HomeMy WebLinkAbout6.2 Appeal PA84-049 Imperial Freeholds /0- qo
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: May 13 , 1985
SUBJECT: An Appeal of a Planning Commission
action to approve PA 84-049, Imperial
Freeholds California, Inc*.
PROJECT: PA 84-049 Imperial Freeholds California
Incorporated, application for a Parcel
Map Extension (Parcel Map 3582 )
EXHIBITS ATTACHED: A - Draft Resolution denying the appeal
Background Attachments:
1 - Appeal letter dated 4/11/85
2 - 4/1/85 Planning Commission Staff
report with background attachments
3 - TJKM Traffic Impact Study
RECOMMENDATION: 1 - Open public hearing and hear staff
presentation
t _ 2 - Take testimony from applicant and
III the public
3 - Question staff, applicant and the
public
4 - Close public hearing and deliberate
5 - Adopt a Resolution (Exhibit A)
which denies the appeal and upholds
the Planning Commission action
FINANCIAL STATEMENT: If the appeal is granted, the City will
have to pay an additional $69, 000 for
traffic signals at the Dublin
Boulevard/Sierra Court intersection
DESCRIPTION: On 2/23/82 , Alameda County approved
parcel map 3582 which subdivided a ten acre site (located
immediately west of Dublin Sports Ground and Valley High School)
into three parcels . Because of potential traffic impacts a
condition of approval required the applicant to pay for
signalization and median improvements at the proposed Imperial
Court/Dublin Boulevard intersection.
Mr . Anthony Long, representing Imperial Freeholds, subsequently
filed an extension with the City for the recording of the final
parcel map. This extension request was originally heard by the
Planning Commission on November 17 , 1984 , and then was continued
at the applicant ' s request to the 12/17/84 , 3/18/85 and 4/1/85
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ITEM NO. (p • � COPIES TO:
Applicant
ti
Planning Commission meetings . On 4/1/85 the Planning Commission
reviewed a two-year extension to record the final parcel map with
several conditions. Two such conditions required that:
1. The applicant shall make a good faith effort to acquire
access out onto Dublin Boulevard at Sierra Court so that the
entrance to Imperial Court can be moved to this location.
The good faith effort shall include, but not limited to,
reaching an agreement on the land transfer with DSRSD and
filing an application with the Federal Government to approve
said transfer. A letter from the DSRSD Board of Directors
stating it does not want to proceed with a land transfer
will also constitute a good faith effort.
2 . The developer shall pay $69, 000 for the installation of
traffic signals at Sierra Court and Dublin Boulevard.
At the hearing, Mr. Anthony Long said they were willing to pay
the $69 , 000 for the traffic signal if they were successful in
relocating the access road. If they were unable to relocate the
road, they would not have direct left turn access and egress from
Dublin Boulevard and would not want to pay for part of the
signalization.
After discussion, the Planning Commission determined that, even
if the access was not relocated, the project would generate
traffic impacts at both the Dublin Boulevard/Sierra Court and
Dublin Boulevard/Clark Avenue intersections. The Planning
Commission unanimously voted to approve the parcel map extension
including the condition that the developer pay for part of the
signalization.
As noted in their letter dated 4/1/85, Imperial Freeholds,
California, Incorporated does not object to the payment of the
$69 , 000 if they are successful in relocating the entrance to
their site across from Sierra Court. If the entrance is not
relocated, the applicants would object to this payment because
they feel it will place a "great burden" on their project.
The $69, 000 figure is based upon a study done by TJKM (Exhibit D)
where an equal portion of the signal costs ( $100, 000) were
assessed between the Bedford project at Sierra Lane and Sierra
Court and the Imperial Freehold' s project. The study was based
upon the amount of traffic generated by each development. The
Bedford project, being an industrial/business park development,
was not expected to generate the amount of traffic as an office
project and therefore was assessed $31, 000, or 31% Bedford has
since submitted a letter of credit in that amount to the City.
Imperial Freeholds was assessed $69, 000 or 69%.
