CITY COUNCIL AGENDA ITEM
Meeting Date: March 13, 2007
Subject/Title: Consideration of a Residential Growth Management Program (RGMP)
application for the Ferro/Ronconi property, submitted by KB Home granting an
allocation for 203 market rate residential units on approximately 42.23
acres, located at the northeast corner of Balfour Road and Griffith Lane
(APN 012-130-006 and 012-130-007).
Prepared by: Jeff Zilm, Senior Planner
Submitted by: Howard Sword, Director of Community Development
The Staff RGMP Evaluation Committee recommends that the Council adopt the
attached Resolution granting an allocation for 203 market-rate residential
units to the Ferro/Ronconi project, submitted by KB Home.
The City Council opened the public hearing for this item on February 27,
2007, at which time a number of surrounding residents spoke about their
concerns relative to the proposed project. Given the number of speakers and
the issues that were raised, the Council voted unanimously to continue the
public hearing until March 13, 2007. No other action has been taken related
to the project site.
This is the only application that was submitted for processing during the
February 2007 RGMP cycle. This application before the Council has been
processed through the Staff RGMP Evaluation Committee. Following is a brief
discussion of this application and the total number of points it received.
This application was submitted by KB Home for a project known as “Ferro/Ronconi”
property. The project includes a total of 211 single-family residential lots
ranging from 4,700 to 8,800 square feet in size. Up to 203 lots will be for
market rate units and eight lots will be for affordable units or a maximum
of 211 units for the entire project. The project is located on approximately
42.23 acres located at the northeast corner of Balfour Road and Griffith
Lane and has a General Plan land use designation of Low Density Residential
(1.1 to 5.0 units per acre). The proposed project would have a density of
5.0 units per acre.
There are three proposed entrances, one on Balfour Road across from Hickory
Drive, one on Griffith Lane across from the parking lot entrance to the
City’s swim complex, and one on McClarren Road across from Nottingham Drive.
There is a proposed pedestrian link, located on the east side of the
project, through the landscape parcel to Pederson Way. This pedestrian link
could serve as an emergency vehicle access point, if needed. There are two
other proposed pedestrian links, one at the corner of Balfour Road and
Griffith Lane and one at the corner of Griffith Lane and McClarren Road.
In order to meet the C-3 Stormwater Control guidelines there is a proposed
one-acre detention basin located in the northeastern portion of the project.
There is a 0.40-acre park proposed to be located in the center of the
project to serve the 211 new units. A 0.75-acre landscape buffer/storm drain
easement area is proposed for the eastern border of the project to help
create a buffer between this project and the residents abutting this
The project is proposing a masonry soundwall along Balfour Road terminating,
at some point, on Griffith Lane, a masonry fence along the rear property
lines of the lots backing up to Griffith Lane, and for all of the lots
located along McClarren Road, the houses will be oriented so that the front
doors face McClarren Road and all driveways serving the individual houses
will take access from an interior street at the rear of the house and not
from McClarren Road.
KB Home presented a draft Affordable Housing Agreement to the Housing
Subcommittee at its November 16, 2006 meeting. The City’s Affordable Housing
Ordinance requires 10% of the units in new developments to be a mix of
moderate, low, and very low income households and can either be for-sale or
rental units. This project’s obligation would be 21 affordable units.
However, the Ordinance allows the developer to negotiate with the City to
provide alternative methods to meeting its obligation, i.e. pay in-lieu
fees, build rental units and dedicate to the City. If the developer opts to
build a unit and dedicate it to the City, they get a credit for providing
two units for each unit dedicated.
At the Housing Subcommittee meeting on this item, the Committee’s
recommendation was to allow KB Home to build 8 units. Five of the units
would be for-sale units (one very low, three low, and one moderate). Three
units would be dedicated to the City as rental units for low income
households. The developer would pay in-lieu fees for the remaining
obligation for 10 units (5 low and 5 moderate).
The project has been scored by the Staff RGMP Evaluation Committee and has
received a total of 140 points, with 140 points being the threshold required
for Council consideration. The following table reflects the general
categories of criteria established by the RGMP and the respective points for
KB HOME – “FERRO/RONCONI” PROPERTY
Criteria Points Possible Points Awarded
Infrastructure 50 50
Amenities 25 25
Energy Efficiency 25 25
Jobs 40 6
Agricultural Enterprise 30 0
Housing Design 25 9
Continuing Project 10 10
Incorporating Existing Properties 25 0
Estate Homes 10 0
Subdivide Land Only Reduce threshold to 100 0
Existing Homes 15 0
Project Design 15 15
Total 270 140
As stated in the RGMP, if it is the desire of the Council to approve
allocations for the period in question, the Council shall award allocations
to projects receiving the highest scores first, working down the list of
projects numerically to lower scored projects until the desired number of
semi-annual allocations has been awarded or the list is exhausted, or the
Council chooses to stop at that point for any reason. For the February 2007
RGMP cycle, KB Home was the only applicant requesting an RGMP allocation.
It is also stated that the intent of the program is to further meter annual
allocations by awarding approximately 50% at the February Council meeting
and approximately 50% at the August Council meeting, or reasonably close
percentages based on project size, in order to include entire projects. It
is the Council’s prerogative to evaluate the allocation applications and
make its decision regarding how far down the list to grant allocations.
The Council established the annual allocation for Calendar Year 2007 at 451
units during its meeting on October 24, 2006. KB Home is the only applicant
requesting an RGMP allocation for 203 units, leaving a total of 248
allocations available for the August 2007 RGMP cycle.
