County Planning Commission Tuesday, November 30, 2010

Agenda Item #2 Department of Conservation and Development Contra Costa County

COUNTY PLANNING COMMISSION TUESDAY, NOVEMBER 30, 2010

DOWNTOWN EL SOBRANTE GENERAL PLAN AMENDMENT (County File: GP#02-0003)

STAFF REPORT AND RECOMMENDATIONS

I. INTRODUCTION

DOWNTOWN EL SOBRANTE GENERAL PLAN AMENDMENT (COUNTY FILE: GP#02-0003): The proposed General Plan Amendment would revise the Land Use Element and Transportation-Circulation Element of the Contra Costa County General Plan (2005-2020) affecting the commercial core or downtown area of the unincorporated community of El Sobrante, California. More specifically it would: (1) a. Amend the Land Use Element to establish three new “mixed use” land use designations on selected blocks along the south side of San Pablo Dam Road, from El Portal Drive to Appian Way, and on selected blocks along Appian Way from Valley View to San Pablo Dam Road; and, (1)b. Amend the Land Use Element to revise and update policy language for the El Sobrante community in sections and figures under the heading “Policies for El Sobrante Area”, “Policies for Appian Way Corridor Special Concern Area”, and “Policies of the San Pablo Dam Road Commercial Special Concern Area”; and, (2) Amend the Roadway Network Map (Figure 5-2), Transportation-Circulation Element to remove all references to a planned 6-lane bypass couplet for San Pablo Road between El Portal Drive and Appian Way, to instead, retain the current 4-lane plus center left turn lane configuration and add a new collector roadway connecting Pitt Way to Hillcrest Road, and to remove all references to a planned 4-lane roadway for Appian Way extending from San Pablo Dam Road to the Pinole city limits, to instead, retain the existing 2-lane roadway configuration as the planned roadway. (Census Tracts: 3690.02, 3610.00, 3630.00, 3602.00, and 3601.00) (Assessor Parcel Book Pages: 420-010, 420- 020, 420-140, 420-150, 420-190, 425-100, 425-110, 425-120,425-140, 425-150, 425-170, 425-220, 425-230, 425-240, 425-300, 426-260, 430-150, and 430-050)

II. RECOMMENDATION

Staff recommends the County Planning Commission forward the following recommendations to the Board of Supervisors:

Page 1 of 27

County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

III. BACKGROUND

A. PROJECT LOCATION

The proposed General Plan Amendment is located in the unincorporated area of El Sobrante in west Contra Costa County, border by the city limits of Richmond and San Pablo. The proposed General Plan Amendment would affect multiple parcels along San Pablo Dam Road between El Portal Drive and Appian Way, and along Appian Way between San Pablo Dam Road and Valley View Drive. See Figures 1 and 2 for the area mapped under the proposed General Plan Amendment.

B. EXISTING CONDITIONS AND SETTING

The El Sobrante Valley lies in the western portion of the county, in a semi-rural pocket of low to medium density residential development and local serving businesses, surrounded by highly developed urban and suburban areas that typify the I-80 corridor. The proposed General Plan Amendment covers approximately 170 acres within the El Sobrante Valley along a 4-block section of San Pablo Dam Road characterized by corridor commercial strip development, and 8-block section of Appian Way characterized by both corridor commercial strip and residential development. The natural landscape of the El Sobrante Valley is characterized by rolling hillsides, oak trees, creeks and lush vegetation. San Pablo Creek which flows out of San Pablo Reservoir passes through the valley and runs parallel to San Pablo Dam Road, and it is adjacent to the General Plan Amendment area on the north.

The portion of the General Plan Amendment area along Appian Way rises gradually from its intersection with San Pablo Dam Road to Valley View Drive. Appian Way is characterized by a variety of land uses, with properties improved with single-family residences, apartments, a mobile home park, retail or commercial service uses and some vacant properties.

Regional access to the area is provided via Interstate 80, San Pablo Dam Road and State Highway 24.

Historically, San Pablo Dam Road between El Portal Drive and Appian Way has served as El Sobrante’s commercial core or downtown with a concentration of local serving retail and business uses. Through the 1950’s -1960’s the 4-block segment of San Pablo Dam Road was a vibrant commercial center containing shops, restaurants, and offices primarily serving local needs. This began to change in the 1970’s with shifting development patterns and by the 1980’s-1990’s, the accelerated growth patterns in surrounding areas, greater concentration of regional retail along the I-80 corridor, and overall changes in the retail environment, resulted in a general decline in economic activity along San Pablo Dam Road and to a certain extent along Appian Way.

Page 3 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

At the same time, the increased development in surrounding areas, particularly the emergence of regional serving commercial areas parallel to I-80, increased through traffic demands on roadways within the El Sobrante Valley. San Pablo Dam Road now functions as an important commute corridor in western Contra Costa County. The four block segment of San Pablo Dam Road between El Portal Drive and Appian Way is configured into 4 travel lanes plus a center left turn lane. This segment of the roadway carries an average of 31,000 vehicles per weekday. Motorists often speed through the area at speeds well in excess of the posted 25 miles per hour limit.

C. CHRONOLOGY OF GENERAL PLAN POLICIES FOR EL SOBRANTE

The following is a chronology for the development of General Plan policies in the El Sobrante area:

1955 The Contra Costa County Planning Department delineated the county into thirteen (13) planning areas which were to indicate the various and distinctive communities in the unincorporated territory of Contra Costa County and to serve as the basis for more detailing community planning than a county-wide plan. El Sobrante community was designated Planning Area 1.

1962-1967 El Sobrante Valley Council organized in 1962 expressly to create a general plan for the community. The local group of citizens was formed partly in response to annexations of the El Sobrante Valley by the City of Richmond. The committee held several joint meetings in which the County and City of Richmond were represented, but it was later disbanded due to objections from other citizen groups.

County Planning Department was then given responsibility to finish the preparation of a general plan and another citizen advisory group was formed, which held meetings between 1963 and 1964.

Also, in 1964 the State Division of Highways (forerunner to Caltrans) conducted a public hearing in 1964 concerning a proposed freeway through the planning area. The proposed freeway, identified as Route 254 and then renumbered as Route 93, was to pass through El Sobrante in an east-west direction generally running parallel and south of San Pablo Dam Road connecting from Highway 24 to Interstate 80. A technical committee was formed and this group met through 1964.

Citizen Advisory Committee completed its work on General Plan in 1965 and forwarded proposal to County Planning Department. County Planning Commission conducted public hearings on plan in late 1966.

Page 4 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

1967-1972 El Sobrante General Plan, Planning Area I adopted by the Board of Supervisors, on July 5, 1967. This plan for the physical development of the El Sobrante community included schematic land use and circulation plan and policies. The planning horizon year was 1990 with a projected buildout population of 45,000. The plan acknowledged that El Sobrante would continue to urbanize as a community of mostly single family residential, but with a range of densities based on topographic conditions, retail shopping should be centralized, in contrast to strip commercial development, and the transportation system serving the area “should be designed for circulation and access almost exclusively by vehicular mode of travel”. One significant feature of this plan was the provision for a State Route 93 highway corridor that generally ran parallel to San Pablo Dam Road to connect Interstate 80 (I-80) with State Route 24 near Orinda. This adopted plan became one of 13 adopted community plans making up the Contra Costa County General Plan.

1972 – 1973 In September 1972, the County Planning Commission requested a review to the El Sobrante Area General Plan, concentrating on the San Pablo Dam Road corridor between Appian Way and the East Bay Municipal Utility District properties to the east. As a result of this review, the Board of Supervisors approved an amendment to the El Sobrante Area General Plan to provide for multi-family uses along San Pablo Dam Road east of Appian Way, and, while acknowledging that the 1967 plan identified a future State Route 93 highway corridor running parallel and south of San Pablo Dam Road it was scaled back to an arterial corridor (rather than planned highway corridor) due to state highway need and funding priorities.

1975 -1979 In March 1975, El Sobrante Area Traffic Study completed (prepared for Contra Costa County, Public Works Department, by DeLeuw Cather & Company). The study recommended that a new roadway be constructed and parallel to and south of San Pablo Dam Road approximately between El Portal Drive and Appian Way. The proposed roadway would function as one-way eastbound road coupled with existing San Pablo Dam Road converted to one-way westbound operation between El Portal Drive and Appian Way. Eventually referred to as the San Pablo Dam Road bypass couplet, this proposal was in recognition that State Route 93 highway corridor conceived in 1960s by Caltrans (formerly State Division of Highways) to traverse through El Sobrante would never happen due to budget and environmental constraints.

Page 5 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

1980 El Sobrante Area General Plan

On August 26, 1980, after more than two years of work by the El Sobrante General Plan Citizens Advisory Committee and the County Planning Commission, the Board of Supervisors adopted a new El Sobrante Area General Plan. The 1980 El Sobrante Area General Plan established three areas as special concern areas in view of their key locational qualities, which included San Pablo Dam Road Commercial Area, Appian Way, and San Pablo Ridge. The 1975 El Sobrante Traffic Study was used extensively in formulating the circulation policies contained in the two of the special concern areas, San Pablo Dam Road Commercial Area and Appian Way Corridor. With the establishment of the San Pablo Dam Road Commercial – Special Concern Area and the Appian Way Corridor – Special Concern Area, the planned San Pablo Dam Road bypass couplet plan and the planned 4-lane roadway for Appian Way were formally established as policy under the El Sobrante Area General Plan.

1980 – 1990 Contra Costa County General Plan

In early 1986, the Board of Supervisors established a General Plan Congress to advise the County on how to revise and update the various Area General Plans into one consolidated countywide General Plan. The General Plan Congress met from July 1986 though January 1989, and with the help of the General Plan Congress the Count prepared a draft General Plan in November 1988. In March 1989 the County made available to the public a draft General Plan that consolidated the Area General Plans (including the El Sobrante Area General Plan) into one countywide plan document. By consolidating the Area General Plans into a countywide General Plan, the Special Concern Area policies and new section entitled “Policies for the El Sobrante area” generally retained the key policies from the 1980 El Sobrante Area General Plan. Numerous public hearings on the draft General Plan were conducted by the County between March 1989 and August 1990. In response to public comments, the draft General Plan was revised and recirculated for public comment in October 1990, and between October and December 1990 still more public hearings were conducted. Finally, as a result of comments on the second draft General Plan and passage of Measure C-1990, the 65/35 Land Preservation Plan Ordinance in November 1990, on January 18, 1991 the Board of Supervisors adopted the Contra Costa County General Plan, 1990-2005.

Page 6 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

1991 To Present The General Plan has been reconsolidated twice since January 1991, once in 1995 and again in 2005, and the General Plan policies for El Sobrante relating to San Pablo Dam Road and Appian Way have remained unchanged.

IV. EXISTING GENERAL PLAN POLICIES FOR EL SOBRANTE

As noted above, existing General Plan policies for El Sobrante originate from the comprehensive General Plan update approve in January 1991. The specific policies pertaining to El Sobrante’s commercial core or downtown area, affecting Appian Way and San Pablo Dam Road, have remained in tact since 1991 and can be found in the Land Use and Transportation-Circulation elements to the County General Plan.

See Figure #1, at page 8 of this report, for an excerpt of the General Plan’s existing Land Use Element Map covering the proposed General Plan Amendment area and its immediate vicinity, and Figure #2, at page 9 of this report for the existing Zoning Map. At pages 10-12 to this report are the figures in the Land Use Element for the Appian Way Special Concern Area and San Pablo Dam Road Commercial Special Concern Area, and Figure 5-2, Roadway Network Map, from the Transportation-Circulation Element. Beginning at page 13 to this report are Tables #’s 1, 2, and 3 which present the General Plan policy language for El Sobrante excerpted from the Land Use Element.

V. BACKGROND ON GENERAL PLAN AMENDMENT

The proposed General Plan Amendment is an outgrowth of community-based efforts to revitalize El Sobrante’s commercial core that started in 2000, mainly under the auspices of the El Sobrante Chamber of Commerce. In 2001, a 19-member group of residents and business owners formed the 94803 Task Force. The 94803 Task Force using grant funding from the Metropolitan Transportation Commission, along with County staff support, had a consultant team prepare the “Downtown El Sobrante Transportation and Land Use Plan”. The plan envisioned development of a new mixed use village center, combining retail, office, and residential uses and a public plaza centered along the four- block area commercial core on San Pablo Dam Road. The plan recommended changes to support more mixed use land development and changes to the transportation system, more specifically modifying the County’s planned roadway network that included a bypass couplet for the commercial area. The overall emphasis of the plan was to transform downtown El Sobrante over time into a pedestrian-friendly, appealing business district that would attract visitors and residents to shop, dine, and conduct business. The transformation was to be accomplished through a combination of traffic-calming, circulation, and pedestrian improvements; public plaza and recreational spaces; and land use changes. The plan prepared by the 94803 Task Force was presented to the Board of Supervisors on January 15, 2002, at which time the accepted and approve the plan in concept (see copy of Board Order and Plan in Appendix F, Draft Environmental Impact Report, Downtown El Sobrante General Plan Amendment, County File: GP#02-0003, SCH#2002102119)

Page 7 of 27 Pinole Legend Manor Rd El Sobrante Downtown Parcels

Blume Dr City Limits Land Use Designations SL (Single Family Residential - Low) VL View Rd SM (Single Family Residential - Medium) SH (Single Family Residential - High) Hilltop Dr ML (Multiple Family Residential - Low) General Plan MM (Multiple Family Residential - Medium) Amendment Area MH (Multiple Family Residential - High) Valley View Rd CO (Commercial) Appian Way OF (Office) RichmondPS (Public/Semi-Public) OS (Open Space) DR (Delta Recreation) WA (Water) WS (Watershed) ¦¨§80

El Portal Dr San P ablo Dam Rd

San Pablo

Feet 0500 1,000 2,000 3,000 4,000 E

Source: Contra Costa County

R-10 (Single Family Residential) Hilltop Dr R-40 (Single Family Residential) D-1 (Two Family Residential) M-12 (Multiple Family Residential) Valley View Rd M-17 (Multiple Family Residential) Appian Way M-29 (Multiple Family Residential) RichmondO-1 (Limited Office) L-I, (Light Industrial) N-B (Neighborhood Business) R-B (Retail Business) P-1 (Planned Unit) ¦¨§80