It should be noted that several developers have been required to
install public improvements or make cash payments for future
public improvements as part of their project approvals. Often
times, those public improvements are not installed directly in
front of their site. For example, Automation Electronics _
Corporation (located west of Silvergate Drive at Dublin
Boulevard) was required to make a cash payment for intersection
improvements at San Ramon Road and Dublin Boulevard. In
addition, the Nielsen Ranch subdivision, located on the western
portion of the City was required to make a cash payment for
intersection improvements at San Ramon Road and Silvergate Drive.
As noted above, Bedford was required to make a cash payment for
traffic signals at Dublin Boulevard and Sierra Court.
Large projects such as the ones noted above have significant
traffic impacts on the City, not only in the immediate vicinity
of the project, but throughout various parts of the City.
It is a fairly common practice for cities to require a developer
to install or make cash contributions for traffic signals to
off-set the impact of the development on the City. The amount of
the contribution depends on the specific nature, size, location
and impact of the project. Staff does not believe it is
-2-
unreasonable to require a $69, 000 contribution in relationship to
a project encompassing 180 , 000 sq. ft. along one of the major
thoroughfares of the City.
It should be noted that the intersection improvements (traffic
signals, median work and roadway improvements) at Dublin
Boulevard and Sierra Court will cost approximately $200, 000 . The
DSRSD has an obligation to contribute $25, 000 toward the
improvements . The City will be paying for the balance of the
improvements not associated with the traffic signals .
Accordingly, the City, DSRSD, and major developments will be
sharing in the cost of these improvements .
In conclusion, Staff believes the requirement for a cash
contribution of $69, 000 is reasonable, appropriate, consistent
with previous project approvals, and necessary to offset the
impact of the development on the City.
Staff recommends that the City Council concur with the Planning
Commission recommendations and adopt the resolution which denies
the appeal and upholds the conditional approval of the parcel map
extension.
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RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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DENYING AN APPEAL BY IMPERIAL FREEHOLDS CALIFORNIA,. INC. AND
UPHOLDING THE PLANNING COMMISSION ACTION WITH RESPECT TO PA 84-049
AN APPLICATION FOR AN EXTENSION TO PARCEL MAP 3582
WHEREAS, Tony Long representing Imperial Freeholds
California Incorporated filed an application for an extension to
Parcel Map 3582 ; and
WHEREAS; Alameda County initially approved the Parcel
Map on February 23, 1982 ; and
i WHEREAS, the Dublin Planning Commission approved a two .
year extension at a public hearing on 4/1/85; and
i
WHEREAS, Tony Long filed a timely appeal of said action
with respect to Condition No. 43, which required the payment of
$69 , 000 for traffic signals at Dublin Boulevard and Sierra Court;
and
WHEREAS, the City Council did hold a public hearing on
said appeal on 5/13/85 ; and
WHEREAS, public notice of this application was given in
all respects as required by law; and
WHEREAS, Staff Report was submitted recommending
the appeal be denied; and
WHEREAS, a Negative Declaration has been adopted for a
previous filing on this property and would be utilized for this
application; and
WHEREAS, " the City Council did consider all said reports
and recommendations at a public hearing on 5/13/85;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City
Coundil does hereby find that:
1) The Parcel Map, with the appropriate conditions, is
consistent with State and local subdivision regulations
2 ) None of the conditions described in Government Code, Section
66474 , Subsections (a) thro�gh (g) inclusive, exists with
respect to said subdivision _
3 ) The extension will be consistent with the General Plan.
4 ) The circumstances under which the subdivision was approved
have not changed to the extent which would warrant a change
in the design or improvement of the subdivision.
5 ) The payment of the $69 , 000 is necessary to offset the impact
of the future development on the City of Dublin.
BE IT FURTHER RESOLVED that the Dublin City Coundil does
hereby deny the appeal and approves the parcel map extension with
the following conditions :
DP 83-20
IT
Unless otherwise specified, the following conditions shall be complied with prior to
recording the final parcel map and shall be subject to the review and approval of the City
Engineer and/or Planning Department.
ARCHAEOLOGY:
1. If, during construction, archaeological remains are encountered, construction- in the
vicinity shall be halted, an archaeologist consulted, and the City Planning Department
notified. If, in the opinion of the archaeologist, the remains are significant,
measures, as may be required by the Planning Director, shall be taken to protect them.
