIAL AND OFFICE DEVELOPMENT Commercial and Office Development has been conducted on a parcel by parcel basis with zoning standards providing the main criteria. Additional standards are necessary to coordinate development with adjacent land use districts -and existing development in order to prevent potential conflicts between incompatible land uses. Neighborhood commercial development should• reflect the residential character of the surrounding area. New office and commercial areas should adhere to specific design standards to improve overall community aesthetics. Existing commercial land needs to be upgraded and development of new office and commercial uses guided to improve overall community appearance. PROGRAMS: 1. Office and Commercial : a. Require buffer areas where an office or commercial use is adja- cent to -a residential use. Buffers may .include masonry walls, berms, mounds and landscaping or a combination of such design features. b. Create and maintain a unifying architectural and landscape theme by use of design, materials, texture, landscaping and other treatments for structures within a common development area, as well as those in the immediate vicinity. C. Coordinate signs with the design of structures in common develop- ment areas through the identification of a program specifying appropriate style, materials, colors and sizes for signs. 89 d. Landscape all parking areas located adjacent to public streets by providing landscaping along the periphery and within the paved .areas of parking lots. e. Discourage further extensions of existing thoroughfare (strip) commercial development -along major street or highways, and encourage development of shopping areas more easily accessible to new residential areas and which do not rely on Highway 4 for direct access. 2. Commercial : Commercial areas located in solely residential areas shall be designed to reflect the residential nature of the community. Commercial projects shall be considered neighborhood commercial when the area of the project is generally seven acres or less, an area surrounded by residential uses, and providing neighborhood level services. . In addition to the above, neighborhood commercial development will meet the following criteria: a. Develop, design and construct buildings in a style reflecting the residential character of the area. b. Permit only those uses which are predominately retail sales-tax generating in nature. C. Ensure compatibility of uses, landscaping, signs, lighting, mechanical equipment siting and enclosures, trash receptacles and enclosures, storage areas; loading/unloading, and parking areas with adjacent planned residential areas by incorporating adequate setbacks and screening. INDUSTRIAL DEVELOPMENT Industrial Development can be an employment benefit to the Oakley area. However, without specific safeguards to community appearance and public health and safety, such development could create community 'liabilities and negative impacts on adjacent land uses. Development standards should be required and devised which center on improving community appearance and protecting public health and safety. 90 PROGRAMS: 1. Heavy Industrial : a. Maintain adequate physical` separation between heavy industrial and abutting non-industrial land uses to promote safety and mitigate noise impacts. b. Provide visual screening to create attractive appearances along major roadway frontages and adjacent residential areas . Use landscaped berms to screen parking areas from adjacent non- industrial land uses, and landscape the periphery and interior of parking areas. C. Annex and connect all industrial developments to public sewer and water utilities. . d. Access to heavy industrial development shall be via public roadways with adequate improvements and service capacities, based upon the specific type of use and required County roadway design standards. 