Assuming Council approval of the request from KB Home, the following table
summarizes staff’s recommendation, as well as the remaining allocations for
Calendar Year 2007:
Project Allocations Awarded Date Allocations Remaining
KB Home (Ferro/Ronconi) 203 02/27/07 248
The applicant will be required to pay all relevant fees associated with this
project. The project, once developed, would generate additional property tax
for the City of Brentwood. The project would also increase demand for the
urban services the City provides, which will result in ongoing service
delivery costs associated with this project.
2. Conceptual Site Plan for the “Ferro/Ronconi” property, submitted by
Carlson, Barbee & Gibson, Inc., dated “Received January 4, 2007”
3. Letter addressing the overview of the RGMP score, the RGMP engineering
estimates, prepared by Carlson, Barbee & Gibson, Inc., the single-family
GreenPoint checklist and the RGMP score sheet, all submitted by Jim Schmitt,
KB Home South Bay, Inc., date “Received February 14, 2007”
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BRENTWOOD APPROVING AN RGMP
APPLICATION FOR 203 ALLOCATIONS IN THE 1st HALF OF CALENDAR YEAR 2007 TO KB
HOME FOR THE FERRO/RONCONI PROPERTY IN ACCORDANCE WITH THE RESIDENTIAL
GROWTH MANAGEMENT PROGRAM
WHEREAS, the City Council passed and accepted Resolution No. 2326 adopting a
Residential Growth Management Program (RGMP) to provide for the review and
evaluation of residential growth in the City of Brentwood on July 6, 2001,
which was effective July 1, 2001; and
WHEREAS, on September 11, 2001, November 26, 2002, May 27, 2003, and
September 23, 2003, the City Council passed and accepted resolutions
amending the original RGMP, and lastly on October 12, 2004, the City Council
passed and accepted Resolution No. 2004-242 revising the original RGMP; and
WHEREAS, an application was submitted by KB Home for 203 dwelling unit
allocations in accordance with the “Ferro/Ronconi” project (RGMP No. 06-A2);
WHEREAS, consideration of this application is determined to be covered by
the general rule that the California Environmental Quality Act (CEQA)
applies only to projects which have the potential for causing a significant
effect on the environment. In this case, where it can be seen with certainty
that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA (CEQA
Guidelines Section 15061(b)(3)), in that any granting of an allocation for
dwelling units will need to be followed by an appropriate Tentative
Subdivision Map application to receive an actual entitlement, including the
appropriate level of environmental review in compliance with CEQA; and
WHEREAS, the Staff RGMP Evaluation Committee reviewed said application with
respect to the RGMP, and recommended a specific point total be awarded; and
WHEREAS, the Staff RGMP Evaluation Committee recommended to the City Council
that the application by KB Home for “Ferro/Ronconi” property receive a total
of 140 points; and
WHEREAS, a minimum of 140 points is needed for the application to be
forwarded for consideration of the requested allocations by the City
Council, and the applicant was notified of the point total recommended by
the Staff RGMP Evaluation Committee; and
WHEREAS, the intent of the RGMP is that the City Council award approximately
50% of the annual allocations in February and the other 50% in August, or
reasonably close percentages based on project size, in order to include
entire projects; and
WHEREAS, the City Council established an annual allocation for Calendar Year
2007 of 451 units at its meeting of October 24, 2006; and
WHEREAS, the application submitted by KB Home scored the minimum threshold
of 140 points; and
WHEREAS, the City Council awarded an allocation of 203 units to KB Home
during the February 2007 RGMP cycle which meets the intent of the RGMP, in
that slightly more than half (248) of the 451 units remain available for the
August 2007 RGMP cycle, as well as any tentative parcel maps or secondary
housing units that may be approved in Calendar Year 2007; and
WHEREAS, on February 27, 2007, the City Council held a public hearing to
accept public testimony and reviewed all available information, including
the applications and the staff report prepared for the City Council with the
Staff RGMP Evaluation Committee’s recommendation; and
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of
Brentwood hereby finds and determines as follows:
Section 1. The foregoing recitals and staff report statements are found and
determined to be true and correct.
Section 2. The City Council finds that KB Home has achieved 140 total points
and grants the requested allocation of 203 units in accordance with the
application and the following proposed general improvements for the “Ferro/Ronconi”
1. Construction of John Muir Parkway Extension/Foothill Drive-Phase 1and
Brentwood Boulevard widening or another CIP project selected by staff (30
2. Construction of Brentwood Boulevard widening and improvements to Mc
Clarren Park (20 points)
3. Provide $250,000 for traffic signal improvements, increase the parkway
landscaping along Mc Clarren Road and Griffith Lane and a series of park and
trail improvements (25 points).
4. Energy efficient design (25 points).
5. Contribution of $426,300 to the City’s PEC Fund (6 points).
6. Housing design (9 points).
7. Infill project (10 points).
8. High quality subdivision design (15 points).
Section 3. The City Council finds that in the event that any of the projects
listed under Items 1, and 2 in the letter submitted by Jim Schmitt, KB Home
South Bay, Inc., dated “Received February 14, 2007”, are not able to be
constructed by KB Home because of timing or other unforeseen circumstances,
the City shall have the right to authorize KB Home to pay the agreed amount
of money, as stated in said letter, to the City to construct the projects.
Section 4. The City Council finds that this action is exempt from the
requirements of the California Environmental Quality Act, pursuant to
Section 15061(b)(3) of the CEQA Guidelines.
PASSED AND ACCEPTED by the City Council of the City of Brentwood at their
regular meeting of March 13, 2007, by the following vote: