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HomeMy WebLinkAboutPC Agenda Statement 10-6-1992AGENDA iTATEMENT PLANNING COMMISSION MEETING OCTOBER 6, 1992 SUBJECT: Eastern Dublin Draft Specific Plan PREPARED BY: 'Brenda A. Gillarde, Project Coordinator ATTACHMENTS: 1. Draft Specific Plan, dated May 27, 1992, sent under separate cover RECOMMENDATION: 1. Hear Staff presentation 2. Receive public testimony 3. Continue public hearing to October 12, 1992 FINANCIAL STATEMENT: None BACKGROUND The Eastern Dublin Planning Study consists of three documents: the Draft General Plan Amendment, the Draft Specific Plan and the Draft Environmental Impact Report. This agenda statement focuses on the second document, the Draft Specific Plan, dated May 27, 1992. The other two documents have been discussed in previous staff reports, dated September 21, 1992 and September 23, 1992. PI $CUSSIOAj As mentioned in a previous staff report (Draft EIR Staff Report, dated September 21, 1992), the Eastern Dublin Study began in 1987 in response to proposals for development of the Dublin Ranch property, which lies within the Eastern Extended Planning Area. The City Council determined that a comprehensive planning study should be undertaken of eastern Dublin prior to taking action on individual development proposals. The Draft Eastern Dublin Specific Plan is one of the results of the study process that began in 1987 to determine future growth and development in eastern Dublin. A series of public workshops were held before the Commission and Council from 1989 to 1991 to present various aspects of the project and gain consensus on which options should continue to be studied. The draft Specific Plan provides a planning framework to guide future land use and development decisions in eastern Dublin. It should be noted that the Specific Plan only pertains to approximately 50 percent of the total Eastern Dublin Planning Area. While land uses are shown for the area outside the Specific Plan boundaries, specific policies and development guidelines are lacking and a subsequent specific plan may be required to provide the necessary planning framework for this area. (Note: The entire Eastern Dublin Planning Area is contained within the boundaries for the Eastern Dublin General Plan Amendment. Planning issues associated with ITEM NO. COPIES TO: Applicant Owner Address File PAGE _!._ OF �` this amendment were addressed in a previous Planning Commission agenda statement, dated September 23, 1992.) Approval of the Specific Plan also does not mean approval of any specific development project applications for the area covered by the Specific Plan. Approval of individual applications will occur separate from and subsequent to approval of the Specific Plan. Each individual application will have to stand on its own merits and be evaluated against the Specific Plan for consistency. If found consistent, the application could be approved; if found inconsistent either the application or the Specific Plan would have to be modified. The draft Specific Plan is organized into eleven chapters. The first three are mostly descriptive, sum marizing the Plan, the planning context and the existing setting. Subsequent chapters contain more specific information such as policies, standards, guidelines and implementation measures which set forth where and what kind of development should occur in the Eastern Dublin Specific Plan area. Beginning with Chapter 4 - Land Use, the following paragraphs describe the major features of the Specific Plan. Key policies and programs are highlighted; for full coverage of all topics addressed in the draft Plan, the reader is encouraged to read the actual document (available from the City Planning Department). Critical issues that will need to be considered by the Planning Commission are noted in bold typeface. Chapter 4 - Land Use This chapter creates the land use- framework for the Specific Plan area. It establishes what, where and how much development should occur in the various subareas of the specific plan planning area. Considerable time was spent to carefully integrate the land uses so that a high quality, economically viable com munity would emerge out of the flatlands and rolling hills of eastern Dublin. Such a community would complement and enhance not only central Dublin but the entire Tri-Valley region. 1. Land Use Sum m ary A land use summary, by acreage, is provided on page 24 of the Specific Plan. The approximate percentage of total area for each major land use group is provided below: Residential 52%* Commercial 21% Public/Semi-Public 3% Schools 5% Parks 7% Open Space 12%* 100% Note: Approximately 24% of the residential category is designated at rural densities which allows for clustering development, thus creating additional passive open space/recreation/habitat area. 2 PAG 2. Residential Approximately 12,500 units could be built within the Specific Plan area. The goal is to provide a wide diversity of housing opportunities to meet the social and economic needs of future residents. Housing types would range from custom homes, typical suburban single family units, townhomes and apartments. This diversity reflects the spectrum of housing needs today and in the future. More and more, traditional family units are not the norm and single -parent, childless couples and "empty -nesters" are comprising a large segment of the residential market. 