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HomeMy WebLinkAbout6.3 Attachment E, F, G SANTA RITA COMMERCIAL CENTER NEGATIVE DECLARATION RESPONSE TO COMMENTS Prepared by the City of Dublin December, 1994 EXHIBIT -'- \ - "Z. ""a- &l S (P..3 INTRODUCTION The City completed the amended Negative Declaration for the Santa Rita Commercial Center ("the Project") on November 22, 1994, and circulated it for public review from November 23 through December 23, 1994. The purpose of the Negative Declaration is to document the City's basis for concluding that the Project will have no significant environmental impacts which were not analyzed in the Eastern Dublin Specific Plan and General Plan Amendment Final EIR ("Program EIR") and that the Project is thus within the scope of the Eastern Dublin Specific Plan and General Plan Amendment (collectively, "the Eastern Dublin Program"). The Negative Declaration illustrates how the Project will have~no impacts not already identified and analyzed in the Program EIR and, further, how all of the Project's impacts will be mitigated by measures already adopted as part of the Program EIR and by certain additional site-specific measures. All measures have been agreed to by the landowner (the County of Alameda) and the developer (Homart Development Co.) The Negative Declaration consists primarily of the Initial Study, which includes a project description, environmental checklist, and a discussion explaining the conclusions reached in the environmental checklist. The Initial Study also includes a 28-page Matrix addressing in detail the applicability to the Project of each mitigation measure of the Program EIR and each Action Program of the Eastern Dublin Specific Plan. Finally, the Initial Study was amended prior to the circulation of the Amended Negative Declaration to incorporate a site-specific traffic study and specific mitigation measures identified therein. During the comment period, three letters of comments were received, one from the California Department of Transportation ("Caltrans"), one from Reynolds and Brown, and one from a group of property owners in the North Pleasanton Improvement District ("NPID"). This document summarizes and responds to these comments. Comments of Caltrans Caltrans notes that there are two possible future projects in the vicinity of the Project which should be taken into consideration: (1) the extension of the Bay Area Rapid Transit ("BART") District to Livermore along the median of 1-580 and (2) reconstruction of the 1-580/1-680 Interchange beyond the Measure B project currently in environmental process. Caltrans also notes that an encroachment permit will be required for all work within Caltrans' right-af-way. The Program EIR already addresses the potential improvements to the I-580/r-680 interchange, including Caltrans' study of reconstruction of the interchange beyond the Measure B Project, 1 (DEIR, p. 3.3-6) and BART's plans to extends its facilities along the 1-580 median through Hacienda Drive and, ultimately, to Livermore (FEIR Response to Comment 29-3). Little has changed with respect to these possible projects since the Program EIR was certified. Neither project has progressed beyond the preliminary study stage. No particular plans have been made, no funding has been committed, and whether either ultimately will be implemented is speculative" If implemented, either would improve traffic circulation conditions in the area. It is acknowledged that an encroachment permit is legally required for all work within Caltrans' right-of-way. Comments ~f Reynolds and Brown Reynolds and Brown first express concern regarding the Project's impact on traffic circulation, opining that the site plan has only one access point and that it will create significant traffic congestion at the Hacienda interchange and the nearby intersection. As explained in the Traffic Study included in the Negative Declaration, the site will have three"access points, not one. Two of the access points will be on Dublin Boulevard. The Traffic Study analyzes fifteen key intersections (including nine within the City of Pleasanton). Freeway impacts are analyzed, including the Hacienda interchange. Based on its analysis, the Traffic Study concludes that the Project as mitigated will not have an adverse impact on traffic circulation. The mitigation measures consist of signalizing Hacienda Drive/Dublin Boulevard and Tassajara Drive/Dublin Boulevard, a signalized driveway onto Hacienda Drive, two signalized driveways onto Dublin Boulevard, turn pockets at the driveways, and a fair share contribution to the cost of regional off-site road improvements as required in the Eastern Dublin Specific Plan. Reynolds and Brown's remaining comments concern the calculation of the traffic impact fee for necessary improvements. The traffic fee, which was adopted by the City Council on January 9, 1995, is based on a regional traffic study that includes all traffic improvements necessary to mitigate traffic impacts of development within Eastern Dublin, as identified in the Program EIR. These improvements are also listed at pages 26-28 of the