HomeMy WebLinkAboutMINUTES - 05121992 - 2.4 y
TO: BOARD OF SUPERVISORS A� Contra
FROM: HARVEY E. BRAGDON Costa
DIRECTOR OF COMMUNITY DEVELOPMENT
County
DATE: April 28, 1992 �
SUBJECT: Cowell Ranch Project
SPECIFIC REQUEST(S) OR RECOMMENDATIONS) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Authorize a General Plan review to be initiated on the Cowell
General Plan Amendment request.
2 . Direct staff to work with the City of Brentwood on the review
of this request.
3 . Accept the attached list of principles as a starting point for
review of the General Plan Amendment request. This, however,
should in no way be construed as limiting the range of issues
that will be considered through the environmental, plan
amendment, and growth management review processes. Nor should
this be considered. an indication that the County necessarily
intends to approve the project.
FISCAL IMPACT
The applicants shall be required to pay a plan amendment fee to
cover the cost of this review.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On December 12 , 1992, the Board considered .a request to authorize
a plan amendment study for the ,Cowell Ranch. (See attached Board
order. ) The Board declined to authorize the plan amendment request
at that time and instead directed "that prior to initiating the
General Plan Amendment Study, that staff of the Community
Development Department scope out with representatives o the Ci
of Brentwood issues for inclusion in the study.. "
CONTINUED ON ATTACHMENT: X YES SIGNATURE
RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDAIrON OF gffAD COMMITTEE
APPROVE X OTHER
SIGNATURE(S) :
ACTION OF BOARD ON Mai 12, 1A92 APPROVED AS RECOMMENDED w OTHER x
Ha>~vey,.1Bragdon, Director of Community Development, presented the staff report on the above
matter and a recommended modification to recommendation 1 to add= to be processed concurrently
with a rezoning application of the entire property to a P-1 Planned Unit -District with a
preliminary development plan; and he also recommended the addition of a principle for the
comprehensive restoration and development of the John Marsh Home.
On recommendation of Supervisor Torlakson, IT IS BY THE BOARD ORDERED that recommendations
1 with modification, 2 , and 3 with the additional principle are APPROVED.
i
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
x UNANIMOUS (ABSENT TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION .TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE BOARD OF
SUPERVISORS ON THE DATE SHOWN.
Orig: Community Development Department ATTESTED May 12, 1992
cc: City of Brentwood (Don Russell) PHIL BATCHELOR, CLERK OF
CAO THE BOARD OF SUPERVISORS
Public Works AND COUNTY ADMINISTRATOR
County Counsel
Cowell Foundation
BY aAvv% OR L4,1 0 , DEPUTY
Ljwc/ml/cowell.bos
i
r
Staff has complied with this request and has worked with the
applicant and Brentwood to provide the attached "Principles and
Guidelines for Cowell Ranch General Plan Amendment Study. " It is
requested that the Board accept this listing as a point of
departure in reviewing the proposed General Plan amendment and that
in concert with that acceptance, that the Board officially
authorize a review of the County General Plan for the Cowell Ranch.
It needs to be emphasized that authorization of the study does not
imply any acceptance of the validity of such a plan change.
Special effort will meet to be taken by staff to coordinate this
review with the City of Brentwood, given the amount of other
developments which are being considered by the City and which are
not discontiguous with the existing pattern of growth.
Lastly, it is clear that an EIR will need to be prepared for this
General Plan amendment. While that EIR will need to cover project
level detail, it is anticipated that hearings will be held on the
General Plan amendment and that the processing of project
development applications will be deferred until after a decision is
made on the appropriateness of the General Plan change.
Development applications can then be brought into conformity with
Board approved County General Plan policy.
r
PRINCIPLES and GUIDELINES for COWELL RANCH
GENERAL PLAN AMENDMENT STUDY
Principle 1: Cowell Ranch should be exemplary in its treatment of environmental issues.