El Portal Dr San P ablo Dam Rd

San Pablo

Feet 0500 1,000 2,000 3,000 4,000 E

Source: Contra Costa County

Map created 3/12/2009 by Contra Costa Conservation and Development Department El Sobrante Area Community Development Division--GIS Group 651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-0095 Figure 2 37:59:48.455N 122:06:35.384W This map contains copyrighted information and may not be altered. It may be Existing Zoning reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information. Figure 3, CPC Rpt. Figure 3-5 Appian Way Corridor Special Concern Area (((((((( (((((((( (((((((( (((((((( Concepts: (((((((( ((((((((Develop Appian Way to the 84'/64' standards between San Pablo Dam Rd ((((((((!1 Appian Way ((((((((and Sobrante Ave, as set forth in the adopted setback plan. Include ((((((((provisions for continuous sidewalks, paths and existing mature trees to ((((((((be incorporated in the right-of-way design. (((((((( (((((((( ((((((((!2 Minimize the number of vehicular access points along Appian Way. (((((((( ((((((((Retain existing((((( open areas and vegetated areas located on the slopes ((((((((!3 ((((( !4 ((((((((which flank((((( either side of Appian Way. (((((((( ((((( Sobrante Ave ((((((((Provide small((((( neigborhood parks at as many ((((((((( !4 Valley View Rd ((((((((of the designed sites is feasible. ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( !1 ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( ((((((((( (((((((( (((((((( (((((((( ((((( ((((((((( (((((((( (((((((((!4 ((((((((( (((((((( ((((((((( ((((((((( (((((((( !3 ((((((((( ((((((((( (((((((( (((( ((((((((( (((((((( ((((((((( (((((((( !2 ((((((((( (((((((( !3 ((((((((((((((((((((((((((( (((((((( (((((((((((((((((( (((((((( (((((((((((((((((( (((((((( (((((((((((((((((( (((((((( (((((((((((((((((( (((((((( (((((((((((((((((( (((((((( ((((((((((((((((((Open Space (((((((( Single Family Residential - High(((((((((((((((((( Density (((((((( (((((((( (((((((((((((((((((((( (((((((( ((((((((Multiple Family Residential - High(((((((((((((((((( Density ( ((( Public & Semi-Public (((( Appian Way (((((((( (((((((((((((((((( (((( ((((((((Multiple Family Residential - Medium(((((((((((((((((( Density Commercial ((((!4 (((((((( (((((((((((((((((( (((( ((((((((Multiple Family Residential - Low(((((((((((((((((( Density Office (((( (((((((( (((((((((((((((((( (((((((( (((((((((((((((((( San Pablo Dam Rd (((((((( (((((((((((((((((( (((((((((((((((((( (((((((((((((((((( ( (((((((((((((((((( ( Page 3-65 1:11,000 CONTRA COSTA COUNTY Map Created on December 1, 2004 0500 1,000 2,000 Contra Costa County Community Development 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I 37:59:48.455N 122:06:35.384W Feet Figure 4, CPC Rpt. Figure 3-6 San Pablo Dam Road Commercial Special Concern Area (((((((((((((((((((((((( ((((((( (((((((((((((((((((((((( ((((((( ((((((((((((((((((((((((Concepts: ((((((( (((((((((((((((((((((((( ((((((( !1 Proposed major arterial. nWay (((((((((((((((((((((((( !4 Rehabilitation and redevelopment ((((((( (((((((((((((((((((((((( of the commercial area. (((((((!3 ((((((((((((((((((((((((!2 Proposed additional collector streets. (((((((Appia (((((((((((((((((((((((( ((((((( (((((((((((((((((((((((( !5 Provide Additional Parking ((((((( ((((((((((((((((((((((((!3 Potential neighborhood park (((((((((((((((((((((((( (((((((((((((((((((((((( (((((((((((((((((((((((( ((((((((((((((((((((((((El Portal Dr ((((((((((((((((((((((((

!5 d !4 San Pablo Dam R !2 !1 !4 EEEEEEEEEEEE !5 EEEEEEEEEEEE !2 EEEEEEEEEEEE !1 EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE EEEEEEEEEEEE Open Space (((( EEEEEEEEEEEE Commercial ( ((( Public & Semi-Public G G G EEEEEEEEEEEE Mulitple Uses EEEEEEEEEEEE GGG Single Family Residential - High Density EEEEEEEEEEEE Multiple Family Residential - High Density Single Family Residential - Medium Density EEEEEEEEEEEE Multiple Family Residential - Low Density Single Family Residential - Low Density EEEEEEEEEEEE Hillcrest Rd Page 3-66 1:5,400 CONTRA COSTA COUNTY Map Created on December 1, 2004 0250 500 1,000 Contra Costa County Community Development 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I Feet 37:59:48.455N 122:06:35.384W Figure 5, CPC Rpt.

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NOTE: ¥¦§680 Additional Detail for Collector roadways and lane requirements on the enlarged Roadway Network Plan is found at the end of the General Plan. Page 5-11 1:300,000 CONTRA COSTA COUNTY Map Updated on June 22, 2010 05102.5 Contra Costa County Department of Conservation & Development 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I 37:59:48.455N 122:06:35.384W Miles County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

See Tables #1, 2, and 3 to this report for the existing policies in the Land Use Element directly affecting Appian Way and San Pablo Dam Road.

Table # 1. Existing General Plan Policies for El Sobrante, Land Use Element, page 3-58, General Plan, 2005-2020 (2010 Reprint)

POLICIES FOR THE EL SOBRANTE AREA 3-164. In cooperation with the City of Richmond, develop a Specific Plan for the San Pablo Dam Road commercial corridor to provide detailed plans and implementation measures to increase parking for shoppers and increase roadway capacity for through traffic. 3-165. Minimize the number of streets and driveways intersecting or entering San Pablo Dam Road, Appian Way and Valley View Road. 3-166. Provide for well-designed projects and limited vehicular access to traffic arterials through the assembly of the deep, narrow parcels of land along San Pablo Dam Road and Appian Way. 3-167. The overall goal of the area is to retain and reinforce the semi-rural and suburban character of the community with its strong emphasis on single-family residences, the feature which has drawn most residents to the area. 3-168. Provide for well designed projects and limited vehicular access to traffic arterials through the assembly of the deep, narrow parcels of land along San Pablo Road and Appian Way. 3-169. Discourage new areas of strip commercial development in the community. 3-170. Require development of more public off-street parking in the commercial core area along San Pablo Dam Road, so as to increase traffic bearing capacity of the arterial. 3-171. Upgrade the community's drainage system to eliminate problems caused by local inundation, ponding and sheet overflow during storms, and eliminate open drainage ditches along portions of Appian Way and San Pablo Dam Road and throughout the community. 3-172. In view of the existing traffic problems and the limited ability of the circulation system to adequately handle substantial growth in traffic volumes, new development should be approved at the low to mid range of the respective single-family residential land use density designations. 3-173. This plan calls for residential development to be directed primarily to areas where infilling of previously "passed over" property can occur, as well as to a limited number of larger parcels of undeveloped acreage. These larger parcels include the western slope of Sobrante Ridge, and the lower portions of the north face of San Pablo Ridge. 3-174. A major policy of this plan is to eliminate deep, narrow lots through the aggregation of land parcels in areas designated for multiple family use. Every effort should be made to encourage the aggregation of such lots to provide for better designed projects. 3-175. Areas outside the present and committed area of service capability of EBMUD and West Contra Costa Sanitary District are to be retained in the Open Space category. 3-176. In order to retain the ridgelines around El Sobrante in their natural state, it is recommended that a ridgeline preservation ordinance be developed which would prohibit the placement of any structure on or near the crest of a scenic ridge, such as San Pablo Ridge or Sobrante Ridge. All land above the 400' elevation shall not be developed for suburban purposes unless in conformance with the Land Use Plan Map.

Page 13 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

Table #2: Existing General Plan Policies for El Sobrante, Land Use Element, page 3-64, General Plan, 2005-2020 (2010 Reprint)

POLICIES FOR APPIAN WAY CORRIDOR 3-191. The Appian Way Corridor Special Concern Area is to develop into a unified, well-designed neighborhood rather than an incremental accumulation of unrelated developments. (a) adhere to the adopted Appian Way Precise Plan, which provides for a standard of an 84-foot right-of-way. Develop continuous sidewalks and a bicycle path separated from automobile traffic, but designed within the right-of-way; (b) where possible, retain existing mature trees located either within or encroaching into the potential right-of-way, and incorporate them into the overall roadway design; (c) provide appropriate traffic signalization as new development occurs along the corridor, with each development required to pay an appropriate share of the cost; (d) eliminate the hazardous ditches along Appian Way by installing appropriate storm drains as a part of right-of-way improvements; (e) project design should reflect the objective of providing well-designed development suited to the building sites, at appropriate densities; (f) commercial areas should maintain a low profile by limiting building height to 35 feet; (g) emphasis should be on landscaping and architectural continuity along Appian Way, with building masses de-emphasized; (h) variances to parking standards shall not be granted; (i) design of buildings shall be interesting and innovative, but should have a harmonious relationship with each other; (j) consolidation of parcels shall be encouraged with emphasis on combined access and parking areas; (k) variation in building set-back from Appian Way and along side yards should be encouraged to create openness along the corridor; (l) provide an attractive streetscape through street tree and frontage planting and encourage the use of drought-resistant plants; (m) areas designated for commercial uses should be rezoned from Retail Business District (R-B) to Neighborhood Business District (N-B), which zone reflects the desired commercial character along Appian Way. Multiple family development shall not be allowed by land use permit in these areas; (n) rezone areas designated from multiple family residential use to M-12, except that current zoning may be retained where development already exists; (o) a landscaped buffer zone, including attractive fences wherever necessary to provide privacy and security shall be provided between new developments and existing residences; (p) within areas designated for development in the Appian Way Special Concern Area there are those areas which, because of topography, steep slopes or aesthetic qualities, are unsuitable for development and which shall be protected as open space whenever feasible; and (q) each individual multi-family development shall provide recreational facilities for its occupants.

Page 14 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

Table #3: Existing General Plan Policies for El Sobrante, Land Use Element, page 3-68, General Plan, 2005-2020 (2010 Reprint)

POLICIES FOR SAN PABLO DAM ROAD 3-192. The San Pablo Dam Road Special Concern Area is the primary business district for El Sobrante. The El Sobrante Community desires to retain its identity and individuality in the face of urbanization pressures. Two distinct, yet interlocking problems must be addressed: 1) devising a circulation system which allows traffic into, through, and around the business district, and 2) effective land use and design policies for the area. (a) The commercial area shall be made attractive and convenient to the community with emphasis on the following: o improved localized traffic circulation; o adequate parking; and o diversion of non-shopper traffic by development of an alternative roadway. (b) Encourage commercial area rehabilitation and redevelopment, considering development of a unifying motif. (c) Commercial expansion shall be directed away from San Pablo Dam Road frontage to create a deeper and more appropriately shaped commercial district. (d) Improve overall area appearance through appropriate sign regulation. This would eventually result in removal of unsightly signs. (e) Provide adequate off-street parking, and secure the right-of-way for an alternate traffic route. (f) Enhance pedestrian traffic across San Pablo Dam Road by well marked and signalized crosswalks. (g) Develop commercial sites and parking areas contiguous to existing development, conforming to the Plan map. Extend such uses only as far south as the proposed location of the new parallel arterial. Do not permit non-contiguous conversion of existing residential uses to commercial use.

Page 15 of 27 County Planning Commission, November 30, 2010 Downtown El Sobrante General Plan Amendment (County File: GP#02-0003)

V. BACKGROND ON GENERAL PLAN AMENDMENT - CONTINUED

In 2002, following the acceptance and conceptual approval of the Downtown El Sobrante Transportation and Land Use Plan, the Board of Supervisor directed the County Redevelopment Agency to study the potential establishment of a Redevelopment Plan for the commercial core of El Sobrante (including the San Pablo Dam Road and Appian Way corridors). At the same time the Board authorized a General Plan Amendment study to consider changes to land use and transportation policies in support of the Redevelopment Plan.

Between 2003 and 2004, County staff worked with the El Sobrante community on a proposed Redevelopment Plan that included the San Pablo Dam Road and Appian Way corridors. A Redevelopment Project Advisory Committee was formed and studies required for the formation of Redevelopment Project were initiated. In addition to the studies required to establish a Redevelopment Project, the County also initiated a General Plan Amendment review and preparation of an Environmental Impact Report. A Draft Environmental Impact Report that evaluated the proposed Redevelopment Plan and General Plan Amendment was issued in March 2003, but the Final Environmental Impact Report was never issued. The proposal to establish a Redevelopment Project in El Sobrante was controversial with no clear consensus among the general public and affected property owners.

Due to the lack of consensus, the County Redevelopment Agency in 2004 ceased its work on the formation of a Redevelopment Project. Although a preliminary plan and Draft Environmental Impact Report had been released for public review and comment, the Redevelopment Plan adoption process was not completed. It should be noted that any effort to re-initiate the establishment of a Redevelopment Project in El Sobrante would require new authorization by the Board of Supervisors, along with necessary funding, to undertake a new redevelopment plan adoption process pursuant to the current requirements under state law and the preparation of a new Environmental Impact Report under CEQA.

Shortly after the Redevelopment Plan efforts were ceased, Supervisor John Gioia (District I), requested the Community Development Department (now Department of Conservation & Development) to continue working directly with the El Sobrante Municipal Advisory Council on a comprehensive review of land use and transportation policies affecting San Pablo Dam Road and Appian Way with the objective of potentially revising and updating these policies in the General Plan. Department staff worked with El Sobrante Municipal Advisory Council on and off from 2005 through 2008 on a review of the General Plan policies affecting San Pablo Dam Road and Appian Way, which culminated in an April 14, 2008 letter from the El Sobrante Municipal Advisory Council to Supervisor John Gioia recommending certain amendments to the General Plan (see letter under Exhibit “A”).