2. Light Industrial a. Require parcel sizes sufficient to accommodate requirements for buffering, landscaping, parking and other specific site develop- ment standards and county ordinance requirements. b. Annex and connect all light industrial developments to public sewer and water utilities. c. Access to light industrial development shall be via public roadways with adequate improvements and service capacities. d. Provide visual screening to create an attractive appearance from major roadway frontages and adjacent residential areas. Include the use of landscaped be between parking lots and streets abutting Highway 4, Neroly Road, Oakley Road, Laurel Road and Empire Avenue. Landscape along the periphery and within the interior of parking areas. e. Maintain adequate physical- separation between light industrial and abutting non-industrial land uses to promote safety and . mitigate potential noise impacts. f. Limit office uses in light industrial districts 'to research and . development type uses or office uses directly associated with the industrial activities of the site. 91 g. Conduct within a completely. enclosed building industrial activi- ties on parcels fronting along major roadways and abutting residential land uses. (Refer to Circulation Element for, major roadway identification. ) h. Review design of light industrial development projects to ensure quality architecture and landscaping design standards. Prohibit the use of metal or other low quality construction materials on parcels located along major roadways and near residential areas to protect the health, safety and welfare of the community. .92 VI. IMPLEMENTATION MEASURES ,AND USE 1. Change zoning of parcels, districts, or both, to reflect consistency with use designations identified under this General Plan. 2: Prepare and adopt necessary revisions to the County Zoning Ordinance which 'reflect conformance with the Land Use Element. 3. Establish development . standards which . apply to specific land use designations identified in the various Elements of this General Plan. 4. Require submission of specific, detailed development plans for all new projects proposed in the Planning Area. 5. Develop an Old Town map delineating specific district boundaries and t design plans for affected land uses and parcels. `" : 6. Study,, devise and implement a policy which requires services capabili- ty as a condition of--approval for all types of development. 7. Ensureconnection and permanent provision of public utilities and facilities for all properties to be developed in Oakley. S. Decrease land use intensities in areas unable to accommodate adequate levels of utility and roadway systems. 9. Consolidate. thoroughfare (strip) _ commercial zoning districts into planned commercial areas particularly at appropriate intersections. 10. Encourage grouping compatible land uses and activities capable of being serviced by alternative transportation modes such as trails and paths. II. Require detailed geologic and engineering reports as a prerequisite for considering the approval of public and private development. 12. Continue monitoring development within the Planning Area to ensure consistency with the goals and objectives stated in this Plan. HOUSING 1. Offer assistance to developers of low and moderate income housing by providing necessary information about available mechanisms. 93 2. Provide for low and moderate cost housing needs in Oakley through'-the use of public, private and/or joint public-private action. 3. Create incentives for developers providing housing for low and .moder- ate income households. Incentives could include density bonuses, total or partial fee waivers, flexible design standards or tax-exempt bond.financing. 4. Encourage a program to allow housing which accommodates the needs of fixed income persons, elderly persons, or both of these. Coordinate this program with efforts to revitalize the Old Town area of Oakley. 5. Instruct staff to investigate ways of meeting housing needs. of low. and medium income families, including the impact of local ordinances and development regulations on both new construction and rehabilitation. 6. Develop programs which foster the conservation and rehabilitation, of residential structures in existing neighborhoods. 7. Ensure the provision of adequate community facilities and services to all housing income categories and residential land uses. .S. Adhere to the standards and recommendations of the most current Uniform Building Code and amend as required to ensure compatibility with unique local conditions. 9. Work to influence other related government agencies in resolving major obstacles to the provision of housing, including tax reform and Federal budgeting. CIRCULATION 1. Initiate a review of the existing facilities which identifies current as well as projected future deficiencies. 2. Establish improvement priorities in coordination with the cities of Antioch and. Brentwood. 