HomeMy WebLinkAboutMINUTES - 03081994 - H.6 H.6
Contra
Costa
TO: BOARD OF SUPERVISORSCou).;
FROM: HARVEY E. BRAGDON
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: February 23, 1994
SUBJECT: CROCKETT GROUP (HOPKIVS) GENERAL PLAN AMENDMENT
SPECIFIC REQUEST(S) OR RECOMMENDATION(S.) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Open the public hearing and receive testimony on this Genera-1
Plan Amendment and recommendation from the County Planning
Commission.
2. Close the public hearing.
3. Approve the use of a Negative Declaration on this project.
4. Approve General Plan Amendment #15-91-CO and direct staff to
include this amendment in the first consolidated amendment of
1994.
5. Refer rezoning #2965 and subdivision #7678 and Development
Plan #3027-91 back to the County Planning Commission for de
novo hearings on revised applications consistent with the
General Plan.
..FISCAL IMPACT
Covered by the general plan amendment fee.
BACKGROUND/REASONS FOR RECOMMENDATIONS
On February 23 , 1993, the Board of Supervisors considered a
recommendation from the County to redesign this site from Multiple
Family Residential Low Density and Open Space to Single Family
Residential High Density and Open Space along with related rezoning
and subdivision map for the property for 19 lots. The Board of
Supervisors referred the issue back to the County Planning
Commission for a review of alternative General Plan land use
designations. The Commission considered this referral at a noticed
public hearing and has unanimously recommended that the site be
redesigned for Open space and Single Family Residential High
Density for up to 18 additional homes and a remainder parcel. The
homes would be clustered on the west end of the property.
Since no action has occurred on the related applications, they
should be referred back to the applicant to be made consistent with
the General Plan Amendment as determined by the Board of
Supervisors and scheduled for new hearing before the County
Planning Commission.
CONTINUED ON ATTACHMENT: YES SIGNATURE 4
ACTION OF BOARD ON March 8, 1994 APPROVED AS RECOMMENDED x OTHER
This is the time heretofore noticed by the Clerk of the
Board of Supervisors for hearing on the recommendation of the
Contra Costa County Planning Commission on the request by the
Crockett Group, Inc. (Hopkins) , applicant and owner, to amend the
Land Use Element of the county General Plan for an approximately
five acre area from Multiple Family Residential-Low Density and
Open Space to Single Family Residential-High Density and Open
Space, (County File #GP-15-91-CO) .
J
Jim Cutler, Community Development Department, presented the
staff report on the proposed amendment and he described the
proposed location. Mr. Cutler commented on the Planning
Commission recommendation to cluster the density on the western
portion of the site and on the issue of the Crockett-Valona
Sanitary District' s feeling that this may be inappropriate next
to the sewer plant .
The public hearing was opened and the following persons
presented testimony:
Allan Hopkins, 6151 Hillside Drive, E1 Sobrante, deferred
his comments until rebuttal .
Kent Peterson, 615 First Avenue, Crockett, Secretary/Manager
of the Crockett-Valona Sanitary District, spoke in opposition to
the proposed amendment .
Mr. Hopkins spoke in rebuttal .
The public hearing was closed.
The Board discussed the matter.
On recommendation of Supervisor Smith, IT IS BY THE BOARD
ORDERED that recommendations 1, 2, 3 , 4 , and 5 are APPROVED; and
Resolution 94/150 determining to amend the General Plan is
ADOPTED.
VOTE OF SUPERVISORS
/ I HEREBY CERTIFY THAT THIS IS A
UNANIMOUS (ABSENT IV 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: Jim Cutler (646-2035) ATTESTED_ Marc g
-cc: Community Development Department PHIL BATCHED R, LERK OF
CAO THE BOARD OF SUPERVISORS
County Counsel AND UNT IDMINISTRATOR
Public Works
Al Hopkins (via CDD) BY a
DEPUTY
IN THE BOARD OF SUPERVISORS
OF
CONTRA COSTA COUNTY, CALIFORNIA
ADOPTED this Order on March 8, 1994 by the following vote:
AYES: Supervisors Smith, Bishop, Torlakson, Powers
NOES: None
ABSENT: McPeak
ABSTAIN: None
RESOLUTION NO. 94/150
SUBJECT: In the Matter of the Crockett Group )
General Plan Amendment #15-91-CO )
The Board of Supervisors of Contra Costa County RESOLVES THAT:
There is filed with this Board and its Clerk copies of Resolution No. 9-1994, adopted by the
Contra Costa County Planning Commission which discusses a General Plan Amendment for the
Crockett Group Inc. (Hopkins) project in the Crockett area (#15-91-CO).