3. Commercial Approximately 10.9 million square feet of commercial space could be built within the Specific Plan area. This is equivalent to Hacienda Business Park at buildout. The goal is to create an hierarchy of commercial uses that serves the business, shopping and entertainment needs of Dublin residents as well as those in surrounding communities. The types of commercial development envisioned include regional retail, large and mid -size office buildings, a walkable business and shopping area (known as the Town Center) and some light industrial areas. 4. Employment and Jobs/Housing Balance The draft Specific Plan would create approximately 28,300 jobs covering a full spectrum of incomes. In response to the diverse jobs/incomes anticipated in the planning area, the draft Specific Plan has also provided for a wide range of housing types that would be affordable to future workers in the area. The term "jobs/housing" balance refers to the relationship between jobs and housing for these workers (employed residents). The most commonly used benchmark is a 1:1 ratio; i.e. one job for each employed resident (not one job for each housing unit). Dublin households today average 1.61 workers per housing unit. A formula for calculating the numerical jobs/housing ratio is provided below (see SP, p.3.2-11): number of housing units x 1.61 e employed residents jobs —' employed residents = jobs/housing ratio Jobs/housing balance is not just achieved by having an equitable number of jobs and employed residents; housing must also be affordable to the range of incomes earned by the various workers. Thus, future housing must be a mix of upper -end executive homes, traditional single-family production units, smaller -lot single-family homes, attached dwellings, duplexes and apartments. Jobs/housing balance has become a key concern in the Bay Area and Tri- Valley because trafficways are becoming increasingly congested as workers travel greater distances to work centers. In response, community planning has begun to focus on creating developments wherein residents can live close to work and avoid long-distance commuting. 3 The jobs/housing balance within the Specific Plan area would result in more jobs than workers; however, when compared to buildout of the entire General Plan Amendment area, an almost exact balance is achieved. When looking at the future City of Dublin (western, central and eastern Dublin), a surplus of employed residents is anticipated. Given the current surplus of jobs in the Tri-Valley, the anticipated surplus of employed eastern Dublin residents could help offset the job imbalance in the sub -region. 5. Subareas The planing area is divided into ten (10) subareas, each having a distinct character and function as defined by the uses within the subarea (refer to Figure 4.2 in the Specific Plan). Two subareas are highlighted below because of their unique qualities and importance to the overall planning framework for the Specific Plan. (The reader is referred to pages 34-42 of the Specific Plan to a complete discussion of all the subareas.) a. Town Center This subarea includes both commercial and residential land uses and is the centerpiece of development in eastern Dublin (Specific Plan, Figure 4.2). It spans both sides of Tassajara Road and serves a critical function as the pedestrian -friendly commercial core or "Town Center" for the planning area, imparting a sense of place to eastern Dublin and distinguishing it from just another typical suburban development. At the core of the Town Center, east of Tassajara Road, a cluster of community -serving uses is envisioned such as a performing arts center, library, community center, post office and other similar community facilities. These uses would adjoin a public plaza where public ceremonies, outdoor concer-ts, art/crafts shows and other less formal public gatherings could occur. Stretching east and west of the civic -oriented core will be a pedestrian -oriented neighborhood commercial area comprised of shops and small businesses. This area is intended to cater to the daily needs of the surrounding residential neighborhoods. At the far western edge of the Town Center subarea is a general commercial area which extends north/south along Tassajara Road. This area would have its primary orientation to the motoring public and include uses such as large office buildings, larger department stores, restaurants and a shopping center with a major supermarket and drug store. Another major component of the Town Center is a mixture of high, medium and single-family density housing. Apartments and other higher density housing would be located adjacent to the neighborhood commercial area, feathering out to single-family dwellings on the west side of Tassajara Road. To help offset the expanse of urban -type development within the Town Center two major community/city parks are located, comprising some 4 PAGE 44 OF 13 130 acres for active and passive recreation uses. Sports grounds and fields would be accommodated to serve the entire Dublin community. Other smaller neighborhood parks and squares would provide additional "green spaces" for recreation and relaxation. b. Village Centers, There are two additional clusters of commercial and residential uses beyond that provided in the Town Center. These are located at two future key roadway intersections - Fallon/Tassajara (Tassajara Village) and Fallon/transit spine (Fallon Village). The villages have been situated to take advantage of convenient vehicular access but they have also been designed to accommodate pedestrian access. At the center of each village is a compact, well-defined 8-12 acre commercial area accessible by auto, transit and foot. The Village Centers will accommodate such uses as grocery stores, gas stations, drug and hardware stores, restaurants, branch bank offices and other such uses needed by local