After nine years, many long meetings, rancor and debate, the Humphrey Ranch property development got the green light Tuesday in Martinez.
The county Board of Supervisors voted unanimously to approve the housing development and overturn the San Ramon Valley Regional Planning Commission’s decision to deny approval.
The meeting room was packed with opponents and proponents of the project, officials from the San Ramon Valley Unified School District, the county staff who had worked on the project, a few Monte Vista High School students, and members of the Alamo Improvement Association. Approximately 50 people gave public comment at the marathon meeting.
Chairwoman Gayle B. Uilkema, of District 2, joked with trepidation at the start of the packed meeting, “So this is the headliner of the day.”
Not too long ago Davidon Homes’ project to build 39 high-end homes on the 96-acre parcel across from Monte Vista High School seemed unlikely. On Aug. 17 the Valley Planning Commission unanimously voted to deny a vesting tentative map for the 39 homes, thereby halting the entire project.
The Planning Commission, which is made up of residents who were appointed by the Board of Supervisors, was troubled by the development’s association with school district plans to build a 400-spot parking lot and practice playing field on 10 acres of the Humphrey Ranch that front Stone Valley Road in Alamo.
Even though Davidon insisted that the projects were separate, opponents saw the projects as inextricably linked. In buying the land from the Humphrey family, Davidon took on the obligation to sell 10 acres to the school district. The Humphreys also arranged a kickback for the school district. When the 39 homes are completed, the school district will receive a rebate of $2 million.
The school district contends the new parking lot will help alleviate the parking crunch at Monte Vista. Presently, the school has 300 parking spots for 1,500 drivers. Despite a strict carpooling policy, many students must park on the streets surrounding the school. The district also plans to install a stoplight and crosswalk between the entrance of the existing parking lot and the proposed parking lot.
Opponents of the project believe having hundreds of students crossing busy Stone Valley Road twice a day would be dangerous to both students and drivers. They also feel a traffic light would back up vehicles on Stone Valley Road even more than they are now.
Residents whose properties directly abut the parking lot oppose having a potentially noisy and unsightly parking lot and playing field in their back yards and wonder if the school couldn’t build somewhere else.
Some of the planning commissioners were particularly troubled by the school district’s autonomous stance. The district contends because it is a public agency it is exempt from local jurisdiction. In the end, the commissioners could not find the housing development in harmony with the nearby community.
Uilkema assured the large crowd at the meeting that all the supervisors were familiar with the Humphrey Ranch project and all had toured the site.
County principal planner Patrick Roche, who has worked on the Humphrey Ranch project since 2001, spoke in favor of overturning the Valley Planning Commission’s decision to deny the project. Roche explained that county staff does not feel the commission had supportable evidence to back its decision. He said county staff sees Davidon’s project as a typical infill development, one that the county tries to promote in small areas like Alamo.
Staff also felt the benefits of the project outweighed its drawbacks. Roche pointed out that Davidon has agreed to donate 62 acres to Save Mount Diablo, thus creating 300 acres of open space. He also restated the staff’s position that the county has no jurisdiction over the school district.
“Denial of the applications would not prevent the San Ramon Valley Unified School District from developing the 10 acres of land they own into a parking lot and playing field,” said Roche.
Jeff Thayer of Davidon Homes spoke before public comment was opened, reiterating the benefits of the project and saying it is compatible with other Alamo neighborhoods.
“The school will proceed with or without us. Please see the benefits,” said Thayer. “Those homes are the only thing before you today.”
Public comment went on for more than four hours, with both sides presenting their arguments. All vested parties – Neighbors for Rural Alamo Preservation, the school district and Davidon Homes – had legal representation at the meeting.
Parents of Monte Vista students spoke in favor of the parking lot; Seth Adams of Save Mount Diablo spoke of the conservation group’s unusual but wholehearted support of Davidon’s project; school board President Joan Buchanan spoke about Monte Vista’s need for parking; Greg Jones of the AIA raised equestrian concerns; and Steve Creek of Monte Sereno pointed to the danger of having students cross Stone Valley Road.
Before Supervisor Mary N. Piepho, District 3, gave her recommendation to the board, Joan Buchanan and Becky Smith, principal at Monte Vista, assured her that the playing field would not be lighted at night and that the parking lot would be locked when not in use.
Piepho, who oversees unincorporated Alamo, cited the open space benefits, the desirable infill nature of Davidon’s project, and frontage improvements on congested Stone Valley Road in her recommendation to approve Davidon’s 39 homes.
While she recognized the school district’s exempt status, she urged the school district to listen to residents’ concerns.
“Community input should be sought. You should encourage discussion and gain neighborhood support,” said Piepho.
When the Board of Supervisors made its decision, some members of the audience grumbled and others grinned from ear to ear.
“I feel relief,” said John Wyro, spokesman for the Humphrey family. “When you work on something for nine years and it comes down to an afternoon in Martinez, it’s a relief.” Wyro said he and Davidon Homes will continue to work with the residents most impacted by the project.
“We are very gratified after so much work by so many people,” said Robert Kessler, superintendent of the school district. “The next step is to work out the details of the design. We will solicit input from the community.”
After the meeting Piepho acknowledged that the residents who opposed the project had valid concerns. “It was a difficult decision. I’ve been meeting with neighborhood folks, weighing the benefits,” said Piepho. “Everybody has been hurt in this process.”