On March 8, 1994, the Board held a hearing on the said General Plan Amendment discussed
by the Contra Costa County Planning Commission Resolution No. 9-1994.
Notice of said hearings were duly given in the manner required by law. The Board, at the
hearings, called for testimony of all persons interested in this matter.
After taking testimony, the Board closed the public hearing, approved the Negative
Declaration, APPROVED the General Plan Amendment and directed staff to include this Amendmnet
into one of the consolidated general plan amendments for 1994 as allowed by State law.
The Board also referred Rezoning #2965 and Subdivison #7678 and Development Plan
#3027-91 back to the County Planning Commission for de novo hearing on revised applications
consistent with this General Plan Amendment.
Contact: James Cutler (510/646-2035) 1 hereby certify that this is a true and
Orig: Community Development Department (CDD) correct copy of an action taken and
entered on the minutes of the Board of
Supervisors on the date shown.
ATTESTED
PHIL B TCHEL R, Clerk of the
Board of Supervisors and County
Administrator
0
BY LA.A , Deputy
RESOLUTION NO. 94/' 150
JWC:gms
p13:\bo\Crockett.GPA
3 f-9 q
GENERAL PLAN AMENDMENT
THE CROCKETT GROUP; INC. (HOPKINS - Applicants/Owners)
County File #15-91-CO.
Multiple Residential-Low Density,& Open Space to Single Family
Residential-High Density & Open.Space.
Contra County County.
Board of Supervisors
Contra Costa County
8 March 1994 - 2:00 P.M.
Contra
Costa
TO: BOARD OF SUPERVISORS �J'` C��
: .,
nty
FROM: HARVEY E. BRAGDON -
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: February 23, 1994
SUBJECT: CROCKETT GROUP (HOPKINS) GENERAL PLAN AMENDMENT
SPECIFIC REQUEST(S) OR RECOMMENDATION(S.) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
1. Open the public hearing and receive testimony on this General
Plan Amendment and recommendation from the County Planning
Commission.
2. Close the public hearing. '
3. Approve the use of a Negative Declaration on this project.
4. Approve General Plan Amendment #15-91-CO and direct staff to
include this amendment in the first consolidated amendment of
1994.
5. Refer rezoning #2965 and subdivision #7678 and Development
Plan #3027-91 back to the County Planning Commission for de
novo hearings on revised applications .consistent with the
General Plan.
FISCAL IMPACT
Covered by the general plan amendment fee.
CONTINUED ON ATTACHMENT: XX YES SIGNATURE
_ RECOMMENDATION OF COUNTY ADMINISTRATOR RECOMMENDATION OF BOAbD COMMITTEE
APPROVE OTHER .
SIGNATURE(S) :
ACTION OF BOARD ON APPROVED AS RECOMMENDED OTHER
VOTE OF SUPERVISORS
I HEREBY CERTIFY THAT THIS IS A
_ 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: Jim Cutler (646-2035) ATTESTED
cc: Community Development Department PHIL BATCHELOR, CLERK OF
CAO THE BOARD OF SUPERVISORS
County Counsel AND COUNTY ADMINISTRATOR
Public Works
Al Hopkins (via CDD) BY , DEPUTY
M,31Hopki—BO
CROCKETT GROUP (HOPKINS) GENERAL PLAN AMENDMENT
February 23, 1994
page -2-
BACKGROUND/REASONS FOR RECOMMENDATIONS
On February 23, 1993, the Board of Supervisors considered a
recommendation from the County to redesign this site from Multiple
Family Residential Low Density and Open Space to Single Family
Residential High Density and Open Space along with related rezoning
and subdivision map for the property for 19 lots. The Board of
Supervisors referred the issue back to the County Planning
Commission for a review of alternative General Plan land use
designations. The-commission considered this referral at a noticed
public hearing and has unanimously recommended that the site be
redesigned for Open Space and Single Family Residential High
Density for up to 18 additional homes and a remainder parcel. The
homes would be clustered on the west end of the property.
Since no action has occurred on the related applications, they
should be referred back to the applicant to be made consistent with
the General Plan Amendment as determined by the Board of
Supervisors and scheduled for new hearing before the County
Planning Commission.
Ms3/Hupkins.80
Daniel E. Abundis
PROPERTY OWNERS 1853 Pomona St. Albert Astiz
MS3/HopIdw.LAB Crockett, CA 94525 1861 Pomona St.