site-specific Traffic Study included in the Negative Declaration. The fee is set so that all development within Eastern Dublin (including the Project) will pay the full estimated cost of improvements within Eastern Dublin and its fair share of the estimated cost of regional and other identified improvements outside Eastern Dublin. Periodically, the estimates will be revisited and the fee revised as more specifics about regional road improvements are determined. In general, the fee has not been calculated to provide reimbursement for the construction of 2 pre-existing facilities whose installation was necessitated by other development. Comments of NPID Property Owners ("NPIDPO") The NPIDPO opine that the Negative Declaration is legally inadequate for numerous reasons and generally claim that an EIR is required. They also comment upon a number of specific topics in the Negative Declaration and the Eastern Dublin Specific Plan. The NPIDPO's challenges are based on several legally and/or factually incorrect premises. Specific issues raised are addressed as follows: When a new EIR is reauired The City need not prepare a new EIR for the Project if it finds, based on substantial evidence in the record, that there are no significant environmental impacts or feasible mitigation measures which are both (1) not considered in the Program EIR and (2) the result of changes in the program or other new information which could not reasonably have been known when the Program EIR was certified. (Pub. Resources Code ~ 21166; CEQA Guidelines ~ 15162.) Section 15168, subdivision (c) (2), expressly applies section 15162 to subsequent activities in a program for which a program EIR has been prepared. The NPIDPO (at pp. 14-16) ignore this standard and argue that a new EIR must be prepared for the Project because of the "necessarily general" nature of the Program EIR. They cite no legal authority for their position and make no attempt to distinguish the plain language of sections 15162 or 15168. As the NPIDPO correctly note, the Program EIR recognizes that it will reduce, but not necessarily eliminate, the need for. future environmental review. Indeed, the Program EIR (DEIR, p. 1-6) summarizes the above-described standard for future environmental review, specifically citing section 15162. This Negative Declaration properly constitutes such "future environmental review" for the Project. The NPIDPO also quote from the Superior Court's decision in the case Butler v. City of Dublin involving an unsuccessful legal challenge to the Eastern Dublin Program stating that liThe overall Dublin Plan requires that as each step project or development comes before the City, a new EIR will have to be prepared." In fact, the Court specifically cites section 21166 (on which section 15162 is based) and portions of the Eastern Dublin Specific Plan and Program EIR summarizing section 15162 as being applicable. The Court thus recognized that this section governs 3 ., the type of future environmental review that is required, and the above-quoted comment must be interpreted in that context.1 Adequacv of Proiect Descrintion The Negative Declaration fully discloses the scope of the Project, explaining that it provides for an 800,000 square foot commercial center on approximately 75 acres, which may include retail shops, offices, movie theatres, and restaurants, among other uses. It includes a map of the proposed site plan. The analysis of the environmental impacts of the Project considers impacts of all physical activities to be taken on the site, including the potential impacts of the removal of a portion of the Madigan Building. There thus appears to be no basis for the NPIDPO's various claims that the Negative Declaration did not adequately apprise the public of the scope of the Project or that it "piecemeals" the Project. The NPIDPO also argue (at p. 21) that there needs to be "a full accounting of the various land use approvals which are necessary to implement the proj ect. " Such approvals are, in fact, identified. The Project description specifically refers to the Site Development Review and the tentative map, and the Development Agreement is also specifically referenced throughout the initial study. No additional analysis is necessary to determine the Project's impact. The only practical environmental concern is what is physically being developed on the site. The various paper permits to be issued to authorize such development have no independent environmental significance. Reliance unon future study in a neGative declaration. A mitigation measure that is in some part dependent on studies and analysis to be carried out in the future is appropriate so long as the agency possesses meaningful information that the measure will be effective. The NPIDPO mischaracterize the law relating to the extent to which an agency must identify engineering, design, and other details prior to certifying a negative declaration. The NPIDPO argue that an agency cannot determine that an environmental impact will not be significant or will be avoided if future studies, analysis, and planning will be necessary to