3. Develop a five-year capital improvement program with cost estimate and funding sources for approval by the Planning Commission:' 4. Obtain Board of Supervisors approval for the current year improvement program and annually update the five-year capital improvement program for review and approval by the Planning Commission. 5. Plan future circulation facilities to enforce building setback through the development of alignments. 94 6. initiate a review of zoning regulations to assure consistency with the goal , policies and programs of this Circulation Element. Note that timing of zoning changes is important to discourage leap-frog develop- ments and encourage a cost-effective circulation system. 7.' Update the Circulation Element periodically to reflect any significant changes in land use plans and/or - in development densities, current transportation methodology or modes of transit, and changes in the local economy. 8. Continuously promote the Transportation Systems Management (TSM) Program as a high priority. 9.. Conduct a special study along the State Highway 4 corridor to minimize impact on the Oakley Old Town area. NOISE ]: Measures required in order to br.Ing a development into conformance with the Noise Element sound level's shall be adapted for the ultimate roadway width and traffic volume. 2. Investigate possible acoustical treatment of existing structures and requirements for appropriate sound attenuation in new commercial , industrial and residential structures. 3. Devise and adopt standards for acoustical treatment in all multiple family residential land use designations and zoning districts. 4.. Review planned locations for all future school sites and additions to assure suitable protection from high noise volumes. 5. Consider possible routesfor redirecting through truck traffic away from residential neighborhoods and around the Old Town area.. 6.. Require acoustical studies which .include on-site vibration tests and measurements for all development affected by excess noise levels due to siting near the Southern Pacific and Atchison-Topeka/Santa ' Fe railroad lines. 7. Evaluate the desirability of adopting comprehensive noise control via a noise ordinance such as the model one suggested by the League of California Cities. 95' OPEN SPACE AND CONSERVATION RECREATIONAL OPEN SPACE 1. Continue requiring developers to dedicate a reasonable amount of land suitable for permanent recreational space or provide in-lieu fees for the acquisition of property for park use. . 2. Instruct staff to investigate local , State and Federal grant programs with available funds for the development of open space recreational lands. 3. Study the feasibility of preparing detailed development plans for a system of greenbelts or greenways around the Oakley periphery'" ' 4. Coordinate development of parks with all concerned agencies to insure an integrated system which. provides community recreation opportune- ties. 5. Create a locally based Parks and Recreation Committee for developing and reviewing all proposed plans for such facilities in the Planning Area. 6. Study the potential for an East County Recreation District to accommo- date recreation requirements within the Oakley Planning Area. 7. Provide a public agency mechanism to develop procedures for maintain- ing and distributing collected park dedication fees in appropriate community locations. 8. Support and encourage East Bay Regional Parks District proposals for creating a Regional Shoreline Park in the Big Break area of Oakley. TRAILS AND PATHS 1. Contact and. coordinate all agencies concerned with the development of a comprehensive trails and paths plan for Oakley residents. 2. Encourage the placement of an interconnected system of trails and paths which provide for both circulation and pedestrian needs in the community. 3. Develop appropriate siting, design and development standards for trails and paths identified on the Trails and Paths map in the General Plan. 4. Prepare a comprehensive Bicycle Trails plan using both shared and exclusive rights of way throughout the Planning area. 96 AGRICULTURAL CONSERVATION 1. Adopt an agricultural zoning ordinance appropriate to the minimum acreages established by the Land Use Element of this General Plan. 2. Initiate a study on the issue of agricultural parcel size and viabili- ty following adoption of the Oakley area General Plan. Include in this study development criteria for, and delineation of, areas in which non-conforming lot sizes prevail . 3. Devise planning approaches which ensure the success of agricultural land uses located adjacent to urban development. 