Guidelines:
a) A substantial portion of the Cowell Ranch should be retained for open space,
parks, agricultural, recreational, and rural residential uses.
b) Prime agricultural land (i.e. Class I & II soils) outside the Urban Limit Line
should be reserved for agricultural use.
C) Development on hillsides should be sited and designed to reduce the appearance
of building mass. The natural contours of the site should be emphasized.
d) Natural resource areas, such as wetlands, sensitive wildlife habitat, wooded areas,
and riparian habitat should be reasonably protected and preserved in their natural
state.
Principle 2: Development of Cowell Ranch should achieve a quality of design, sense of
community, and a level of amenities not achievable on smaller tracts of
land.
Guidelines:
a) Cowell Ranch should attain a true sense of place for those who choose to live,
work, shop, or play there.
b) Cowell Ranch should reflect the best attributes of a planned unit development
based on a cohesive community master plan and quality physical design, but built
in accordance with flexible regulations to avoid creating a monotonous or sterile
community.
c) The planning and development of Cowell Ranch should be based on high quality
environmental and architectural standards that respect and enhance the semi-rural
and village character of Brentwood.
d) Sufficient land should be set aside and dedicated for public use including open
space, parks, trails, schools, and other public facilities.
s / ,
Principal 3: Cowell Ranch should be designed for a balance of uses that would work
together to support broad human needs as a largely self-contained
community within the City of Brentwood.
Guidelines:
a) Cowell Ranch should be planned as a mixed-use community with a diversity of
housing styles, types, sizes, and price ranges; sufficient land for employment to
accommodate a jobs/housing balance; retail and commercial uses that address the
daily needs of its residents and visitors; and adequate schools, parks, and public
facilities to support the resident population.
b) The circulation system should be designed to reduce dependency on the
automobile principally through (i) a compact arrangement and mix of land uses,
(ii) a trail system and street network that encourages walking and bicycling for
purely local trips, and (iii) provision for future transit systems, bus stops, and
park and ride facilities.
C) The Marsh Creek trail corridor should be extended from the north of Brentwood
through Cowell Ranch with a connection to the Los Vaqueros Recreational Area.
d) Cowell Ranch should be designed as an open, non-exclusive community that will
become a distinct district within Brentwood with physical connections to the
surrounding community through the local road network, transit services, the
Marsh Creek Corridor Trail System and other trails.
e) The Development Plan for Cowell Ranch should incorporate cost effective energy
conservation features in site planning that reduce the heating and cooling
requirements for residential and commercial buildings, and which contribute to
an energy efficient community. Design guidelines should be developed for the
construction of housing within Cowell Ranch which incorporate energy
conservation design features.
Principle 4: Development of Cowell Ranch should improve the quality of life for local
residents while enhancing the economic base for local government.
Guidelines:
a) Development should be phased to correspond with the availability of necessary
public infrastructure and service capacity while maintaining acceptable service
levels.
2
b) Impacts on regional infrastructure identified in the Project EIR should be reduced
through appropriate mitigation measures.
C) The ultimate buildout should result in a positive net fiscal benefit for Brentwood
and the County.
d) Development of Cowell Ranch should contribute to an improved quality of life
for both homebuyers as well as local residents in Brentwood and East Contra
Costa County through the provision of project amenities such as hiking and
equestrian trails, open space, park and recreation facilities, local schools and
dependent-care facilities.
e) The development Plan for Cowell Ranch should include a comprehensive
restoration and development program for the John Marsh Home to serve as a
living demonstration for the area's rich early history.
Principle 5: The planning and development of Cowell Ranch should be internally
consistent with the Goals and Policies of the County's General Plan and the
voter approved policies set forth in the Measure C 65/35 Land Preservation
Plan.
Guidelines:
a) Development of Cowell Ranch for urban uses should occur inside the Urban
Limit Line. Development of land outside the Urban Limit Line should be limited
to non-urban uses and should avoid prime agricultural land.
b) The Development Plan for Cowell Ranch should respect existing open space,
growth management, agricultural, and hillside protection policies.