Crockett, CA 94525
David E. & Cindi A. Bezayiff Albert F. &Sofia M. Bottini Russell P. &Judy Bratton
1762 Pomona St. 1748 Pomona St. 1833 Wanda St:
Crockett, CA 94525 Crockett, CA 94525 Crockett, CA 94525
Anthony G. & Ed Cappelletti Louis&Nancy Chan '` Muriel Chelini
1911 Dowrelio Dr. 20050 Highway 40 1885 Dowrelio Dr.
Crockett, CA 94525 Crockett, CA 94525 Crockett, CA 94525
Joe&Jean T., Tre Dagna Henry & Wanda Dowrelio Alita C. Fisher,
321 Virginia St. 1910 Dowrelio Dr. 363 Virginia St.
Crockett, CA 94525 Crockett, CA 94525 Crockett, CA 94525
Ellen M., Tre Gartner Youles H. Gibbons James E. & Carole A. Hickson
226 Carmel Ave. 1960 Dowrelio Dr. 1845 Pomona St.
Piedmont, CA 94611 Crockett, CA 94525 Crockett, CA 94525
Allan Hopkins Luis R. Moreno Mary Martin Noonan
3575 San Pablo Dam Road 1781 Wanda St. 232 Kendall Ave.
El Sobrante, CA 94803 Crockett, CA 94525 Crockett, CA 94525
Gayle Porterfield Vincent J. & Lois M. Ramos Orvil & Carolyn Sanford
403 Mills Dr. 1823 Pomona St. 1821 Wanda St.
Benicia, CA 94510 Crockett, CA 94525 Crockett, CA 94525
Jerry R. &Deborah A. Smythe Jill Elizabeth Varnedoe Albert& Elizabeth Zampa
1809 Wanda St. 1795 Wanda St. 1765 Ceres St.
Crockett, CA 94525 Crockett, CA 94525 Crockett, CA 94525
Norman N. &Edith G. Evans Philip&Wanda J. Biagi Arthur& Florence Rodriguez
303 Virginia St. 1931 Dowrelio Dr. 341 Virginia St.
Crockett, CA 94525 Crockett, CA 94525 Crockett, CA 94525
AGENCIES Crockett-Valona Sanitary District Crockett Chamber of Commerce
PO Box 578 PO Box 191
Crockett, CA 94525 Crockett, CA 94525
Crockett-Carquinez Fire Protection Crockett Improvement Association The Crockett Group, Inc.
District PO Box 132 3575 San Pablo Dam Road
746 Loring Ave. Crockett, CA 94525 EI Sobrante, CA 94803
Crockett, CA 94525
Nino Cerruti BAAQMD Water Distribution Planning Division
CALTRANS Attn: Environmental Review Section EBMUD Mailstop 701
PO Box 7310 939 Ellis Street 375 11 St.
San Francisco, CA 94120 San Francisco, CA 94109 Oakland, CA 94607
ABAG John Swett Unified School District Public Works
Metro Center PO Box 847 c/o Steve Wright
PO Box 2050 Crockett, CA 94525 Engineering Services Division
Oakland, CA 94604
INTEROFFICE
Health Services
20 Allen St.
INTEROFFICE
ADDITIONAL NAMES FROM GREEN SLIPS AND LETTERS:
ALLAN L. HOPKINS (APPLICANT)
6151 HILLSIDE DRIVE
EL SOBRANTE, CALIFORNIA 94803
HOWARD ADAMS
720 KENDALL AVENUE
CROCKETT, CALIFORNIA 94525
KENT PETERSON
615 FIRST AVENUE
CROCKETT, CALIFORNIA 94525
VAHID MADANI
100 BRIDGEVIEW COURT
CROCKETT.* CALIFORNIA 94525
HILLERY TRIPPE CREPTG.CgH SUGAR)
830 LORING AVENUE
CROCKETT, CALIFORNIA 94525
ALITA FISHER KALGAARD
363 VIRGINIA STREET
CROCKETT, CALIFORNIA 94525
RESOLUTION NO. 9-1994
RESOLUTION OF THE COUNTY PLANNING COMMISSION OF THE COUNTY OF
CONTRA COSTA, STATE OF CALIFORNIA, RECOMMENDING APPROVAL OF AN
AMENDMENT TO THE LAND USE ELEMENT OF THE COUNTY GENERAL PLAN IN
THE CROCKETF AREA.
r.
