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HomeMy WebLinkAboutAgenda Statement 2/14/1991 AGENDA STATEMENT JOINT CITY COUNCIL/PLANNING COMMISSION MEETING DATE: FEBRUARY 14, 1991 SUBJECT: East Dublin Preliminary Land Use Map REPORT PREPARED BY: Brenda A. Gillarde, Project Coordinator ATTACHMENTS: 1t 1. Preliminary Land Use Map 2. Buildout Figures 3. Land Use Summary by Planning Subarea RECOMMENDATION: 4r. 1. Hear Staff presentation 2. Commission/Council ask questions of ( \Y Staff 3. Open meeting to public; receive public comment 4. Close public comment period; Commission discusses staff report and preliminary land use map and through non-binding consensus makes recommendations for changes/ additions. 5. Council discusses staff report and preliminary land use map and through non-binding consensus makes recommendations for changes/ additions. 6. Council considers directing Consultant to begin preparation of the general plan amendment/specific plan with the understanding that the preliminary land use map will be subject to further study and environmental analysis. FINANCIAL STATEMENT: This work is covered under the current agreement with Wallace, Roberts & Todd, the project consultants. DESCRIPTION: I. BACKGROUND For the past three months two public workshops and one public study session have been held jointly with the Planning Commission and City Council on the general plan land use concept for East Dublin. The meetings were designed as a forum for discussing COPIES TO: Agenda File Project Planner PA File how East Dublin should develop. Input was received from the Planning Commission, City Council and the public. The first workshop posed several questions which dealt with how people felt about the present City of Dublin - what were the City's positive attributes and what would they like to see added or changed. Positive attributes included: - shopping and other business needs located close in - good mix of housing - uncluttered hills - city close/country quiet Changes or additions included: - more diversity in housing types/styles - more public transit and pedestrian orientation - a central, pedestrian oriented commercial area - additional recreational facilities Two other questions were discussed at the first workshop which dealt with residential and retail development in East Dublin. Among the comments expressed were: - there should be a great diversity of housing - there should be a sufficient number of "starter" homes - neighborhoods should contain a mix of dwelling types - retail development should be located close to residential areas - retail areas should be centralized and pedestrian accessible - the City should capitalize on Dublin's established market niche and should provide new retail opportunities not currently met in the Valley The second workshop dealt with office and business park development, the transportation system and park and recreation facilities. The upshot of these discussions was: - commercial designations should be flexible enough to respond to changing market conditions - intersections/interchanges should be utilized for high visibility uses - uses that keep office areas "alive after five" should be encouraged - the transportation system should be multimodal to accommodate autos as well as public transit and pedestrians - arterials should be designed to minimize impacts to neighborhoods - a community park with a unique feature should be developed - a comprehensive trail system should be designed 2 • A joint Commission/Council public study session was held following the second workshop to discuss areas of convergence and divergence about a particular kind of development in East Dublin. The result of this discussion is the map attached to this staff report, which is discussed in greater detail in the following section. II. DISCUSSION The ideas brought forth in the previous workshops and study session are reflected in the land use map attached to this staff report. The following paragraphs describe the kind of community that would result if the map were "developed." land Use Concept The underlying concept guiding the refinement of the proposed land use concept was that East Dublin should be a distinctive mixed-use community which is integrated with existing Dublin yet has a unique image and identity. The emphasis on a mixed-use community came from the concern for creating a vital urban environment where people can live, work, play and interact in a way that fosters a sense of community. A major feature of the plan is the creation of mixed-use centers around which predominately residential uses are located. These centers will provide a focal point for each neighborhood where residents can gather and interact. The main center is located along Tassajara Road and is intended to serve the entire East Dublin area as well as existing Dublin and residents from adjacent cities. Three additional "village" centers are designated: one at the north end of Tassajara Road; one located at the Fallon Road/transit spine intersection; and one along Doolan Canyon Road. The intent of the village centers is to serve the daily shopping needs of nearby and surrounding residents. This configuration responds to the desire expressed at the workshops for close-in shopping. Employment generating and service commercial uses are primarily located along the freeway frontage to take advantage of freeway access and visibility. Regional commercial uses have been designated along both sides of the Fallon Road interchange. These sites present good opportunities for uses such as an auto mall, promotional center or discount center. This responds to the comments expressed at the workshops for commercial uses that enhance Dublin's existing market niche and provide for shopping opportunities not presently found in the Valley. The community commercial area along Tassajara is envisioned for such key uses as multi-story office buildings with ground floor 3 retail, a shopping center and other community-serving commercial uses. The office/hotel area shown at the Tassajara interchange is intended for high-end development that would help establish an upscale image for the area. The site would be a prime location for a hotel, given its high visibility, proximity to job centers and East Dublin's commercial core. This location was selected in response to the desire for high visibility uses near the freeway interchanges as well as a location for a future hotel. Business park uses have been concentrated on the County of Alameda property, west of Tassajara. This location is consistent with the current annexation agreement between the City of Dublin and the County. The County is presently conducting a study to examine the most appropriate land uses for their site. However, until the County completes its studies and approaches the City of Dublin with a proposal to amend