4. Ensure the conformance of all land divisions in the Oakley area with the goals and objectives identified by this General Plan. 5. Support State legislation such as the Williamson Act designed to assess real property taxes based upon use and not potential urban value, particularly as it applies to agricultural lands. 6. Extend Williamson Act contracts to lands owned and located within Oakley, as well as encourage participation by property owners situated outside the Planning Area. 7. Encourage State and Federal water .reclamation and physical development projects which enhance and protect agricultural lands. PUBLIC SAFETY 1. Conduct an analysis of hazardous conditions in the Planning Area and institute a related correction and enforcement program. 2. Incorporate community safety considerations into the review of all . design and development proposals. SEISMIC HAZARDS 1. Place critical installations such as emergency facilities, public buildings, major utility lines; communication and transportation facilities, along with water retention structures away from active or potentially active fault zones. 2. Require the use of flexible conduit sections on utility lines where necessary to prevent any potential damage associated with locations near areas of seismic activity. 97 3. Utilize geologic and seismic data at all stages of the planning and development process, and require adequate documentation of mitigations which respect known hazards in the area. FLOOD HAZARDS 1. Develop and implement a flood plain zoning ordinance with the intent of protecting persons and property from unnecessary or unexpected flooding risks. WILDFIRES 1. Implement and maintain a brush and weed abatement program in order. to reduce hazards from fires in the Planning Area. COMMUNITY FACILITIES 1. Coordinate development and facility requirements with the responsible public agencies. 2. Participate in local and regional facility studies which affect the Oakley Planning Area. 3. Develop and implement a phasing program for the provision of essential community -facilities and services. 4. Initiate a study of the multiple purpose aspects of community facili- ties directed at maximizing such uses. 5. Work closely with local school districts in accommodating the neces- sary expansion of services and facilities. 6. Study the feasibility of consolidating service districts in the Planning Area including school and fire protection districts. . 98 VII. APPENDIX TABLE 1 SOILS .IN OAKLEY AND SURROUNDING.AREAS. SOIL JOE CLASS* Brentwood. Clay Loam, 0-2 Percent Slope (Bb) 1114-2 Capay Clay, 0-2 Percent Slope (CaA) lls-5 Rincon Clay Loam, 0-2 Percent Slope (RbA) lls-3 Sorrento Silty Clay Loam (Sm) 1-1 Sorrento Silty Clay Loam, Sand Substratrum (Sn) lls-0 Sycamore Silty Clay Loam (So) 1-1 Sycamore Silty Clay Loam, Clay Substratum (Sp) llw-2 Delhi Sand, 2-9 Percent Slope (DaC) 11s-4 * Capability classes of the U.S. Soil Conservation Service are repre sented by Roman numerals I through VIII : The numerals indicate progressively greater limitat.ion`s and narrower opportunities for agricultural use, as defined below: Class I soils have few limitations that restrict their agricultural Use potential. Class II soils have some limitations that reduce planting choices and require moderate conservation practices. Class III soils Source: U:S. Soil Conservation Service 9.9 TABLE 2 MEDIAN FAMILY AND HOUSEHOLD INCOMES 1960 - 1980 1960 1970 1980 Oakley Area* Family 5,313 8,922 20,565 Family & Household5,036 7,831 ( 18,000) Est. East County Area** ---- ---- 21,817 ---- ---- 19,323 Contra Costa County Family 7,327 12,423 26,513 Family & Household 6,773 10,992 22,875 Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. SOURCE: U.S. Census 100: TABLE 3 RACIAL COMPOSITION 1960 - 1980 1960 1970 1980 Oakley Area* :dhite 98. 2 ----- 82.7 Black .5 .2 (Other) 1. 3 ----- 17.1 Svanish 20. 4 25.6 vast County Area** White 97. 4 ----- 84.2 Black . 2 ----- . 3 (Other,) 2.5 ----- 15.5 Spanish 15.8 ----- 24. 5 Contra Costa County White 92.6 90.0 81. 5 Black 6.2 7 . 5 9.2 (Other) 1.2 2. 5 9. 3 Spanish 5. 1 9. 3 8.5 Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. SOURCE: U.S. Census 101 TABLE 3A RACIAL DISTRIBUTION BY PERCENTAGE 1980 Oakley Area* East County Contra Costa Area** County White 82.7 84.2 81.5 Black .2 .3 9. 2 American Indian 1.4 1 .0 .6 Asian 1.0 1. 