WHEREAS, the Crockett Group (Hopkins) requested an amendment to the Land Use
Element of the County General Plan for an approximately five acre area located north of Wanda
Street in the Crockett area; and
WHEREAS, the request was for an amendment from Multiple Family Residential Low
Density and Open Space to Single Family Residential High Density and Open Space. This
original request was considered concurrently with rezoning #2965 and subdivision #7678 and
was recommended for approval by the Commission; and
WHEREAS, the Board of Supervisors considered these recommendations and referred
the general plan issue back to the Commission to examine alternative land use designations on
the property; and
WHEREAS, staff prepared a supplemental staff report which examined alternative uses
on the site and circulated it to interested agencies, organizations, and individuals; and
WHEREAS, a public hearing was duly noticed and held on Tuesday February 15, 1994
and all that wished to testify were heard and the public hearing was closed; and
NOW THEREFORE BE IT RESOLVED that the County Planning Commission accepts
the Negative Declaration prepared by staff on the amendment to be adequate to consider this
amendment; and
BE IT FURTHER RESOLVED that the County Planning Commission recommends
approval of a General Plan Amendment from Multiple Family Residential and Open Space to
Single Family Residential High Density and Open Space with the development to be clustered
in the western portion of the site as outlined in the supplemental staff report; and
BE IT FURTHER RESOLVED that all written and graphic material developed for and
pertaining to these proceedings are made part of the record; and
BE IT FURTHER RESOLVED that the Chair and the Secretary of the County Planning
Commission 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 State Planning Law.
MS31CROCKET"T.RES
The instruction by the Planning Commission to prepare this resolution, incorporation the
above and aforementioned, was given by the Contra Costa County Planning Commission on
Tuesday, February 15, 1994 by the following vote:
AYES: Commissioners - Terrell, Woo, .Straus, Wong, Clark
NOES: Commissioners - None
ABSENT: Commissioners - Gaddis, Accornero
ABSTAIN: Commissioners - None
I, Harvey E. Bray-don, Secretary of the Contra Costa County Planning Commission, State of
California, hereby certify that the foregoing accurately reflects the February 15, 1994 action of
the Commission.
ATTEST:
1 7:
s��r�t oft IlViang commission of the
ntv , t st
n y of Con State of California
-2- RESOLUTION NO. 9-1994
JWC:AW
MSYCROCKETTAES
February 13, 1994
Al ita Fisher Kalgaard
363 Virginia Street
Crockett , CA 9455
Contra Costa County Planning Commission
651 Fine Street , Room 107
Martinez , CA 94553
RE: County File #GP-15-91-CO
Dear Commissioners:
I have reviewed the above referenced Lppl icat i�Win,
Supplemental Staff Report and Recommendations. 7 have
also visited the site of the proposal and I find the
proposal to be objectionable enable and not in the best interest
of the County and the community of Crockett .
High density single family residential would impact that
small area to which It would be less attrac=tive to
potential long term residents.
It is unfortunate the owners of the property found they
must create, and will leave behind, man-_y problems for the
c=ommunity to deal with simply because they paid too mus=h
for the property and must go to extremes of high density
to realize a return on their investment .
I request your denial of the General Flan Amendment .
Sincerely,
Al ita Fisher Kalgaard
Community Development Contra Costa County
CONTRA COSTA COUNTY PLANNING COMMISSION
THE CROCKETT GROUP (HOPKINS) GENERAL PLAN AMENDMENT
Supplemental Staff Report and Recommendations
County File #15-91-CO
Agenda Item# 2,
I. INTRODUCTION
On November 10, 1992, the County Planning Commission recommended approval of the
Hopkins General Plan amendment by a four to two vote. The recommended amendment
concerned with the staff recommendation which is discussed in the attached staff report
(see Attachment A). The commission also recommended approval of rezoning #2965,
Subdivision #7678 and Development plan 3027-91 by the same vote. On February 23,
1993, the Board of Supervisors considered these recommendations of the Planning
Commission. After spirited public testimony, which focused on new homes above the
Crockett-Valona Sanitary District treatment plant, the Board referred the matter back to
the Planning Commission for further consideration of the proposed General Plan
amendment and in connection with that review consider other uses of the property that
might be appropriate for General Plan designation other than residential. The
Commission should report back to the Board on the choice of categories that may be
appropriate for this property.
II. CEQA
The original project was covered by a Negative Declaration which allowed for 18 new
homesites recommended for Single Family Residential on the site.
III. RELATIONSHIP OF PROJECT SITE TO SEWER PLANT
The Crockett-Valona Sanitary District (CVSD) provides domestic wastewater collection
service within the Crockett area: This single purpose special district was established in
1953 to-serve the residential neighborhoods and commercial districts that grew up around
the C &H Sugar Refinery. The District boundaries encompass approximately 500 acres,
located primarily on the east side of I-80 and the Carquinez Bridge. CVSD serves all
the commercial, industrial, and public properties in Crockett, but the largest percentage
of its flow is produced by the more than 1,600 dwelling units within the District. This
site is within the district and is entitled to sewer service. The Districts primary
obligation is to maintain the existing sewerline collection system.
