To: Board of Supervisors
From: John Kopchik, Director, Conservation and Development
Report Title: Camino Pablo 13-Unit Residential Project
☒Recommendation of the County Administrator ☐ Recommendation of Board Committee
RECOMMENDATIONS:
1. OPEN the public hearing on the Camino Pablo Residential Subdivision Project, RECEIVE testimony, and CLOSE the public hearing.
2. FIND that the mitigated negative declaration prepared for the project (SCH 2024110934) adequately analyzes the project’s environmental impacts, that there is no substantial evidence the project will have a significant effect on the environment, and that the mitigated negative declaration reflects the County’s independent judgment and analysis.
3. ADOPT the mitigated negative declaration for the project.
4. ADOPT the mitigation monitoring and reporting program for the project.
5. Specify that the Department of Conservation and Development (located at 30 Muir Road, Martinez, CA) is the custodian of the documents and other materials, that constitute the record of proceedings upon which the decision of the Board of Supervisors is based.
6. ADOPT a resolution amending the General Plan to change the land use designation of the project site’s approximately 7.9-acre development area from Agricultural Lands (AL) to Residential Low-Density (RL), and the remaining project site from Agricultural Lands to Resource Conservation (RC) designations (County File No. CDGP21-00004).
7. ADOPT Ordinance No. 2025-16, rezoning the project site’s approximately 7.9-acre development area from General Agricultural (A-2) zoning district to a Planned Unit (P-1) zoning district (County File No. CDRZ23-03270).
8. APPROVE the vesting tentative map for the project (County File No. CDSD23-09646).
9. APPROVE the preliminary and final development plan for the project (County File No. CDDP23-03012).
10. APPROVE the attached community benefits agreement.
11. APPROVE the findings in support of the project.
12. APPROVE the project conditions of approval.
13. APPROVE the Camino Pablo Residential Subdivision Project.
14. DIRECT the Director of Conservation and Development to file a Notice of Determination with the County Clerk.
FISCAL IMPACT:
The applicant has paid the necessary application deposit and is obligated to pay supplemental fees to cover all additional costs associated with the application process.
BACKGROUND:
The applicant is seeking approval of the Camino Pablo Residential Subdivision Project, including General Plan Amendment, Rezone, Vesting Tentative Map, and Development Plan permit approvals for a development consisting of thirteen single-family residences, 11 of which include an attached accessory dwelling unit (ADU), and associated access/utility improvements over a 7.9-acre development area. Prior to the submittal of the project applications, the developer had previously sought entitlements from the Town of Moraga for a prior iteration of the project which included annexation of the project site within the Moraga town limits. The Moraga Town Council denied the previously proposed project and annexation on August 25, 2021.
On April 20, 2023, the Contra Costa County Department of Conservation and Development accepted the General Plan Amendment, Rezone, Vesting Tentative Map, and Development Plan applications from the developer for review by the County. The project presently being considered by the County is substantially similar to that which was previously considered by the Town of Moraga, with the primary difference being that annexation within the Moraga town limits is no longer proposed as part of this project.
PROJECT DESCRIPTION
The Camino Pablo Single-Family Residential Subdivision, Rezone, General Plan Amendment, and Development Plan project includes Major Subdivision application CDSD23-09646, Rezone application CDRZ23-03270, General Plan Amendment application CDGP21-00004, and Development Plan application CDDP23-03012, to allow development of the southern 7.9 acres of the 23.9-acre project site consisting of a residential subdivision of 13 single-family residences with attached accessory dwelling units (ADUs) incorporated into 11 of the residences. If the project is approved, each ADU will require ministerial approval of separate ADU permit applications, which are to be submitted after the final map is recorded and prior to the issuance of building permits. The remaining northern 16.0 acres of the site would remain as agricultural open space.
The project site is a legal parcel within the AL Agricultural Lands, General Plan land use designation. The applicant has submitted a Major Subdivision application to create an 18-lot subdivision as shown below, including 13 residential lots (Parcels 1 through 13), open space Parcel A, landscape Parcels B and C, and street Parcels D and E. Parcels 1 through 13 and Parcels B through E encompass the proposed residential development on the southern portion of the site. Parcel A is the northern 16.0 acres of the site that would remain as open space.
To allow the Major Subdivision to proceed the applicant requests a General Plan Amendment to redesignate the southern 7.9 acres as RL Residential-Low Density to allow multiple single-family residences on this portion of the site. The remaining 16 acres of undeveloped land would be redesignated to a Resource Conservation (RC) designation.
