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Project Title: |
New 60-Unit Condominium Development Project |
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County Files: |
#CDSD26-09736 and #CDDP25-03023 |
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Applicant/Owner: |
Brad Blake, Blake Griggs Properties, LLC / Stone Valley Holdings, LLC |
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Zoning/General Plan: |
HE-C, Housing Element Consistency District / MUM, Mixed-Use Medium Density |
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Site Address/Location: |
1.88-acre project site located at 3236 and 3240 Stone Valley Road West, Alamo (APNs: 191-093-043 and 191-093-044) |
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California Environmental Quality Act (CEQA) Status: |
Statutory Exemption under CEQA Guidelines, AB 130, which exempts certain infill housing development projects meeting the following requirements pursuant to Public Resources Code section 21080.66 |
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Project Planner: |
Dominique Vogelpohl, Senior Planner (925) 655-2880 Dominique.Vogelpohl@dcd.cccounty.us |
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Staff Recommendation: |
Approve (See Section II for Full Recommendation) |
I. PROJECT SUMMARY
A request for approval of a Tentative Condominium Map and Development Plan to demolish an existing office complex and construct a 60-unit multi-family residential project where the units will be for-sale, and a Tree Permit to allow the removal of 42 trees. The project includes approximately 19,266 cubic yards of grading (19,142 cubic yards of cut and 124 cubic yards of fill).
II. RECOMMENDATION
Department of Conservation and Development, Community Development Division (CDD) staff recommends that the Zoning Administrator:
A. FIND that the project is statutorily exempt from CEQA under AB 130;
B. APPROVE County Files #CDSD26-09736 and #CDDP25-03023, based on the attached Findings and subject to the attached Conditions of Approval; and
C. DIRECT staff to file a Notice of Exemption with the County Clerk.
III. GENERAL INFORMATION
A. General Plan: MUM, Mixed-Use Medium Density land use designation.
B. Zoning: HE-C, Housing Element Consistency District.
C. Previous Applications:
1. CDLL25-00011: A Lot Line Adjustment (LLA) to merge the two subject parcels to make one project site; Approved on August 19, 2026, and this project is conditioned to have the LLA recorded prior to recordation of the final condominium map.
2. CDPC25-00012: An SB330 Preliminary Application submittal for this project; accepted on July 2, 2025.
3. MS81-0103: Subdivision that created Parcel C; recorded on October 26, 1979.
4. MS78-0223: Subdivision that created Parcel B; recorded on May 23, 1983.
D. California Environmental Quality Act (CEQA): The project is statutorily exempt under CEQA Guidelines, AB 130, which exempts certain infill housing development projects meeting the following requirements pursuant to Public Resources Code section 21080.66:
1. The project site must not be more than 20 acres, or 5 acres if it is a Builder’s Remedy project.
Staff response: The project site is approximately 1.88-acres, which is less than 20-acres.
2. The project site is located within the boundaries of an incorporated municipality, or is located within an urban area, as defined by the United States Census Bureau.
Staff response: The project site is located within a U.S. Census designated Urban Area according to 2020 US Census data.
3. The project site must meet any of the following infill criteria:
(A) Has been previously developed with an urban use.
(B) At least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses.
(C) At least 75 percent of the area within a one-quarter mile radius of the site is developed with urban uses.
(D) For sites with four sides, at least three out of four sides are developed with urban uses and at least two-thirds of the perimeter of the site adjoins parcels that are developed with urban uses.
Staff response: The project site is currently developed with commercial office buildings. Moreover, the Site is surrounded on all sides by uses that fall within AB 130’s broad definition of “urban uses”. Residential uses are found to the west, commercial uses and parking lots are located to the north, south and east.
4. The project is consistent with the applicable general plan and zoning ordinance, as well as any applicable local coastal program.
Staff response: The project is consistent with the County’s 2045 General Plan as shown in Finding A(1) (Tentative Condominium Subdivision Map) and all applicable Chapters in the County Zoning Ordinance as shown in Findings B(1-2) (HE-C Development Plan). Lastly, the County does not have a coastal program.
5. The project must be at least one-half of the applicable residential “Mullen Density” for which is specified in Government Code section 65583.2 subd. (c)(3)(B).
Staff response: For a project site located within the County, the project must provide a minimum residential density of 15 dwelling units per acre. The project exceeds this threshold with 60 total units on approximately 1.88-acres the density of roughly 32 units per acre.