3 4..7 Other 14.7 13 .2 4.1 TOTAL 100 % 100 % 100 % Spanish*** 25.6 24.5 8.5 Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. *** These figures have been adjusted to make mutually exclusive categories. SOURCE: U.S. Census 102 TABLE 3B ADJUSTED RACIAL DISTRIBUTION 1980 Oakley Area* East County Contra Costa Area** County White7.1.9 72.8 76.8 Black .1 . 3 9.1 Amer.Indian, Asian & other 2.3 2.4 5.6 Spanish*** 25. 6 24.5 8.5 TOTAL 100 % 100 % 100 % Notes: * ..The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. *** These figures have been adjusted to make mutually exclusive categories, SOURCE: U.S. Census .103 TABLE 4 PUBLIC TRANSPORATION DISABILITY AGES (16 - 65+ YEARS) 1980 Oakley Area* East County Contra Costa Area** County 16 - 64 3.1 % 2.5 % 1.7 % Years of Age 65 + 16.0 % 14.6 % 14. 2 % Years of Age Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 .and 3040. SOURCE: U.S. Census {� 104 TABLE 5 WORK DISABILITY 1980 Oakley Area* East County Contra Costa Area** County Work Disability in Labor Force 3 .1 % 3.4 % 3.0 % Not in Labor Force - --- ----- ----- Prevented from Working 7.6 % 6.7 % 4.1 % Not Prevented from Working 1.6 % 1.3% .9 % Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. SOURCE: U.S. Census 105 TABLE 6 CHANGE IN HOUSING UNIT CONSTRUCTION 1970 - 1985 1970 1980 . 1985 Oakley Area* 1,470 2,631 3 ,473 No. of Units Percent Change 78.9% 32.0% East County Area** 4,843 8,137 9,789 No. of Units Percent Change 68.0% 20. 3% Contra Costa County 178,490 251, 951 272,381 No. of Units Percent Change 41.2% 8.1% Notes: * The. Oakley area is comprised of U.S. Census . Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. SOURCE: CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT 10 TABLE 7 HOUSING COSTS - MEDIAN VALUES. 1960 - 1980 1960 1970 19:80 Oakley Area*. 9,500 17,300 74, 5.00 East County Area** ----- ----- 78:,6.0.0 Contra Costa County 14,600 25,700, 94,60.0 Notes: * The Oakley area is comprised of U.S.. Census 'Tract 3.020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3.0.31, 30.32 and 3040. SOURCE: U.S. Census 107 TABLE 7A HOUSING COSTS - MEDIAN RENTS 1960 - 1980 1960 1970 1980 Oakley Area* 48 66 153 East County Area** ----- ---- 156 Contra Costa County 65 124 268 Notes: * The Oakley area is comprised'. of U.S. Census Tract 3020. ** The East County area , consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040. SOURCE: U.S. Census 108 c TABLE 7B HOUSING COSTS - MEDIAN VALUES AND MEDIAN RENTS 1980 Oakley Area* East Contra Costa County County Area** Median Value 74,500 78,600 94 ,600 (owner occupied unit) . Median Rent 153 156 268 Notes: * The Oakley area is comprised of U.S. Census Tract 3020. ** The East County area consists of U.S. Census Tracts 3010, 3020, 3031, 3032 and 3040: SOURCE: U.S. Census 109 TABLE 8 GENERAL PLAN AMENDMENT REQUESTS Request No.1. Description of Request Gross Acreage 2 SFR-HD to C 1.00 6 SFR-MD to SFR-HD 11.04 7. SFR-MD to PH 6.64 8 SFR-MD to SFR-HD 16.93 9 INT. AG to PH 30.19 10 SFR-LD to SFR-HD 23.25 11 SFR-MD to SFR-HD 20.00 12 MFR-MD to C 0.37 13 AG. RES.- to SFR-HD 35.87 15 SFR-HD to C 0.94 16 AG. RES. to PH 21.38 17 SFR-LD & MD to MFR-HD 49.83 18 SFR-MD to MFR-HD 7.17 20 INT. AG. to L-1 0.40 21 SFR-MD to SFR-HD 30.00 . 22 SFR-MD to C 10.00 23 L-I & SFR-HD to L-I 14.56 26 SFR-MD to SFR-HD 50.00 . 27 INT. AG to C 5.00 30 SFR-MD to SFR-HD 28.00 31 MFR-MD to L-I 1.10 32 SFR-HD & C to MFR-HD & C 14.02 33 SFR-HD to C 16.06 34 SFR-HD to C . 1.48 35 SFR-MD to C 0.87 36 SFR-MD to SFR-HD 10.00 37 INT. AG. to C 2.92 39 SFR-HD to C 3.00 42 AG. RES. to L-I 99.20 43 INT. AG. to C 10.00 44 SFR-HD to C . 0.26 45 MFR-HD to C 1.16 46 SFR-MD to. SFR-HD 9.83 48 SFR-MD to SFR-HD 10.00 49 SFR-MD to SFR-HD 13.00 TOTAL ACRES 555.47 1 Location of General Plan Amendment requests is shown in Figure 5. Due to withdrawal of requests, request numbers are not consecutive. 2 Key to land use categories is as follows: SFR-LD=Single Family Resi- .dential-Low Density; SFR-MD=Single Family Residential-Medium.Density; S.FR-HD=Single Family Residential-High Density; MFR-MD=Multiple Family Residential-Medium Density; MFR-HD=Multiple Family Residential-High Density; PH-Patio Homes; C=Commercial ; L-I=Light Industrial ; INT. AG.=Interim .Agricultural ; AG. RES.=Agricultural Residential . Source: .Contra Costa County Community Development Department. 