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VI. DESCRIPTION OF GENERAL PLAN AMENDMENT

The General Plan Amendment, as proposed by the El Sobrante Municipal Advisory Council, in their April 14, 2008 letter to Supervisor John Gioia, has multiple objectives, including:

x Promoting the goals of the Downtown El Sobrante Transportation and Land Use Plan (approved by the Board of Supervisors on January 15, 2002, see Appendix F in the Draft EIR);

x Implementing the recommendations from the El Sobrante Municipal Advisory Council for downtown El Sobrante (as outlined in a April 14, 2008 letter from the El Sobrante Municipal Advisory Council to Supervisor John Gioia, District I);

x Establishing a development pattern that is more compact and conducive to a vibrant downtown business and residential environment;

x Supporting the Board of Supervisors recent directives to promote a “healthy” built environment in the unincorporated areas of the County, which encourages infill development (compact and mixed use) and other changes to the built environment that provide healthy lifestyle choices for residents;

x Implementing the principles of “Complete Streets”, which recognizes that streets do more than move vehicles and serve many users (motorists, bicyclists, and pedestrians) and establishes that the development of the local roadway system needs to accommodate multiple modes of travel (e.g. transit, bicycling, and walking);

x Minimizing the through traffic and diversion of traffic onto local streets, minimize right-of-way acquisition, minimize public costs associated constructing additional roadway capacity, and overall minimize community disruption due to roadway construction.

x Encouraging economic development consistent with the provisions of the Contra Costa County General Plan; and

x Providing new opportunities for decent and affordable housing to all segments of the community. The General Plan Amendment proposal is divided into two components, as follows:

A. LAND USE ELEMENT

1. New Mixed Use Land Use Designations: Add and apply three new mixed use designations to the El Sobrante commercial core (downtown) along Appian Way and San Pablo Dam Road, including M-11 (Appian Way General Mixed Use), M- 12 (Triangle Area Mixed Use), and M-13 (San Pablo Dam Road Mixed Use). The

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proposed mixed use designations tailored for Appian Way and San Pablo Dam Road would enable the development of residential uses within select parcels now designated for commercial use. Each mixed use designation would allow the range of commercial uses that are typically found in a neighborhood retail district such as retail shops, professional offices, and personal services. Residential is specifically permitted but not required. A complete description of the new land use descriptions and map locating their proposed application to certain parcels along Appian Way and San Pablo Dam Road can be found in Exhibit “B” to this report.

2. Amend the Land Use Element for policy language listed under “POLICIES FOR THE EL SOBRANTE AREA”, “POLICIES FOR THE APPIAN WAY CORRIDOR”, and “POLICIES FOR SAN PABLO DAM ROAD”; and, revise Figure 3-5 for the Appian Way Corridor Special Concern Area, and Figure 3-6 for the San Pablo Dam Road Commercial Special Concern Area. A redline/strikeout version of the El Sobrante Municipal Advisory Council’s proposed policy language changes and the revision to the Special Concern Area figures can be found in Exhibits “D” and “E” to this report.

B. TRANSPORTATION / CIRCULATION ELEMENT

Since the recommendation from the El Sobrante Municipal Advisory Council involves revisions to Appian Way Corridor Special Concern Area, Figure 3-5, and San Pablo Dam Road Commercial Special Concern Area, Figure 3-6, specifically to retain the current 2-lane configuration for Appian Way, and to retain the current 4-travel lane plus center left turn lane configuration of San Pablo Dam Road and removing of the planned San Pablo Dam Road bypass couplet to be replaced with roadway collector connecting Pitt Way to Hillcrest Road, there would need to be corresponding changes to the Roadway Network Map, Figure 5-2, in the Transportation-Circulation Element. The revisions to the Roadway Network Map in the El Sobrante area are presented under Exhibit “F”to this report.

VII. GROWTH MANAGEMENT CONSIDERATIONS

The public agencies that provide public services to the area covered under the Downtown El Sobrante General Plan Amendment area include:

A. Water – East Bay Municipal Utility District B. Sewer – West County Wastewater District C. Schools – West Contra Costa Unified School District D. Regional Parks & Recreation – East Bay Regional Park District E. Local Parks – Contra Costa County Special Districts F. Fire – Contra Costa County Fire Protection District G. Police Protection – Contra Costa County Sheriff H. Street Lighting – County Service Area L-100 (County)

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These public agencies have capacity to continue providing services to the area and the changes considered under the General Plan Amendment would not affect their ability to provide such services now or in the future.

VIII. CEQA REVIEW AND ENVIRONMENTAL DETERMINATION

An Environmental Impact Report (EIR) was prepared to evaluate the impacts of the General Plan Amendment, as proposed by the El Sobrante Municipal Advisory Council, pursuant to the requirements of the California Environmental Quality Act (CEQA). The EIR evaluated the potential for the Project (General Plan Amendment) to result in significant impacts to the following environmental topics: Land Use, Population, Housing, Transportation, Noise, Air Quality, Global Climate Change (Greenhouse Gas Emissions), Biological Resources, Geology/Soils, Hazards/Hazardous Materials, Hydrology/Water Quality, Public Services, Utilities, Aesthetics, and Cultural Resources. The EIR analyzed impacts of the General Plan Amendment on a programmatic level. All impacts were found to be less than significant or less than significant after mitigation, with the exception of traffic impacts from the project relating to roadway segment levels of service on San Pablo Dam Road, Appian Way, and El Portal Drive, which were found to be significant and unavoidable impacts of the project. A Statement of Overriding Considerations identifying the benefits that outweigh the unavoidable and significant impacts will need to be prepared and presented to the Board of Supervisors should the County Planning Commission recommend certification of the EIR and adoption of the General Plan Amendment. The process to prepare the EIR for this General Plan Amendment is described as follows:

A. DRAFT ENVIRONMENTAL IMPACT REPORT

After issuing a Notice of Preparation for an Environmental Impact Report (EIR), a Draft EIR was released for public review on November 4, 2009. A public hearing with the County Zoning Administrator to receive comments on the adequacy of the Draft EIR was held on December 14, 2009. The following alternatives were evaluated in the Draft EIR:

Alternative A - No Project: Under the No Project Alternative, the General Plan Amendment would not be considered and there would no change to the existing policies and programs in the Land Use and Transportation/Circulation elements affecting San Pablo Dam Road and Appian Way.

Alternative B - Reduced Project Area: This alternative limits the changes to the General Plan to only that portion of San Pablo Dam Road between El Portal Drive and Appian Way. For the Land Use Element, only the selected blocks along San Pablo Dam Road would be placed under the Mixed Use designation. For the Transportation/Circulation Element, the amendment would provide for the removal of the planned six-lane bypass couplet on San Pablo Dam Road and planned 4-lane expansion of Appian Way.

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Alternative C – Transportation/Circulation Element Amended – No Amendment to Land Use Element: Under this alternative, the General Plan Amendment would not include changes to the Land Use Element (it would not include the new mixed use land use designation and other text changes in policies for El Sobrante). The only changes would entail revisions to the Transportation/Circulation Element to remove the 6-lane San Pablo Dam Road bypass couplet and the planned 4-lane widening of Appian Way.

Alternative D – Land Use Element Amended – No Amendment to Transportation/Circulation Element: Under this alternative, the General Plan Amendment would only include changes to the Land Use Element. It would include the establishment of the three new mixed use land use designations for San Pablo Dam Road and Appian Way, and changes to the text for the Policies of the El Sobrante area. The Transportation/Circulation Element would not be changed, that is to say the 6-lane San Pablo Dam Road bypass couplet and the planned 4-lane widening of Appian Way would be retained.

B. RESPONSE TO COMMENTS / FINAL ENVIRONMENTAL IMPACT REPORT AND ZONING ADMINISTRATOR RECOMMENDATION

Comment letters in response to the Draft EIR were received from the following agencies and individuals:

State Agencies 1. Governor’s Office of Planning and Research, dated 12-24-2009 2. Caltrans, dated 12-22-2009

Regional Agencies 3. Contra Costa Local Agency Formation Commission (LAFCO), dated 12- 15-2009 4. East Bay Municipal Utility District (EBMUD), dated 12-14-2009 5. West Contra Costa Transportation Advisory Committee (WCCTAC), dated 12-18-2009

County 6. Contra Costa Flood Control & Water Conservation District, dated 12-17- 2009 Cities 7. City of Pinole, dated 12-18-2009 8. City of Richmond, dated 12-7-2009

Individuals / Organizations 9. El Sobrante Municipal Advisory Council, 12-7-2009 10. El Sobrante Planning & Zoning Advisory Committee, 12-16-2009 11. Marilyn Mellander, dated 12-7-209-09 12. Kenoli Oleari, dated 12-18-2009

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Copies of these comment letters along with enumerated responses are provided in a Response to Comment/ Final EIR. Corrections that are appropriate in light of the comments received, and other corrections or errata which are necessary to clarify or amplify information contained in the Draft EIR, are provided in the Response to Comment /Final EIR document. Both the Draft EIR, dated November 2009, and the Response to Comments/Final EIR, dated October 2010, have been provided under separate cover to the County Planning Commission. On November 1, 2010, the County Zoning Administrator determined the EIR to be in compliance with the CEQA guidelines, subject to a minor modification. A resolution of the County Zoning Administrator regarding a recommendation on the certification of the EIR has been attached as Exhibit “G”.

IX. STAFF REVIEW / ANALYSIS

As proposed by the El Sobrante Municipal Advisory Council, the Downtown El Sobrante General Plan Amendment would represent the most comprehensive review and update to General Plan policies affecting the El Sobrante Valley in the last thirty years since the adoption of the El Sobrante Area General Plan in August 1980. The proposal presents the current views and concerns from the El Sobrante Municipal Advisory County, which represents a broad cross-section of El Sobrante residents and businesses and property owners. It expresses their strong interest and desire to update the County General Plan’s goals, objectives, and policies not only for the commercial core or downtown area of El Sobrante, but their interest in re-examining other policies that affect the entire El Sobrante Valley.

The following is a staff review and analysis on main elements to the El Sobrante Municipal Advisory Council’s General Plan Amendment proposal:

A. MIXED USE DESIGNATIONS – LAND USE ELEMENT

Appian Way: The proposed mixed use designations along the Appian Way corridor include the M-11: Appian General and M-12: Triangle Area designations. The Appian Way mixed use designations, as noted above, would permit the mix of residential within a select range of existing parcels designated for commercial use. As proposed, the Appian Way mixed use designations would not apply to sites where there is already an established a public or private institutional uses (e.g. church or private school) or to those locations where there was an existing multi-family residential building (e.g. apartment or senior housing) or to those locations that may have physical development constraints (e.g. close proximity to a creek). The M-11: Appian General and M-12: Triangle Area designations would set a maximum residential density up to 8 units per net acre. The building height and massing under these designations is intended to maintain a low profile with a height limit up to 27 feet to preserve a view corridor and suburban-to-rural character of El Sobrante, but building height up to 35 feet would be permitted for a mixed use development under four findings: (1) building height would not create substantial shading or adversely affect privacy of nearby properties; (2) the building height, shape,

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and massing will not unduly restrict view potential from other properties to a view corridor; (3) variation in building mass and height such that the building would not be out of character with pattern of suburban-to-rural development in El Sobrante; and (4) when several parcels under multiple ownership, a well-coordinated design has been prepare which substantially meets the findings above and has been agreed upon by the affected property owners. The key distinction between the M-11: Appian General and M-12: Triangle Area designation is that the M-12: Triangle Area designation is slightly more restrictive in the application of residential use on the select commercial parcels due to the intersection of Appian Way and Valley View in which a triangular shaped commercial block sits at the intersection dividing the flow of traffic. Because of the unusual street layout, which imposes practical limitations in terms of access and circulation, the application of M-12: Triangle Area designation would be limited to select parcels with good ingress and egress to the street.

San Pablo Dam Road: The M-13: San Pablo Dam Road mixed designation would apply to parcels along the south side of San Pablo Dam Road between El Portal Drive and Appian Way. The purpose of this designation is to promote the revitalization of El Sobrante’s commercial core by seeking to development of a unified, well designed pedestrian oriented retail district, while simultaneously providing opportunities to integrate residential and commercial into a single development. As with the Appian Way mixed use designations, the M-13: San Pablo Dam Road designation would permit a range of commercial uses that are typically found in a neighborhood retail district such as retail shops, professional offices, and personal services. Residential is specifically permitted but not required. The emphasis of the commercial component under this mixed use designation is to promote the development of a pedestrian and bicycle friendly retail district aimed a serving the needs of residents in the El Sobrante Valley. Just as in the Appian Way mixed use designation, the M-13 mixed use designation would not apply to sites where there is already an established a public or private institutional uses (e.g. church or private school) or to those locations where there was an existing multi-family residential building (e.g. apartment or senior housing) or to those locations that may have physical development constraints (e.g. close proximity to a creek). It is noted that the El Sobrante Municipal Advisory Council had considered applying the M-13 mixed use designation to parcels along the north side of San Pablo Dam Road; however, upon further review determined that due to close proximity of San Pablo Creek, there are practical physical constraints in developing so near to the creek (e.g. creek set back requirements) and significant privacy concerns with existing residential properties that backed on to the creek. The existing 50 foot building height would be retained under this mixed use designation, as currently allowed in the R-B (Retail-Business) Zoning District, but visual documentation would be required to illustrate how building height, mass, or shape would relate to El Sobrante community’s interest in preserving a view corridor or maintaining the suburban-to-rural character. The M-13 designation would set a maximum residential density up to 12 units per net acre.

Analysis/Recommendation: The proposed mixed use designations would provide new opportunities to mix commercial and residential development within El Sobrante’s commercial core on multiple parcels along Appian Way and the San Pablo Dam Road

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commercial area. It would enable up to 490 new dwelling units, which could add up to 1400 people to El Sobrante’s population. Since population growth in El Sobrante has been limited compared to surrounding communities, adding to El Sobrante’s base population would over time help to stabilize and expand the retail market area and promote the commercial core’s revitalization. The density range of 8 to 13 dwelling units proposed under the residential component to the new mixed designation is within the high end of the General Plan’s Multiple Family Residential – Low Density (ML) and low end of Multiple Family Residential –Medium Density (MM), which is sized appropriately for the suburban-to-rural characteristics of El Sobrante. Under the proposed mixed use designation, new housing opportunities would be provided through a modest expansion of residential densities. The buildout potential for commercial development within the General Plan Amendment study area would actually decrease under the mixed use designation proposal. The future growth of the commercial core in terms of maximum commercial square footage would be at a level that better matches the population base in El Sobrante. See discussion of projected population and commercial square footage at Section 2.3, Project Description, Draft EIR. Staff recommends adoption of the M-11: Appian General, M-12: Triangle Area, and M-13: San Pablo Dam Road designations, as proposed by the El Sobrante Municipal Advisory Council

B. EL SOBRANTE POLICIES - LAND USE ELEMENT

The El Sobrante Municipal Advisory Council’s proposal involve a significant revision and re-write of policies and figures in the Land Use Element specific to the El Sobrante area under the heading “Policies for El Sobrante Area”, “Policies for Appian Way Corridor Special Concern Area”, and “Policies of the San Pablo Dam Road Commercial Special Concern Area” (see Exhibit “D” and “E” for details). The proposal represents the most significant update to the El Sobrante policies since they were originally incorporated into the Land Use Element in 1991 as part of the comprehensive countywide update to the General Plan.