6. The project is not located on an environmentally sensitive, hazardous, or a conservation site as defined by SB 35 in Government Code section 65913.4(a)(6), which includes the following: a coastal zone, on prime farmland, wetlands, a very high fire hazard severity zone, a delineated earthquake fault zone, a floodway, a special flood hazard area, lands identified for conservation, or habitat for protected species, as defined in Government Code § 65913.4(a)(6), or a hazardous waste site.
Staff response: The project site is not in a coastal zone, is not on prime farmland, is not in a wetlands, is not in a very high fire hazard severity zone, is not in a fault zone, is not in a flood zone, is not in a conservation area or habitat for protected species, and is not a hazardous waste site. The project site is a developed property with office buildings and a parking lot and is inland in an urbanized commercial and residential area.
7. The project does not require the demolition of a historic structure on a national, state, or local historic register.
Staff response: The existing office buildings that will be demolished are not designated historical buildings.
8. No portion of the project is designated for use as a hotel, motel, bed and breakfast inn, or other transient lodging.
Staff response: The project is only for-sale 60 condominium units.
9. The project has performed a Phase I environmental site assessment and mitigate identified impacts.
Staff response: The project includes a Phase I environmental site assessment (ESA) prepared by Farallon Consulting, dated September 10, 2025, that did not identify recognized environmental conditions in connection with the project site that warranted further investigation or recommending mitigation measures.
10. The project does not need to meet certain labor requirements under Public Resources Code § 21080.66(d) if 100% of the project is not for lower income households and the building is not over 85-feet in height.
Staff response: The project will be all for-sale and market rate and has an overall height of approximately 63-feet. Therefore, the labor requirements under Public Resources Code § 21080.66(d) are not required for this project.
11. The project has complied with the California Native American Tribes consultation and compliance requirements pursuant to AB 130.
Staff response: The Strawberry Valley Rancheria, Wilton Rancheria, Muwekma Ohlone Tribe, and Confederated Villages of Lisjan Nation all requested consultation. Staff met with the Wilton Rancheria, Muwekma Ohlone Tribe, and Confederated Villages of Lisjan Nation. The Strawberry Valley Rancheria was unable to meet as their certified Sacred Sites Monitor was unable to attend due to medical reasons. The Wilton Rancheria and Muwekma Ohlone Tribe concluded consultation with Muwekma Ohlone Tribe’s recommendations included in the recommended conditions of approval, and the Wilton Rancheria deferring to the Muwekma Ohlone Tribe. The Confederated Villages of Lisjan Nation requested further consultation. However, AB 130 establishes a 45-day consultation period following a Tribe’s request for consultation and subsequent initiation of consultation by the local government agency, and an allowance of a one-time 15-day extension. This total 60-day consultation period has lapsed, so staff has included the 2045 General Plan’s Cultural and Tribal Cultural Resources Mitigation Measures as recommended conditions of approval as the Confederated Villages of Lisjan Nation did not provide any recommendations prior to the preparation of this report.
IV. SITE/AREA DESCRIPTION
The project site is southwest of the intersection of Danville Boulevard and Stone Valley Road West, at 3236 through 3240 Stone Valley Road West in the unincorporated area of Alamo. The project site is in a commercial and residential area in downtown Alamo. The project site neighbors a single-story office building to the east, and 2-story commercial plaza to the south, a shopping center that includes 2-story buildings across the street, and the Iron Horse Trial to the west acting as a buffer between the project site and a single-family residential neighborhood.
The project site consists of Parcel Numbers 191-093-043 and 191-093-044, which is approximately 1.88 acres and are developed with a 17,672-square-foot commercial two-story building constructed in 1981 on the western portion of the project site, and a 13,921-square-foot commercial two-story building constructed in 1984 on the eastern portion of the project site. The remaining areas of the project site consist of associated paved parking and landscaping. Access to the project site is gained from Stone Valley Road West.
V. PROJECT DESCRIPTION
A request for approval of a Tentative Condominium Map and Development Plan to demolish an existing office complex and construct a 60-unit multi-family residential project where the units will be for-sale, and a Tree Permit to allow the removal of 42 onsite trees. The project includes approximately 19,266 cubic yards of grading (19,142 cubic yards of cut and 124 cubic yards of fill).