BONDS:
2. Prior to release by the City Council of the performance and labor and materials
securities:
a. All improvements shall be installed as per the approved Improvement Plans and
Specifications.
b. All required landscaping shall be installed and established.
c. An as-built landscaping plan prepared by the project Landscape Architect and a
declaration by the Project Landscape Architect that all work was done under his
supervision and in accordance with the recommendations contained in the landscape
and soil erosion and sedimentation control plans shall be submitted to the City
Engineer.
,a d. Grading of the subject property must conform with the recommendations of the soils
engineer to the satisfaction of the City Engineer.
e. The following shall have been submitted to the City Engineer:
1) An as-built grading plan prepared by a registered Civil Engineer, including
original ground surface elevations, as-graded ground surface elevations, lot
drainage, and locations of all surface and subsurface drainage facilities.
2) A complete record, including location and elevation of all field density
tests, and a summary of all field and laboratory tests.
3) A declaration by the Project Civil Engineer and Project Geologist that all
work was done in accordance with the recommendations contained in the soil
and geologic investigation reports and the approved plans and specifications.
3. Performance, labor, and material securities to guarantee the installation of
subdivision improvements, including streets, drainage, grading, utilities, landscaping,
and off site improvements shall be provided and approved by the City Engineer prior to
approval of the Final Map.
t
DRAINAGE:
4. Each lot shall be so graded as not to drain on any other lot or adjoining property
prior to being picked up by an approved drainage system.
5. Roof drains shall empty onto paved areas, concrete swales, or other approved
dissipating devices. J
6. A minimum of 12" diameter pipe shall be used for all public storm drains to ease
maintenance and reduce potential blockage.
7. A soil erosion and siltation control plan for both construction and post-construction
periods, prepared by a Civil Engineer, shall be to the satisfaction of the City
Engineer prior to the filing of the Final Parcel Map. This plan shall be followed in
improving the tract.
DEBRIS:
8. Measures shall be taken to contain all trash,. construction debris, and materials on-
site until disposal off-site can be arranged. Subdivider shall be responsible for
corrective measures at no expense to City of Dublin.
DP 83-20
DUST:
9. Areas undergoing grading, and all other construction activities, shall be watered, or .
other dust-pallative measures may be used, to prevent dust, as conditions warrant. _
10. Dust control measures, as approved by the City Engineer shall be followed at all times
during grading and construction operations.
EASEMENTS:
11. The land divider shall acquire easements, and/or obtain rights-of-entry from the
adjacent property owners for improvements required outside of the land division.
Copies of the easements and/or rights-of-entry shall be in written form and be
furnished to the City Engineer.
12. Existing and proposed access and utility easements shall be submitted for review and
approval by the City Engineer prior to Final Map approval. These easements shall allow
for practical vehicular and utility service access for all lots.
EROSION:
13. Prior to any grading of the site, and in any case prior to filing a Final Map, a
detailed construction grading plan (including phasing) ; and a drainage, erosion; and
sedimentation control plan, for construction and post-construction period, prepared by
the Project Civil Engineer and/or Engineering Geologist; shall be approved by the City
Engineer. Said plan shall include detailed design, location, periods when required,
and maintenance criteria, of all erosion and sediment control measures. The plan shall
attempt to insure that no increase in sediment or pollutants from the site will occur.
The plan shall provide for long-term maintenance of all permanent erosion and sediment
control measures such as slope vegetation. All erosion and sediment control measures
shall be maintained by the developer. It shall be the developer's responsibility to
maintain the erosion and sediment control measures for the year following acceptance of
the subdivision improvements by the City Council.
FINAL MAP:
14. Prior to filing the Final Map, precise plans and specifications for street
improvements, grading, drainage (including size, type, and location of drainage
facilities both on- and off-site) , and erosion and sedimentation control, shall be
subject to the approval of the City Engineer.
FIRE:
15. Install fire hydrants at the locations approved by the Dublin San Ramon Services
District, in accordance with the standards in effect at the time of development. A
raised blue reflectorized traffic marker shall be epoxied to the center of the paved
street opposite each hydrant.
16. All materials and workmanship for fire hydrants, gated connections, and appurtenances
thereto, necessary to provide water supply for fire protection, must be installed by
the developer and conform to all requirements of the applicable provisions of the
` Standard Specifications of Dublin San Ramon Services District. All such work will be
subject to the joint field inspection of the City Engineer and Dublin San Ramon
Services District.