Analysis/Recommendation: The proposed policy language update for policies under the under the heading “Policies for El Sobrante Area”, “Policies for Appian Way Corridor Special Concern Area”, and “Policies of the San Pablo Dam Road Commercial Special Concern Area” and revisions to Figure 3-5: Appian Way Special Concern Area and Figure 3-6: San Pablo Dam Road Commercial Special Concern Area are the result of a thoughtful review process by a cross-section of community interests. The proposed changes reflect the community’s most current thinking with regard to the future of El Sobrante, and notably they are consistent with the Board of Supervisors recent directives to promote a “healthy” built environment in the unincorporated areas of the County, which encourages infill development (compact and mixed use) and other changes to the built environment that provide healthy lifestyle choices for residents. Staff recommends adoption of the updated policy language specific to El Sobrante and the accompanying revision to the figures in the Land Use, as recommended by the El Sobrante Municipal Advisory County; except for the new policy # 3-186 recommended under “Policies for El Sobrante Area”, which reads ….. “In order to protect residents’ view of the El Sobrante Hills and San Pablo Bay, the County shall develop a view ordinance”. Staff observes

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that the operative word for this proposed new policy “shall” directs the County to develop an ordinance. Notwithstanding the County’s budgetary constraints to even initiate the preparation of an ordinance, codifying a view protection ordinance is no simple task and it inevitably involves balancing the rights among property owners on view protection often based on highly subjective and sometime controversial criteria. As an alternative, staff recommends the Commission consider inserting view protection policy language for the El Sobrante area policies, instead of a view ordinance. There is such an example in the Land Use Element under the “Policies for the Kensington Area”, existing policies 3-195, 3-196, and 3-197 direct that the preservation of views of scenic natural features ( e.g. the Bay, bridges, city skylines, etc.) be incorporated into the development review process. New development applications in Kensington are reviewed for design compatibility with nearby development and new residential development is reviewed against realistic impacts of privacy and sunlight on surrounding neighbors. The following is an excerpt of the Kensington area policies:

POLICIES FOR THE KENSINGTON AREA 3-194. Allow for the review of new residential development that provides reasonable protection for existing residences in the Kensington Community with regards to: views, design compatibility (including building bulk, size, and height), adequate parking, privacy, and access to sunlight. 3-195. Preservation of views of scenic natural features (e.g. bay, mountains) and the developed environment (e.g. bridges, city skyline) should be incorporated into the review of development applications. 3-196. Review proposed residential development for design compatibility with nearby development (e.g. building mass, height, mechanical devices) and provisions for adequate parking. 3-197. New residential development will be reviewed against realistic impacts of privacy and sunlight on surrounding neighbors. 3-198. Consideration will be given to review of non-residential development in the Kensington community with policies 3-194 through 3-198 herein. The Kensington area policies provide a possible model that may be a more appropriate in El Sobrante, rather than undertaking a potentially expensive and time consuming process to codify view protection in the County Ordinance Code.

C. CHANGES TO PLANNED ROADWAY NETWORK – TRANSPORTATION- CIRCULATION ELEMENT

Since the recommendation from the El Sobrante Municipal Advisory Council involves revisions to Appian Way Corridor Special Concern Area, Figure 3-5, and San Pablo Dam Road Commercial Special Concern Area, Figure 3-6, there would be corresponding changes to the planned expansion for Appian Way and San Pablo Dam Road as depicted on the Figure 5-2, Roadway Network Map, in the Transportation- Circulation Element. As shown in Exhibit “F”, the Roadway Network Map, would show San Pablo Dam Road from El Portal Drive to Appian Way under its current 4-lane plus center left turn lane configuration, no 6-lane bypass couplet, and the extension of Pitt Way to Hillcrest Road as a new roadway designed under the collector street standard (2 travel lanes, one in each direction plus curb parking). Appian Way would retain its existing 2-lane plus center left turn lane configuration up to Valley View Road, it would not be widen to a 4-lane configuration as current shown on the Roadway Network Map.

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Analysis/Recommendation: The proposal to revise depictions of the planned or proposed road system in El Sobrante, specifically Appian Way and San Pablo Dam Road, on Figure 5-2: Roadway Network Map, Transportation-Circulation Element, is based upon the traffic analyses and findings presented in the Environmental Impact Report. More specifically, a select link analysis from computer traffic demand model found that because the combined operation of the San Pablo Dam Road 6-lane bypass couplet and 4-lane widened Appian Way would add roadway lane capacity parallel to Interstate 80 freeway, it would have the effect of attracting automobile trips on I-80 to divert on to the local roadway system. The select link analysis showed that the benefits of widening or adding roadway capacity would be limited for local serving trips (those with origins and/or destinations within El Sobrante). Much of the roadway expansion would have the effect of serving and encouraging regional traffic to cut through and divert on to streets in El Sobrante. See Supplemental Traffic Analysis, prepared by Dowling Associates, referenced in Draft EIR and presented in Final EIR,. Besides not providing much local benefit, the San Pablo Dam Road bypass couplet would be a costly project. In 2005 the Public Works Department prepared an estimate to construct the San Pablo Dam Road bypass couplet which approached $25 million. It is noted that no funding has been set aside for the design, development, and construction of the bypass couplet. The planned widening of Appian Way to a 4-lane configuration is also an unfunded project.

X. PUBLIC AND AGENCY COMMENT RECEIVED TO DATE

As of the preparation of this report, except for the comments received on the Draft EIR (see Section VIII.B, for list of commenters) to date no other comments have been received by the Department on the proposed General Plan Amendment.

XI. NEXT STEPS

There are several follow-up or implementation activities that need to be initiated by the County should the Board of Supervisors adopt the proposed General Plan Amendment, including:

x Rezoning to P-1, Planned Unit District – Historically the County has rezoned locations placed under the mixed use designation to the P-1, Planned Unit District. This is because the conventional zoning district standards and regulations often do not match the policy intended to mix commercial and residential together on a development site. Rezoning to the P-1, Planned Unit District, provides an opportunity to match the zoning standards and regulations in support of the mixed use concept and to tailor them to specific geographic or location specific circumstances. Should the Board adopt the General Plan Amendment, the Department will need to prepare the P-1 rezoning for the selected mixed use locations along Appian Way and San Pablo Dam Road. This will involve further public engagement with the community, including the El Sobrante Municipal Advisory Council, El Sobrante Planning & Zoning Advisory Committee, affected business/property owners, and general public to review the P-1 rezoning proposal,

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and subsequent public hearings before the County Planning Commission and Board of Supervisors to consider and approve the P-1 rezoning.

x Precise Alignment Plans – Given the changes to the Roadway Network Map for Appian Way and San Pablo Dam Road, the County Public Works Department will need to update and revise precise alignment plans and/or other equivalent plan documents that are used set road right-of way requirements and plan for improvements within the public right-of-way, such as travel lanes, curb parking lanes, bicycle lanes, islands or medians, and sidewalks. It is expected that this effort will also require further public engagement with the El Sobrante community

x Neighborhood Traffic Management Program –During the course of their review of General Plan policies, the El Sobrante Municipal Advisory Council has consistently voiced concerns about the extent of cut through or diversion traffic on local neighborhood streets and about how any changes to the commercial core or downtown area may exacerbate such conditions. The EIR determined that the General Plan Amendment would contribute to diversion of commuter traffic onto local streets, and identified the development of a comprehensive neighborhood traffic management program as a mitigation measure (Mitigation Measure 3.3-3). The County Public Works Department has in place a Neighborhood Traffic Management Program, which is designed to educate and empower residents with the tools to evaluate, develop, and program traffic management solutions for their neighborhood. Staff time and other resources from the Public Works Department will have to be committed to work with the El Sobrante community in developing and implementing a comprehensive neighborhood traffic management program.

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LIST OF FIGURES, TABLES, & EXHIBITS,

FIGURES & TABLES

Figure #1: Existing General Plan Land Use Element Map, El Sobrante Figure #2: Existing Zoning Map, El Sobrante Figure #3: Existing Appian Way Corridor Special Concern Area Figure #4: Existing San Pablo Dam Road Commercial Special Concern Area Figure #5: Existing Roadway Network Plan Map, Figure 5-2, Transportation/Circulation Element Map

Table #1: Policies for the El Sobrante Area, Land Use Element Table #2: Policies for the Appian Way Corridor, Land Use Element Table #3: Policies for San Pablo Dam Road, Land Use Element

EXHIBITS

Exhibit “A”: El Sobrante Municipal Advisory Committee Letter, April 14, 2008 to Supervisor John Gioia, District I

Exhibit “B”: Mixed Use Designations, Appian Way and San Pablo Dam Road, El Sobrante MAC Proposal

Exhibit “C”: Land Use Element Map, El Sobrante MAC Proposal Block by Block Land Use Element Map Detail, El Sobrante MAC Proposal

Exhibit “D”: General Plan Policy Language Changes, Land Use Element, El Sobrante MAC Proposal

Exhibit “E”: Figures for Special Concern Areas, Land Use Element, El Sobrante MAC Proposal

Exhibit “F”: Figure 5-2, Roadway Network Map, Transportation-Circulation Element, El Sobrante MAC Proposal

Exhibit “G”: Zoning Administrator Resolution regarding Environmental Impact Report

F:\el sobrante\CPC Hearing\Downtown El Sobrante GPA.cpcsrpt.11-30-2010.doc

Page 27 of 27 Exhibit “A”: El Sobrante Municipal Advisory Committee Letter, April 14, 2008 to Supervisor John Gioia, District I

Exhibit “B”: Mixed Use Designations, Appian Way and San Pablo Dam Road, El Sobrante MAC Proposal EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED MIXED USE DESIGNATION

M-11: MIXED USE – APPIAN WAY GENERAL

Description: The purpose of this designation is to enable Appian Way to develop into a unified, well designed neighborhood, rather than an incremental accumulation of unrelated developments, by providing opportunities for the integration of both residential and commercial uses in a single development. The range of commercial uses under this designation are those that are typically found in a neighborhood retail district, including a retail shop on a single parcel; or, a shopping area offering a range of local serving retail and personal services. In addition to retail shops, the allowable commercial uses under this designation would include professional offices, business services, and restaurants. The emphasis for the commercial use component under this mixed use designation shall be on neighborhood serving uses, or those uses that would serve the El Sobrante community. Residential is specifically permitted but it is not required under this designation. Residential uses may include duplexes, apartments, condominiums, townhouses or attached or detached single-family residences (with varied facades), senior or congregate care housing, and live work quarters. Creative mixing of types of residential development will be encouraged.

Location: See map for the locations along Appian Way where the Mixed Use–Appian General (M- 11) designation would apply. This mixed use designation is not intended to apply to sites where there is already established a public or private institutional use (e.g. church or private school), or to those locations where there is already an existing multiple family residential building (e.g. apartments and senior housing) or to those locations that may have physical development constraints (e.g. close proximity to a creek).

Building Form/ Height/Mass: Building may be located close to street frontage with windows and entries facing Appian Way. Buildings may be clustered on the site towards street corners to maximize street frontage. The retail and/or commercial uses should be located along ground floor street frontages although offices for professional and business services may be located above retail use. The residential component should be located above or in the rear of commercial frontage. Surface parking should be located behind commercial frontage. This designation also strongly encourages the consolidation of parcels along those segments of Appian Way where mixed use is to be encouraged so as to provide an improved development footprint and combined access and parking areas.

Building height and mass under this designation should maintain a low profile with a height limit up to 27 feet to preserve a view corridor and the suburban-to-rural character of El Sobrante. However, a maximum building height up to 35 feet for a mixed use development may be allowed when the following findings can be made: (1) the building height will not create substantial shading or adversely affect the privacy of nearby properties; (2) the building height, shape, and massing will not unduly restrict view potential from other properties to a view corridor; (3) there is variation in the mass and height of building(s) and the building roofline will be such that the overall building height and mass will not be out of character with the pattern of suburban-to-rural development in El Sobrante; and, (4) when there are several parcels under multiple ownership, a well-coordinated design has been prepared which substantially meets the findings listed above and has been agreed upon by the affected property owners. Visual documentation of the relationship of the proposed mixed use building(s) height to existing adjacent buildings shall be provided to illustrate how the building height and massing would relate to the Appian Way corridor in making findings to allow building height in excess of 27 feet.

Density: Residential - Attached dwelling units at a maximum density up to 8 units per net acre.i Commercial – 0.1 to 1.0 Floor Area Ratio (FAR). ii

i Net acreage is calculated at 80% of a lot’s land area. It is the portion of a site that can actually be built upon. Typically public or private roadway, public open space, creek setback and flood zones, are not included in the calculation of net acreage. ii The gross floor area of all building on a lot divided by the lot area, expressed in decimals to one to two places. EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED MIXED USE DESIGNATION

M-12: MIXED USE – TRIANGLE AREA

Description: The purpose of this designation is to maintain the Triange Area as a distinct neighborhood retail district while providing opportunities for the integration of both residential and commercial uses in a single development in limited and selected block locations. The range of commercial uses under this designation are those that are typically found in a neighborhood retail district, including a retail shop on a single parcel; or, a shopping area offering a range of local serving retail and personal services. In addition to retail shops, the allowable commercial uses under this designation would include professional offices, business services, and restaurants. The emphasis for the commercial use component under this mixed use designation shall be on neighborhood serving uses, or those uses that would serve the El Sobrante community. Residential is specifically permitted but only in limited and selected block locations and only when included in a commercial development. Residential is not required under this designation. Residential uses may include duplexes, apartments, condominiums, townhouses or attached or detached single-family residences (with varied facades), and live work quarters. Residentail units will only be approved if safe walking and recreational opportunities can be made available. New residential developments will not rely on major thoroughfares (Appian Way & Valley View Road) for parking access, but rather will have ingress and egress on feeder streets.

Location: See map for the locations where the Mixed Use–Triangle Area (M-12) designation would apply. This mixed use designation is not intended to apply to sites where there is already established a public or private institutional use (e.g. church or private school), or to those locations where there is already an existing multiple family residential building (e.g. apartments and senior housing). The Triangle block itself will remain under the Commercial (CO) designation, and residential use will not be permitted.

Density: Residential – In select block locations, attached dwelling units at a maximum density up to 8 units per net acre.i Commercial – 0.1 to 1.0 Floor Area Ratio (FAR). ii

M-13: MIXED USE – SAN PABLO DAM ROAD

Description: The purpose of this designation is to promote the revitalization of El Sobrante’s commercial core along the section of San Pablo Dam Road between El Portal Drive and Appian Way in order to develop into a unified, well designed pedestrian oriented retail district, while simultaneously providing the opportunity to integrate both residential and commercial uses in a single development. The range of commercial uses under this designation are those that are typically found in a neighborhood retail district, including a retail shop on a single parcel; or, a shopping area offering a range of local serving retail and personal services. In addition to retail shops, the allowable commercial uses under this designation would include professional offices, business services, and restaurants. The emphasis for the commercial use component under this mixed use designation shall be retail or service uses that serve the El Sobrante community and that promote the development of a pedestrian and bicycle friendly retail district.