The project site is currently occupied by two office buildings and a surface parking lot that will be demolished. The project consists of 60 for-sale condominium units in five, three-story buildings, a 122-car underground parking garage and a 19-car surface parking lot, and associated improvements on approximately 1.88 acres. The total square footage of all five buildings is approximately 125,858 square-feet, with approximately 23,948 square-feet of hardscaping and approximately 13,247 square-feet of landscaping for the common areas surroundings the buildings.
Resident parking is provided below grade in a private garage, with surface level guest parking provided. The grading is primarily for the construction of the garage, and also rerouting utilities. Five, 3-story buildings will provide 60, two and three bedroom units ranging in size from approximately 1,450 square-feet to 2,050 square-feet.
Each building includes a private stairwell and elevator that provides direct access from the parking garage to the roof decks. There will also be private patios and decks to create outdoor space for residents. The architecture is considered contemporary farmhouse utilizing gable forms with tight eaves that create changes in massing, materials and colors. Materials include stucco, vertical siding and board and batten, with gables and low walls clad in stone, and a neutral color palette that remains in character with the Alamo area.
VI. AGENCY COMMENTS
A. Alamo Municipal Advisory Council (MAC): The Alamo MAC recommended approval at their October 23, 2025, meeting with the following recommendations:
- Certain revisions to the exterior material choices and color palette.
- Have traffic exiting the property only be permitted to turn right to prevent cut-through traffic on Lunada and Ridgewood.
- Explore the potential for direct access through the eastern fence line to the Iron Horse Trail.
- Require trees be replaced at a 1:1 ratio, using Scarlett Oaks as the replacement trees where possible.
The color palette has been changed in response to the MAC’s comments and is included in the project plans. Right-turn-only is shown in the project plans and is included as a recommended condition of approval. The project plans show a new pedestrian connection to the Iron Horse Trail from the project site at the southwest corner of the site. This will be a secure entry point that residents will be able to utilize. The tree permit is a request to remove 42 trees, the proposed landscaping plan shows replanting 50 trees, and the recommended tree restitution condition of approval is requiring the same number of trees be replanted.
B. Public Works Department, Engineering Services (PW): In a memo dated August 26, 2026, PW provided their analysis of the project and their recommended conditions of approval.
C. Conservation and Development, Housing and Community Improvement Division (HCI): In a memo dated January 6, 2026, the HCI provided their analysis of the project and their recommended conditions of approval. HCI found the project to be consistent with the Inclusionary Housing Ordinance in paying the in-lieu fee, but as proposed the project is inconsistent with the Housing Element Sites Inventory resulting in a reduction of approximately 76 units, including 19 moderate-income units identified for the site, and under Government Code Section 65863, the County must ensure that development on Housing Element sites does not result in a net loss of residential units or affordability levels unless the County can make the required findings and demonstrate continued compliance with RHNA.
This requirement is expanded on in the General Plan Consistency section of this staff report, and this required No Net Loss finding is included in the attached Housing Element Inventory Findings.
D. Conservation and Development, Transportation Planning Division: In a memo dated September 19, 2025, Transportation provided analysis on projected Vehicle Miles Traveled (VMT) and Level of Service (LOS) and determined that a VMT analysis or an LOS review will not be required. The memo also included the requirements for vehicle parking, bicycle parking, electric vehicle charging stations, and Transportation Demand Management (TDM). These requirements are included in the recommended Parking conditions of approval.
The memo also advised sight distance analysis should be prepared to ensure vehicles exiting the garage driveway would not create conflicts with bicyclists and pedestrians. An exhibit showing sight distance analysis was prepared and is included in the project plans that show vehicles entering and exiting the project site would not create such conflicts.
E. Conservation and Development, Advanced Planning (AP): In a memo dated October 14, 2026, AP found the project is consistent with the MUM land use designation and stated the requirements of the Housing Element with the project site being listed in the Housing Element Sites Inventory. AP also provided a list of applicable General Plan policies and action items. The General Plan Consistency section of this staff report shows how the project meets the applicable requirements of all General Plan Elements.
F. San Ramon Valley Fire Protection District: In a letter dated September 17, 2025, the Fire District stated development must be compliant with the fire and building codes, and local and County Ordinances and adopted standards. These requirements are present in the project plans, and approval from the Fire District is required prior to issuance of a building permit for residential construction to ensure compliancy with all applicable codes and ordinances.