110 TABLE 9 SUMMARY:OF GENERAL. PLAN AMENDMENT REQUESTS Request .for Land Designation Change Total. Acreage (Existing to Proposed) Single Family Residential to Higher 299.71 acres Density Residential Interim Agricultural to Residential 30.19 acres Interim Agricultural to Commercial 17.92 acres Interim Agricultural to Light Industrial 0.40 acres .Agricultural/Residential to Light Industrial 99.20 acres Agricultural/Residential to Higher Density 57.25 acres .Residential to Commercial 35.14 acres Residential to Light Industrial 15.66 acres (partial ) TOTAL 555.47 acres 111. CONTRA COSTA COUNTY COMMUNITY DEVELOPMENT DEPARTMENT Harvey E. Bragdon Director of Community Development Participating Staff Members: Celeste Wixom and Kristen Kestly, Planners Steve Wright, Development Engineer Todd Nelson, Planning Geologist T.S. Khanna, Transportation Planner Linda Moulton, Demographer Gloria Slusher, Word Processor RESOLUTION NO. 9-1987(EC) RESOLUTION OF THE EAST COUN'T'Y REGIONAL PLANNING COMMISSION OF THE COUNTY OF CONTRA COSTA, STATE OF CALIFORNIA, RECOMMENDING ADOPTION OF AN AMENDMENT TO THE COUNTY GENERAL PLAN IN THE OAKLEY AREA. WHEREAS, in response to several requests, to amend the County General Plan in the Oakley area; and WHEREAS, the Board of Supervisors authorized a General Plan study for the area; and WHEREAS, it was determined that an Environmental Impact Report was required on the proposed plan amendment and such a document was prepared and circulated according to State law, State guidelines and County guidelines for implementation of the California Environmental Quality Act; and WHEREAS, after notice having been lawfully given, the East County Regional Planning Commission conducted a public hearing on the draft EIR on August 11, 1986, and after hearing all that wished to testify, the public hearing on the draft EIR was closed, while allowing seven additional days for written comments; and WHEREAS, on October 27, 1986, the East County Regional Planning Commission determined that the draft EIR together with the Responses to Comments to be adequate; and NOW THEREFORE BE IT RESOLVED, that the East County Regional Planning Commission finds that the Final EIR and this statement of Findings and Mitigation measures, all as submitted by staff, constitute the Final Environmental Impact Report; and BE IT FURTHER RESOLVED, that the East County Regional Planning Commission having reviewed the Final Environmental Impact Report, and considered the oral and written testimony submitted in response to it, and studied the written replies to the comments and criticism, finds the environmental documents constituting the Final Environmental Impact Report to be adequate and that it has been completed in compliance with the California Environmental Quality Act; with State guidelines; and with County processing procedures; and 7WRM R7 n Page 2 Resolution No. 9-1987 BE IT FURTHER RESOLVED, that the following environmental findings apply: IMPACTS This project would allow a maximum population of 56,000 residents. Other impacts result as the land use designations of certain areas are altered, such as the removal of 2,600 acres from the Interim Agriculture designation. These impacts have been identified and fall into one of the following categories: Unavoidable Significant Adverse Impacts, Cumulative Impacts, Growth Inducing Impacts, Effects Found Not to be Significant. UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS 1. Drainage Improvements. The project would require substantial drainage system improvements. 2. Flood Hazards. The project would involve development on significantly more flood-prone land than would the Existing Plan or the Alternative Project. 3. Vegetation and Wildlife. The project would increase levels of development in sensitive sand dune/oak woodland and wetland areas. 4. Agriculture Potential. Removal of the Interim Agriculture designation from 2,600 acres would significantly decrease the potential for agricultural use in specific locations within the planning area. 5. Traffic and Circulation. The project would result in more significant traffic impacts on local roads at the intersections which may not be completely mitigable with improvements. Impacts would be most significant along Highway 4. 6. Regional Air Quality. The additional traffic growth permitted by the project has not been accounted for in the Air Quality Plan projections (which are based upon buildout under the existing General Plan) and its contribution to total basin pollutants may not be mitigable through trip reduction. However, if the number of vehicle trips is reduced Page 3 Resolution No. 9-1987 sufficiently, then trip reduction will help to mitigate air quality impacts associated with additional growth. 