FRONTAGE IMPROVEMENTS:
17. Dedication of land shall be made to the City of Dublin such that it conveys land
sufficient for the approved streets' right-of-way. Improvements shall be made, by the
applicant, along all streets within the development and as required off-site, to
include curb, gutter, sidewalk, paving, drainage, and work on the existing paving, if
necessary, from a structural or grade continuity standpoint.
FUTURE CONFORMANCE:
18. The design and improvements of the Tract shall be in conformance with the design and
improvements indicated graphically, or as modified by the Conditions of Approval. The
improvements and design shall include street locations, grades, alignments, and widths,
the design and storm drainage facilities inside and outside the Tract, grading of lots,
the boundaries of the Tract, and shall show compliance with City standards for
roadways. /
GRADING:
19. The minimum uniform street gradient shall be 0.5 percent. :Parking lots shall have a
minimum gradient of 1.0 percent, and a maximum gradient of 5.0 per cent. No cut or
fill slopes shall exceed 2:1, unless approved by the project's Soils Engineer and
reviewed and approved by the City Engineer. Slopes shall be graded so that there is
both horizontal and vertical slope variation, where visible from public areas, in order
to create or maintain a natural appearance.
20. Prior to final preparation of the subgrade and placement of base materials, all
underground utilities shall be installed and service connections stubbed out behind the
sidewalk. Public utilities, Cable TV, sanitary sewers, and water lines, shall be
installed in a manner which will not disturb the street pavement, curb, gutter and
sidewalk, when future service connections or extensions are made.
21. Grading shall be completed in compliance with the construction grading plans and
recommendations of the Project Soils Engineer and/or Engineering Geologist, and the
approved erosion and sedimentation control plan, and shall be done under the
supervision of the Project Soils Engineer and/or Engineering Geologist, who shall, upon
its completion, submit a declaration to the City Engineer that all work was done in
accordance with the recommendations contained in the soils and geologic investigation
reports and the approved plans and specifications. Inspections that will satisfy final
subdivision map requirements shall be arranged with the City Engineer.
22. If grading is commenced prior to filing the Final Map, a surety or guarantee, as
determined suitable by the City Engineer, shall be filed with the City of Dublin to
insure restoration of the site to a stable and erosion resistant state if the project
is terminated prematurely.
23. Any grading on adjacent properties will require written approval of those property
owners affected.
24. The developer shall keep adjoining public streets free and clean of project dirt, mud,
materials, and debris during the construction period, as is found necessary by the City
Engineer.
25. Where soil or geologic conditions encountered in grading operations are different from
that anticipated in the soil and geologic investigation report, or where such
conditions warrant changes to the recommendations contained in the original soil
investigation, a revised soil or geologic report shall be submitted for approval by the
City Engineer. It shall be accompanied by an engineering and geological opinion as to �.
the safety of the site from hazards of land slippage, erosion, settlement, and seismic
activity.
HANDICAPPED ACCESS:
26. Handicapped ramps and parking shall be provided as required by State of California
Title 24.
IMPROVEMENT PLANS, AGREEMENTS, AND SECURITIES:
27. All improvements .within the public right-of-way, including curb gutter, sidewalks,
driveways, paving, and utilities, must be constructed in accordance with approved
standards and/or plans.
28. The Applicant/Developer shall enter into an improvement agreement with the City for all
improvements.
Complete improvement plans, specifications, and calculations shall be submitted to, and
be approved by, the City Engineer and other affected agencies having jurisdiction over
public improvements, prior to execution of the Subdivision Improvement Agreement.
Improvement plans shall show the existing and proposed improvements along adjacent
public street(s) and property that relate to the proposed improvements.
All required securities, in an amount equal to 100% of the approved estimates of
construction costs of improvements, and a labor and material security, equal to 50% of
the construction cost, shall be submitted to,, and be approved by, the City and affected
agencies having jurisdiction over public improvements, prior to execution of the
Subidvision Improvement Agreement.
MISCELLANEOUS:
29. Copies of the Final Map and improvement plans, indicating all lots, streets, and
drainage facilities within the subdivision shall be submitted at 1"= 400-ft. scale, and
1"= 200-ft. scale for City mapping purposes.