determine the precise extent of the impact. Of course, some amount of future study will be required for virtually any project after it is approved. Many details are lIn any event, this broadly worded comment by the Court was not part of the judgment and is in no way binding upon the City. 4 usually left for future resolution. For example, tentative subdivision maps usually are approved before the location of all necessary infrastructure is determined. Similarly, like the City of Dublin, many cities have a site development review process to resolve specific design details well after initial project approval. Future studies with respect to the details of how mitigation measures will be implemented are often inevitable. The key in determining their validity is whether the agency has an adequate evidentiary basis for finding that they will be effective. Level of Detail in Analvsis in NeGative Declaration The -NPIDPO repeatedly criticize the Negative Declaration and Initial Study for not containing detailed analysis of various issues. However, as discussed in the topic-specific sections which follow, the NPIDPO fail to demonstrate any specific short- coming in the analysis. On a related note, the NPIDPO appear to be confused when they criticize the Initial Study for not including information and analysis contained in the Matrix and the Traffic Study. (See pp. 13, 29.) In fact, the Initial Study includes these documents, both of which were appended to the Initial Study. All information in the Matrix and the Traffic Study is, by definition, in the Initial Study and Negative Declaration. It is fully within the City's discretion to determine the format of its Initial Study. Topic-specific issues follow. Water Evidence in the record supports the Negative Declaration's conclusion that all of the Project's environmental impacts on water resources already have been adequately addressed in the Program EIR. The Matrix in the Negative Declaration specifically references the evidentiary basis for determining that water will be available, citing to the November 3, 1994 letter from DSRSD, summarizing its contents, and outlining the extent or the need for distribution and storage facilities. A follow-up letter from DSRSD dated December 8, 1994 provides even more supporting evidence. DSRSD has completed a study demonstrating that more than sufficient water is available from its water main at the BART parking lot to provide this Project with full water servicer including fire flow capacity. Design details remain to be worked out for the construction of necessary facilities, but there is no question that water is available. A map of the proposed water distribution facilities is included, which demonstrates that such facilities are consistent with those described in the Program ErR. Further, as outlined in the EIR, the "will-serve letter" requirement provides the ultimate certainty that there will be no 5 .1 development without adequate water. Thus, there is no evidence that the Project will have a significant adverse impact or water resources, or that water cannot be feasibly provided to the Project. The NPIDPO cite to the February 1992 Zone 7 Water Supply Update for the proposition that the State Water Project currently lacks sufficient water to meet its current demands. However, the same Update explains that Zone 7 has a number of other current and potential future sources of water. While the NPIDPO accuse the Negative Declaration of ignoring this update, the update was, in fact, included in the Program EIR and fully discussed therein. There was thus no need for further discussion in the Negative Declaratiun. Finally, Zone 7 has recently affirmed that it can provide DSRSD (which is the water service provider for the Project) with its requested amount of water, including water to serve the Project. As to drainage, the Matrix documents compliance with all mitigation measures of the Program EIR and requirements of the Eastern Dublin Specific Plan. Pursuant to Program 9T, a draft Master Drainage Plan for the Project Site has been completed by the County. This study identifies the necessary transmission facilities, and documents that there is more than sufficient "downstream" capacity for drainage flows for the Project. As discussed in the Program EIR and the Eastern Dublin Specific plan, additional drainage improvements will be needed to se~ve full buildout of Eastern Dublin. However, these are not necessary to serve the Project. There is no new information requiring any revisions in the previously-approved mitigation measures. There is no evidentiary basis for the NPIDPO's contention (at p. 26) that the Project site is "the best and most obvious location for a retention basi[n]." Rather, from a planning standpoint, the Project site is an obvious location for commercial development, given its proximity to 1-580. There are numerous alternative locations for retention basins under consideration. The Project site is not among them. As to wastewater, the Project area is already within the boundaries of DSRSD, which indicates that it has sufficient capacity to serve the Project. The