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CONTINUED OPEN PUBLIC HEARING ITEM |
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Project Title: |
Development Plan for Eight Unit El Sobrante Townhomes |
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County File(s): |
#CDDP22-03021 |
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Applicant: Owner: |
Numair Ali Ali Shakil and Anita |
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Zoning/General Plan: |
Downtown El Sobrante Planned Unit Development (P-1) / Mixed-Use Low Density (MUL) and Resource Conservation (RC) |
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Site Address/Location: |
4301 Appian Way, El Sobrante, CA 94803 APN: 425-142-030 |
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California Environmental Quality Act (CEQA) Status: |
The Initial Study (SCH No. 2025110313) identified potentially significant impacts in the areas of Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology/Soils, Noise and Tribal Cultural Resources, and identified mitigation measures to reduce such impacts to a less-than significant levels. |
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Project Planner: |
Everett Louie, Planner III - phone: (925) 655-2873 and email: everett.louie@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See section II for full recommendation) |
I. PROJECT SUMMARY
The applicant requests approval of a Development Plan to construct eight, three-story townhomes within two separate buildings and to install associated improvements (e.g. pavement, utilities, stormwater conveyance). The project includes a Tree Permit for the removal of five code-protected trees. The project includes one unit for very low-income household. The project includes approximately 200 cubic yards of cut and 750 cubic yards of fill. The project includes a request for a deviation to the El Sobrante P-1 development standards to allow for a 30’ height (where 27’ is the maximum height allowed) and an exception to Division 914, Collect and Convey requirements. The existing residence and detached garage will be demolished.
II. RECOMMENDATION
Department of Conservation and Development, Community Development Division (CDD) Staff recommends that the Zoning Administrator:
A. OPEN the public hearing on the El Sobrante Townhomes Project, RECEIVE testimony, and CLOSE the public hearing.
B. FIND that the mitigated negative declaration (SCH No. 2025110313) prepared for the project adequately analyzes the project’s environmental impacts, that there is no substantial evidence that the project will have a significant effect on the environment, and that the mitigated negative declaration reflects the County’s independent judgement and analysis.
C. ADOPT the mitigated negative declaration (SCH No. 2024060676) prepared for the project.
D. ADOPT the mitigation monitoring and reporting program for the Project.
E. DIRECT the Department of Conservation and Development to file a CEQA Notice of Determination with the County Clerk.
F. SPECIFY that the Department of Conservation and Development, located at 30 Muir Street, Martinez, California, is the custodian of the documents and other material that constitutes the record of proceedings upon which the decision of the Zoning Administrator is based.
G. APPROVE the project, Development Plan County File #CDDP22-03021 which includes a Tree Permit, a Deviation, and an Exception, based on the attached findings and conditions of approval;
III. BACKGROUND
On December 15, 2025, the project was scheduled for the Zoning Administrator public hearing. The Zoning Administrator opened the public hearing to receive testimony from the applicant and neighbors. At the hearing, a neighbor commented on the height of the project and privacy issues. Thus, the Zoning Administrator requested the applicant/property owner reduce the overall height of the project, review any privacy concerns and continued the item as an open public hearing to the January 21, 2026, meeting in order to further consider the project.
IV. PROJECT REVISION
Height:
Staff met with the applicant to discuss potentially lowering the overall height of the townhomes. The original proposal was for a 33’-6 ½” height. After discussion with the applicant, the applicant confirmed that lowering the height to 30’ was possible. Therefore, Staff included Condition of Approval #25 which requires the applicant to submit revised plans for the review and approval of the Community Development Division to show that the maximum height of the townhomes will not exceed 30’. A deviation is still requested to allow for a 30’ maximum height (where 27’ is the maximum height allowed).
Privacy:
Public comment at the December 15, 2025, Zoning Administrator public hearing included comments on privacy infringement. In response to this, the applicant has proposed to revise the windows on Building 2 to have obscure glass on sides facing the neighboring residential properties and reduced the elevation widow sizes and placement. Staff has included Condition of Approval #26 which requires the applicant to submit construction plans for the review and approval of the Community Development Division to show that the windows on the second and third floor facing any residential parcel of building 2 will have obscure glass to enhance privacy on neighboring properties.
V. CONCLUSION
Staff recommends that the Zoning Administrator APPROVE County file #CDDP22-03021 based on the attached findings and conditions of approval.
ATTACHMENTS
Attachment A - Findings and Conditions
Attachment B - ZA Staff Report and Attachments
Attachment C - Revised Elevations