G. Central Contra Costa Sanitary District: The Sanitary District did not comment, but the project site is within their service area and sanitary sewer service is available to the project site and would not be expected to produce an unmanageable added capacity demand on the wastewater system, nor interfere with existing, public facilities. The Sanitary District’s review and approval of all sewer improvements is required prior to construction.
H. East Bay Municipal Utility District (EBMUD): In a letter dated September 19, 2025, EBMUD stated the project can be served from existing main(s) located in Stone Valley Road West. Separate structures on the same property require separate water meters. All proposed buildings are considered separate structures, so water service for these new multiunit structures will be individually metered or sub-metered in compliance with Section 537 of California's Water Code & Section 1954.201-219 of California's Civil Code.
EBMUD owns and operates a 66-inch and a 24-inch water distribution pipeline in an EBMUD right of way (R/W 3444) located within the west boundary of this property, and no structures are permitted in R/W 3444.
I. County Geologist, Darwin Myers Associates (DMA): In a letter dated September 16, 2025, DMA evaluated the adequacy of the project geotechnical report and states the project site is located within an area that is labeled as Moderately Susceptibility to Liquefaction. The County Geologist, Darwin Myers of Darwin Myers Associates (DMA), peer reviewed the project geotechnical report prepared by Engeo, Inc. and dated June 7, 2023, and found it sufficient in providing a preliminary evaluation of the potential geological hazards. DMA’s recommended geology related mitigation measures are included as recommended conditions of approval.
J. California Historical Resources Information System (CHRIS): In a letter dated September 18, 2025, CHRIS stated there were previous studies prepared that cover portions of the project site: Study #705 (Bands and Fredrickson 1977) and Study #5781 (Chavez 1982), and neither identified cultural resources. The project site still has a possibility of containing unrecorded archaeological sites, so CHRIS recommended further study be conducted. There are recommended conditions of approval to protect archeological resources if unearthed during construction.
K. Native American Heritage Commission (NAHC): In a letter dated March 19, 2026, NAHC stated the Sacred Lands File (SLF) search results were negative. The tribal consultation list provided by NAHC resulted in four Native American Tribes requesting consultation, and Tribe recommendations to require tribal monitoring during all ground-disturbing activities and implementation of Cultural Sensitivity Training (CST) for all personnel involved in ground-disturbing activities are included as recommended conditions of approval.
VII. PUBLIC COMMENTS
In a letter dated October 4, 2025, the Alamo Improvement Association (AIA) stated they recommended approval at their October 1, 2025, meeting with the following recommendations:
- Have a traffic study prepared to assess potential impacts on the Danville Blvd./Stone Valley Rd. intersection, pedestrian safety, and parking needs.
- To require outdoor lighting be deflected downward.
- To not permit landscaping trees be in planters and instead planted in the ground.
- Have the design revised to have more dimension and the color palette to include warmer tones.
Staff response: Transportation analysis was assessed by Fehr & Peers and described in a memo dated December 5, 2025. They found that traffic patterns would remain comparable to those from the office buildings. The project is not anticipated to remove or interfere with existing pedestrian facilities and would not create hazards to pedestrian travel. The project is expected to support multimodal travel through its proximity to the Iron Horse Trail and provision of secure on-site bicycle parking. The layout ensures that pedestrian pathways between the garage and street frontages are clearly delineated, ADA-compliant, and appropriately illuminated for safety. The project driveway is designed to accommodate emergency response vehicles. They do recommend that final access design include improvements to reduce speed along Stone Valley Road, and routine landscaping maintenance to optimize visibility.
Lastly, these suggested lighting, tree planting, and design requirements are present in the project plans and recommended conditions of approval.
VIII. STAFF ANALYSIS
A. General Plan Consistency: The project site has a General Plan designation of Mixed-Use Medium Density (MUM). The 2045 General Plan Land Use Element describes the MUM designation as allowing "various housing types, including townhouses, condominiums, apartments, studios, live-work units, and micro-units, along with a wide range of retail, personal service, office, hospitality, entertainment, and public uses sized to serve nearby neighborhoods or the surrounding community," with a density range of 30-75 du/acre. The site’s Housing Element Consistency (HE-C) zoning district is listed as a consistent zoning district for the MUM designation.