This mixed use designation envisions a town square or pedestrian plaza for the block along San Pablo Dam Road between Hillcrest Avenue and Pitt Way which contains the Mechanics Bank. It is intended that this town square or plaza would be developed in conjunction with a new collector street connecting Pitt Way to Hillcrest Avenue so as to improve local circulation and parking. The town square or plaza would include a public parking area allowing pedestrians to easily access commercial and public uses in the town square/plaza. This designation also strongly encourages the consolidation of parcels along those segments of San Pablo Dam Road where mixed use is to be designated so as to provide an improved development footprint and combined driveway access and parking areas.

While residential is specifically permitted, it is not required under this designation. The development of a residential component under this mixed use designation is contingent upon resolving parking and access issues, including the new collector street that would connect Pitt Way to Hillcrest Avenue. Residential uses may include duplexes, apartments, condominiums, townhouses or attached single-family residences (with varied facades), senior or congregate care housing, and live work quarters.

Location: See map for the locations along San Pablo Dam Road where the Mixed Use– San Pablo Dam Road (M-13) designation would apply. This mixed use designation is not intended to apply to sites where there is already established a public or private institutional use (e.g. church or private school), or to those locations where there is already an existing multiple family residential building (e.g. apartments and senior housing), or to those locations that may have physical development constraints (e.g. close proximity to a creek).

Building Form/ Height/Mass: Building should be located close to street frontage with windows and entries facing the street. Buildings may be clustered on the site towards street corners to maximize street frontage. The retail and/or commercial uses should be located along ground floor street frontages although offices for professional and business services may be located above retail use. The residential component should be located above or in the rear of commercial frontage. Surface parking should be located behind commercial frontage. Residential parking lots should empty onto feeder streets, rather than San Pablo Dam Road. Building height and mass under this designation should generally maintain a low profile in order to preserve a view corridor and the suburban-to-rural character of El Sobrante. While the existing 50 foot building height limit will be retained under this mixed use designation, as currently allowed under the Retail-Business District (RB) zoning, visual documentation of the relationship of the proposed mixed use building(s) shall be provided to illustrate how the building height, mass, or shape would relate to the El Sobrante community’s interest in preserving a view corridor or maintaining the suburban-to-rural character.

Density: Residential - Attached dwelling units at a maximum density up to 12 units per net acre.i Commercial – 0.1 to 1.0 Floor Area Ratio (FAR). ii

i Net acreage is calculated at 80% of a lot’s land area. It is the portion of a site that can actually be built upon. Typically public or private roadway, public open space, creek setback and flood zones, are not included in the calculation of net acreage. ii The gross floor area of all building on a lot divided by the lot area, expressed in decimals to one to two places. Exhibit “C”: Land Use Element Map, El Sobrante MAC Proposal Proposed El Sobrante MAC General Plan Amendment - Downtown El Sobrante Land Use Element Map

VL View Rd

Hilltop Dr

Valley View Rd

Richmond Appian Way

Richmond

¨¦§80

El Portal Dr

Dam Rd San Pablo

San Pablo Richmond

Legend Map created 1/22/2009 by Contra Costa County Department of Conservation and Development, GIS Group 651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-0095 37:59:48.455N 122:06:35.384W M-13 (San Pablo Dam Road Mixed Use) OS (Open Space) ML (Multiple Family Residential - Low) CO (Commercial)

This map or dataset was created by the Contra Costa County Department of Conservation I and Development with data from the Contra Costa County GIS Program. Some M-12 (Triangle Area Mixed Use) SM (Single Family Residential - Medium) MM (Multiple Family Residential - Medium) OF (Office) base data, primarily City Limits, is derived from the CA State Board of Equalization's tax rate areas. While obligated to use this data the County assumes no responsibility for Feet its accuracy. This map contains copyrighted information and may not be altered. It may be reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information. M-11 (Appian Way General Mixed Use) SH (Single Family Residential - High) MH (Multiple Family Residential - High) PS (Public/Semi-Public) 0 500 1,000 Exhibit “C”: Block by Block Land Use Element Map Detail, El Sobrante MAC Proposal 4100 - 4300 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 1

425170027

425170039

Garden Ln 425170035

Appian Way Santa Rita Rd 425170040

Garden Rd 425170038

425170028

425170031

Legend

M-11 San Pablo Dam Rd Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

420-194-006 11,761 0.27 OS/R-B vacant/creek n/a - - undevelopable due to creek 420-194-007 10,890 0.25 0S/R-B vacant/creek n/a - - undevelopable due to creek 425-170-030 33,541 0.77 CO/R-B vacant 30 n/a 0.77 application pending 425-130-031 21,344 0.49 CO/R-B single family residence 14 M-11 0.49 3 1,700 MXD:8 du/ac and .20 FAR 425-170-028 28,314 0.65 MH/R-B bar 31 M-11 0.65 4 - MXD:8 du/ac and .20 FAR 425-170-024 41,817 0.96 MH/R-B Apts. 25-69 27 n/a - - no change in use 425-170-033 37,810 0.87 CO/R-B Apts. 5-12 25 n/a - - no change in use 425-170-038 50,965 1.17 CO/R-B single family residence 14 M-11 1.17 7 4,100 MXD: 8 du/ac and .20 FAR 425-170-035 8,276 0.19 CO/R-B office building 33 M-11 0.19 - - no change in use 425-170-040 26,048 0.6 CO/R-B single family residence 11 M-11 0.6 4 2,100 MXD: 8 du/ac and .20 FAR 425-170-039 19,471 0.45 CO/R-B single family residence 14 M-11 0.45 3 1,550 MXD: 8 du/ac and .20 FAR 425-170-036 14,374 0.33 CO/R-B Apts. 5-12 25 n/a - - no change in use 425-170-027 22,215 0.51 CO/R-B Shopping Ctr. 31 M-11 0.51 3 - MXD: 8 du/ac and .20 FAR

TOTAL 326,826 7.51 4.83 25 9,450 3.864 4400 - 4500 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 2 La Paloma Rd

Appian Way 425210037

425210039

425210017

Santa Rita Rd 425210043

Legend

M-11 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-210-043 18,992 0.44 CO/R-B single family residence M-11 0.44 3 1,500 MXD: 8 du/ac and .20 FAR 425-210-015 18,000 0.44 SH/R-7 single family residence n/a - - no change in use 425-210-017 18,730 0.43 CO/R-B med, dental office bldg. M-11 0.43 3 1,500 MXD: 8 du/ac and .20 FAR 425-210-014 14,810 0.34 ML/ M-12 vacant n/a no change in use for 3 vacant parcels 425-210-038 55,190 1.27 ML/M-12 vacant n/a pending application 17 lot townhouse 425-210-042 39,596 0.91 ML/R-B vacant n/a 425-210-040 39,596 0.91 ML/M-12 Apts. 13-24 units n/a - - no change in use 425-210-039 39,596 0.91 CO/R-B single family residence M-11 0.91 6 3,100 MXD: 8 du/ac and .20 FAR 425-210-037 39,596 0.19 CO/R-B single family residence M-11 0.19 1 3,100 MXD: 8 du/ac and .20 FAR

TOTAL 284,106 5.84 1.97 13 9,200 1.576 4500 - 4700 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 3

Lisa Ct Chabre Ct

425230002

425220020

La Paloma Rd

425220045

Appian Way Tyson Ct

425220044

425220035

LegendSantaRitaRd M-11 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-220-035 115,434 2.65 ML/R-B mobile home park M-11 2.65 17 9,000 MXD: 8 du/ac and .20 FAR 425-220-044 34,412 0.79 ML/R-B single family residence M-11 0.79 5 2,700 MXD: 8 du/ac and .20 FAR 425-220-045 5,227 0.12 ML/R-B single family residence M-11 0.12 1 400 MXD: 8 du/ac and .20 FAR 425-220-034 59,938 1.38 ML/M-29 Apts. 25-69 units n/a - - no change in use 425-220-020 18,730 0.43 CO/R-B commercial-multiple M-11 0.43 3 1,500 MXD: 8 du/ac and .20 FAR 425-220-036 5,227 0.12 PS /R-B Salvation Army n/a - - no change in use 425-220-037 33,236 0.76 PS/R-B Salvation Army n/a - - no change in use 425-220-047 53,143 1.2 MH/P-1 Salvation Army n/a no change in use 425-220-048 19,602 0.45 PS/R-B Fire Station n/a - - no change in use 425-220-027 40,075 0.92 OF / R-B Boys & Girls Club El Sob n/a - - no change in use 425-220-027 40,075 0.92 OF / R-B Boys & Girls Club El Sob n/a - - no change in use 425-230-002 40,075 0.92 OF/R-B office bldg. M-11 0.92 6 3,200 MXD: 8 du/ac and .20 FAR

TOTAL 425,099 9.74 3.99 32 13,600 3.192 4700 - 4800 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 4

Corte Arango

425230016

Pebble Dr 425230035

Appian Way 425230039

425230041 425230038 425230037

425230036

425230017

425230040

Legend

M-11 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-230-002 40,075 0.92 OF/R-B office bldg. M-11 0.92 6 3,200 MXD: 8 du/ac and .20 FAR 425-230-034 MH/M-29 Apts./Condos 25-69 units n/a - - no change in use 425-230-040 39,596 0.91 ML/D-1 duplex M-11 0.91 6 3,100 MXD: 8 du/ac and .20 FAR 425-230-017 38,594 0.81 ML/P-1 single family residence M-11 0.81 5 300 MXD: 8 du/ac and .20 FAR 425-230-038 39,334 0.9 MM/P-1 single family residence M-11 0.9 6 3,150 MXD: 8 du/ac and .20 FAR 425-230-036 19,776 0.45 MM/P-1 single family residence M-11 0.45 3 1,580 MXD: 8 du/ac and .20 FAR 425-230-037 19,776 0.45 MM/P-1 single family residence M-11 0.45 3 1,580 MXD: 8 du/ac and .20 FAR 425-230-041 16,030 0.37 ML/M-12 single family residence M-11 0.37 2 1,280 MXD: 8 du/ac and .20 FAR 425-230-039 23,740 0.55 ML/M-12 single family residence M-11 0.55 4 1,800 MXD: 8 du/ac and .20 FAR 425-230-035 84,070 1.93 ML/P-1 Apts. 5-12 units n/a - - no change in use 425-230-016 43,560 1 ML/R-B single family residence M-11 1 6 3,480 MXD: 8 du/ac and .20 FAR

TOTAL 364,551 8.29 6.36 40 19,470 5.088 4800 - 5000 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 5

Rincon Rd

425240024

425240035

425240033

425240017

Sunhill Cir

Fran Way

425240040

Serene Ct Appian Way 425240039 425240036 425240041

Legend

M-11 Fiesta Ct Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-240-039 14,418 0.33 CO/R-B single family residence M-11 0.33 2 1,150 MXD: 8 du/ac and .20 FAR 425-240-041 70,523 1.62 CO/D-1 vacant/ park site 17 M-11 1.62 10 1,150 MXD: 8 du/ac and .20 FAR 425-240-040 9,626 0.22 CO/R-B single family residence M-11 0.22 1 770 MXD: 8 du/ac and .20 FAR 425-240-036 23,435 0.54 CO/R-B duplex 24 M-11 0.54 3 3,000 MXD: 8 du/ac and .20 FAR 425-240-027 49,222 1.13 CO/R-B church n/a - - no change in use 425-240-032 16,160 0.37 CO/R-B church n/a - - no change in use 425-240-017 24,829 0.57 CO/R-B office bldg. M-11 0.57 4 2,000 MXD: 8 du/ac and .20 FAR 425-240-033 14,810 0.34 CO/R-B retail/deli M-11 0.34 2 1,300 MXD: 8 du/ac and .20 FAR 425-240-035 13,418 0.31 CO/R-B auto garage M-11 0.31 2 1,000 MXD: 8 du/ac and .20 FAR 425-240-024 14,810 0.34 CO/R-B auto garage M-11 0.34 2 1,100 MXD: 8 du/ac and .20 FAR

TOTAL 251,251 5.77 4.27 27 11,470 3.416 5000 Appian Proposed Mixed Use - Triangle Area (M-12) Way / Triangle Block 6

Valley View Rd

Sobrante Ave 425252064

425252063 425252045

425252048

Shirley Vista St Appian Way

Joan Vista St

Legend

M-11 Fran Way Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-252-049 86,248 1.98 CO/R-B church/private school - - no change in use 425-252-045 12,632 0.29 CO/R-B vacant-commercial M-12 0.29 2 1,010 MXD: 8 du/ac and .20 FAR 425-252-048 4,791 0.11 CO/R-B vacant-commercial M-12 0.11 1 400 MXD: 8 du/ac and .20 FAR 425-252-063 11,238 0.26 CO/R-B auto garage M-12 0.26 2 900 MXD: 8 du/ac and .20 FAR 425-252-064 57,976 1.33 CO/R-B misc. retail / Adachi Nursery M-12 1.33 9 4,600 MXD: 8 du/ac and .20 FAR subtotal 172,885 3.97 13 6,910 Triangle 425-251-010 6,534 0.15 CO/R-B commercial-retail n/a - - no change in use 425-251-003 5,662 0.13 CO/R-B commercial-retail n/a - - no change in use 425-251-002 7,405 0.17 CO/R-B commercial-retail n/a - - no change in use 425-251-005 11,761 0.27 CO/R-B commercial-retail n/a - - no change in use 425-251-007 2,178 0.05 CO/R-B commercial-retail n/a - - no change in use 425-251-006 3,484 0.08 CO/R-B commercial-retail n/a - - no change in use 425-251-008 4,356 0.1 CO/R-B commercial-retail n/a - - no change in use 425-251-011 16,509 0.38 CO/R-B commercial-retail n/a - - no change in use subtotal 57,889 1.33 - -

TOTAL 230,774 11 1.99 13 6,910 1.592 400 Appian Way - Proposed Mixed Use - Triangle Area (M-12) 4200 Vally View Rd. Block 7

Heath Dr

Allen Ln

Appian Village Ct

Appian Village Dr 430152024

Appian Way Thompson Ln Hopkins Ct

Kristen Ln

430152054 430152093 430152092

430152094 Ash Ln 430152053 430152038 Sobrante Ct 430152030 430152095 430152029 Alice Ln 430152028 430152062 Valley View Rd

Burgess Way

Legend Sunset Dr M-12 Sobrante Ave Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