30. The subdivider/developer shall be responsible for controlling any rodent, mosquito, or
other pest problem due to construction activities.
NOISE:
31. Construction and grading operations shall be limited to weekdays (Monday through .
Friday) and the hours from 7:30 a.m. to 5:30 p.m., except as approved in writing by the
City Engineer.
PUBLIC IMPROVEMENTS:
32. Any relocation of improvements or public facilities shall be accomplished at no expense
to the City.
STREETS:
33. The street surfacing shall be asphalt concrete paving. The City Engineer shall review
the project's Soils Engineer's structural pavement design. The subdivider shall, at
his sole expense, make tests of the soil over which the surfacing and base is to be
constructed and furnish the test reports to the City Engineer. The Developer's soils
engineer shall determine a preliminary structural design of the road bed. After rough
grading has been completed, the developer shall have soil tests performed to determine
the final design of the road bed.
34. An encroachment permit shall be secured from the City Engineer for any work done within
the public right-of-way, where this work is not covered under the Subdivision
Improvement plans.
STREET LIGHTS:
35. Install street light standards and luminaries of the design, spacing, and locations,
approved by the City Engineer.
STREET NAMES:
36. The subdivider shall furnish and install street name signs, bearing such names as are
approved by the Planning Director, and traffic safety signs in accordance with the
standards of the City of Dublin. Addresses shall be assigned by the City Building
Official.
TITLE:
37. A current title report and copies of the recorded deeds of all parties having any
record title interest in the property to be divided and, if necessary, copies of deeds
for adjoining properties and easements, thereto, shall be submitted at the time of
submission of the Final Subdivision Map for the City Engineer.
UTILITIES: _.
38. Electrical, gas, telephone, and Cable TV services, shall be provided underground to
each lot in accordance with the City policies and existing ordinances. All utilities
shall be located and provided within public utility easements, sized to meet utility
company standards.
39. Prior to the filing the Final Map, the subdivider shall furnish the City Engineer with
a letter from Dublin San Ramon Services District stating that the District has agreed
to furnish water and sewer service to each of the lots included on the Final Map of the
subdivision.
WATER:
40. Water facilities must be connected to the DSRSD system, and must be installed at the
expense of the developer, in accordance with District standards and specifications.
All material and workmanship for water mains, and appurtenances thereto, must conform
with all of the requirements of the officially adopted Water Code of the District and
will be subject to field inspection by the District.
41. Any water well, cathodic protection well, or exploratory boring shown on the map, that
is known to exist, is proposed, or is located during the course of field operations,
must be properly destroyed, backfilled, or maintained in accordance with applicable
groundwater protection ordinances. Zone 7 should be contacted (at 443-9300) for
additional information.
SPECIAL CONDITIONS
42. The applicant shall make a good faith effort to acquire access out onto Dublin
Boulevard at Sierra Court so that the entrance to Imperial Court ..can be moved to this
location. The good faith effort shall include, but not be limited .to, .reaching an
agreement on the land transfer with DSRSD and filing an application with the Federal
Government to approve said transfer. A letter from the DSRSD Board of Directors
stating it does not want to proceed with a land transfer will also constitute a good
faith effort.
43. The developers shall pay $69,000 for the installation of traffic signals at Sierra
Court and Dublin Boulevard.
44. Imperial Court shall have a uniform width all the way to the end of the cul-de-sac.
The narrowest section shown adjacent to the cul-de-sac shall be widened.
45. Provide the Alameda County Flood Control District with additional right-of-way to be
able to maintain the storm drain channel adjacent to the site. Provide the District
with a minimum of 20 ft. wide roadway and a turnaround at the end of the intersection
of the channel and the freeway, granted to the district at no cost.
46. A six foot high black vinyl clad chain link fence shall be installed along the district
right-of-way with 16 foot double hung gates at the entrance from Dublin Boulevard. i
47. Applicant shall secure an encroachment permit from the District for work at channel and
district right-of-way.
48. The outfall to the channel shall be the district's standard.
49. Provide a letter from DSRSD Fire Department and Public Works Department, stating that
applicable conditions have been complied with.
50. Imperial Court shall be designed as a public street to City of Dublin standards and
specifications.