The Crockett Wastewater Treatment Plant (WWTP) is operated by the C & H Refinery,
and it is jointly owned by C & H and CVSD. The 1.8 million gallon per day (mgd)
plant was constructed in 1977, primarily to treat process wastewater from the sugar
refinery. Day to day plant operation is performed by Environmental Services of
The Crockett Group (Hopkins) General Plan Amendment Page -2-
Staff Report
County File #15-91-CO
Berkeley, under contract to C &H. Operation and maintenance costs are proportionately
shared by CVSD and C & H, based on the volume of domestic versus refinery process
wastes treated by the plant. The CVSD pumping station is used to measure. domestic
flows, while the total flow is measured at the WWTP. The Crockett WWTP provides.
a secondary level of treatment, and the effluent is discharged through submerged outfall
pipelines into Carquinez Strait.
The treatment plant is very large relative to the area it services, because most of its
capacity is reserved for the refinery's operation. This is reflected in the C & H/CVSD
operating agreement, which, provides 300,000 gallons per day (gpd) of dry weather
treatment capacity for CVSD, leaving the remainder for C & H. , The refinery is
currently sending between 600,000 and 700,000 gpd to the plant, which corresponds to
an annual sugar,production of 700,000 tons, down from 900,000 tons annually during
the 1970's. Water conservation measures introduced at the refinery in recent years have
also lowered its rate of wastewater production.
The CVSD currently has an average flow per residential unit of approximately 170
gallons per day, but total sewage treatment flows have been increasing during the last
decade. During 1991, CVSD dry weather flow averaged 284,200 gpd, which left an
unused reserve of 15,800 gpd of allocated.treatment capacity.
The Hopkins site is located immediately to the south of the sewer treatment plant. The
General Plan Amendment (and site plan) previously recommended by the Commission
called for a minimum of 240 feet between the sewage treatment plant and the nearest
proposed home. The attached air photo shows the sewer treatment plant as it relates to
the Hopkins site and the subdivision which was recommended by the Commission. Staff
felt comfortable that this amount of separation was adequate and that new homes could
be built and landscaped to minimize their interaction.
As near as staff can determine, the issue of concern to the Sanitary District is that they
.may be a poor neighbor to new uses which could be allowed on the Hopkins property.
District representatives indicated to the Board of Supervisors that on certain days, with
calm winds, stagnant air could occur in the area and leads to air quality complaints from
adjoining residents. If improvements to the plant are required, they may need to be
borne by area taxpayers or be covered by grants, etc..
The Bay Area Air Quality Management District (BAAQMD) has received complaints
within the past year regarding emissions from the C & H facility. The majority of the
complaints involved foul, sewer-like odors, which probably originates from the
wastewater treatment plant. These tend to occur on warm windless days.
The Crockett Group (Hopkins) General.Plan Amendment Page -3-
Staff Report
County File #15-91-CO
The BAAQMD has indicated that the operator of the facility is responsible for
maintaining the sewer plant in a manner that minimizes noxious or unpleasant odors.
The main air quality issue is hydrogen sulfite (the rotten egg odor). The State regulation,
currently on the books, limits this pollutant to 30 parts per billion.
Most sewer plants on occasion, by their very nature, are the basis of odor complaints,
especially on clam windless days. If enough complaints are received the sewer plant can
be cited and ultimately taken to court. This circumstance currently exists. The District's
concern seems to be that if more homes are placed in the area, there are more potential
residents which may complain. A valid concern from their point of view.
Conversely, portions of this site have been planned and zoned for urbanization for
decades and this is one of the few vacant parcels left in Crockett. The issue is to balance
these concerns either as a general plan issue, by design, or by condition of approval of
a development project.
IV. ALTERNATIVES
Several alternatives were mentioned in the previous staff report on this site (Attachment
A). This report expands on the range of alternatives which might be feasible for this
site. The most feasible grouping of alternatives include:
o No Project Alternative
As discussed in Attachment A, the existing General Plan designates the western
portion of the property as Open Space with the eastern area shown as Multiple
Family Residential Low Density. A development plan bases on this alternative
would cluster homes on the east side of this land holdings. This alternative would
allow consideration of up to 25 residential units under the Carquinez Bridge and
directly above the Crockett-Valona Sewer Plant. It could also negatively affect
the Caltrans efforts to construct a New Bridge across the Carquinez Straits by
placing new units in conflict with bridge right-of-way expansion. The closer
development comes to the existing bridge, the greater noise and pollution impacts
which could occur.
