The Developer’s Initiative, if passed by the voters and approved by all parties, will modify Brentwood’s Urban Limit Line (ULL), Sphere of Influence (SOI), General Plan, Municipal Code, and 1992 Memo of Understanding between Antioch and Brentwood. Every detail in the initiative is important to review. Read the full document here.
Here are some highlights:
The developer was quoted as saying that around 15-20 acres would be dedicated to commercial elements, which could include a winery, a farm-to-table restaurant or other attractions. What is never mentioned is the senior care facility that may be placed on the corner of Deer Valley and Balfour Road.
Consistent with City policy, senior care facilities are considered to be a commercial use and therefore shall not be included in the 2,400-unit maximum residential unit limitation. However, for purposes of this Specific Plan senior care facilities may be located in the VDC-R or VDC-CC sub-designations. [Emphasis added]Vineyards at Deer Creek Voter Initiative, Page E36
Brentwood’s General Plan’s Circulation Diagram makes clear the plan to extend American Avenue. We do not need this developer’s plan to do this. In addition, the developer’s plan:
- Removes public access of the new portion of Hillcrest as it will be private and gated for the new communities
- Reduces designation from Major to Minor Arterial for the new portion of Hillcrest
- Removes direct connection of American to Hillcrest
Within the initiative, the developer has highlighted three phases of modifications to Balfour Road with different timings. However, the figures included combine Phase 1 & 2.
- Phase 1: Widening from two- to four-lanes (see image) which will occur concurrently with other improvements required for the first small-lot final subdivision map.
- Phase 2: Widening from two- to four-lanes (see image) which “shall occur as traffic demand necessitates” [Emphasis added]
- Phase 3: Improvements as a two-lane road (see image) which “shall occur as traffic demand necessitates” [Emphasis added]
Specific Plan Takes Control
There are numerous references in the General Plan edits that allow the Specific Plan to supersede many of the city’s policies and municipal code.
C. Conflict(s) with Vineyards at Deer Creek Specific Plan.
If there are any inconsistencies or conflicts between the requirements of the Vineyards at Deer Creek Specific Plan and the requirements of this Title or other applicable legislative City rule, regulation, or official policy implementing this Title, as they currently exist or may be amended (collectively, and exclusive of the General Plan, the “City Zoning Regulations”), the provisions of the Vineyards at Deer Creek Specific Plan take precedence, control, and govern in the Specific Plan Area.
Any activities regulated by the City Zoning Regulations but not addressed in the Vineyards at Deer Creek Specific Plan shall be subject to the City Zoning Regulations, unless application of those City Zoning Regulations would frustrate the policy, purpose, or objectives of the Vineyards at Deer Creek Specific Plan. [Emphasis added] Vineyards at Deer Creek Voter Initiative, Page 11