430-140-026 29359.00 0.67 CO/R-B commercial-retail 31.00 n/a no change in use 430-140-053 9,844 0.23 CO/R-B commercial-retail 31.00 n/a -- no change in use 430-140-027 26,233 0.60 Veteran's Hall 75.00 n/a - - no change in use 430-152-062 19,035 0.44 CO/R-B vacant 30.00 M-12 0.44 3 3,800 MXD:8 du/ac and .20 FAR 430-152-038 20,037 0.46 ML/R-B residential tri-plex 21.00 M-12 0.46 3 4,000 MXD:8 du/ac and .20 FAR 430-152-028 4,791 0.11 CO/R-B residential tri-plex 21.00 M-12 0.11 1 900 MXD:8 du/ac and .20 FAR 430-152-029 6,534 0.15 CO/R-B residential tri-plex 21.00 M-12 0.15 1 900 MXD:8 du/ac and .20 FAR 430-152-030 4,791 0.11 CO/R-B residential tri-plex 21.00 M-12 0.11 1 900 MXD:8 du/ac and .20 FAR 430-152-091 47,916 1.10 CO/R-B/ML/D-1 single family residence M-12 1.10 7 9,500 MXD:8 du/ac and .20 FAR 430-152-053 22,520 0.52 CO/N-B/ML/M-12 commercial-retail 31.00 M-12 0.52 3 4,500 MXD:8 du/ac and .20 FAR 430-152-054 17,860 0.41 CO/N-B commercial-retail 25.00 M-12 0.41 3 3,500 MXD:8 du/ac and .20 FAR 430-152-068 74,052 1.70 CO/N-B commercial-retail n/a - - no change in use 430-152-067 43,560 1.00 CO/N-B commercial-retail n/a - - no change in use 430-152-024 16,552 0.38 C0/M-29 single family residence 12.00 M-12 0.38 2 3,300 MXD:8 du/ac and .20 FAR

TOTAL 343,084 7.88 3.68 24 31,300 2.94 500 - 5000 Proposed Mixed Use - Triangle Area (M-12) Appian Way Block 8

Thompson Ln

Appian Way 426261054

426261055

426261056

Burgess Way

426261057 Sobrante Ct Rincon Rd

426261058 Valley View Rd 426261060

426261006 426261059

Sobrante Ave 426261005

426261044

426261050 Joan Vista St Shirley Vista St Legend 426261026 426261021 Fran Way M-12 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

426-261-054 16,291 0.37 CO/R-B commercial-retail 31 M-12 0.37 2 1,300 MXD:8 du/ac and .20 FAR 426-261-055 22,443 0.52 CO/R-B commercial-retail 31 M-12 0.52 3 1,800 MXD:8 du/ac and .20 FAR 426-261-056 19,602 0.45 CO/R-B commercial-retail 31 M-12 0.45 3 1,560 MXD:8 du/ac and .20 FAR 426-261-057 39,241 0.91 CO/R-B commercial-retail 36 M-12 0.91 6 3,150 MXD:8 du/ac and .20 FAR 426-261-058 15,768 0.36 CO/R-B commercial-retail 31 M-12 0.36 2 1,260 MXD:8 du/ac and .20 FAR 426-261-060 2,134 0.05 CO/R-B commercial-retail 31 M-12 0.05 0 200 MXD:8 du/ac and .20 FAR 426-261-059 17,075 0.39 CO/R-B commercial-retail 31 M-12 0.39 2 1,370 MXD:8 du/ac and .20 FAR 426-261-005 11,761 0.27 MM/R-B four plex residential 23 M-12 0.27 2 940 MXD:8 du/ac and .20 FAR 426-261-006 13,939 0.32 MM/R-B office bldg. 33 M-12 0.32 2 1,115 MXD:8 du/ac and .20 FAR 426-261-044 20,473 0.47 CO/R-B drive-in restaurant 46 M-12 0.47 3 1,640 MXD:8 du/ac and .20 FAR 426-261-050 8,276 0.19 CO/R-B single family residence 30 M-12 0.19 1 700 MXD:8 du/ac and .20 FAR 426-261-021 6,534 0.15 CO/R-B office bldg. 33 M-12 0.15 1 500 MXD:8 du/ac and .20 FAR 426-261-026 20,778 0.48 CO/R-B office bldg. 33 M-12 0.48 3 1,600 MXD:8 du/ac and .20 FAR 4.93 426-261-009 8,276 0.19 SH/R-7 single family residence 14 n/a - - no change in use 426-261-022 6,534 0.15 SH/R-7 single family residence 12 n/a - - no change in use 426-261-049 16,509 0.38 SH/R-7 single family residence 11 n/a - - no change in use 426-261-014 42,360 0.97 SH/R-7 single family residence 11 n/a - - no change in use

TOTAL 287,994 12 4.93 32 17,135 3.944 4900 - 4700 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 9 El Cerro Dr

Orion Ct

426270022 426270034 426270021

426270033

426270035

Sunhill Cir 426270028

425091039 425091038 425091037

Corte Arango

425091033 Pebble Dr

Appian Way

rnWay Fran Legend

M-11 425091035 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

426-262-009 SH/R-7 single family residence n/a - - no change in use 426-270-030 24,829 0.57 MM/M-17 Apts. 5-12 units n/a - - no change in use 426-270-026 18,033 0.41 MM/R-B Apts. 5-12 units n/a - - no change in use 426-270-027 5,662 0.13 MM/R-B single family residence n/a - - no change in use 426-270-022 9,583 0.22 CO/R-B office bldg. M-11 0.22 1 1,917 MXD: 8 du/ac and .20 FAR 426-270-021 3,920 0.09 CO/R-B office bldg. M-11 0.09 1 784 MXD: 8 du/ac and .20 FAR 426-270-033 9,278 0.21 CO/R-B commercial-retail M-11 0.21 1 1,856 MXD: 8 du/ac and .20 FAR 426-270-034 25,700 0.59 CO/R-B single family residence M-11 0.59 4 5,140 MXD: 8 du/ac and .20 FAR 426-270-035 9,583 0.22 CO/R-B M-11 0.22 1 1,917 426-270-028 11,761 0.27 CO/R-B service station M-11 0.27 2 2,352 subtotal 118,349 2.71 10 13,965

425-091-038 7,405 0.17 CO/R-B commercial-retail M-11 0.17 1 1,481 MXD: 8 du/ac and .20 FAR 425-091-037 4,051 0.09 CO/R-B landscape yrd. M-11 0.09 1 810 MXD: 8 du/ac and .20 FAR 425-091-039 15,246 0.35 CO/R-B single family residence M-11 0.35 2 3,049 MXD: 8 du/ac and .20 FAR 425-091-017 16,552 0.38 MH/R-B Apts. 5-12 units n/a - - no change in use 425-091-004 75,794 1.74 ML/R-B Telephone Co. switching n/a - - no change in use 425-091-032 42,688 0.98 MH/M-17 Apts. 25-69 units n/a - - no change in use 425-091-034 50,529 1.16 ML/R-B Apts.13-24 units n/a - - no change in use 425-091-033 16,117 0.37 ML/R-B commercial-retail M-11 0.37 2 3,223 MXD: 8 du/ac and .20 FAR 425-091-028 7,405 0.17 ML/M-12 Apts. 5-12 units n/a - - no change in use 425-091-021 7,405 0.17 ML/M-12 Apts. 5-12 units n/a - - no change in use 425-091-020 7,405 0.17 ML/M-12 Apts. 5-12 units n/a - - no change in use 425-091-019 7,405 0.17 ML/M-12 Apts. 5-12 units n/a - - no change in use 425-091-036 59,241 1 MH/M-29 Apts. 13-24 units n/a - - no change in use 425-091-035 4,356 0.1 CO/R-B gas station/ auto garage M-11 0.1 1 871 MXD: 8 du/ac and .20 FAR

subtotal 321,599 7.38 7 9,435 10.09 2.68 TOTAL 2.144 17 23,400 4600 - 4500 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 10

Pebble Dr

McCormick Rd

Chabre Ct 425092006

425092011 425092007

425092010 Lisa Ct 425100053 425100056

425100052

aPalomaLa Rd

425100055 425100040 425100050 Appian Way 425100054 425100017 Legend

425100037 M-11 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-092-010 5967.00 0.14 CO/R-B office bldg. M-11 0.14 1 500 MXD:8 du/ac and .20 FAR 425-092-006 6,098 0.14 CO/R-B single family residence M-11 0.14 1 500 MXD:8 du/ac and .20 FAR 425-092-007 4,791 0.11 CO/R-B duplex M-11 0.11 1 500 MXD:8 du/ac and .20 FAR 425-092-011 25,700 0.59 CO/R-B single family residence M-11 0.59 4 2,000 MXD:8 du/ac and .20 FAR 425-092-026 51,726 1.19 MH/M-29 Apts. 25-69 units - - no change in use 425-100-056 25,613 0.59 CO/R-B commercial-vacant M-11 0.59 4 2,000 MXD:8 du/ac and .20 FAR 425-100-053 56,671 1.30 CO/R-B single family residence M-11 1.30 8 2,700 MXD:8 du/ac and .20 FAR 425-100-052 11,891 0.27 CO/R-B single family residence M-11 0.27 2 1,000 MXD:8 du/ac and .20 FAR 425-100-051 13,285 0.31 CO/R-B single family residence M-11 0.31 2 MXD:8 du/ac and .20 FAR 425-100-041 33,149 0.76 ML/M-29 vacant 425-100-059 - - no change in use for APNs 425-100-05 425-100-058 - - approved 32 lot subdivision 425-100-057 - - Nov-05 425-100-046 37,461 0.86 ML/M-12 Apts. 5-12 units n/a - - no change in use 425-100-040 9,147 0.21 CO/R-B commercial M-11 0.21 1 1,830 MXD:8 du/ac and .20 FAR 425-100-055 9,757 0.22 CO/R-B single family residence M-11 0.22 1 1,950 MXD:8 du/ac and .20 FAR 425-100-054 11,456 0.26 CO/R-B commercial-vacant M-11 0.26 2 2,295 MXD:8 du/ac and .20 FAR 425-100-050 11,325 0.26 CO/R-B single family residence M-11 0.26 2 2,265 MXD:8 du/ac and .20 FAR 425-100-037 9,583 0.22 CO/R-B commercial M-11 0.22 1 1,920 MXD:8 du/ac and .20 FAR 425-100-017 9,583 0.22 CO/R-B commercial M-11 0.22 1 1,920 MXD:8 du/ac and .20 FAR

TOTAL 333,203 7.65 4.84 31 21,380 3.87 4400 - 4200 Proposed Mixed Use - Appian Way General (M-11) Appian Way Block 11

Lambert Rd

425110005

425110006

425110014

425110024

425123028 Fariss Ln 425142027

425142019

425142031 425142030

Foster Ln

Garden Ln 425142034 Appian Way Anahid Ln Santa Rita Rd 425142028

Penny Ln Garden Rd Legend 425142029 M-11 425142026 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION

425-110-014 11761.00 0.27 CO/R-B single family residence 14.00 M-11 0.27 2 900 MXD: 8 du/ac and .20 FAR 425-110-006 5,662 0.13 CO/R-B single family residence 11.00 M-11 0.13 1 400 MXD: 8 du/ac and .20 FAR 425-110-005 6,969 0.16 CO/R-B triplex 11.00 M-11 0.16 1 500 MXD: 8 du/ac and .20 FAR 425-110-004 13,939 0.32 SH/R-7 single family residence n/a - - no change in use 425-110-018 79,976 1.84 MM/M-17 Apts. 25-69 units 27.00 n/a - - no change in use 425-110-024 4,225 0.10 ML/M-12 vacant 30.00 M-11 0.10 1 300 MXD: 8 du/ac and .20 FAR 425-110-023 20,865 0.48 ML/M-12 single family residence 14.00 n/a - - pending application 425-110-022 25,047 0.58 ML/M-12 vacant 30.00 n/a - - 10 unit condo APNs: 425-110-022/023 425-100-021 110,381 2.53 ML/M-12 under development 14.00 n/a - - approved 4 plex with 16 units 425-123-028 35,719 0.82 ML/M-12 vacant M-11 0.82 5 2,800 MXD: 8 du/ac and .20 FAR 425-142-027 16,988 0.39 CO/M-29 2 single family residences M-11 0.39 2 1,300 MXD: 8 du/ac and .20 FAR 425-142-022 8,712 0.20 CO/R-B church 71.00 n/a - - no change in use 425-142-031 28,749 0.66 CO/R-B single family residence 14.00 M-11 0.66 4 2,200 MXD: 8 du/ac and .20 FAR 425-142-030 30,927 0.71 CO/R-B single family residence 14.00 M-11 0.71 5 2,200 MXD: 8 du/ac and .20 FAR 425-142-034 40,946 0.94 CO/R-B shopping center 31.00 M-11 6 2,500 MXD: 8 du/ac and .20 FAR 425-142-018 35,283 0.81 SH/R-7 single family residence 11.00 n/a - - no change in use 425-142-017 6,969 0.16 SH/R-7 single family residence 11.00 n/a - no change in use 425-142-019 425-142-023 5,662 0.13 SH/R-7 single family residence 11.00 n/a - - no change in use 425-142-029 17,424 0.40 CO/R-B commercial-retail 31.00 M-11 0.40 3 1,400 MXD: 8 du/ac and .20 FAR 425-142-028 19,602 0.45 CO/R-B single family residence 14.00 M-11 0.45 3 1,500 MXD: 8 du/ac and .20 FAR 425-142-026 8,712 0.20 CO/R-B commercial-retail (car was 35.00 M-11 0.20 1 700 MXD: 8 du/ac and .20 FAR 425-142-010 3,920 0.09 CO/R-B single family residence 11.00 n/a - - adj. GP map to reflect SH 425-142-011 SH/R-7 single family residence 11.00 n/a - - no change in use 425-142-012 SH/R-7 single family residence 11.00 n/a - - no change in use

TOTAL 538,438 12.37 4.29 33 16,000 3.43 No change in designation, remains PS Library Block 12

Garden Rd

Appian Way

Garden Rd

425150048

Legend

Block Boundary

Appian Way

420191021

San Pablo Dam Rd 420191011

420192051 420192044

La Colina Rd

420192013 Legend 420192012 M-13 Block Boundary

ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING EXISTING EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE BLDG. S.F. UNITS CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION (n.s.SP Dam Rd. to Appian Wy.) 420-193-007 25,700 0.53 CO/R-B commercial-retail 14,832 n/a n/a Policy: Encourage lot consolidation no MXD; no change in use; creek constraint 420-193-003 8,775 0.34 CO/R-B commercial-retail connected n/a n/a 420-193-004 19,166 0.44 CO/R-B commercial-retail 1,851 n/a n/a 420-193-008 6,266 0.14 CO/R-B service station 2,384 n/a n/a subtotal 59,907 1.45 19,067 (s.s. SP Dam Rd. to La Colina) 420-192-012 7,500 0.17 CO/R-B commercial-retail 2,208 M-13 0.17 2 Policy: Encourage lot consolidation 420-192-013 7,500 0.17 CO/R-B auto repair 3,451 M-13 0.17 2 MXD based on 12 du/ac and .25 420-192-051 7,500 0.17 CO/R-B parking lot 1,316 M-13 0.17 2 FAR Comm. 420-192-048 11,250 0.26 CO/R-B drive in restaurant connected M-13 0.26 2 420-192-044 18,500 0.42 CO/R-B drive in restaurant 2,274 M-13 0.42 4 subtotal 52,250 1.20 9,249 1.19 12 13,000 (s.s. SP Dam Rd. ) 420-191-021 9,148 0.21 CO/R-B office & commercial retail 4,950 M-13 2 Policy: Encourage lot consolidation 420-191-011 17,859 0.40 CO/R-B four plex - residential 4 units M-13 4 MXD based on 12 du/ac and .25 subtotal 27,007 0.61 4,950 6 5,400 FAR Comm.