The project site is made up of assessor parcel numbers (APN) 191-093-043 and 191-093-044, which are listed in the Housing Element Sites Inventory as a site identified to be rezoned to accommodate shortfall housing needs. The Housing Element identifies APN 191-093-043 at 1.50 acres with a realistic unit capacity of 95 units (82 above moderate and 13 moderate), and APN 191-093-044 at 0.65 acres with a realistic unit capacity of 41 units (35 above moderate and 6 moderate). As the project does not meet these identified unit numbers with its 60 proposed units, a finding must be made in accordance with the “No Net Loss Rule” (Government Code Section 65863). Any approval must ensure that the project does not reduce the County's ability to accommodate its Regional Housing Needs Allocation (RHNA) and that the remaining sites in the inventory can still accommodate the RHNA if the project is approved at a density lower than the realistic unit capacity identified in the inventory (136 units combined).
The Regional Housing Needs Allocation (RHNA) was prepared by the Association of Bay Area Governments (ABAG) for the period of 2023 through 2031. As part of this process, ABAG requires each jurisdiction to plan for a certain number of housing units for this period. This requirement is satisfied by identifying adequate sites that could accommodate housing that is affordable for very-low-, low-, moderate-, and above-moderate-income households. ABAG has determined that the unincorporated County’s share of regional housing needs is a total of 7,610 new housing units, which includes the construction of 3,133 above-moderate units, 1,211 moderate units, 1,194 low units, and 2,072 very low units. The third year of the planning period ended in 2025. Based on the 2025 Housing Element Annual Progress Report, the County has constructed a total of 1,090 units across all income levels with 599 above-moderate units, 269 moderate units, 131 low units, and 91 very low units. The remaining RHNA to be constructed for the County’s share of the 6th Cycle of the Housing Element RHNA are 2,534 above-moderate units, 942 moderate units, 1,063 low units, and 1,981 very low units.
This project site, comprised of APNs 191-093-043 and 191-093-044, is listed in the County’s adopted and certified 6th Cycle Housing Element’s sites inventory with a housing capacity of 117 above-moderate units and 19 moderate-income units (120% AMI). The project is to develop 60 units for-sale at above-moderate affordability (market rate).
The project’s shortfall is 76 units, including the 19 moderate-income units. However, the Housing Element identifies sites to accommodate approximately 111.6% of the County’s RHNA (11.6% above RHNA), which translates to 8,495 units where the County’s 6th Cycle RHNA is 7,610 units. Therefore, there is sufficient remaining capacity in the 6th Cycle Housing Element site’s inventory to accommodate this shortfall of units and allow the County to meet its RHNA.
Lastly, each of the following factors have also been evaluated and found to be consistent with applicable General Plan policies from the Stronger Communities Element, Land Use Element, Transportation Element, Housing Element, Conservation, Open Space, and Working Lands Element, and the Health and Safety Element:
Stronger Communities Element - Alamo Community Profile:
- Policy 2: Support development of a mix of housing types and densities to diversify the housing stock and better serve residents of all ages, including current residents choosing to down-size, while still maintaining the predominantly single-family residential character.
Staff response: The project site is surrounded by the commercial, retail, and office space center of Alamo, and there are single-family residential neighborhoods to the immediate west on the other side of the Iron Horse Trial. This multi-family project will diversify the housing stock and also maintain the single-family residential character with its design modifications that were in response to the comments received from the Alamo Municipal Advisory Council and the Alamo Improvement Association.
- Policy 9: Discourage roof heights exceeding 40-feet, or architectural features (such as parapets) exceeding 45-feet.
Staff response: The building’s 42-foot, 9-inch height (not including the underground parking garage) is only 2-feet, 9-inches taller than the policy’s desired roof height, and this height is necessary to achieve the minimum required density. Its tallest points of 55-feet are only for the elevator shafts and again is comparable to the encouraged maximum height of 45-feet designated to architectural features. Additionally, the HE-C zoning district allows the project site to have a maximum height of 65-feet to be able to construct a building that can house the necessary amount of units required under the MUM designation and HE-C district.
- Policy 10: Require commercial, multiple-family residential, and mixed-use projects along or near the west side of Danville Boulevard to provide unobstructed bicycle/pedestrian paths and public access to the Iron Horse Trail whenever feasible.
Staff response: This is a multiple-family residential project located approximately 150-feet west of Danville Blvd. and will maintain its already direct public access to the Iron Horse Trail and will also provide private access to the trail from the southwest corner of the property.