residents. Also included within this core area will be public buildings such as schools, neighborhood parks, fire stations, a community center and other similar uses. The Village Centers are located within close distance to the more traditional single-family homes which surround them. In addition, higher density housing, such as duplexes, apartments and townhomes, is located directly adjacent to the commercial core within each village. This land use pattern will encourage a reduction in daily vehicle miles travelled by local residents. In summary, land uses within the proposed Specific Plan are oriented toward a diverse, highly integrated full -service community, with a particular focus on pedestrian- accessibility to work, shopping and recreation. A town center surrounded by higher density housing is envisioned as well as two satellite retail/residential centers- of a more intimate scale. The policies in this chapter are geared toward creating this type of environment. If this is not the direction the City desires, the policies as well as the land uses would require modification. Chapter 5 - Traffic and Circulation Roadway improvements in eastern Dublin have been planned to fully facilitate vehicular traffic while also accommodating transit and non -vehicular modes of transportation. The roadway system is based on a grid pattern which disperses traffic over a greater number of streets and facilitates an open neighborhood feeling. In contrast, a curvilinear system funnels traffic onto a few major thoroughfares and creates closed, isolated neighborhoods. The grid system is also much more "pedestrian friendly" in that streets do not dead end in cul-de-sacs and are generally two or four lanes wide. The major trafficways planned for eastern Dublin are summarized below with anticipated lane widths (also see SP pg. 57, Figure 5.1). The north/south and east/west travelways are expected to carry primarily vehicular traffic with the exception of the Transit Spine which is designed to facilitate public transit, pedestrian travel and moderate volumes of vehicular traffic. 5 PAGE S OF Traffic ways Planned Lanes Rivht of Wav North/South Hacienda Drive Tassajara Road Fallon Road 4 to 6 lanes 4 to 6 lanes 4 to 6 lanes 6 to 8 lanes 6 to 8 lanes 6 to 8 lanes East/West Dublin Boulevard 6 lanes 8 lanes Gleason Road 4 lanes none Transit Spine 2 to 4 lanes none The remaining streets in eastern Dublin will be two and- four lane local -serving streets. Transit stops -with bus pullouts, transit shelters, pedestrian paths and other amenities will be provided throughout the planning area. The Draft EIR for Eastern Dublin identified several traffic impacts that cannot be mitigated to a level of insignificance. These impacts would occur under buildout of the entire General Plan Amendment planning area in Year 2010 and under cumulative development in the Tri-Valley area. These unavoidable impacts are identified below -together with land use alternatives that would reduce them to a level of insignificance. Proiect Impacts Alternatives I-580 Freeway: I-680-Hacienda Drive No Project (DEIR p. 4-5) Reduced Planning Area (DEIR, p. 4-11) Reduced Intensities (DEIR, p. 4-19) No Development (DEIR, p. 4-19) Secondary effects of mitigation to No Project Santa Rita/I-580 eastbound ramps No Development Cumulative Impacts Alternatives I-580 west of I-680 I-580 east of Airway Dublin Boulevard/Hacienda Drive Dublin Boulevard/Tassajara Road No Project No Development No Project No Development No Project Reduced Land Use Intensities No Development No Project Reduced Land Use Intensities No Development Tassajara Road/Fallon Road No Project No Development 6 PAGE OF I? Cumulative Impacts Tassajara Road/Gleason Tassajara Road/Transit Spine Alternatives No Project No Development No Project No Development The Planning Commission may want to consider modifying the Specific Plan to address some of these traffic impacts. Impacts that remain significant after mitigation will require a Statement of Overriding Considerations. However, the presence of such impacts does not preclude approval of the Specific Plan as currently proposed. It should be noted that impacts on Tassajara are primarily caused by traffic from the anticipated connection from Dougherty Valley to Tassajara and full buildout of Tassajara Valley. The Specific Plan currently shows Tassajara being widened to four lanes to provide both vehicular and pedestrian access to the high density Town Center commercial/residential uses on either side of Tassajara. Tassajara at four lanes would be similar to Dublin Boulevard in downtown Dublin. Widening Tassajara to six lanes would create a travel way similar to Hopyard Road in northern Pleasanton. While this configuration would mitigate identified traffic impacts, it would tend to divide the Town Center area and greatly limit pedestrian access between the development areas planned on either side of this road. As previously mentioned, a grid -type street system is envisioned for the Town Center area of the Specific Plan (see Figure 7.1). - Such a system allows traffic to disperse over a number of mostly two-lane streets, rather than being concentrated on fewer, typically four --lane arterials. Design speeds on two lane streets are generally slower which makes it more inviting and safer for pedestrians to walk along and cross. Grid -streets intersect, thus providing direct access to most areas within the system. In contrast, a curvilinear system tends to isolate areas by having many streets dead end in cul-de-sacs. The grid -street system in the Town Center area was discussed during the joint Council/Commission study