The applicant also requests that the County Rezone the southern 7.9-acre portion of the project site from the A-2 General Agricultural District to a P-1 Planned Unit District and has submitted a Development Plan application for the P-1 District to allow development of 13 one- and two-story detached single-family residences on individual lots. The lots would range in size from 15,368 square feet to 27,827 square feet, with an average lot size of approximately 19,969 square feet. Attached ADUs would be included in 11 of the homes, while Parcels 7 and 8 would not include an ADU. The 7.9-acre southern portion would have a net development area of 6.65 acres (without street Parcels D and E) with a resultant net density of 1.95 residential units per acre, which would be within the permissible density range (1-to-3 dwelling units per net acre) for the RL General Plan land use designation.
|
Parcel |
Land Use |
Size (Sq. Ft.) |
(Acres) |
|
1 |
Residential |
21,352.00 |
0.49 |
|
2 |
Residential |
20,234.00 |
0.46 |
|
3 |
Residential |
18,516.00 |
0.43 |
|
4 |
Residential |
18,276.00 |
0.42 |
|
5 |
Residential |
17,064.00 |
0.39 |
|
6 |
Residential |
19,247.00 |
0.44 |
|
7 |
Residential |
22,039.00 |
0.51 |
|
8 |
Residential |
16,448.00 |
0.38 |
|
9 |
Residential |
27,827.00 |
0.64 |
|
10 |
Residential |
27,090.00 |
0.62 |
|
11 |
Residential |
19,281.00 |
0.44 |
|
12 |
Residential |
15,368.00 |
0.35 |
|
13 |
Residential |
16,861.00 |
0.39 |
|
A |
Open Space |
697,036.00 |
16.00 |
|
B |
Landscaping |
6,948.00 |
0.16 |
|
C |
Landscaping |
22,916.00 |
0.53 |
|
D |
Public ROW Dedication Street “A” |
44,431.00 |
1.02 |
|
E |
Public ROW Dedication (Camino Pablo) |
10,454.00 |
0.24 |
|
Total |
|
1,041,388.00 |
23.91 |
The applicant expects project construction to require a total of 32 months, including 14 months for grading, infrastructure installation, and building pads, and 18 months for construction of homes.
The 13 residential lots would have access to Camino Pablo via a new access road terminating in a cul-de-sac. The cul-de-sac would have a sidewalk on the north/east side. The opposite side of the cul-de-sac would be lined with several stormwater bioretention and filtration planter strips. The cul-de-sac would form the fourth leg of the Camino Pablo / Tharp Drive intersection. Tharp Dive is a two-lane residential collector street that intersects with Camino Pablo and a number of local residential streets. Camino Pablo is a two-lane arterial street that travels northwest from the Camino Pablo / Tharp Drive intersection to connects to Canyon Road - Moraga Road, which is a two - to four-lane County-designated arterial road.
The residential lots would comprise 5.95 acres of the 7.9-acre gross development area, with the remaining acreage dedicated to the street right-of-way (1.26 acres) and common area landscaping (0.69 acres). The residential lots would provide minimum 20-foot front yard setbacks, 15-foot rear yard setbacks, 10-foot side yard setbacks, and a minimum 25 feet aggregate side yard setback. The common area landscaping would provide visual buffers that would separate the homes from Camino Pablo. Parcel D would be the cul-de-sac, which would be dedicated to Contra Costa County. Parcel E consists of a 0.24-acre area adjacent to Camino Pablo, which would be dedicated to the Town of Moraga.
The location of the proposed homes on the southern portion of the site would preserve the higher elevations of the site and thereby would preserve the visually prominent hillside in the northern and eastern portions of the site and adjoining agricultural open space land to the east. The residential development would retain the natural features of the land to the extent feasible and most of the homes would be developed on split pads, thereby stepping the homes up or down the hillside, depending on their orientation. The homes have been horizontally massed to minimize view obstruction. The homes would be custom homes, each having a unique design but all homes would be in a “Transitional” style of architecture that blends traditional forms, materials, and colors with modern exterior and interior elements. The residences would be designed to be energy efficient and constructed to meet the stringent fire resistance requirements for development in a Wildland/Urban Interface Zone.
Most of the homes would have two stories, while the homes on the southernmost lots (Parcels 7 and 8) would be one story. The homes would range in size from 3,463 square feet to 4,474 square feet, not including garages or porches. The ADUs would all be one-bedroom units with separate kitchen/living/dining areas, ranging in size from 920 square feet to 1,117 square feet.
The onsite hillside contours that characterize the local topography would be retained. Project grading would extend onto the adjoining property to the east and would slightly lower this hillside crest running along and just outside the east side of the project parcel from the approximately 705 feet to 702 feet. To stabilize the site, slide conditions that affect the southern portion of the site would be repaired. Although grading would entail cuts and fills totaling 59,600 cubic yards of soil, grading would be balanced on site, requiring no import or export of fill.
A 4-foot-high retaining wall would extend along the rear of the easternmost lots (Lots 1 through 5). Additional retaining walls would be placed on some of the individual lots in order to accommodate the homes and yards. Retaining walls would also be placed on the west side of the project site. Exposed retaining walls would be landscaped with a variety of ornamental trees, shrubs, and grasses that are intended to obscure the walls upon maturity.
The project includes a connection to an existing storm drain system that currently collects runoff from the site and directs stormwater flow to Moraga Creek. The stormwater runoff from the site would be treated by bioretention basins and discharged into the proposed onsite storm drain system prior to entering the existing storm drain system. Parcel A, the open space parcel, would continue to discharge into an existing v-ditch, located adjacent to Camino Pablo that ties into the existing storm drain system.