- Policy 11: Require commercial, multiple-family residential, and mixed-use projects in Alamo’s commercial core to enhance the streetscape; emphasize pedestrian orientation, safety, and amenity; and provide outdoor civic space for gathering and entertainment.
Staff response: The project includes new landscaping along its frontage, will not damage the existing and adequate sidewalk, and will require one driveway to be designated for ingress only and the other to be for egress and right turn only to prevent cut-through traffic on Lunada and Ridgewood as recommended by the Alamo Municipal Advisory Council and the Alamo Improvement Association.
Land Use Element
- Policy LU-P2.5: Encourage infill development.
Staff response: This is an infill development project.
- Policy LU-P3.4: Encourage conversion of existing commercial areas to mixed-use nodes and corridors.
Staff response: This project is demolishing existing office buildings to construct a 60-unit multi-family residential project at the center of Alamo’s commercial and retail district, creating a mixed-use area.
- Policy LU-P4.5: Require shadow and solar access studies for new multiple-family residential, mixed-use, commercial, and industrial projects greater than three stories in height or with obvious potential to significantly shade parks, commercial nurseries, residential yards, solar arrays, and other uses that are sensitive to loss of sunlight.
Staff response: The project is not greater than 3-stories (not including the underground parking garage) and is not in proximity to a use that would be sensitive to loss of sunlight with it being surrounded by commercial buildings and parking lots, and the residential properties on the opposite side of the Iron Horse Trail.
- Policy LU-P4.6: Require commercial and mixed-use projects to create inviting, pedestrian-oriented streetscapes wherever possible.
Staff response: See staff’s response to policy 11 for the Alamo Community profile in the Stronger Communities Element.
- Policy LU-P7.1: Plan for a variety of housing types. Encourage innovative, nontraditional designs and layouts in response to evolving housing trends and needs.
Staff response: See staff’s response to policy 2 for the Alamo Community profile in the Stronger Communities Element.
- Policy LU-P7.2: Provide housing opportunities for all economic segments of the population, ensuring that affordable housing is distributed throughout the county and is not concentrated in traditionally lower-income areas. Promote development of affordable housing near public transit and essential services whenever possible.
Staff response: This project site, comprised of APNs 191-093-043 and 191-093-044, is listed in the County’s adopted and certified 6th Cycle Housing Element’s sites inventory with a housing capacity of 117 above-moderate units and 19 moderate-income units (120% AMI). The project is to develop 60 units for-sale at above-moderate affordability (market rate).
The project’s shortfall is 76 units, including the 19 moderate-income units. However, the Housing Element identifies sites to accommodate approximately 111.6% of the County’s RHNA (11.6% above RHNA), which translates to 8,495 units where the County’s 6th Cycle RHNA is 7,610 units. Therefore, there is sufficient remaining capacity in the 6th Cycle Housing Element site’s inventory to accommodate this shortfall of units and allow the County to meet its RHNA.
- LU-P7.7: Require new residential projects to provide convenient access/connections to public transit, local destinations, and multi-use trails.
Staff response: See staff’s response to policy 11 for the Alamo Community profile in the Stronger Communities Element.
Transportation Element
- Policy TR-P3.2: Minimize conflicts between vehicles and people who walk, bike, or use micromobility through careful site planning, paying particular attention to driveway locations and internal pedestrian circulation, and prioritizing safety for active modes of travel.
Staff response: See staff’s response to policy 11 for the Alamo Community profile in the Stronger Communities Element. Additionally, a sight distance analysis was prepared showing that vehicles entering and exiting the project site would not create conflicts with bicyclists and pedestrians.
- Policy TR-P3.3: Provide or require new projects to install energy-efficient street lighting to improve public safety and comfort in urbanized areas.
Staff response: The project’s lighting plan is consistent with this policy, and the California Green Building Standards Code will require all lighting to be energy efficient.
Housing Element
- Policy HE-P2.3: Increase the supply of affordable housing and mixed-income housing through the Inclusionary Housing Ordinance.
Staff response: See staff’s response to policy LU-P7.2 in the Stronger Communities Element.
- Policy HE-P2.6: Plan for a variety of housing types in the county. Encourage innovative, nontraditional designs and layouts in response to evolving housing needs. Provide housing opportunities for all economic segments of the community while ensuring compatibility with surrounding uses.
Staff response: See staff’s response to policy 2 for the Alamo Community profile in the Stronger Communities Element.
- Action HE-A5.5: Facilitate lot consolidation for multi-family infill development.
Staff response: Lot Line Adjustment #CDLL25-00011 was approved to allow the merger of the two subject parcels, and the recordation of this lot merger is included as a recommended condition of approval from the Public Works Department.
Conservation, Open Space, and Working Lands Element
- Policy COS-P4.10: Require majority use of California native plant species in large landscaped areas in new developments, and require construction practices that avoid spread of invasive plant species.
Staff response: The requirements of this policy are evident in the project’s landscaping plans.
Health and Safety Element
- Policy HS-P11.2: Prohibit construction of buildings intended for human occupancy in areas where seismic and other geologic hazards (e.g., landslides, liquefaction, and fault lines) cannot be adequately mitigated.
Staff response: The project site is located within an area that is labeled as Moderately Susceptibility to Liquefaction. The County Geologist, Darwin Myers of Darwin Myers Associates (DMA), peer reviewed the project geotechnical report prepared by Engeo, Inc. and dated June 7, 2023, and found it sufficient in providing a preliminary evaluation of the potential geological hazards. DMA’s recommended geology related mitigation measures are included as recommended conditions of approval.
- Policy HS-P14.2: Require new housing developments exposed to a DNL of 60 dB or greater to provide a detailed acoustical analysis describing how the project will provide an interior DNL of 45 dB or less.
Staff response: This requirement is included as a recommended condition of approval.
- Policy HS-P14.7: Condition entitlements to limit noise-generating construction activities to: (a) weekdays and non-holidays; (b) within 1,000 feet of noise-sensitive uses: 7:30 a.m. to 5:00 p.m.; (c) over 1,000 feet from noise-sensitive uses: 7:00 a.m. to 6:00 p.m.
Staff response: The requirements of this policy are included as recommended conditions of approval.
B. Zoning Compliance: The development is to construct a 60-unit condominium complex of which all units will be offered for-sale. Therefore, the development is a for-sale residential multi-family project.
Based on the Housing Element Sites Consistency Table (County Code section 84-92.602), the parcel-specific density for APNs 191-093-043 and 191-093-044 is between 30 and 75 residential units per net acre, or a minimum of 56 to a maximum of 141 residential units on the approximately 1.88-acre project site. The project will construct 60 units, resulting in a density of approximately 32 dwelling units per net acre which complies with the parcel-specific density for the property.
Based on the allowed density (30 to 75 units/net acre), the project is subject to the objective development standards for a “Mixed-Use High” development type which requires a 10-foot front setback, a 5-foot side setback, a 15-foot back setback, a maximum height of 65-feet, and a maximum 70 percent lot coverage. The development meets the required setbacks, has an approximate overall height of 63-feet when including the underground parking garage, and covers approximately 67 percent of the lot. Therefore, the development complies with the development standards in County Code Section 84-92.604.
C. Tree Protection and Preservation Ordinance: Pursuant to County Ordinance Chapter 816-6 (Tree Protection and Preservation), the following is a required finding for the approval of a tree permit for tree removal, “Reasonable development of the property will require the alteration or removal of code-protected trees, and this development could not be reasonably accommodated in another area of the lot”.
The new multi-story, 60 condominium unit residential development project requires removal of 42 code-protected trees and could not be reasonably accommodated on another area of the lot, as the entire lot is being graded and developed.
D. Parking:
1. Standard Vehicle: The County General Plan Housing Element, Table 6-49 provides parking requirements for various housing projects. Based on the unit/bedroom mix of the proposed project, 135 parking spaces are required (120 standard parking spaces, 15 guest parking spaces). The “Parking Provided” section of the table on Sheet A1.9 in the project plans shows the proposed parking breakdown: surface parking (19 spaces), tandem parking (6 spaces), and “Garage Standard Stalls” (116 spaces), resulting in a grand total of 141 spaces. The proposed project site plans should delineate the various forms of parking (i.e., resident, guest, electric vehicle, etc.). Tandem parking can only be assigned to a single residential unit.
2. Electric Vehicle (EV): Per County Code Section 74-4.006, multi-family development projects with 20 or more dwelling units are to equip a minimum of ten (10) percent of the total number of parking spaces with fully-operational Level 2 electric vehicle charging stations (EVCS). EVCS equipment must be shown on future project plans.