51. The developer shall pay $779.75 which is one-half the cost of a traffic study done at
the Sierra Court/Dublin Boulevard intersection; said payment to be made in full in 60
days.
52. The parcel map shall not be recorded until a Site Development Review has been approved
for the entire site.
53. If the entrance to the subdivision is relocated, the revised parcel map shall be
approved by the Planning Commission before it is recorded.
54. This approval is valid until April 1, 1987.
PASSED, APPROVED AND ADOPTED THIS th day of
1985.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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DUBUN PLANNI
A MEMBER OF
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CITY OF DUBLIN
PLANNING COMMISSION
SUPPLEMENTAL AGENDA STATEMENT/STAFF 'REPORT
Meeting .Date April
r
TO Planning Commission }
•
FROM Planning Staff
I SUBJECT: PA 84-049 Imperial Freeholds' . California , :•
Incorporated application fora., a Parcel Map - -
extension (Continued from November 19, 1984 ,
December 17 , 1984 , and March 18, 1985)
GENERAL INFORMATION
PROJECT: A request by Imperial Freeholds California Incorporated _.,_t,..,.... .
.-,::for .an extension to Parcel Map _'3.582, located
immediately west of the Dublin••:Sports Grounds and .,r :ri `,.
Valley High School
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APPLICANT & REPRE SENTATIVE: Tony Long
5776 Stoneridge_Mall Road, t
Suite 100 . , .
Pleasanton, California 94566 ;
PROPERTY OWNER: Imperial Freeholds California -Incorporated
5776 Stoneridge Mall Road, Suite 100
Pleasanton, California 94566
LOCATION: Property is located on the south side of Dublin` :.
Boulevard immediately west of -the Dublin Sports
Grounds and Valley High School
ASSESSOR PARCEL NUMBER: 941-1401-14-5
PARCEL SIZE: Approximately 10 acres
GENERAL PLAN
DESIGNATION: Retail/Office „...
EXISTING ZONING AND LAND USE: Property :is presently :vacant -and As J•, _s
zoned PD, Planned Development -
allowing C-0 (Administrative office . '
uses) and the following additional
uses subject to' C-0 ,district
• regulations:
a) . .Health/Racquetball `Club
b) Gymnasium
C) Sit-down restaurant ? 3
l d) Other .commercial uses .
allowed in the C-1 district ` .
where such uses are determined
to be of similar intensity .,
with and compatible to C-0
uses and
e) compact parking spaces
SURROUNDING LAND USE AND ZONING:
North: Commercial , C-2-B-40
South: I-580
East: Valley High School and Dublin
Sports Grounds, M-1
West: Foremost/McKesson, M-1
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ITEM NCB. 7 / :, 1 .
5
ZONING HISTORY: 9/3/81 - The property was rezoned from M-1
light industrial, to the Planned
Development District
2/23/82 -. Parcel Map 3582 Viand Site
Development Review .813A
were approved -
8/20/84 - An application was filed to
extend the parcel map
12/3/84 - The Planning Commission denied
an application for an extension
to the Planned Development
APPLICABLE REGULATIONS:
Title 8, Chapter I, Alameda County Subdivision Ordinance as
adopted and amended by the City of Dublin, reads in part:
8-1-2 INTENT. It is the intent of this chapter to promote
the public health, safety and general welfare;_. to assure in the
division of -the land consistent with the -policies of :the Dublin =
General Plan and with the intent and provisions of the Dublin
Zoning Ordinance; to 'coordinate lot design, street patterns,
rights-of-way, utilities and public facilities with community and
neighborhood plans; to insure the area is dedicated for -public
purposes will be properly improved, initially, so as not to be
future burden upon the community; to reserve natural resources
and prevent environmental damage; to maintain suitable standards
to insure adequate, safe building sites; and, to prevent hazard
to life and property.
8-2 .9 EFFECTIVE. The approval of the tentative map shall be
effective for two and one half years or for such shorter period
as 'maybe specified by the advisory agency approving the tentative
map.
Upon application of the subdivider during the effective period,
an extension of the effective period up to three years may be
granted or conditionally granted by the Planning Commission.