Matrix documents compliance with Program EIR mitigation measures and Specific Plan requirements, specifically citing to the November 3, 1994 letter from DSRSD stating that it can serve the Project. A memo from the County of Alameda dated October 13, 1994, further documents the availability of sewer service for the Project, explaining that 2,400 DUEs are available, that only 500 DUEs are expected from development outside Santa Rita, and that the Project will require, at most, 350 DUEs. Also, the map in Figure 3 of the Negative Declaration demonstrates the consistency of the planned wastewater improvements for the Project with those considered in the Program EIR. 6 J As to Action Program 9B of the Eastern Dublin Specific Plan, the requirement for a recycled water distribution system is being incorporated into the Project pursuant to Mitigation Measure 3.05/27.0 of the Program EIR. As to Policy 9-4 and Program 9K, DSRSD has already prepared a master plan (the December 1993 Eastern Dublin Facilities Plan), which does not find necessary a wastewater storage facility in Eastern Dublin, but which completes the recycled water distribution system model. As to Program 9M, a detailed wastewater capacity investigation will be included as a condition of project approval. The City is implementing Table 9-2 on page 136 of the Specific Plan pursuant to program 9R, page 4 of the Matrix. Noise The noise fee ordinance was introduced on December 27, 1994, and adopted on January 9, 1995. The Program EIR adequately discusses noise issues. Land Use The City finds the Project fully consistent with its General Plan and the Eastern Dublin Specific Plan. Topic-specific issues are addressed herein where appropriate. The NPIDPO are incorrect in stating that the Negative Declaration does not discuss land use impacts. In fact, such impacts are addressed on paSes 14 and lS of the text and throughout the Matrix. Risk of Upsets Service-related issues are addressed below. As to wildfire management plans, they are being prepared in accordance with the applicable mitigation measures set forth in the Program EIR. There is no new information requlrlng any revisions to these measures for the purpose of this Project. Traffic and Circulation The Negative Declaration discusses the traffic impacts of the Project in detail. Indeed, the Traffic Impact Study is a part of the Negative Declaration. As noted in the Traffic Impact Study, cumulative traffic impacts were adequately addressed in the Program EIR. All development within Eastern Dublin, including the Project, will pay its fair share to mitigate such 7 impacts through the Traffic Impact Fee. This fee was enacted on January 9, 1995. The NPIDPO request that the Negative Declaration include a discussion of the "fair share" of the Project of the costs of other improvements previously installed by the City of Pleasanton. This is a policy issue, not an environmental issue. Furthermore, the financing provisions of the Specific Plan address only the reimbursement of costs which Specific Plan developers are required to advance, not costs incurred by other jurisdictions. The Project is consistent with traffic-related provisions of the Eastern Dublin Specific Plan. Pursuant to Program 5A, detailed development plans will be required as part of the site development review process. Policies 5-10 and 5-11 are being implemented by the City independently of its review of the Project, as discussed on page 7 of the Matrix. As to Policy 5- 13, the City has already adopted site development review guidelines for pedestrian paths between building entrances and transit service stops. Pursuant to Program 5B, the City is indeed requiring site development review and approval of the transit improvements as a condition of Project approval. As to Policy 5-22 and program 5H, the Traffic Impact Fee includes funds for the park and ride lots. These lots need not he included in the Project site, since the lots are to be on the west side of Hacienda Drive, while the Project site is to the east. PUblic Services The Matrix (at pp.10-17) analyzes in detail how various public services will be provided to the Project area, in accordance with the Mitigation Measures of the Program EIR. The City has completed a fiscal analysis which analyzed the cost of providing municipal services to the Project and estimated the revenues to be generated from the Project. As set forth in the Eastern Dublin Specific Plan, ongoing costs will be funded out of the general fund. Fiscal analyses demonstrate that the Project will have positive impact on the City'S general fund. Commercial developments in general have positive impacts on general funds, while residential development have a negative impact. Approval of the Project will provide surpluses to the general fund, which can be used to offset deficits from residential:development to be approved in the future. In compliance with Action Program 8G of the Eastern Dublin Specific Plan, the site of a temporary fire station will be assured prior to site development review. Necessary financing is in place. Indeed, in the Development Agreement, the County