The Crockett Group (Hopkins) General Plan Amendment Page -4-
Staff Report
County File #15-91-CO
For these reasons, staff has urged that a plan amendment be considered for this
site.
oHigher Density Alternative
Half the site is currently designated for Multiple Family Residential Low Density
and the possibility would exist to extend this density westerly to cover the entire
site. This alternative would increase development potential on the site and would
compound the concerns .of those that opposed the designation of the southern
portion of the site as Single Family Residential High Density as previously
recommended by staff and your Commission. Since this could exacerbate
existing concerns over residential use of the property and would allow' for
structure types which are inconsistent with units to the south, staff has not urged
this alternative.
o Open Space or Agricultural Lands
The western portion of the site is currently designated for Open Space use. One
option would be to redesignate,the entire site to Open Space or to Agricultural
Lands (since the site isn't deed restricted or otherwise controlled by the public).
In the late 1970's when the Crockett area General Plan was being developed, the
Crockett General Plan Citizen's Advisory Committee debated this concept at
length. They felt that since the eastern portion of the site had long been both
zoned and planned for urban use, that it wouldn't be appropriate to remove all
urban land use designation from the site. Consequently, the site was planned for
Open Space and Multiple Family Residential Low Density 'use.
Such a redesignation to Agricultural Lands is .technically feasible and would
resolve the conflict with the sewer plant. The fairness of this shift given
historical designations is a valve judgement which needs to be made.
o Single Family Residential High Density
This is in essence the applicants original request. However, staff added the need
for Open Space on the northern portion of site where the hill slopes down to the
railroad tracks and adjacent industrial and sewer plan lands. Staff had previously
recommended for this option and from our perspective this remains an attractive
alternative. As laid out, it protects the high slopes on the northern edge of the
site, spreads the Single Family development across the site (rather than
concentrated on the eastern property as the existing General Plan encourages) and
is consistent with the residential character south of the old Highway 40.
The Crockett Group (Hopkins) General Plan Amendment Page -5-
Staff Report
County File #15-91-CO
o Industrial Use
The western half of this site has been zoned historically as controlled
manufacturing (CM). When staff reviewed this area in concert with the Crockett
General Plan Citizen's Advisory committee, both staff and the community
rejected the idea allowing industry to expand southerly along this hillside. There
was a conscious decision to make the railroad tracks and the hillside behind it the
boundary of industrial expansion. This site was found the transition to the
residences to the south of Old Highway 40 and to the homes to the west along
Dowrelia Road. Given the high slopes on portions of the site and the problems
of bringing trucks onto the site off existing roads, industrial uses were rejected.
o Commercial Use
The site is located a distance from the main population centers of Crockett, and
downtown Crockett is struggling to maintain what commercial base it has to
larger commercial centers in West County and Vallejo. There could be little
market potential for commercial in this site, and whatever uses could succeed
would put further pressure on downtown, Crockett. Additionally the site
configuration and slope would make design of commercial very difficult.
Commercial uses like major road frontage. Such a designation would have few
public benefits.
o Office Use
It would be possible to develop some very small scale office buildings on this
site. Offices could serve as a transition to the residential areas to the south and
west. Units limited to one or two stories wouldn't block the views of properties
to the south. This use might serve as a better neighbor to the Sanitary District
facilities. Any such uses would need to be small scale in use and need to be
fitted onto the site on a central plateau, with landscaping and parking used as a
buffer to the sanitary district facility. Office uses could fit onto this site and
along with residential are the most logical potential uses.
The Crockett Group (Hopkins) General Plan Amendment Page.-6-
Staff Report
County File #15-91-CO
o Mixed Office and Residential Use
It might be possible to cluster residential uses to the west of the site and to place
small offices (e.g. single story over parking) adjacent to the sanitary district
facility (such as shown on the attached map) while this could be designed, it
concentrates substantial development into a very small area. The residences
would be required to cross through the office areas wherever they enter or leave
their homes. This would provide a higher intensity of use than was previous of
concern to the sanitary district. Such a designation exceeds the CEQA threshold
covered by the Negative Declared on the project.
o Cluster Residential Toward the Western End of the Site
The proposal which was previously considered by the County spread Single
Family residences across the property, with the easterly lots being located
adjacent to the sewer plant. This choice would be to reverse the existing general
plan and to he
units to the west of the site now shown as Open Space and to
shift the Multiple Family Residential Low Density to Open Space. While this
wouldn't eliminate all conflicts with the sewer district, it would move the problem
further away. This is a feasible concept which.could be a compromise solution.