ENVIRONMENTAL REVIEW: A negative declaration has been
adopted by the County for a previous
filing and will be utilized for
this application
NOTIFICATION: Public Notice of the first Planning Commission .
hearing on November .19, 1984 was published in the
Tri-Valley Herald, mailed to adjacent property
K owners, and posted in public buildings .
ANALYSIS:
t =•
On February 23, 1982, Alameda County approved a Parcel Map
to subdivide the ' property into three lots and a Site
Development Review to construct three separate office
buildings totalling 180 , 366 sq. ft. The Site Development
Review approval has since expired. Therefore, the applicant
will have to file for, and receive approval of, a Site
Development Review before building permits can be issued.
Although the Planning Commission denied the applicant ' s
request on December 3 , 1984 , to extend the PD, the PD will
remain in effect until the property is rezoned by the
Planning Commission and City Council. At the present time,
there are no plans to initiate rezoning of the property.
The applicant ' s request to extend the parcel map was
originally heard by the Planning Commission on November 19,
1984 . The principal reason the application was continued
-2-
k '
was to allow Mr. Long to work with Dublin .:San Ramon Services
District for the purpose of relocating the entrance across
from Sierra Court as opposed to . its -.present location
immediately east of Alamo Canal .
On March 25, 1985, Staff spoke with the General Manager
(Paul Ryan) of DSRSD regarding this issue. Mr. Ryan
indicated he met with Mr. Long and instructed him to hire an
engineer to prepare a preliminary design for the. street
relocation as well as a revised park design. Mr. Long
informed Staff that preliminary drawings have been completed
during the week of March 251 1985, and he would be meeting
with DSRSD in the near future to discuss the revised street
and park plan. Since DSRSD has a long term lease with the
Federal Government for the Sports Grounds, any agreement to
trade property with the Imperial Group wil have to be
approved by the Federal Government. Mr. Ryan indicated he
does not plan to file an application with the Federal
Government to approve the land transfer until the DSRSD and
Mr. Long reach an agreement on the specific details of the
transfer. In summary, it may take some time before this
issue is resolved.
Another concern associated with this application relates to
the re-design of the subdivision, and ultimately the Site
Development Review, if the entrance is relocated across from
Sierra Court. The Planning Commission has previously
indicated their desire to see the revised parcel map. One
of the conditions in the draft resolution requires Planning
Commission approval of the revised parcel map.
Finally, Staff does not feel it is appropriate to record the
parcel map until a Site Development Review has been approved
for the entire site. If the parcel map is recorded prior to
approving a master .Site Development Review, individual
parcels could be sold to different developers which. would
make it extremely difficult to provide for a coordinated,
and well-planned development. In other words, the City
should be ensured of a quality development prior to allowing
the parcel map to be recorded.
RECOMMENDATION
FORMAT: 1) Open public hearing and hear staff
presentation
2 ) Take testimony from applicant and the public
3 ) Question staff, applicant and the public
4 ) Close public hearing and deliberate
5) Adopt Resolution extending the Parcel Map
or direct Staff to make revisions and
continue hearing
ACTION: Staff recommends that the Planning Commission adopt
the attached resolution (Exhibit A) which approves
Imperial Freeholds California request to extend Parcel
Map 3582 .
ATTACHMENTS
Exhibit A - Draft Resolution approving the
application
-3-
r
Background Attachments
Attachment 1 - Tentative Parcel Map Reduction
Attachment 2 - Site Plan Reduction
COPIES TO
Applicant
City Engineer
'4
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w.��....�.. •u_.awr.r». �o'\:! ��-: *•.. fir^ r TRACT 3582
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4637 Chabot Drive,Suite 214
Pleasanton Ca. 94566
(415)463.0611
MEMORANDUM
DATE: January 2, 1985
TO: Tarn DeLuca, City of Dublin
FROM: . Chris D. Kinzel, TJKM
SUBJECT: Bedford and Imperial Traffic Study T _
This memorandum is to present the findings of our traffic study"for .the
Bedford Properties development on Sierra Court and the Imperial Freeholds
project on the south side of Dublin Boulevard adjoining the Dublin Sports
Grounds. The purpose of the study is to determine the appropriate
distribution of costs for signalizing the intersection of Dublin Boulevard
and Sierra Court. The estimated total signal installation cost is
$100,000. Two access alternates at the Imperial Freeholds project site
were analyzed, one with a driveway access onto Dublin Boulevard at a
location approximately 400 feet west of Sierra Court, and the other with an
access road through the Dublin Sports Grounds and joining Dublin Boulevard
directly opposite Sierra Court. P.M. peak hour total intersection approach
volumes were used in determining project contributions. The existing p.m.
peak hour total approach volume at the intersection of Dublin
Boulevard/Sierra Court is 2,189 vehicles per hour (vph) .