7. Public Services and Utilities. Development under any of the plan options would require extensive improvements to public services and utilities including water, sewer, police, fire and schools. BE IT FURTHER RESOLVED, that this Commission finds that the significant environmental effects of the Oakley Area General Plan Amendment identified in the Final EIR ( 1) have been substantially mitigated or avoided by changes or alterations which have been required in, or incorporated into, the Oakley Area General Plan Amendment, (2) require changes or alterations within the responsibility and jurisdiction of other public agencies and such changes have been adopted by such agencies, or can and should be adopted by such agencies, or (3 ) cannot be mitigated except by mitigation measures or Oakley Area General Plan Amendment alternatives which this Commission finds to be infeasible given economic, social, and other considerations. Specifically, the economic, social and other benefits provided by the Oakley Area General Plan Amendment, including library and child care facilities, employment and housing opportunities, and substantial traffic and circulation improvements, meet important needs of the community, and contribute substantially to the quality of life in the Project area. Accordingly, this Commission finds that to the extent any impact of the Oakley Area General Plan Amendment remain unmitigated, such impacts are overridden by economic, social and other considerations which justify and require conditional approval of the Project as modified, changed and mitigated herein. CUMULATIVE IMPACTS Each of the following potential impacts was identified and found to be mitigable by implementation of the mitigation measures described in the EIR and incorporated in the Oakley Area General Plan. Geology and Soils Hydrology and Water Quality Vegetation and Wildlife Land Use Visual Quality and Community Character Cultural Resources Traffic/Circulation Climate and Air Quality Noise ..z Page 4 Resolution No. 9-1987 Public Services and Utilities Population and Housing Energy Conservation GROWTH INDUCING IMPACTS Growth inducing impacts are mitigated to the extent possible by the incorporation of a Growth Management Element in the Oakley Area General Plan Text and where unmitigable is an aspect of the plan identified as essential in the Statement of Overriding Considerations. EFFECTS FOUND NOT TO BE SIGNIFICANT 1. Geotechnical Constraints. Potential geotechnical constraints in the planning area include groundshaking, secondary seismic hazards, landslides, and subsidence. Impacts on specific developments could reasonably be mitigated through site-specific studies, restricted grading, and proper engineering. 2. Water Quality. Ambient concentrations of pollutants in runoff would be unlikely to change significantly due to the project. 3. Traffic and Circulation. The relative magnitude of projected average daily traffic on Highway 4 would not increase substantially in comparison to the Existing Plan. However, it is anticipated that traffic volumes would increase by approximately four times that of existing volumes. A. Local Air Quality. Due to the currently low level of pollutants in the area, additional vehicular emissions associated with the project would not significantly threaten areawide air quality. 5. Construction Activities. ' Construction activities due to the project would result in temporary air quality and noise impacts which could be mitigated through standard measures. 6. Noise. Under any of the plan options, compliance with noise exposure policies to the Noise Element of the County General Plan-would limit exterior residential noise to 60 db CNEL. ,2 • Page 5 Resolution No. 9-1987 BE IT FURTHER RESOLVED, that specific economic, social , or other considerations make infeasible the mitigation measures or plan alternatives .of some of the items identified in the environmental impact report. Only upon review of specific development proposals under this plan amendment can the mitigation measures identified in the EIR be considered for implementation. For this reason, decisions on which specific mitigations are appropriate for the project must await review of rezoning and development plan proposals. - WHEREAS, after notice having been lawfully given, the East County Regional Planning Commission conducted a public hearing on the draft