As part of the project, Camino Pablo would be widened from Tharp Drive south to the southern end of the project site frontage. The existing right-of-way, which varies between roughly 46 feet and 59 feet, would be expanded to a 68-foot right-of-way with the existing 28-foot-wide roadway expanded to 36 feet. The existing curb and gutter on the west side of Camino Pablo would remain, while the existing 8-foot-wide sidewalk extending along the project site frontage would be replaced with a new, slightly relocated 8-foot-wide sidewalk. The property owner will be required to dedicate the additional right-of-way to the Town of Moraga.
COUNTY PLANNING COMMISSION
The County Planning Commission considered the project at a noticed public hearing on August 27, 2025. Following a presentation from staff, a presentation from the applicant, and considering public comment, the Commission voted unanimously (6-0) to recommend that the Board approve the project as recommended by staff with several minor modifications to the conditions of approval. Specifically, the Commission modified the project conditions to clarify that the R-15 development standards would apply to the project and to require consultation with Town of Moraga officials relating to Camino Pablo frontage improvements.
With those revisions, the Commission referred the vesting tentative map to the Board and recommended that the Board approve the General Plan amendment, rezoning, and development plan for the project.
Subsequent to the Commission meeting, County staff consulted further with staff of the Town of Moraga regarding Camino Pablo frontage improvements and traffic calming, resulting in proposed refinements to the conditions of approval #48 and #49.
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
On November 25, 2024, the Contra Costa County Department of Conservation and Development, Community Development Division (CDD), published a draft Initial Study / Mitigated Negative Declaration (IS/MND) that analyzed potential significant adverse environmental impacts of the proposed project. Potentially significant impacts were identified in the draft IS/MND, including agricultural resources, air quality, biological resources, cultural resources, energy, geology and soils, hydrology, noise, public services, tribal cultural resources, and wildfire.
Pursuant to Section 15073 of the California Environmental Quality Act (CEQA), which requires a minimum 30-day public review period, the draft MND included a comment period extending through December 26, 2024. On December 13, 2024, at the request of the applicant, CDD staff published a revised IS/MND which corrected typographical errors and added clarification to discussion of mitigation measures identified in CEQA checklist sections pertaining to Public Services and Wildfire. The revised draft IS/MND was recirculated on December 13, 2024, and the public comment period was extended through January 15, 2025. The purpose of the public review period is for the public to submit comments on the adequacy of the environmental analysis in the draft IS/MND. CDD received written comments in response to the publication of the draft IS/MND from a total of seven correspondents - five public agencies, one private organization, and one neighboring property owner.
On August 27, 2025, CDD staff was made aware that certain nearby property owners were not notified of the public review period for the previously-circulated draft MND as required by law. Consequently, on September 3, 2025 CDD prepared additional public notices for mailing and recirculated the draft MND to accept additional public comments from September 3, 2025, through October 3, 2025. The recirculated MND is included within Exhibit 7 (CPC Staff Report).
Staff has prepared a Final IS/MND for the Camino Pablo project, included as Exhibit 4. Also included for the Board’s consideration is Exhibit 6, consisting of public comments received on the draft IS/MND, and a description of staff-initiated text changes, either to provide additional clarifying information or to correct typographical errors. The text changes are not the result of any new significant adverse environmental impact, do not alter the effectiveness of any mitigation included in the pertinent section, and do not alter any findings in the section.
A Mitigation Monitoring Program was prepared based on the mitigation measures recommended in the draft MND. The Final Mitigation Monitoring and Reporting Program (MMRP) is included as Exhibit 5. It is the finding of CDD staff that the mitigation measures identified within the draft MND would adequately mitigate identified project impacts to less than significant levels or lower. If approved, the mitigation measures identified within the draft MND would apply to the Camino Pablo project as Conditions of Approval.
STAFF ANALYSIS AND DISCUSSION
A. General Plan Consistency:
Urban Limit Line and 65/35 Land Preservation Standard: The project site is located entirely within the County’s Urban Limit Line, and includes a proposal to redesignate a 7.9-acre portion of the site from its present Agricultural Lands (AL) designation to a Residential Low Density (RL) designation, while the remaining 16-acre portion of the site outside of the area of development would be redesignated to Resource Conservation (RC).
As of 2025, approximately 28% of the total countywide land area has been designated for urban uses. Thus, redesignating the 7.9-acre area of development from an agricultural (non-urban) to a residential (urban) designation is inconsequential insofar as the County’s compliance with the 65/35 Land Preservation Standard is of concern. The project includes the establishment of a deed restriction over a 16-acre area (67%) of the project site which would preclude future urban development on the site at a ratio that is consistent with the 65/35 Land Preservation standard. Thus, the project would be consistent with the goals of the 65/35 Land Preservation Standard.