C) Cowell Ranch should strive to attain a range of housing opportunities for a broad
segment of the population, including its percentage of the County's fair share
allocation of affordable housing to the extent feasible, through use of density
bonuses, fee waivers, flexible zoning mechanisms, and other incentives.
d) The General Plan Amendment request, rezoning application, and Development
Plan Approval should be evaluated as to their internal consistency with existing
General Plan Policies and the 65/35 Land Preservation Plan.
Ljwc/mllcowell.gui
3
To: BOARD OF SUPERVISORS
Harvey E. Bragdon, - Clt
FROM: Director of Community Development _�/ +
Costa
December 12, 1991 ' ��'v�" "1
DATE:
S. H. Cowell Foundation Request for General Plan Amer t Study
SUBJECT:Authorization
SPECIFIC REQUEST(S) OR RECOMMENDATION(S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATION
Authorize General Plan Amendment Study of the portion of the
Cowell Ranch inside the Urban Limit Line.
FISCAL IMPACT
All costs will be borne by the project applicant; thus the study
will not have an impact on County funds.
BACKGROUND/REASONS FOR RECOMMENDATIONS
The Contra Costa County General Plan Land Use Element designates
the subject property as Agricultural Land. On October 9, 1991
the S. H. Cowell Foundation requested that the Board of
Supervisors authorize a General Plan Amendment Study of the
portion of the Cowell Ranch inside the Urban Limit Line. The
City of Brentwood is undergoing a General Plan Review and staff
believes it would be prudent to. commence the requested study at
this time in order that both of these items can be jointly
reviewed by the city of Brentwood and the County.
CONTINUED ON ATTACHMENT' YES SIGNATUR
_
RECOMMENDATION OF COUNTY ADMINISTRATOR REG ION O B D COMMITTEE
APPROVE OTHER
SIGNATURE(S):
ACTION OF BOARD ON December 17, 1991 APPROVED AS RECOMMENDED __2L OTHER X
Board members discussed the recommendation as presented by staff. Supervisor
McPeak spoke on the need to participate in a joint planning process with the City
of Brentwood with planning principles articulated before the General Plan study is
begun. She commented on the intent of the Cowell Foundation to develop the Cowell
Ranch and turn an asset they are holding into a performing one for charitable
purposes. Supervisor McPeak expressed the belief that if County resources will be
used in the development of the Cowell property, that there be a commitment that
the proceeds from the development of this asset be set aside for charitable
purposes within Contra Costa County, and that she could not support the recommen-
dation unless this condition was included.
Although Supervisor Fanden expressed support for the proposed General Plan
Amendment Study, she also expressed agreement with Supervisor McPeak's concerns.
In addition, Supervisor Fanden spoke on the need to preserve and protect prime
agricultural land in the County.
Supervisor Torlakson recommended that prior to initiating the General Plan
Amendment Study, that staff of the Community Development Department scope out with
representatives of the City of Brentwood issues for inclusion in the study. He
further recommended that County Counsel and the Director of Community Development
review the issues that have been raised today.
Board members being in agreement, IT IS BY THE BOARD ORDERED that the
recommendations of Supervisor Torlakson are APPROVED.
VOTE OF SUPERVISORS
1 HEREBY CERTIFY THAT THIS IS A TRUE
UNANIMOUS (ABSENT AND CORRECT COPY OF AN ACTION TAKEN
AYES:II, III, V, I NOES: IV AND ENTERED ON THE MINUTES OF THE BOARD
ABSENT: ABSTAIN: OF SUPERVISORS ON THE DATE SHOWN.
cc: County Administrator ATTESTED December 17, 1991
County Counsel -- -
Community Development Dept. PHIL BATCHELOR. CLERK OF THE BOARD OF
SUPERVISORS AND COUNTY ADMINISTRATOR
M3827-93 BYy �—�� ,DEPUTY