By use of duplexes or triplexes the 18 unit count might be maintained without
spreading out on site and by transferring of density from the open space areas to
the lands designated for urban use. Figure 1 shows a schematic of one
development concept which-could be considered on the site. Staff would feel
more comfortable if the western end of the site was designated for Single Family
Residential High Density, with a provision to allow for up to 18 new units to be
allowed in the land designated for residential uses and acknowledging that a
transfer of density from other portions of the site would be allowed to meet the
density calculations of up to 18 homesites.
V. RECOMMENDATIONS
Recommend adoption of a plan amendment which would cluster residential development
on the western portion of the site as shown on this attached map and' text. As an
alternative, the Commission could reaffirm its previous recommendation.
Attachments
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THE CROCKETT GROUP (HOPKINS) GENERAL PLAN AMENDMENT
Modify the Land Use Element Map (Figure 3-2) of the Contra Costa County General Plan from
Open Space and Multiple Family Residential Low-Density to Open Space, Single Family
Residential High-Density and Public and Semi-Public. The boundaries of that map change are
as shown on the attached Map Plan. Text shall be modified by elimination of the existing
wording on policy 3-155 on page 3-73 and the substitution of this wording:
1.155 The area located immediately west of the I-80 Carquinez Bridge will
allow up to 18 new homdsites within the area designated for Single Family
Residential High-Density. Protection of the right-of-way for improvements to the
Carquinez Bridge shall be assured through the use of Planned Unit Development
Zoning and shall be condition through such rezoning."
Wvxopxins
HOPKINS GENERAL PLAN AMENDMENT
Staff Recommended General Plan Amendment
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Community Development Contra Costa County
CONTRA COSTA COUNTY PLANNING COMMISSION
HOPKINS GENERAL PLAN AMENDMENT
Staff Report and Recommendations
County File #15-91-Co
Agenda Item#
I. INTRODUCTION
The Watershed Group has requested the County to undertake a General Plan Amendment
to change the new Contra Costa County General Plan from the designations of Open
Space and Multiple Family Residential Low Density to Open Space and Single Family
Residential High Density. Under the prior General Plan, this project could have
preceded directly to the public hearing under a planned unit development zoning, since
the requested density is well below the overall density that was shown for the entire site.
The new Countywide plan has more specificity on the issue of General Plan conformity;
consequently it was felt that a General Plan amendment which relates closer to the style
and location of housing units was appropriate. This amendment request (see Figure 1)
responds to that concern.
II. CEQA & RELATIONSHIP TO OTHER PROJECTS
An initial study of environmental significance was prepared which called for a Negative
Declaration on this general plan amendment and rezoning #2965, Development Plan
#3027-91 and on subdivision #7678. While the negative declaration covers all these
projects this staff report orily covers the General Plan Amendment; though its findings
are related to those other projects.
III. PROJECT SETTING
The proposed amendment area is located in the northwest corner of the Crockett-
Community.
rockett-Community. The site is adjacent to CALTRANS right-of-way for the Carquinez Bridge.
The bridge is elevated in this location and looks down on the site. To the north is an
established industrial area which includes C & H facilities and the Crockett-Valona
sewerage treatment plant. The site is separated from the single family residential area
.to the south by San Pablo Avenue (Old Highway 40) and Wanda Way. Some older
homes are located to the east. Topographically, the site slopes downward from Wanda
Avenue toward the north at approximately a 1.5:1 slope. The central area of the site is
relatively level with minor depressions and rises at a slight slope towards the northeast.
The northern side of the site slopes downward toward Dowrelio Drive at approximately
a 1:1 slope. The vegetation of the site consist of mainly of heavily overgrown brush,
weeds and trees. Additionally, small piles of concrete were observed on the site. The
subject property has been previously filled approximately 30 years ago the undocumented
fill.
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There is a vacant inholding of approximately .284 acres in size which is surrounded by
this land development project. While not included within the accompanying land
development projects, it is included within the proposed General Plan Amendment area.
The existing land use in the area is shown on Figure 2.
V. EXISTING COUNTY GENERAL PLAN
The land use designations which relate to the site are Agricultural Lands shown on the
western parcel and Multiple Family Residential Low Density shown on the easterly
parcel (see Figure 3). Prior to 1984 the site was designated for Industrial use. In the
late 1970's, a Crockett General Plan Citizen Advisory Committee was established to
review the Crockett Area General Plan. That committee felt that the Industrial
designation was inappropriate due to the proximity of homes across the street from old
Highway 40. They felt the transition from industrial to residential should occur further
to the north on this property. The Multiple Family Residential Low Density Designation
was given the site to offset the loss of Industrial General Plan designation and zoning.
This property was recognized as one of the few areas left in Crockett which could
accommodate new housing.