Land Uses: The entire project site is located within an AL General Plan Land Use designation. As part of the proposed Project, the applicant seeks approval of a General Plan Amendment to change the 7.9-acre residential development area to a Single-Family Residential Low-Density (SL) designation. The project proposes maintaining the remaining 16-acres of the project site (identified as Parcel A on the VTM) as open space grazing land within its present AL designation. On November 5, 2024, while the Camino Pablo project applications were being processed, the Board of Supervisors adopted the Contra Costa County 2045 General Plan. Upon the adoption of the 2045 General Plan, the SL designation was replaced by the RL designation throughout unincorporated Contra Costa County. The RL designation closely matches the SL designation in terms of density and allowed uses. Consequently, the project description has been changed to reflect the newly-created RL land use designation. At the suggestion of staff, the applicant has agreed that the newly-created RC land use designation, the successor to the prior General Plan’s Open Space designation, would be most appropriate for Parcel A given its intended preservation as open space grazing land.
The land uses permitted within the RL designation include low density, predominantly single-family residences on lots approximately 15,000 square-feet to one-acre in size. Limited non-residential uses that serve and support nearby homes may also be permissible within the RL designation.
The Resource Conservation (RC) designation is applied to the watersheds of reservoirs owned by public utilities, mitigation banks, habitat restoration sites, and ecologically significant or environmentally sensitive areas that are not within publicly-owned parkland. The project is immediately adjacent to East Bay Municipal Utility District’s East Bay watershed lands, including Upper San Leandro watershed which is adjacent to the project site. Additionally, CDD staff has identified Mitigation Measure Agricultural Resources-1, which would restrict structural development/improvements in the area of Parcel A via Grant Deed of Development Rights to Contra Costa County over this area of the Project site. Parcel A would remain as unimproved open space lands to be managed by the HOA, consistent with the RC designation.
Density: The RL designation allows for residential densities ranging between 1-3 dwelling units per net acre. The 7.9-acre southern portion would have a net development area of 6.65 acres (without street Parcels D and E) with a resultant net density of 1.95 residential units per acre, which would be within the 1-3 dwelling units per net acre density range for the RL General Plan land use designation. There are no density standards applicable to the RC designation. Based on the above, the density of the proposed project will be consistent with the allowed range detailed in the County General Plan.
Property Size: The General Plan Land Use Element indicates that sites within the RL designation can range from 15,000 square feet up to 1-acre in area. Lots within the residential development area will range between 15,368 to 27,827 square feet in area, all within specified range. The RC designation lacks discussion of a desired or anticipated property size for the designation since residential uses are not permitted within this land use designation. The area of residential development is consistent with the RL designation in terms of anticipated parcel sizes.
Stronger Communities Element: The Stronger Communities Element of the 2045 County General Plan provides policies for specific geographic areas of the unincorporated County. These specific area policies focus on providing additional policies that pertain to the unique characteristics and needs of each identified area. The Stronger Communities Element identifies 22 communities, selected through public input and collaboration with County staff, and provides policies/goals for each. The project site, and the Lamorinda area in general, are not amongst the communities identified therein.
Growth Management Element: To regulate growth associated with development projects, the Growth Management Element of the General Plan includes policies intended to achieve the following goals: 1) that new residential and nonresidential growth pay for the facilities required to meet the demands resulting from that growth, 2) coordinated transportation and land use planning in Contra Costa County, 3) land use patterns that make more efficient use of the transportation system, and 4) infill and redevelopment in existing urban and brownfield areas.
The project is subject to regional development mitigation fees, including those established by the locally-applicable regional transportation planning committee, consistent with Policy GMP1.1 and GMP1.2. The project would not generate 100 or more daily peak hour trips and thus does not warrant additional study for consistency with Contra Costa Transportation Authority’s travel demand forecasting, as specified in policy #GM-P2.3. The project fronts Camino Pablo, a County designated bicycle route within this area of the County. The project is along a major thoroughfare for the area, which allows for the proposed project to make efficient use of the existing transportation system, consistent with Goal GM-3. The project also supports multi-modal transportation with the inclusion of a new sidewalk along the proposed interior cul-de-sac roadway as well as improvements to existing sidewalk along the project’s Camino Pablo frontage. Based on the above, no conflicts are anticipated with the goals and policies within the Growth Management Element.
Housing Element: The Housing Element of the General provides an assessment of both the current and future housing needs within the County, and to include strategies that establish housing goals, policies, and programs. To implement and address the County’s housing needs and issues there are eight goals (HE-1 through HE-8) and goal-specific policies that are provided within the General Plan that address needs such as Housing/Neighborhood Conservation, Housing Production, Special Needs Housing, Housing Affordability, Provision of Adequate Residential Sites, Removal of Governmental Constraints, and the Promotion of Equal Housing Opportunities; some of which are implemented at a regional, policy, or program level, and thus would not be enforced at the planning review stage for an individual development project. As part of development review of the proposed project, staff identified policies HE-1, HE-2 and HE-4 as applicable to the proposed development. As discussed below, the project is consistent with and in furtherance of applicable housing element policies.
Housing Element Goal HE-1 is to “maintain and improve the quality of the existing housing stock and residential neighborhoods in Contra Costa County.” The proposed project is consistent with this goal as this project is residential in nature and would result in the construction of additional housing in the unincorporated Moraga area. Housing Element goal HE-2 is to “increase the supply of housing with a priority on the development of affordable housing.” The project would increase the housing stock in the area. Although no deed-restricted affordable units are proposed, the project proponent has elected to contribute an in-lieu fee to comply with County’s Inclusionary Housing Ordinance (IHO) requirements for the provision of affordable housing in the County. The project’s compliance with the IHO is consistent with Housing Element goal HE-4 to “improve housing affordability for both renters and homeowners.”