sessions. It was indicated as the preferred system for this area because it would accommodate vehicular traffic while also facilitating pedestrian activity. The traffic policies in the proposed Specific Plan have been designed to support -this type of street network in the Town Center. If this is not the type of system desired by the City, the policies and roadway system would need to be modified. Any major modification will require substantial time on the part of Staff and the consultants to revise the land - use scheme, recalculate the buildout numbers and revise text and maps accordingly. Chapter 6 - Resource Management This chapter establishes an integrated open space system for the long term benefit of planning area residents, the Dublin com munity, visitors and the natural wildlife of the area. There are three major components of the resource management 7 PAGE OF 13 system for eastern Dublin: 1) open space; 2) natural resources; and 3) conservation and safety. 1. Open Space Open space is defined as land designated for no development (412 acres, 12 percent of the planning area) or very limited development (1 unit per 100 acres; 409 acres, 12 percent of the planning area). These open space areas may be in public or private ownership and are intended for passive human use (hiking or visual resource). These areas also represent important habitat for the area's native plant and animal life. Conservation of these areas is supported by Specific Plan policies for open space (Draft SP, page 62). 2. Natural Resources The planning area contains numerous natural resources which have been a key determinant in establishing a framework for where development should and should not occur. Several different categories of natural resources are protected by Specific Plan policies: a) biological; b) cultural; and c) visual. a. Biological Resources Included in this category are Tassajara Creek, riparian woodland along Fallon Road, several small freshwater marsh areas adjacent to drainages in Tassajara Creek and Fallon Road, and other smaller wetland areas associated with seeps, springs and man—made stock ponds occurring throughout the Specific Plan area (Draft SP, Figures 6.2 and 6.3). Reference is also made to special status wildlife species that are known to inhabit the planning area or for which habitat exists in the planning area. Such species include the red -legged frog, western pond turtle, golden eagle, northern harrier, burrowing owl, American egret and San Joaquin kit fox (not found physically on the site but suitable habitat does exist within the Specific Plan area). Policies in the Plan place high priority on protection of these biological resources (Draft SP, pages 63-67). b. Cultural Resources Included in this category are the prehistoric and historic artifacts/sites found within the planning area. Specific Plan policies are oriented toward protection and documentation of these resources (Draft SP, page 68). c. Visual Resources The ridgelines and ridgelands of eastern Dublin are the focus of this section. Plan policies direct that no development may occur on the most prominent ridgeline which wraps around the north and east sides of the planning area (Draft SP, page 69, Figure 6.3). On the lesser but still visually sensitive ridgelines/ridgelands, Specific Plan policies 8 PAGE 8 n� 1 permit some development potential that would be carefully guided by grading policies for hillside areas (Draft SP, page 70). 3. Conservation and Safety This section of the resource management plan addresses geotechnical hazards (slope stability, slide potential) and noise guidelines. Policies detail allowable development in different slope categories (Draft SP, page 71) and adequate mitigation of potential noise impacts along I-580 (Draft SP, page 72). The policies for the Resource Management chapter of the Specific Plan will create an open space system -that protects major biological features, major ridgelines/ridgelands, curtails development on slopes with a certain percentage and requires adequate mitigation for noise along I-580. If this is not the type of system desired by the City or if certain elements of the system are not acceptable, the text and accompanying maps would have to be modified. The Draft EIR states that all visual impacts can be mitigated to a level of insignificance except for alteration of the site's inherent visual character. Any modifications to the Resource Management policies will require environmental review by Staff to determine if additional analysis would be needed, thereby requiring revisions to the Draft EIR. Chapter 7 - Community Design This chapter provides development and design guidelines which implement the Plan's goals and policies for a coordinated, cohesive community in eastern Dublin. Design features of the com munity include thoughtfully designed buildings, carefully integrated public/semi-public facilities, pedestrian -scaled streets and public open spaces. The guidelines are meant to provide a design framework while still allowing for individual builder creativity. The guidelines are organized by planning subarea and address both structures and the circulation system. Figures illustrating the design concepts are included in the Specific Plan for the purpose of showing how a particular subarea might develop. Other site design layouts can be considered but they must be consistent with the principles and guidelines contained in the Community Design chapter of the Specific Plan. The following paragraphs summarize the design theme for key planning subareas. The reader is directed to Chapter 7 for a full discussion of the design guidelines. Town