Oakley Area General Plan text and proposed Land Use Maps on November 24, 1986, December 15, 1986, January 12, 1987 , January 26, 1987 , and February 9, 1987, and after hearing all that wished to testify, the public hearing on the draft General Plan was closed on February 9, 1987; and NOW THEREFORE BE IT RESOLVED, that the East County Regional Planning Commission having reviewed the Final Oakley Area General Plan text, and considered the oral and written testimony submitted in response to it; and BE IT FURTHER RESOLVED, that the East County Regional Planning Commission on February 9, 1987, heard and subsequently denied a verbal request by a representative of Morrison Homes to change the land use designation indicated on the Staff Proposed Land Use Plan, of the area generally described as 60 acres south of Carpenter and east of Empire from the indicated 1-3 dwelling units per net acre to a designation 3-5 dwelling units per net acre; and BE IT FURTHER RESOLVED, that the East County Regional Planning Commission considered a letter by the California Fair Political Practices Commission suggesting Commissioner Planchon' s Conflict of Interest could be limited to specific area, that he could not participate in the action taken in that area, but could reasonably be allowed to participate in the action taken in the remaining area of the Oakley Area. Commissioner Thresh made a motion to follow the suggestion of the the letter, seconded by Commissioner Harrison and unanimously approved by Commissioners Andrieu, Catanzaro, Dean, and Glover; and BE IT FURTHER RESOLVED, the East County Regional Planning Commission adopted the Staff Proposed Land Use Map area from which .s Page 6 Resolution No. 9-1987 Commissioner Planchon was prohibited from acting upon, generally described as south of Highway 4, north of Carpenter, east of Neroly Road, and west of O'Hara. The instruction by the East County Regional Planning Commission to prepare this resolution incorporating the above and aforementioned was given by the East County Regional Planning Commission at a regular meeting on Monday, February 9, 1987, by the following vote: - - AYES: Commissioners - Dean, Thresh, Andrieu, Harrison NOES: Commissioners - Glover, Catanzaro ABSENT: Commissioners - Castiglione ABSTAIN: Commissioners - Planchon, Nunn (Conflict) BE IT FURTHER RESOLVED, once adopted, Commissioner Planchon was reseated and the Commission acted upon three verbal requests received at the hearing: denying expansion of the proposed Light Industrial to the east of the Marsh Creek Flood Control Channel, approving a revision of the proposed land use designation of 3-5 to 5-7 dwelling units per net acre in the area at the southeast corner of the intersection of Rose Avenue and Cypress Road, and approving the expansion of the Commercial designation at the intersection of Laurel Road and O'Hara Avenue to include, in addition to the existing 10 acres on the northwest corner, approximately ten acres on each of the remaining corners; and BE IT FURTHER RESOLVED, that upon the request of Commissioner Thresh, the General Plan Growth Management Element text was amended to include policy regarding regional traffic impacts; and BE IT FURTHER RESOLVED, that the East County Regional Planning Commission APPROVES the staff proposed amendment to the County General Plan, including both staff proposed Land Use Map and text attached hereto as amended and made part of Exhibit "A" ; and BE IT FURTHER RESOLVED, that the Secretary of the East County Regional Planning Commission shall respectively sign and attest the certified copy of this resolution and deliver the same to the Board of Supervisors all in accordance with the provisions of the law. s Page 7 Resolution No. 9-1987 The instruction by the East County Regional Planning Commission to prepare this resolution incorporating the above and aforementioned was given by the East County Regional Planning Commission at a regular meeting on Monday, February 9, 1987, by the .following vote: AYES: Commissioners - Glover, Andrieu, Dean, Harrison, Thresh, Planchon-, -Catanzaro NOES: Commissioners - None ABSENT: Commissioners - Castiglione ABSTAIN: Commissioners - Nunn (Conflict) Victor Catanzaro Vice Chairman of the East County Regional Planning Commission, County of Contra Costa, State of California ATTEST: 4 , f Harveyj Er" Br )dotbol-sbcretary of the CounRegional Planning Commission, Cmy f Contra Costa, State of California KK:plpECRPC oagpres. txt