Conservation, Open Space, Working Lands Element: The Conservation Element of the General Plan is concerned with the identification, preservation, and management of natural resources within the County including agricultural, ecological, water, historic and cultural, scenic, mineral and energy resources. There are no known mineral resources on the property. As part of the environmental review of the Camino Pablo project, staff have identified potential impacts to cultural resources, open space, and biological resources. With the implementation of mitigation measures, all such impacts are expected to occur at less than significant levels, if at all. Due to the project site’s location adjacent to the urbanized Town of Moraga, the potential for such resources existing on or in close proximity to the site is low. The project site has been completely disturbed by prior land-use activities, and vegetation is sparse due to compacted gravel applied to much of the site. There are no known occurrences of special status species of plants/wildlife on or near the site. There are no creeks/waterways, cultivated agricultural lands, or known mineral or cultural resources on or near the subject property. Therefore, the project has little to no potential for conflict with conservation policies intended to conserve such resources within Contra Costa County.
Public Facilities and Services Element: The Public Facilities and Services Element requires that new developments demonstrate that fundamental utilities and services can be provided to support the proposed project. Accordingly, the availability of services such as fire protection and police protection, as well as the availability infrastructure for water, sanitary sewer, drainage, and recreational services are analyzed during the application review process.
• Fire Protection: As explained more fully in the Final IS/MND, the Project Site is in an area served by the Moraga-Orinda Fire District (MOFD). The County and the MOFD have communicated throughout the application review and CEQA review portions of the Project. On the recommendation of the MOFD, Mitigation Measure Public Services-1 has been added to the project, requiring the preparation of a Fire Protection Plan (FPP) for the district’s review and approval. The development and implementation of the FPP will ensure that the project utilizes fire-resistant construction materials and creates appropriate defensible space buffers, and will ensure that the MOFD is able to provide effective emergency fire services to the project.
• Police Protection: The project site is within an area of the County served by the County Sherriff’s office. The population increase associated with the proposed 13 residential units is estimated to be approximately 37 people. This represents a marginal increase for the area and thus would only result in a nominal increase in calls for law enforcement. There is no indication in the record that the project would result in the need for new or expanded Sheriff facilities in order to maintain acceptable service ratios, response times, or other performance objectives. Further, the project is conditioned to require the formation of a police services district for the 13 lots.
• Water: The Project Site is not currently located within the service area of a public water supplier but is physically adjacent to the service area for the East Bay Municipal Utility District (EBMUD). In agency comments provided by the EBMUD, it is indicated that water service is available to the project upon annexation of the property within their service boundaries and sphere of influence. Thus, the project will have access to an adequate municipal water supply.
• Sanitary Sewer: The Project Site is not currently located within the service area of a public sanitary sewer provider but is physically adjacent to the service area for the Central Contra Costa Sanitary District (CCCSD). In agency comments provided by the CCCSD, it is indicated that sewer service is available to the project upon annexation of the property within their service boundaries and sphere of influence. Thus, the project will have access to an adequate sanitary sewer system.
• Drainage: The majority of the Project Site would be left undeveloped, and thus the existing drainage patterns in those areas would not be modified. Construction of the proposed residences and streetscape improvements will require the installation of a new on-site storm drainage system. The new drainage system will consist of street gutters, inlets, basins, and underground piping that will convey runoff to existing storm drain infrastructure within the Camino Pablo right-of-way. The implementation of the new storm drainage system, designed to the specifications required under Division 914 of the County Ordinance Code, ensures that the project will not result in the need for new or expanded unplanned off-site storm drain facilities.
• Recreational Services: The California Department of Parks and Recreation, the East Bay Regional Park District, County, and incorporated cities in the vicinity of the Project Site each maintain state, County, or local parks, trails, and/or community recreational facilities throughout the County for public use. To ensure sufficient recreational areas are established to serve the County, the General Plan’s Growth Management Element and the County Ordinance Code (Section 920-6.202) require three acres of neighborhood parks and recreational facilities per 1,000 members of the population. As stated previously, the project would not cause a significant population increase in the Moraga area. Accordingly, the project would not result in a significant increase in the use of existing recreational public resources in the area. Since the project would only marginally increase population in the area by an estimated 37 persons, and has ample access to existing parks, including Rancho Laguna Park +750 feet south of the project, the project will not expectedly necessitate the provision of new park facilities. Additionally, all new single-family residences in unincorporated Contra Costa County are subject to Park Dedication and Park Impact Fees, which are collected prior to the issuance of building permits for the new single-family dwellings. If the project is approved, County staff intend to coordinate with the Town of Moraga to identify suitable, nearby locations at which to invest the park fees. The small scale of the project, and the collection of requisite Park Impact and Park Dedication fees ensures that the project will not result in any significant adverse impacts on park facilities in the County.