TOTAL 3.26 33,266 4 2.38 17 18,400 1.90 3800-4000 San Pablo Proposed Mixed Use - S.P. Dam Road (M-13) Dam Road Block 14

La Colina Rd

420192011

San Pablo Dam Rd 420192041 420192001 420192010 420192006 420150038 420192042 420150014 420150016 itWay Pitt 420192007 420150013 420150035 420192036 420150015 420192043 420150023 420150022 420192046 420192037 420150011 420150010 420192002 420150009 420150007

420150029 420150008 420150006 420184015

Ramsey Ct 420150025 420150026 La Cresenta Rd

420150030 420150033 Legend

El Monte Rd M-13 Block Boundary

(from Hillcrest s.s. SP Dam Rd. to Pitt Way) 420-150-013 13,068 0.3 CO/R-B commercial-retail (parking lot) M-13 0.3 3 Policy: Encourage lot consolidation 420-150-022 3,920 0.09 CO/R-B commercial-retail 7,086 M-13 0.09 1 MXD based on 12 du/ac and .25 420-150-023 7,841 0.18 CO/R-B commercial-retail 7,086 M-13 0.18 2 FAR Comm. 420-150-015 20,037 0.45 CO/R-B commercial-retail (old ban 2,500 M-13 0.45 4 420-150-016 20,038 0.45 CO/R-B drive in restaurant 1,468 M-13 0.45 4 420-150-035 71,438 1.66 CO/R-B bank 6,387 1.66 420-150-038 14,288 0.32 CO/R-B commercial-retail 4,915 M-13 0.32 3 420-150-006 21,450 0.49 CO/R-B single family residence 1 M-13 0.49 5 420-150-007 12,000 0.27 CO/R-B single family residence 1 M-13 0.27 3 420-150-010 6,300 0.14 CO/R-B single family residence 1 M-13 0.14 1 420-150-009 4,410 0.1 CO/R-B single family residence 1 M-13 0.1 1 420-150-008 7,840 0.18 CO/R-7 single family residence 1 M-13 0.18 2 420-150-026 8,925 0.2 CO/R-7 single family residence 1 M-13 0.2 2 420-150-025 9,350 0.21 CO/R-7 single family residence 1 M-13 0.21 2 420-150-029 104,108 2.4 CO/SH/L-I telephone co. service yd. 7,500 M-13 2.4 23 420-150-030 18,295 0.41 SH/R-7 vacant M-13 0.41 4 420-150-033 40,510 0.92 SH/R-7/CO/L-I vacant M-13 0.92 9 subtotal 383,818 9 36,942 7 8.77 83,000 6 57 (from Pitt Way s.s. SP Dam Rd. ) 420-192-001 12,362 0.28 CO/R-B auto repair shop 1,288 M-13 0.28 3 Policy: Encourage lot consolidation 420-192-002 41,800 0.95 CO/R-B commercial-retail 3,605 M-13 0.95 9 MXD based on 12 du/ac and .25 420-192-046 39,083 0.89 CO/R-B office bldg. 5,008 M-13 0.89 9 FAR Comm. 420-192-006 6,200 0.2 CO/R-B duplex (?) 2 M-13 0.2 2 420-192-007 3,920 0.09 CO/R-B duplex (?) 2 M-13 0.09 1 420-192-041 10,890 0.25 CO/R-B auto repair shop 5,284 M-13 0.25 2 420-192-042 7,405 0.16 CO/R-B commercial-vacant M-13 0.16 2 420-192-043 20,038 0.46 CO/R-B commercial-vacant M-13 0.46 4 420-192-010 28,314 0.65 CO/R-B commercial-retail 11,172 M-13 0.65 6 420-192-011 7,500 0.17 CO/R-B commercial-retail 3,752 M-13 0.17 2 420-192-036 16,117 0.37 SH/R-6 single family residence M-13 0.37 4 - no change in use 420-192-037 37,897 0.87 SH/M-17 commercial-vacant M-13 0.87 8 420-184-015 120,225 2.76 SH/R-7 vacant M-13 2.76 26 subtotal 351,751 8.1 30,109 4 8.1 78 7 67 67,000 TOTAL 22 93,524 11 16.87 124 150,000 13.496 3500 - 3800 San Pablo Proposed Mixed Use - S.P. Dam Road (M-13) Dam Road Block 15

lPortalEl Dr

San Pablo Dam Rd

420140007 420140010

420140006 420140011 420140035 Hillcrest Rd

420140002

Ramsey Ct 420140001

420140005

420140036 Legend

M-13 Block Boundary

Map created 11/15/2010 by Contra Costa County Department Conservation and Development Community Development Division--GIS Group Feet 651 Pine Street, 4th Floor North Wing, Martinez, CA 94553-0095 37:59:48.455N 122:06:35.384W 080 160 320 480 640 This map contains copyrighted information and may not be altered. It may be O reproduced in its current state if the source is cited. Users of this map agree to read and accept the County of Contra Costa disclaimer of liability for geographic information. BLOCK #15: 3500-3800 SAN PABLO DAM RD. M-13: Mixed Use - San Pablo Dam Rd. REVISED GPA ASSESSOR ADDITIONAL ADDITIONAL PARCEL SIZE EXISTING EXISTING EXISTING USE PROPOSED ACTUAL DWELLING COMM. DEVELOPMENT APN SQ. FT. ACRES GP / ZONING EXISTING USE BLDG. S.F. UNITS CODE GP LU ACRES UNITS SQ. FT. ASSUMPTION (n.s.SP Dam Rd. to El Portal to Hillcrest Rd.) 420-022-003 4791.00 0.11 CO/R-B commercial - office bldg. 1,698 n/a n/a Policy: Encourage lot consolidation 420-022-011 12632.00 0.29 CO/R-B commercial - office bldg. 11,544 n/a n/a no change in use 420-021-019 5,227 0.12 CO/R-B commercial-retail 3,037 n/a n/a 420-021-035 6,098 0.14 CO/R-B commercial-retail (parking lot) n/a n/a 420-021-032 26,310 0.60 CO/R-B commercial-gas station 2,087 n/a n/a 420-021-036 10,000 0.36 CO/R-B commercial-retail 210 n/a n/a 420-021-037 80,000 2.00 CO/R-B commercial-retail 17,660 n/a n/a 420-021-006 21,780 0.50 CO/R-B commercial - restaurant 2,453 n/a n/a 420-021-005 15,246 0.35 CO/R-B commercial-retail 872 n/a n/a no change in use; creek constraint 420-021-026 2,750 0.06 CO/R-B commerical - office bldg. 824 n/a n/a no change in use; creek constraint 420-021-029 17,424 0.40 CO/R-B commerical - vacant - n/a n/a no change in use; creek constraint 420-021-002 34,412 0.79 CO/R-B commercial - retail 1,711 n/a n/a no change in use; creek constraint

subtotal 236,670 5.72 42,096

(s.s. SP Dam Rd., El Portal to Hillcrest ) 420-140-001 73,500 1.74 CO/R-B commercial-retail (Walgreens) 16,450 n/a M-13 1.74 16.70 Policy: Encourage lot consolidation 420-140-002 10,500 0.23 CO/R-B commercial-office bldg. 3,118 n/a M-13 0.23 2.21 MXD based 12 DU/AC 420-140-036 89,298 2.05 CO/R-B & D-1 commercial-office bldg. 17,376 n/a M-13 2.05 19.68 and .25 FAR Comm. 420-140-005 26,845 0.61 CO/R-B commercial-retail 6,160 n/a M-13 0.61 5.86 420-140-006 33,485 0.74 CO/R-B commercial-retail 15,450 n/a M-13 0.74 7.10 420-140-007 8,235 0.18 CO/R-B commercial-retail 7,122 n/a M-13 0.18 1.73 420-140-035 30,920 0.71 CO/R-B commerical-retail 6,426 n/a M-13 0.71 6.82 420-140-009 14,352 0.34 CO/R-B church 7,848 n/a no change in use - church 420-140-010 7,840 0.18 CO/R-B single family residence 1 M-13 0.18 1.73 420-140-011 6,969 0.16 CO/R-B single family residence 1 M-13 0.16 1.54 subtotal 301,944 6.94 79,950 2 63.36

TOTAL 13 122,046 6.60 63 54,450 5.28 Exhibit “D”: General Plan Policy Language Changes, Land Use Element, El Sobrante MAC Proposal EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT

POLICIES FOR THE EL SOBRANTE AREA 3-164 In cooperation with the City of Richmond, develop a Specific Plan for the San Pablo Dam Road commercial corridor to provide detailed plans and implementation measures to increase parking for shoppers and increase roadway capacity for through traffic El Sobrante is a diverse and beautiful community, which cherishes its unique character, especially its scenic beauty, open spaces, and local charm. The community is dedicated to protecting and enhancing the quality of life while addressing development pressures that are common in the Bay Area, including, the effects of suburbanization and urban sprawl, regional traffic congestion, and demand for public services. The overall goal of the area is to retain and reinforce the semi-rural and suburban character of the community with its strong emphasis on single family residences, the feature which has drawn most of the residents to the area. The following principles are be used in guiding development and land use decision-making process in El Sobrante: (a) Change should be harmonized to enhance El Sobrante’s unique sem-rural/suburban character and to preserve its scenic environment. (b) Growth and economic development should be targeted in a manner to preserve open space and agricultural land, to meet community needs, to help revitalize the commercial core, and generally to enhance the quality of life of area residents. (c) El Sobrante is envisioned as a culturally diverse residential community with vibrant local serving businesses, amenities and services for children, families, and the elderly, and parks and recreational facilities to meet community needs. (d) El Sobrante’s built environment should be designed and developed at a human-scale incorporating healthy community concepts that make provisions for walking, bicycling, and other non-motorized transportation, recreation, access to healthy foods, and energy and resource efficient buildings and development. 3-165 In consultation with El Sobrante residents , affected businesses and landowners, and other interested parties, including the City of Richmond, develop a new precise alignment for the segment of San Pablo Dam Road between El Portal and Appian Way. The precise alignment is intended to replace the San Pablo Dam Road bypass couplet concept, which was formerly describe in both the Land Use Element and Transportation/Circulation Element. The new precise alignment should be based on the “Complete Streets” concept, whereby the roadway is designed and operated to accommodate safe access for all users. The aim is to design this segment of San Pablo Dam Road to move motorists, transit vehicles, bicyclists, and pedestrians of all ages and ability to safely along and across this roadway. In addition the new precise alignment should make provision for a new collector street connecting Pitt Way to Hillcrest Road. To the maximum extent practicable and feasible, the “Complete Streets” concept should be incorporated into the alignment plan along with appropriate measures to implement the new alignment. The County will routinely examine the pedestrian and bicycle environment and will make improvements at every opportunity. 3-166 Given San Pablo Dam Road’s designation as the I-80 bicycle route, and its critical importance in connecting East and West Contra Costa County, every effort should be made to add a Class II bicycle lane along the roadway or to provide and alternate bicycle path through the corridor. 3-167 The County will pursue mechanism to assist in the beautification of the community, such as tree planting and other landscaping, lighting, and visually pleasing signage. These improvements may be accomplished by establishing a landscape and lighting district, a business improvement district, and/or implementing other such mechanisms. 3-168 The community lacks a social, functional, and visual center. In order to create a stronger sense of place and to provide efficient, inviting local services, shopping, and gathering space, development of a town center or square will be pursued. The priority location of the town center will be along San Pabl Dam Road between Pitt Way and Hillcrest Road. 3-169 In order to reduce the demand for auto trips through the community, the County will work with AC Transit and other local public transit agencies to improve service to the El Sobrante area. Bus stops and bus routes will be improved, so that residents can efficiently travel directly from El Sobrante to Del Norte BART, Richmond BART/Amtrak, and Orinda BART, as well as to other destinations. EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT 3-170 To ensure residents have adequate access to healthy food, grocery stores, farmer’s markets, produce markets, and other such establishments should be encouraged, and business selling primarily unhealthy foods and beverages should be discouraged. 3-1653-171 Minimize the number of streets and driveways intersecting or entering San Pablo Dam Road, Appian Way and Valley View Road. 3-1663-172 Provide for well-designed projects and limited vehicular access to traffic arterials through the assembly of the deep, narrow parcels of land along San Pablo Dam Road and Appian Way. 3-167The overall goal of the area is to retain and reinforce the semi-rural and suburban character of the community with its strong emphasis on single-family residences, the feature which has drawn most residents to the area. 3-168Provide for well designed projects and limited vehicular access to traffic arterials through the assembly of the deep, narrow parcels of land along San Pablo Road and Appian Way. 3-1693-173 Discourage new areas of strip commercial development in the community. 3-1703-174 Require development of more public off-street parking in the commercial core area along San Pablo Dam Road, so as to increase traffic bearing capacity of the arterial. 3-175 The El Sobrante community values healthy living and places great value on local opportunities for outdoor recreation. According to the 2001 El Sobrante Valley Parks Study, the community lacks sufficient park and recreation space to adequately serve area residents. The County shall seek to identify acquirable parcels of land that can be developed into parks and open spaces, including public spaces in commercial corridors. New development project will be evaluated in terms of the contribution to public recreation and their support of parks and open space. Developers will be encouraged to collaborate on the development of parks and open spaces in order to optimize recreational opportunities for area residents. Mechanisms to support park and open space maintenance funding through development fees and other sources shall be pursued. 3-176 Development of a full service community center in El Sobrante will be pursued. Currently, the community lacks adequate space for community meetings and events, recreational, cultural, and educational activities. The community center will be operated by a public entity and will provide multiple purpose functions in the community. 3-177 The creeks running through the El Sobrante community (Appian Creek, Wilke Creek, San Pablo Creek, etc.) will continue to flow along their natural path. To the extent possible, efforts will be made to enhance public view of the creek, particularly San Pablo Creeks as it runs along San Pablo Dam Road. 3-178 To improve traffic in the community, the Highway Patrol will be encouraged to patrol the Area in order to encourage drivers to obey posted speed limits and other traffic rules. 3-1713-179 Upgrade the community's drainage system to eliminate problems caused by local inundation, ponding and sheet overflow during storms, and eliminate open drainage ditches along portions of Appian Way and San Pablo Dam Road and throughout the community. 3-1723-180 In view of the existing traffic problems and the limited ability of the circulation system to adequately handle substantial growth in traffic volumes, new development should be approved at the low to mid range of the respective single-family and multi-family residential land use density designations. The County shall work with neighboring jurisdictions to limit the impact of large development on the El Sobrante community. To improve the provision of urban services, enhance quality of life of area residents, and decrease environmental impacts, the addition of housing units will be focused in the urban core and sprawl development in the surrounding areas, particularly the hillside areas, should be restricted. 3-181 Due to proposed General Plan changes on San Pablo Dam Road and Appian Way, the County will study the traffic impacts on Hilltop Drive, from Highway 80 to Manor Road, including the heavily traveled streets of Pebble Drive, La Paloma, and Manor Road. Proposed development projects will also study these roads in their traffic analyses. The County will mitigate traffic impacts to these streets by implementing traffic calming or other necessary measures in consultation with affected residents and interested parties. 3-1733-182 This plan calls for residential development to be directed primarily to areas where infilling of previously "passed over" property can occur, as well as to a limited number of larger parcels of undeveloped acreage. These larger parcels include the western slope of Sobrante Ridge, and the lower portions of the north face of San Pablo Ridge. EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT 3-1743-183 A major policy of this plan is to eliminate deep, narrow lots through the aggregation of land parcels in areas designated for multiple family use. Every effort should be made to encourage the aggregation of such lots to provide for better designed projects. 3-1753-184 Areas outside the present and committed area of service capability of EBMUD and West Contra Costa Sanitary District are to be retained in the Open Space category. 3-1763-185 In order to retain the ridgelines around El Sobrante in their natural state, it is recommended that a ridgeline preservation ordinance be developed which would prohibit the placement of any structure on or near the crest of a scenic ridge, such as San Pablo Ridge or Sobrante Ridge. All land above the 400' elevation shall not be developed for suburban purposes unless in conformance with the Land Use Plan Map. 3-186 In order to protect residents’ view of the El Sobrante Hills and San Pablo Bay, the County shall develop a view ordinance. EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT

POLICIES FOR APPIAN WAY CORRIDOR 3-191 Appian Way Corridor Special Concern Area is to develop into a unified, well-designed neighborhood, which at appropriate locations provides opportunities for mixed use development, rather than an incremental accumulation of unrelated developments. The overall goal is to establish some additional business districts along the corridor with local services, shopping, and restaurants that are easily accessible to residents and are pedestrian and bicycle friendly. Opportunity for the development of secondary “downtown” should be encouraged. (a) adhere to update the adopted Appian Way Precise Plan, which provides for a standard of an 84-foot right-of-way to provide: one travel lane in each direction, opportunities to install a raised landscaped median with a left-turn pocket at appropriate intersection locations, on-street parking bays where existing right-of-way is sufficient, additional lighted pedestrian crossings, improved sidewalks and bus bays, and retain bicycle lanes on both sides of the street.. Develop continuous sidewalks and a bicycle path separated from automobile traffic, but designed within the right-of-way; (b) development of open space and pocket parks should be encouraged in the Area (b)(c) where possible, retain existing mature trees located either within or encroaching into the potential right-of-way, and incorporate them into the overall roadway design; (c)(d) provide appropriate traffic signalization as new development occurs along the corridor, with each development required to pay an appropriate share of the cost; (d)(e) eliminate the hazardous ditches along Appian Way by installing appropriate storm drains as a part of right-of-way improvements; (e)(f) project design should reflect the objective of providing well-designed development suited to the building sites, at appropriate densities; (f)(g) commercial areas should maintain a low profile by limiting building height to 35 27 feet, but a mixed use project could be allowed to reach a maximum of 35 feet under certain circumstances as described in the mixed use designations and based on findings related to residential density bonus; (g)(h) emphasis should be on landscaping and architectural continuity along Appian Way, with building masses de-emphasized; (h)(i) variances to parking standards shall not be granted may be considered for a mixed use project; (i)(j) design of buildings shall be interesting and innovative, but should have a harmonious relationship with each other; (j)(k) consolidation of parcels shall be encouraged with emphasis on combined access and parking areas; (k)(l) variation in building set-back from Appian Way and along side yards should be encouraged considered on a block by block basis to create openness along the corridor and also to create a sense of distinct neighborhoods; (l)(m) provide an attractive streetscape through street tree and frontage planting and encourage the use of drought-resistant plants; (m)(n) areas designated for commercial uses should be rezoned from Retail Business District (R-B) to Neighborhood Business District (N-B) Planned Unit District (P-1), as the desired zoning district to implement the mixed use concept which zone reflects the desired commercial character along Appian Way. Multiple family development shall not be allowed to be integrated into a commercial development at the locations designated mixed use under the Land Use Element Map by land use permit in these areas; (n)(o) rezone areas designated from multiple family residential use to M-12, except that current zoning may be retained where development already exists; (p) local, owner-operated businesses should be encouraged; drive through retail operations should not be encouraged; (o)(q) a landscaped buffer zone, including attractive fences wherever necessary to provide privacy and security shall be provided between new developments and existing residences; however, new development should also consider pedestrian connectivity from one neighborhood to another; (p)(r) within areas designated for development in the Appian Way Special Concern Area there are those areas which, because of topography, steep slopes or aesthetic qualities, are unsuitable for development and which shall be protected as open space whenever feasible; EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT

(s) each individual multi-family development shall provide recreational facilities for its occupants; efforts will be made to encourage collaboration between developers to establish recreational facilities with broader utility for area residents; an individual developer also may meet this requirement by contributing its fair share to nearby recreational facilities

(t) following establishment of mixed use designations along Appian Way, the County may develop a mechanism for the transfer of density among parcels designated for mixed use so long as the transfer does not increase the overall maximum number of dwelling units or commercial for such designations within the Appian Way Special Concern Area;

(u) traffic flow in the Triange Area will be studied and possible alternatives to improve circulation for automobiles, bicycles, and pedestrians will be examined.. EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT

POLICIES FOR SAN PABLO DAM ROAD 3-194 San Pablo Dam Road Special Concern Area is the a primary business district for El Sobrante. The El Sobrante Community desires to retain its identity and individuality in the face of urbanization pressures while at the same time revitalizing the commercial area. The goal of the San Pablo Dam Road Special Concern Area is to ensure the efficient flow of traffic (motorized and non-motorized) while working to create a friendly, attractive, village-like downtown with a town center which includes central open space with surrounding retail services like restaurants, book stores, a movie theater, café, grocery store, weekly farmers market, local art gallery, children services, etc. Two distinct, yet interlocking problems must be addressed: 1) devising a circulation system which allows traffic into, through, and around the business district, and 2) effective land use and design policies for the area. (a) The commercial area shall be made attractive and convenient to the community with emphasis on the following: o improved localized traffic circulation; o development of a town square with an open pedestrian plaza lined with businesses and sufficient new roads to provide circulation, parking, and easy pedestrian access o addition of bicycle lanes along San Pablo Dam Road or separated bicycle path that offers safe travel for cyclists between Appian Way and El Portal Drive; o widened sidewalks and improved overall pedestrian circulation throughout the Area; o adequate parking, particularly off street parking with improved pedestrian acces to businesses; and o diversion of non-shopper traffic by development of an alternative roadway manage and balance traffic within the existing roadway right-of-way for this segment of San Pablo Dam Road. (b) Encourage commercial area rehabilitation and redevelopment, considering development of a unifying motif. (c) Commercial expansion shall be directed away from San Pablo Dam Road frontage to create a deeper and more appropriately shaped commercial district.Provide for the ability to integrate multi-family residential, commercial services, financial services, and offices in a single project according to the new mixed use designation established for the commercial area of San Pablo Road as identified in the locations illustrated on the Land Use Element Map. (d) Improve overall area appearance through appropriate sign regulation. This would eventually result in removal of unsightly signs. (e) Provide adequate off-street parking, allow for shared parking arrangements, review the existing supply of curb side parking spaces, consider the formartion of a Business Improvement District (other public entity) to build and manage public parking lots and secure the right-of-way for an alternate traffic route a collector roadway that would extend Pitt Way to Hillcrest Road. (f) Enhance pedestrian traffic across San Pablo Dam Road by well marked and signalized crosswalks. (g) Develop commercial sites and parking areas contiguous to existing development, conforming to the Plan map. Extend such uses only as far south as the proposed location of the new parallel arterial. Do not permit non-contiguous conversion of existing residential uses to commercial use. Establish specific range of uses, development regulations and zoning standards under a new Planned Unit District (P-1) zoning for the commercial area of San Pablo Dam Road. (h) As more fully described in Policy 3-164 under “Policies for the El Sobrante Area”, the County will in consultation with the El Sobrante community prepare and adopt a new precise alignment plan for the section of San Pablo Dam Road between El Portal Drive and Appian Way based on the “Complete Streets” concept, whereby the roadway will be designed and operated to accommodate safe access for users – motorists, transit riders, bicyclists, and pedestrians of all ages and abilities. In addition this new precise alignment plan will include the provision for new collector roadway connecting Pitt Way to Hillcrest Road. 3-194 The San Pablo Dam Road commercial area is envisioned to be an attractive and vibrant, village-like downtown. The desire is to establish a town center or square for El Sobrante within the commercial area, preferably on the block bounded by San Pablo Dam Road, Hillcrest Road, and Pitt Way. Parking to serve the public plaza should be consolidated in a parking lot with easy pedestrian access to the center. Local serving retail and personal service uses are to be encouraged along theis segment of San Pablo Dam Road. The development of a community EL SOBRANTE MUNICIPAL ADVISORY COUNCIL 4/18/2008 RECOMMENDED LAND USE ELEMENT POLICY LANGUAGE CHANGES IN REDLINE/STRIKEOUT center, which would provide space for public meetings, cultural events, and other public functions should be considered for the San Pablo commercial area. 3-195 Development projects within the San Pablo Dam Road commercial area should to the extent feasible incorporate open and public spaces that are inviting to the public includes well designed landscape treatments and visually please signage. 3-196 Local, owner operated business should be encourage. Drive through retail operations should not be encouraged. 3-197 The community’s desire to develop a creekside boardwalk or linear park along the north side of San Pablo Dam Road is encouraged subject to further community process, review, and study. Exhibit “E”: Figures for Special Concern Areas, Land Use Element, El Sobrante MAC Proposal El Sobrante MAC Proposed General Plan Amendment - Land Use Element: Figure 3-5 Appian Way Corridor Special Concern Area

Concepts: !1 Develop Appian Way to the 84'/64' standards between San Pablo Dam Rd and Sobrante Ave, as set forth in the adopted setback plan. Include Appian Way provisions for continuous sidewalks, paths and existing mature trees to be incorporated in the right-of-way design. !2 Minimize the number of vehicular access points along Appian Way. Retain existing open areas and vegetated areas located on the slopes 4 !3 which flank either side of Appian Way. ! Sobrante Ave Provide small neigborhood parks at as many ((((((((( !4 Valley View Rd of the designed sites as feasible. ((((((((( ((((((((( ((((((((( ((((((((( ((((((((( ((((((((( !1 ((((((((( ((((((((( ((((((((( (((((((((

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Single Family Residential - High Density Open Space ((( Multiple Family Residential - High Density ((( Public & Semi-Public Multiple Family Residential - Medium Density Commercial

(((( Appian Way (((( Multiple Family Residential - Low Density Office ((((!4 (((( M-11 (Appian Way Corridor Mixed Use) (((( M-12 (Triangle Area Mixed Use) San Pablo Dam Rd Page 3-64 1:11,000 CONTRA COSTA COUNTY Map Created on January 22, 2009 0500 1,000 2,000 Contra Costa County Community Development 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I 37:59:48.455N 122:06:35.384W Feet El Sobrante MAC Proposed General Plan Amendment - Land Use Element: Figure 3-6 San Pablo Dam Road Commercial Special Concern Area ((((((( ((((((( Concepts: ((((((( Proposed collector Rehabilitation and redevelopment ((((((( !1 3 nWay ! of the commercial area. ((((((( (((((((!2 !2 Potential neighborhood park (((((((Appia !4 Provide Additional Parking ((((((( (((((((

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!4 d !3 San Pablo Dam R !1 !3 (((( ((((!2 EEEEEEEEEEE (((( EEEEEEEEEEE !4 EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE EEEEEEEEEEE M-11 (Appian Way Corridor Mixed Use) EEEEEEEEEEE M-13 (San Pablo Dam Rd Mixed Use) EEEEEEEEEEE Open Space ((( EEEEEEEEEEE Commercial ((( Public & Semi-Public EEEEEEEEEEE ((( GGMulitple Uses EEEEEEEEEEE Single Family Residential - High Density EEEEEEEEEEE Multiple Family Residential - High Density Single Family Residential - Medium Density EEEEEEEEEEE Single Family Residential - Low Density EEEEEEEEEEEHillcrest Rd Multiple Family Residential - Low Density Page 3-65 1:5,400 CONTRA COSTA COUNTY Map Created on January 22, 2009 0250 500 1,000 Contra Costa County Community Development 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I Feet 37:59:48.455N 122:06:35.384W Exhibit “F”: Figure 5-2, Roadway Network Map, Transportation- Circulation Element, El Sobrante MAC Proposal Changes to Roadway Network Plan (County File GP #02-0003) Existing Roadway Network Plan

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1:195,000 Existing Freeways Existing Arterial City Limits Proposed Freeway Proposed Arterial Proposed Bridges CONTRA COSTA COUNTY Major Railroads 05102.5 Expressway on Existing Road Existing Collector Map Created on November 8th, 2010 Bay Area Rapid Transit Contra Costa County Department of Conservation & Development Miles Proposed Expressway Proposed Collector 651 Pine Street, 4th Floor - N. Wing, Martinez, CA 94553-0095 I !!! Proposed BART 37:59:48.455N 122:06:35.384W Exhibit “G”: Zoning Administrator Resolution regarding Environmental Impact Report