the annexation agreement, the plan for East Dublin will continue to show business park for their property. The main commercial area located along Tassajara and the transit spine is intended to serve the needs of local as well as area residents. The commercial area along Tassajara will be geared toward auto-oriented retail and office uses. Retail uses located along the east/west "transit spine" will be more pedestrian/public transit oriented. This area responds to the desire expressed at the workshops to provide opportunities for small businesses and local shop owners. The civic area (C on the map) has been moved eastward, away from the intersection of Tassajara and the transit spine per the responses received at the workshops. Potential uses include a post office, library, theater and/or community center. The civic center will provide a locus for community activity and help keep the area "alive after five." Population. Units and Employment As presently shown the plan would generate the following*: Units: 18,291 Population: 53,186 Jobs: 37,171 * Note: See Attachments 2 and 3 for additional buildout figures All of these figures are based on gross, not net acreages; that is, land has not been deleted for roads, easements, setbacks and other requirements. Approximately 42% of the dwelling units are "multi-family" (14-25+ du/ac), slightly higher than currently exists in Dublin. However, this will provide a greater range of housing opportunities including starter and affordable homes, a key concern expressed during the workshops. 4 The total number of units (18,291) is slightly higher than in the previous Concept #4 (17,937). However, the number of jobs is 9,045 more than in Concept #4 (28,710). This is largely due to the amount of business park shown in the current plan. The greatest concentration of business park is on the Alameda County property. As mentioned previously, the County property must be designated for business park per the annexation agreement between the City and the County. The minimum FARs permitted by the annexation agreement were used to calculate buildout on the County property in an effort to reduce, to the greatest degree possible, the jobs/housing imbalance. However, even with this reduction, the plan generates a total of 8,490 jobs in excess of available housing, or a housing deficit of about 5,306 units. Some of this imbalance would be offset by the West Dublin project, which if approved, could potentially produce about 3,000 units. The jobs/housing issue will have to be further studied in the specific plan. Based on the projected population (53,186), 7.9 elementary schools, 2.5 middle schools and 1.8 high schools will be required. The plan provides 8 elementary schools, 2 middle schools and 1 high school. If the number of housing units is moderately increased, it is likely a second high school and another middle school would be required to serve the East Dublin community. Transportation System While ensuring that vehicular circulation is convenient and efficient, the plan puts a strong emphasis on providing area residents with a high degree of choice in transportation modes. This responds to the concern that the transportation system for East Dublin be multi-modal. The more densely developed areas of the site can be accessed by walking, cycling, bus, car pool and BART. This will make a major contribution toward reducing traffic congestion and air pollution. The major arterials have been designed to carry the bulk of traffic, thus protecting neighborhoods from severe traffic impacts, another concern expressed at the workshops. Two north/south and two east/west arterials are planned. Tassajara Road and Fallon Road will accommodate the north/south traffic; both are planned as four lane roads, increasing to six lanes as they near I-580. The major east/west circulation system is provided by two major arterials. Dublin Boulevard, a six lane road, will extend from existing Dublin to North Canyons Parkway, parallel to 1-580. This is a separate road from the recently approved two lane extension of existing Dublin Boulevard. This two lane extension will function as a local street in East Dublin. 5 The other major east/west arterial is a half mile north of Dublin Boulevard (indicated on the map as the Seventh Street Extension). It is planned as a four lane road and could eventually be connected to 7th Street. A third east/west arterial is shown on the map as the "transit spine." This route would function as the "Main Street" for the main commercial center, connecting the center with the future East Dublin BART station and existing Dublin. The spine, extending from the western edge of the study area to Doolan Canyon, would accommodate two lanes of vehicular traffic and public transit. Commercial, office and higher density residential have been located near the spine to facilitate transit use by local residents, employees and shoppers. In addition, the community park, several schools and a substantial amount of residential uses are located along or within a quarter mile of the spine. Open Soace/Recreation Facilities From the beginning, the study area's natural features have been an important factor in determining the overall character and organization of the plan. In keeping with the City's current general plan policies, the following areas were protected from development: - slopes 30% or over - sensitive habitat areas - natural drainage ways - ridgelands - visually sensitive ridges This will create a sense of openness and country quiet, which was one of the desireable traits mentioned during the workshops. The community park that was formerly located along Tassajara has been relocated eastward, abutting Fallon Parkway. The active park acreage provided in the preliminary plan equates to 4.8 acres per 1,000 population. This is slightly below the City's standard (5 acres per 1,000 population). It should be noted that the City is conducting a park master plan study that will evaluate existing and future park needs in the Dublin community. Thus the park acreages and locations shown in the preliminary general plan land use map for East Dublin may change, based on the outcome of the park master plan study. 6 III. ECOMN1ENDAT I ON Staff recommends that Council follow the procedure outlined on Page 1 of this staff report. The Council should then consider directing the Consultant to move forward with the preliminary land use concept for East Dublin with any additions or changes the Council deems appropriate at this time. The preliminary concept will be further studied in the specific plan and environmental impact report. Additional changes and modifications will occur during this process through subsequent public meetings and public hearings. There will be ample opportunity for the public to comment at all of these meetings and hearings. s/edpremap 7