Health and Safety Element: The Health and Safety Element of the General Plan is coordinated with the Land Use Element, and as a result may at times justify the lowering of density or alternate design modification for development such as the proposed residential project based on health/safety hazards such as seismic hazards, air quality, wildfire hazards, and other hazards associated with climate change. The project site is not located within a FEMA flood hazard zone. The project site is not along the coastline, or waterways, thus, no conflict would arise with policies pertaining to flooding or sea level rise.
The project site is not located within a liquefaction hazard, or Alquist-Priolo Fault hazard zones, as mapped by the California Department of Conservation. However, the site, including a portion of the residential development area, is within a landslide hazard zone, and past landslides have occurred on the subject property. General Plan Health and Safety Policies HS-P11.1 through HS-P11.6, require mapping of seismic hazards, prohibit construction of buildings where seismic hazards cannot be mitigated, and discourage construction within fault zones and steeply sloped areas. Various Geotechnical review letters prepared for the site by consulting engineers, ENGEO, have concluded that development of the site is feasible and provide recommendations for foundation design that are appropriate for the geologic setting. The project has been forwarded to the County peer review geologist, who concurs that existing landslide hazards on site can be mitigated through the use of soundly engineered building foundations. All recommendations from the peer-review geologist have been incorporated as conditions of approval. Therefore, the project will mitigate geologic hazards consistent with the aforementioned policies of the Health and Safety Element.
The project site is located within a Very High Fire Hazard Severity Zone (VHFHZ), as mapped by CalFire. General Plan Policy #HS-P7.1 instructs decision makers to deny entitlements for projects creating additional residential units within the VHFHZ. General Plan Policies #HS-P7.3 and #HS-P7.4 recognize that new development may be approved in VHFHZs and if so, require the preparation of a traffic control plan and fire protection plan. These policies are not applicable to the Camino Pablo project due to the fact that the project was deemed complete on October 2, 2023, prior to these policies becoming effective when the Contra Costa County 2045 General Plan was adopted on November 5, 2024. However, in consultation with the Moraga Orinda Fire Protection District, (MOFD), it was determined that due to the fire prone nature of the area, the project will be required to provide a Fire Protection Plan, for review/approval by the Moraga Orinda Fire Protection District, consistent with Policy #HS-P7.4. The fire protection plan will provide measures for fire-resistant construction material and modifying fuel loading. The project is also subject to fire district requirements to provide defensible space, and the provision of adequate water supply for fire suppression purposes.
Transportation Element: The Transportation Element of the General Plan includes policies and goals intended to promote implementation of an effective transportation system that emphasizes multi-modal transportation. The project site is located along Camino Pablo in the unincorporated Moraga area of the County. The project includes a sidewalk along one side of the interior access roadway, which connects to existing sidewalk improvements along the portion of Camino Pablo fronting the site. The project includes roadway improvements at the project site along Camino Pablo. The project is conditioned to require the applicant to consult with the Town of Moraga regarding frontage improvements along this right-of-way, including studies relating to the installation of traffic calming measures or the removal of on-street parking to facilitate the installation of a Class II bicycle lane. The project, including anticipated frontage improvements along Camino Pablo, is consistent with and in furtherance of Transportation Element polices requiring development projects to minimize conflicts between vehicles and pedestrians/cyclists (Policy TR-P3.2), manage access points along collector roadways by minimizing vehicular access points (Policy TR-P4.4), and designing roadways to include traffic calming and complete streets features to accommodate emergency response vehicles while maintaining safety for vulnerable road uses (Policies TR-P4.10).
B. Zoning Compliance: The applicant proposes to rezone the 7.9-acre area of residential development to a project-specific Planned Unit (P-1) zoning district. If approved, the new P-1 district will allow for flexibility of applicable development standards, provided that substantial consistency with the General Plan as well as the intent of the County Ordinance Code, is maintained with respect to public health, safety, and general welfare. Currently, the 23.9-acre site is undeveloped and located entirely within a General Agricultural District (A-2), which allows limited residential development and the raising of crops or livestock. However, the Project Site is immediately adjacent to urban areas in Moraga, which helps to ensure compatibility between the new development and its surroundings. Allowing the Project Site to be rezoned and developed under the proposed P-1 district will allow for development in a manner substantially similar to that of the areas immediately surrounding the Project. The 13 residences proposed for the 7.9-acre residential development area will continue the single-family residential character of the adjacent Sky View court development to the south, as well as other established single-family residential neighborhoods located west of the site. Approximately 16 acres of the project site will remain zoned as A-2 and will be deed restricted to ensure preservation of undeveloped areas of the property.
Residential Lots: The project includes an application for approval of a vesting tentative subdivision map, which will allow the creation of up to 13 residential lots within the designated 7.9-acre residential development area. The proposed lots will range in size from 15,368 square feet to approximately 27,827 square feet in area and will be developed with single-family residences constructed in compliance with the design standards of the project-specific P-1 district. The applicable setbacks, yards, and building heights will vary based on the size and location characteristics of each lot. Except as modified by conditions of approval and related project entitlements, the guide for development shall be the R-15 Single-Family Residential zoning district.