Center - Commercial Guidelines are directed toward developing a compact commercial core in the Town Center, and minimizing reliance on the auto by creating a pedestrian -friendly environment with access to transit, retail/commercial services, parks and schools. The physical form of the Town Center Commercial area is governed by the grid pattern street network and buildings are oriented to create a continuous edge along the streets. Along Tassajara Road, buildings can be up to six stories high; in the Neighborhood Commercial area along the Transit Spine, three stories would be the maximum in order to maintain the pedestrian scale and "main street" character of this area. 9 PAGE Town Center - Residential This subarea is envisioned as a relatively urban housing district composed of apartments, duplexes, townhouses and small -lot single family homes. All would be located within walking distance of the Transit Spine (maximum 1/4 mile or plus/minus five minutes). Residential units would be grouped to form neighborhoods and parks and pedestrian areas provided for public activity and neighborhood identity. Building height would range from two to four stories. Entries would be designed to promote sidewalk activity and social interaction between neighbors. Village Centers These centers are located in the outlying areas of the Specific Plan but are intended to create some of the intimacy associated with the Town Center. Commercial and residential uses are grouped to promote a lively pedestrian environment while still providing optimum vehicular access. The focus of each village is a central open space (village green) surrounded by commercial and residential development. Building height would be predominantly two stories with a maximum of three stories. Parking would be behind buildings which front the shopping street and village green. Foothill Residential Most of the traditional single-family development will occur in this subarea. Because the terrain is often sloping, the design emphasis is on minimizing disruption of the hillside environment and achieving a sense of development set within the natural landscape. Development is to be concentrated on the floor and sides of valleys rather than on ridgelines; clustering is promoted and stepped, split-level buildings encouraged to reduce grading and maintain open views of the surrounding area. Gateways The Specific Plan denotes three gateways: Tassajara, Fallon and Hacienda. Daily, thousands of visitors will pass through these areas, taking with them an image of eastern Dublin. Key design goals for these subareas include locating buildings to create entryways into eastern Dublin, situating parking areas so they do not dominate views from the street, and providing a pedestrian pathway system to connect different uses within the subarea. Building height would be up to six stories; buildings would be oriented to avoid blocking views of the background hills and cutting off pedestrian access. Circulation System The remainder of the design guidelines in Chapter 7 define the size and character of streets and pedestrian/bike paths. Street standards are in conformance with current City standards. 10 PAGE Ma 0 The design guidelines were developed to create the environment envisioned by the Specific Plan land use map and policies. The Specific Plan will not develop all at once but in increments. The design guidelines are necessary to ensure that each individual project will be developed in a manner consistent with the overall - community design envisioned for eastern Dublin. Without this type of direction, buildings are likely to occur in a disjointed, disconnected fashion, with little or no design compatibility. If the design guidelines detailed in Chapter -7 are not the direction the City wishes to pursue, they should be modified accordingly. One area the Planning Commission may want to consider- is the addition of language to the height guidelines for the Town Center Commercial and Gateway subareas to permit buildings greater than six stories under special circumstances. If the Commission wishes to pursue this, the floor area ratios may need to be adjusted to accommodate a higher story limit. Chapter 8 - Community Services and Facilities This section of the Specific Plan describes the various services and facilities that will be required in eastern Dublin including schools, police services, fire protection, solid waste disposal, a library, and postal service. During preparation of the Specific Plan, substantial discussion ensued regarding the number and location of schools. To clarify, the number of schools was determined by using the following student generation factors for each type of anticipated residential dwelling in the Specific Plan area. These factors are based on Livermore School District standards (similar data was not available -from Dublin School District). Once the total number of students was estimated, the number of schools was determined based on Livermore School District capacity criteria for each type of facility (similar data was not available from Dublin School District). Calculations for Eastern Dublin Specific Plan Schools Number of Number of Student Generation Rate Students Generated Schools Reauired Elementary School Single family: .3/unit 719 Multi -family: .1/unit 1,060 Junior High School Single family: .15/unit 360 Multi -family: .05/unit 503 6 2 High School 1 Single family: .2/unit 480 Multi -family: .07/unit 704 The location of schools was based on a number of factors including California State locational criteria, the student generation potential within residential areas, the 11 PAGE I/ OF developability of a potential school site, accessibility from the surrounding neighborhood and student safety relative to automobile traffic. If any of the school site locations are altered, it may also require adjustments to surrounding land uses since the schools have been strategically placed in response to the above described criteria. Chapter 9 - Water. Wastewater and Storm Drainage Conceptual water, wastewater and storm drainage systems have been designed to accommodate development of the Specific Plan. (Pipe sizes and locations are detailed in Figures 9.1, 9.2 and 9.3 of the draft Specific Plan.) These systems would be phased concurrently with future development and built according to Dublin San Ramon Services District (DSRSD) standards. Per direction from DSRSD, the water- distribution system has been sized to accom modate development of Dougherty Valley. This reflects the District's intention to also provide water to this future development area. A recycled water system has also been designed for the Specific Plan. DSRSD strongly advocates wastewater -recycling and reuse in the Tri-Valley and has stated that the Specific Plan area would be an ideal location to plan for wastewater reuse through- landscape irrigation (Draft SP, page 127). Construction of such a system will help conserve existing and future water supplies. The policies and programs of the Spec-ific Plan- support the development of adequately- sized water, wastewater and storm drainage systems. In addition, it strongly supports the use of recycled water for landscape irrigation- in the Specific Plan area. If these - policies- are not in alignment with City desires, they would need to be modified, possibly resulting in changes to the conceptual layouts. It- should also be noted that the Draft EIR identified the sizing - of the water system to accommodate development in Dougherty Valley as a growth -inducing impact that remains significant after mitigation. A Statement of Overriding Considerations would be required if the Specific Plan is approved as proposed. Chapter 10 - Financing, This chapter of the Specific Plan serves a two -fold purpose: 1) to detail how infrastructure costs will be financed; and 2) to demonstrate that proposed measures for infrastructure financing will not affect existing City resources. Estimated infrastructure costs for Eastern Dublin are: Streets, highway interchanges, mass grading Water and wastewater systems Public facilities, impact fees $136 million 235 million 160 million $531 million 12 PAGE ,2 OF i3 Based on City policy, no General Fund monies will be used to finance infrastructure for new development. The burden, therefore, falls to the developer. Given the scale- of development in eastern Dublin, the developers will not be able to assume the full burden in advance of sales. Therefore other mechanisms must be put into place to create the necessary upfront money for infrastructure and other public improvement costs. The Specific Plan describes a number of financing mechanisms that are available in today's market to assist in the financing of new development. The most commonly used are Mello -Roos District, Marks Roos Bonds, Special Assessment Districts, Dublin impact fees and school impact fees (AB 2926). Based on the fiscal analysis prepared for the Eastern Dublin Specific Plan, the project would meet the necessary criteria to make it fundable via the methods described above (Draft SP, page 148). The City would, however, have to initiate developer agreements and create the necessary districts (special assessment, Mello -Roos or others) to ensure financing of needed improvements. Policies in -this -chapter of the Specific Plan- support the formation of special districts and other mechanisms to ensure that the burden of financing infrastructure costs- does not fall upon- the -City. The action programs also recommend -creation of severalimpactfeesystemsto offset infrastructure costs (Draft SP, page 149). If the City does not wish to pursue this course of action, the polices and programs in the- Specific - Plan should be revised. Any alterations to the program should be carefully evaluated for impacts on the finaneibility of the project. Chapter 11 - Implementation This chapter summarizes the steps needed to make the Eastern Dublin Specific Plan a reality on the ground. Approval of the Plan itself is only the first step; - subsequent actions include prezoning, annexation, preparation of a services plan, submittal of planned development plans and other actions (Draft SP, page 157-159). There are no policies or action programs in this chapter. STAFF RECOMMENDATION 1. Staff recom mends that the Planning Commission thoroughly review the Draft Specific Plan keeping in mind that the Plan is geared toward the creation of a fully integrated community centered around a pedestrian -oriented Town - Center with -more traditional -single-family housing located in the outer lying areas. The -goals, policies and action programs fully support implementation of the land use map shown in Figure 4.1 of the Plan. Because the different components of the Plan have been carefully interlinked (i.e. transportation, open space, recreation, resource management), any changes are likely to have a ripple effect and should be carefully evaluated before making a decision. 2. Staff recommends that the Planning Commission hear Staff's presentation and then open the public hearing to receive public comments on the Draft Specific Plan, chapters 1.0 through 5.0, or beyond, if time permits. 3. Staff recommends that the Planning Commission continue the public hearing to October 12, 1992. s/edspoct6 13 PAGE PP 1