3. Bicycle: Per County Code Section 82-16.412 - Bicycle Parking, multi-family residential projects with a private garage are not required to provide long-term bicycle parking spaces, and short-term spaces must be provided at a rate of five (5) percent of the number of bedrooms. Sheet A1.9 of the proposed project plan set shows a “secure bike storage” in the proposed underground garage for up to 48 bikes. Staff recommends the proposed long-term bike storage be retained as shown. A minimum of 8 short-term bicycle parking spaces (168 bedrooms) will be required and can be satisfied with the bicycle racks shown near the surface parking lot that can accommodate 10 bicycles.
E. Traffic and Circulation: The project site fronts along the south side of Stone Valley Road between Danville Blvd and the Iron Horse Trail. The existing eight-foot-wide fronting sidewalk shall remain in place. Vehicular access will be via the proposed driveways on the west side of the property near the Iron Horse Trail. The driveways will allow ingress to both a surface parking lot along the western boundary and to an underground parking lot garage; and egress for right turn only (eastbound on Stone Valley Road). No right of way dedications are required for this project.
F. Drainage: Division 914 of the County Ordinance Code requires that all storm waters entering and/or originating on this 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 water to an adequate natural watercourse.
The project site is currently bisected by a 42” diameter storm drain pipe that exits the Iron Horse Trail corridor and connects to a storm drain system located underneath Stone Valley Road. This storm drain pipeline is located within an existing County storm drain easement that varies between 10’ to 15’ in width. Prior to the filing of the final condominium subdivision map, the applicant must apply with the Real Estate Division to vacate the existing drainage easement and grant deed by separate instrument a new drainage easement for the realigned storm drain pipe along the southern and eastern boundary of the project site, the exact widths must match the dimensions shown on the tentative map dated July 2026.
G. Stormwater Management and Discharge Control: A Stormwater Control Plan (SWCP) is required for applications that will create and/or redevelop impervious surface area exceeding 5,000 square feet in compliance with the County’s Stormwater Management and Discharge Control Ordinance (§1014) and the County’s Municipal Separate Storm Sewer System (MS4) National Pollutant Discharge Elimination System (NPDES) Permit. The proposed project will exceed the threshold of 5,000 square feet of impervious area, triggering the requirement for a SWCP. A preliminary SWCP was submitted with this application packet, and it is to the satisfaction of Public Works.
An O&M plan will need to be developed for the maintenance of onsite stormwater treatment facilities, including an O&M agreement with the owner/maintenance entity.
The applicant will need to annex the subject properties into the Community Facilities District (CFD) No. 2007-1 (Stormwater Management Facilities), which funds responsibilities of Contra Costa County under its NPDES Permit to oversee the ongoing operation and maintenance of stormwater facilities maintained by private property owners. The annexation shall occur prior to filing the final condominium subdivision map.
H. Floodplain Management: The property does not lie within the Special Flood Hazard Area (100-year flood boundary) as designated on the Federal Emergency Management Agency Flood Insurance Rate Map.
I. Lighting District Annexation: The subject properties are not currently in the County lighting district. The property owner 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 prior to the approval of the final map.
J. Area of Benefit Fee: The applicant will need to comply with the requirements of the Bridge/Thoroughfare Fee Ordinance for the Alamo Area of Benefit as adopted by the Board of Supervisors. These fees shall be paid prior to building permit certificate of occupancy.
K. Drainage Area Fee and Creek Mitigation: The applicant will be required to comply with the drainage fee requirements per these conditions of approval and for Drainage Area 13 as adopted by the Board of -Supervisors. Fees shall be paid prior to the issuance of building permits.
IX. CONCLUSION
The proposed Tentative Condominium Map and Development Plan project (County Files (#CDSD26-09736 and #CDDP25-03023) are consistent with the MUM, Mixed-Use Medium Density General Plan land use designation and all applicable Elements within the 2045 General Plan, the regulations of the HE-C Housing Element Consistency District and all other applicable Zoning Ordinance Chapters, and the requirements of SB 330 and AB 130. Therefore, staff recommends finding the project statutorily exempt from CEQA pursuant to AB 130, and approving the Tentative Condominium Map for a 60-unit for-sale multifamily residential project, including a Tree Permit for removal of 42 code-protected trees and 19,266 cubic yards of grading (19,142 cubic yards of cut and 124 cubic yards of fill), based on the attached findings and subject to the attached conditions of approval.