C. Off-Street Parking: Each proposed single-family residence includes a two-car garage, consistent with the off-street parking requirements for single-family residential development.
D. Traffic: The project has been reviewed for consistency with Contra Costa County Transportation Analys Guidelines. These guidelines state that residential projects resulting in 20 or fewer residential units would not expectedly result in significant traffic impacts warranting additional Vehicle Miles Traveled (VMT) analysis. The project consists of thirteen residential units, excluding ADU’s which are subject to separate ministerial approval and therefore are not included in this discretionary project. Therefore, the nature and scale of the project are such that no significant traffic-related impacts are anticipated as a result.
E. Site Access and Circulation: Vehicular access to the project site for future occupants would be via a new cul-de-sac roadway, accessed via Camino Pablo. The project would implement roadway widening and frontage improvements, including a proposed +0.24-acre section along Camino Pablo (Parcel E on Proposed VTM), proposed to be dedicated to the Town of Moraga, that would result in a 38-foot-wide paved roadway within a 68-foot-wide right-of-way. An 8-foot paved sidewalk is also proposed along the property’s Camino Pablo frontage. As proposed, Camino Pablo would meet the County’s minimum width requirements for Private Collector Streets, as specified in Chapter 98-4 of the County Ordinance Code. However, the portion of the Camino Pablo fronting the project site is maintained by the Town of Moraga. The project is conditioned to require the developer to consult with Town of Moraga officials regarding frontage improvements along this right-of-way prior to filing a final map.
F. Drainage: Division 914 of the County Ordinance Code requires that all storm water entering and/or originating on the property to be collected and conveyed, without diversion and within an adequate storm drainage system, to an adequate natural watercourse having a definable bed and banks or to an existing adequate public storm drainage system which conveys the storm waters to an adequate natural watercourse. The proposed drainage plan has been designed consistently with these requirements and does not require the granting of an exception to Division 914. Stormwater on site would be collected via drain inlets and pipes along the interior roadway (Street A) which direct the water towards C.3 facilities. Stormwater is ultimately discharged into existing storm drain infrastructure within the Camino Pablo right-of-way. County staff with the Department of Public Works, Engineering Services division have advised that there are no known drainage issues in the project vicinity. Thus, the implementation of the project drainage plan ensures project consistency with applicable requirements of Division 914 of the County Ordinance Code.
G. Storm Water Management and Discharge Control Ordinance: This project is required to be in full compliance with the County’s Storm water Management and Discharge Control Ordinance, the Storm water “C.3” Guidebook (sixth edition), and the requirements of the Regional Water Quality Control Board. A preliminary Storm Water Control Plan dated June 30, 2023, has been submitted for review by the Engineering Services Division of the County Department of Public Works (PW). The project is conditioned to require the provision of a final SWCP for the review/approval of PW to ensure project compliance with all applicable C.3 regulations.
H. Annexation to Lighting District: The project site is not within s lighting district. The Applicant will be required, as a condition of approval, to annex into the Community Facilities District (CFD) 2010-1 formed for the Countywide Street Light Financing.
I. Area of Benefit Fee: The applicant will need to comply with the applicable requirements of the Bridge/Thoroughfare Fee Ordinance for the Central County Area of Benefit, as adopted by the Board of Supervisors. If the project is approved, County staff intend to coordinate with the Town of Moraga, to identify suitable nearby roads in which to invest these fees. These fees shall be paid prior to the issuance of building permits.
J. Drainage Area Fee Ordinance: The project site lies within “unformed” Drainage Area 102. This area is not subject to any special drainage fee ordinance, or related fees.
K. Community Benefits Agreement: The applicant has agreed to a community benefits agreement. The proposed agreement is attached.
CONCLUSION AND STAFF RECOMMENDATION
The proposed project is consistent with applicable policies and standards of the General Plan and zoning code. In addition, an environmental analysis of the project was completed and found that the proposed project would not have a significant impact on the environment with the incorporation of specific mitigations. Staff recommends approval of the Camino Pablo project, based on the attached findings and subject to the attached conditions of approval, which are included as Exhibit 1.
CONSEQUENCE OF NEGATIVE ACTION:
If the Board were to deny the project, the property owner would not be allowed to subdivide the property or construct the thirteen-unit residential development project.
THE BOARD OF SUPERVISORS OF CONTRA COSTA COUNTY, CALIFORNIA
and for Special Districts, Agencies and Authorities Governed by the Board
body
IN THE MATTER OF Approving a General Plan Amendment (County File CDGP #21-00004) for the Camino Pablo Project
WHEREAS, the Contra Costa County Board of Supervisors held a public hearing on October 21, 2025, to consider the Camino Pablo Project, proposed for the unincorporated Moraga area. The Project includes the adoption of a Mitigated Negative Declaration and adoption of the mitigation monitoring reporting plan prepared for the Project, a General Plan Amendment (County File #CDGP21-00004), a rezoning ordinance (County File #CDRZ21-03270), a major subdivision (County File #CDSD21-9646) and a preliminary and final development plan (County File #CDDP21-3012).