The Bedford project site would contain 192,648 square feet of gross floor
area, and, based on information provided by Susan Shipley of Bedford, it
was assumed that 30 percent of the project area would be used as offices
and the rest as warehouses. It is estimated that the Bedford project would
generate 1,201 vehicle trips per day and 240 vehicle trips during the p.m. - =
peak hour, and 144 of the 240 vehicle trips would use the intersection of
Dublin Boulevard/Sierra Court.
The proposed LT erial office ccnplex contains 160,779 square feet of gross
floor area, which would generate approximately 1,736 vehicle trips per day
and 347 vehicle trips during the p.m. peak hour. With an access directly " '••
opposing Sierra Court, all of the Imperial traffic would use the ->-
intersection of Dublin Boulevard/Sierra Court. With an access to the west = ;•'` .`r
of Sierra Court, only 320 of the 347 vehicle trips would use this '!— µ
intersection, since left turns out of the site would be prohibited. `` -==
Therefore, if the signal installation cost were to be divided between
Bedford and Imperial based on p.m. peak hour generation at Dublin
Boulevard/Sierra Court, Bedford should contribute 29.3 percent
($29,300.00) , and Imperial 70.7 percent ($70,700.00) , with a Imperial
access opposing Sierra Court. If the Imperial access were to be located
west of Sierra Court, then Bedford would need to contribute 31.0 percent
($31,000.00) , and Imperial 69.0 percent ($69,000.00) .
i
PLEASE
Tan Deluca -2- January 2,-"1985
A 170,000 square foot Bank of America building existed on the Bedford
project site before being demolished in August, 1984. Because of lack of
information, we were unable to determine the trip generation of that
building before the demolition. Since the available traffic volumes at
Dublin Boulevard/Sierra Court were counted in August, 1983, they probably
include same of the trips generated by the Bank of America building which
does not exist anymore. If the counts were conducted now, it is likely
that the volumes on Sierra Court would come out lower than the 1983 counts.
However, this would not change the amount of the incremental impacts of the
two study projects.
Other Dublin future developments that might contribute to the volume
increases at the intersection of Dublin Boulevard/Sierra- Court were
considered in the Dublin Boulevard Traffic Study conducted by TJKM in
March, 1984. A list of these projects is presented in the attached table.
Their locations are shown in the attached figure.
A separate cost which should be borne by Imperial Freeholds, is the cost
for widening Dublin Boulevard to allow U-turns at the intersection of
Dublin Boulevard/Sierra Court, if their site access is to be located west
of Sierra Court. An eight-foot widening will be needed on the north side
of Dublin Boulevard west of Sierra Court for approximately 200 feet.
rhm
Attachments
cc: larry Tong
Lee Thompson
15717
i
TABLE I
LAND USE DATA FUR OMM FUME IEVEfJPME M
SF MF Parking
Description 1,000 sq.ft. Units Units Stalls
1 Commercial 65.0
2 Commercial 175.0
3 BART Station
4 Motel - 80 - -
5 Multi-Family - - 121 - =
6 Multi-Family - - 53 -
7 Office 20.0 - -
Lt. Industrial 20.0 - - -
8 Office 23.4 - - -
Lt. Industrial 12.6 - - -
9 Motel - 150 - -
10 Office 40.0 - -
Research 16.3 - - -
11 Lt. Mfg. 157.0 - - -
Office 17.0 - - -
12 Lt. Industrial 78.3 - - -
Office 8.7 - - -
13 Lt. Industrial 39.2 - - - - -
Office 4.4 - - -
14 Lt. Industrial 107.6 - - -
Office 57.9 - - _-
15 Lt. Industrial / 74.5 - -
Office 8.3 - - -
16 Lt. Industrial 82.4 - - -
Office 9.2 - - -
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