The designations of that 1984 Crockett Area General Plan were carried forward without
change into the new 1991 Contra Costa County General Plan. Those designations also
cover the County owned surplus land immediate south of the Hopkins ownership.
San Pablo Avenue (old Highway 40) is designated as an Existing Arterial on the
Circulation Element of that plan.. The site is within the 65 CNEL noise contours for the
year 2005 and noise mitigation measures. need ,to..be included within the project
conditions. A Scenic Route designation is also shown on old Highway 40. That
designation encourages.a well designed project within the adjacent scenic route corridor
V. ZONING
The site is currently zoned both General Agricultural(A-2)and Controlled Manufacturing
(C-M). While the A-2 designation conforms to the Agricultural Lands Designation, the
Controlled Manufacturing zoning is inconsistent with the Multiple Family Residential -
Low Density designation. This zoning - General Plan inconsistency will need to be
eliminated prior to development on this site (see Figure 4).
VI. DISCUSSION OF ALTERNATIVESIPOLICY ISSUES
The current plan designations artificially crosses the property in a north-south direction
based on old parcel line boundaries. These parcel lines don't relate to the orientation of
the landforms or provide for a reasonable way to develop the property.
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HOPKINS GENERAL PLAN AMENDMENT
Existing Zoning Map
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o No Project Alternative
As previously indicated, under the previous general plan rules, no General Plan
amendment would be required to develop under P-1 zoning. The new General
Plan is more stringent in nature and staff have determined that it was appropriate
to consider a plan amendment concurrently with the pending development
applications. A residential development project could still be applied for on this
property if the plan wasn't amended.
o Higher Density Alternative
Half the site is currently designated for Multiple Family Residential Low Density
and the possibility would exist to extend this higher density westerly to cover the
entire site. The main difficulty with this approach is that it would force greater
topographic modification-to the property than the site could easily accommodate
to build to that General Plan density. To yield the number of units a higher
density designation would require, taller structures would need to be built causing
additional visual impacts or to develop the units further down the hill and to
impinge on the industrial character of the area. While potentially possible, this
would be inconsistent with the pattern of homes in the area and could lead to
additional environmental impacts.
o Single Family Residential High Density
This requested plan designation is the predominant plan category found in
Crockett and is.the product type requested by the applicant. The request shows
this category going east-west across the property to reflect development flanking
the hilltop while placing an Open Space designation on the lower slopes adjacent
to the industrial area. Functionally, this appears to be a reasonable way to
develop the property.
o Qpen Space
An additional alternative would be to redesignate the site entirely to an Open
Space designation. This approach was discussed when the Crockett General Plan
was originally being developed (in the late 1970's) and was rejected given the
long-term zoning designation allowing for development on the property. -That
concern is still valid.
3
o Bridge Right-of-Way
CALTRANS has been considering different alignments for an additional bridge
to cross the Carquinez Straits. Alternatives are both east and west of the existing
span. This developer has designed his project to help protect the bridge right-of-
way for a new bridge west of the existing span. However, that protection is only
in terms of deferral of construction of one lot until a decision on alignment is
made. It may be appropriate to add plan text to the County Plan which gives
strong guidance to the need to protect this bridge right-of-way.
O County Surplus Property
The Watershed Group's property.is next to a small.parcel of County owned land
beyond the standard road right-of-way. At one time the County considered the
sale of an approximate one-half acre of excess property with the intent to
integrate it into the proposed project. A small transferral of 8,823 square feet
was made. The remaining County owned land was kept for the potential
realignment of Wanda .Street and should be redesignated to Public and Semi-
public to reflect its continued status of County owned property. This should not,
however, preclude some further adjustments of ownership to make for a better
boundary as part of the review of development applications on the Hopkins
property.
VII. Recommend to the Board of Supervisors that the County General Plan map and text
should be amended as shown on the attached pages.
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HOPKINS GENERAL PLAN AMENDMENT
Modify the Land Use Element Map (Figure 3-2) of the Contra Costa County General Plan from
Open Space and Multiple Family Residential Low-Density to Open Space, Single Family
Residential High-Density and Public and Semi-Public. The boundaries of that map change are
as shown on the attached Map Plan. Text shall be modified by elimination of the existing
wording on policy 3-155 on page 3-73 and the substitution of this wording:
"3.155 The area located immediately west of the I-80 Carquinez Bridge will
allow up to 18 new homesites within the area designated for Single Family
Residential High-Density. The areas designated for Open Space shall be deed
restricted as open space though their transfer to adjacent parcels shall be allowed.
Protection of the right-of-way for improvements to the Carquinez Bridge shall be
assured through the use of Planned Unit Development Zoning and shall be
condition through such rezoning."
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