WHEREAS, the General Plan Amendment for the Project reclassifies land proposed for residential development, a +7.9-acre southerly portion of the subject property, from Agricultural Lands (AL) to Residential Low Density (RL).
WHEREAS, the General Plan Amendment for the Project reclassifies land proposed for conservation, a +16-acre northerly portion of the subject property, from Agricultural Lands (AL) to Resource Conservation (RC).
WHEREAS, a resolution is required under Government Code Section 65356 to amend a general plan.
NOW, THEREFORE, BE IT RESOLVED
end
1. The Board of Supervisors makes the following General Plan Amendment findings:
a. No change to the County Urban Limit Line (ULL) is proposed. No extension of urban services beyond the ULL is proposed. The subject site is located inside the ULL, and therefore may be designated for “urban” or “non-urban” development, as defined in the Contra Costa County 2045 General Plan. The proposed land use designations, Residential Low Density (RL) and Resource Conservation, are urban and non-urban respectively, and consistent with the ULL.
b. Adoption of the proposed General Plan Amendment (GPA) will not violate the 65/35 Land Preservation Standard (the “65/35 Standard”), established by county voters through adoption of Measure C-1990 and reaffirmed through adoption of Measure L-2006. Under the 65/35 Standard, no more than 35 percent of the land in the county may be designated for development with urban uses and at least 65 percent of the land must be designated for non-urban uses such as agriculture, open space, parks, etc. Adopting the General Plan amendment would redesignate 7.9 acres of the project site from Agricultural Lands (AL) to Residential Low Density (RL). The remaining 16-acre conservation parcel, “Parcel A”, would be redesignated from Agricultural Lands (AL) to Resource Conservation (RC). The subject property is located within the Urban Limit Line (ULL). The RL land use designation is an urban land use designation, which can only be established within the ULL. As such, the property’s location is in compliance with the Urban Limit Line for the scope of the project. As of 2024, approximately 28% of the total countywide land area has been designated for urban uses. Thus, redesignating the 7.9-acre southern portion of the site from agricultural use to residential development poses no immediate threat to the County’s compliance with the 65/35 Standard. However, approval of the project may induce further development pressure on nearby agricultural lands also located within the ULL, including the remaining 16 acres of the project site as well as the 16-acre remnants of the Carr Ranch property immediately east of the project site. Mitigation Measure Agricultural Resources-1 has been included to mitigate the potential risk of future agricultural land conversion by establishing a deed restriction over the 16-acre open space “Parcel A”. Additionally, Parcel A would be redesignated to a Resource Conservation (RC) designation which further limits future urban development pressure over this area of the property, consistent with the intent and purpose of the 65/35 Land Preservation Standard. As such, adopting this General Plan amendment will not violate the 65/35 Land Preservation Standard.
c. The current iteration of the Contra Costa County Growth Management Program was established by county voters through adoption of Measure J-2004. The project complies with the objectives and requirements of the Growth Management Program and related Contra Costa Transportation Authority (CCTA) resolutions.
d. The County General Plan comprises an integrated, internally consistent, and compatible statement of policies governing land use in the unincorporated areas of the county. The proposed GPA affects only the Land Use Element Map and involves increasing the maximum allowable density for the subject site from 0.2 to 3 units per net acre. This change is consistent and compatible with surrounding lands within the ULL in the immediate project vicinity. The approval of the GPA would in no way interfere with the County’s ability to otherwise implement the General Plan. Adoption of the proposed GPA will not result in an internal inconsistency within the General Plan.
e. Adoption of the proposed GPA is in the public interest. Adopting the GPA would redesignate 7.9 acres of the project site from Agricultural Lands (AL) to Residential Low Density (RL) and will generate 13 needed housing units. Redesignating the 7.9-acre southern portion of the site from agricultural use to residential development poses no immediate threat to the County’s compliance with the 65/35 Standard. However, approval of the project may induce further development pressure on nearby agricultural lands also located within the ULL, including the remaining 16 acres of the project site as well as the remnants of the Carr Ranch property immediately east of the project site. Mitigation Measure Agricultural Resources 1 has been included to mitigate the potential risk of future agricultural land conversion by requiring a deed restriction granting development rights over the 16-acre open space area identified on the VTM as “Parcel A” to the County. Additionally, the applicant has agreed to designate Parcel A under a Resource Conservation (RC) designation to further limit future development pressure on Parcel A. As such, adopting this General Plan amendment would provide a positive impact by halting further conversion of agricultural land in the area.
f. Pursuant to Government Code Section 65358(b), no mandatory element of the General Plan may be amended more than four times per calendar year. The proposed GPA affects the Land Use Element, a mandatory element, and constitutes the first amendment to such element for calendar year 2025.
2. The Board of Supervisors hereby ADOPTS the General Plan Amendment (County File CDGP#21-00004) to reclassify the Land Use Designation of the subject property from Agricultural Lands (AL) to Residential Low-Density (RL) and Resource Conservation, and ADOPTS the General Plan Amendment, County File #CDGP21-00004, as the first General Plan amendment for calendar year 2025, as permitted by State Planning Law.