will agree to front any fire impact fees as are necessary. The Development Agreement also assures a permanent site for a fire 8 " station. As documented in their recent January 4, 1995 letter, the Dougherty Regional Fire Authority ("DRFA") can provide adequate fire service, and there is sufficient funding for such service. As to solid waste, the City has already adopted a Source Reduction Recycling Element (SRRE) and a Solid Waste Management Plan (SWMP) meeting the requirements of Policy 8-7 and Program 8K. An update to the SWMP will be prepared for Eastern Dublin. However, as the Project does not exceed the thresholds of the current SRRE, there is no need for the update prior to approval of the Project. The Project is being required to comply with the requirements of the SRRE and SWMP. Utilities Mitigation measures in the Program EIR adequately address utility-related impacts. There is no new information requiring revisions to these measures. The installation of utilities such as gas and electricity to serve new development is routine. The "will-serve" letter requirement will ensure that no development will proceed without adequate utility service. Human Health The Negative Declaration adequately addresses potential impacts relating to the removal of the Madigan Building, noting that standard demolition practices relating to the removal of asbestos will be undertaken. No further analysis is required. As to the underground storage tanks, monitoring has thus far uncovered no evidence of any related health hazards, nor is such evidence expected. However, monitoring will continue for the standard monitoring period. 114\memo\S2\resp-com.nd3 9 DOUGHERTY REGIONAL FIRE AUTHORITY 9399 Fircrest Lane · San Ramon, Ca 94583 Office: (510) 803-8600 · Fax: (510) 803-8630 SERVING DUBLIN & SAN RAMON January 4, 1995 Rick Jarvis, Esq. Meyers, Nave, Riback, Silver & Wilson Gateway Plaza 777 Davis Street, Suite 380 San Leandro, CA 94577 ~'-'- . . .--- ,"" ~ ~ ~. Dear Mr. Jarvis: Pursuant to our conversation, I am preparing this memorandum to address two issues you have raised with me regrading lire protection to the Eastern Dublin Specific Pian Area and more specifically to the Bomart Project which proposed for that area of the city. The question has been raised, can we offer adequate fire protection? The answer to this question is yes. This will be accomplished by opening a fIre station within the general vicinity of specific plan area in order to provide response time consistent with response times offered within the rest of our service area. This fire station will be located in an existing fIre station at the Santa Rita Jail. The use of this facility, as a temporary fire station, offers us the opportunity to more carefully plan a future permanent facility. The agreement for use of the fire station is such that \ve will have its use for the duration of time necessary to plan a permanent fire station. Funding for any renovations or modifications to the proposed temporary fire station will come from fire impact fees which are paid by developers such as Homa.rt. In this particular instance the fees generated from the Bomart Project will not only pay for the cost of the temporary fire station but will also contribute to future fIre capital projects serving the Eastern Dublin area. The opening of this fIre station is consistent with the overall goals of fire protection \Vithin our service area. The second question has to do with adequate funding. Is there adequatefundingfor this project? As I stated earlier in this memorandum funding for the required capital projects is available from developers and will be paid by the developers at a time consistent with our needs. With regard to operating costs, fun,.l;........ .&'0" ..j.,e t.'l'-e .:'l. utho"';ry ;" s,,~t., ~l..,,+ "'....,...r, ...;.... ~O.........;h..;"'... 1."'" ~~.,..'" bas"',..l on"'" as"''''''''''''; ,..,lu~";~- \,.i..u.~5 1i ..l, l.....a.. .L .J. ...... . ..........1. ..L.~, U",",J..L u.i.'-"i,. .....'"*""'_.1. .......a."") '-' ~J..~4V_L"",,..J ~.... t:t.a...a.""'-I..... .....u fo.U.J. .....\...;.J.:.,,""'" i(~ c,.L\..tVl.l formula. The overall costs for operating this fire station are adequately funded in this fonnula. All of my concerns regarding this project have been adequately' addressed by the City of Dublin, the _ developer or the Fire Authority Board of Directors. Please feel free to contact me if! can provide additional information. Sincerely, .... KDD/liw K~RL D. DIEKl\1AN, . 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'0 Cl,3; 110 3: tl.3; N M ... 0\ 0\ 0\ N N N U"l M lh~ :l~I'lil PLANNING COMMISSION MINUTES DECEMBER 19, 1994 AND JANUARY 3, 1995 EXHIBIT .-fL \ - c..."O -c=:t s; ~. ~ WRITIEN COMMUNICATIONS None ************* PUBLIC HEARING SUBJECT: P A 94-001 Santa Rita Commercial Center Rezone and proposed NeQative Declaration request to rezone 75+ acres from Planned Development - Business Park/Industrial (low coverage) to a standard Planned Development. This proiect has a Specific Plan Designation of General Commercial. The proposed Planned Development would allow for an 800.000+ square foot commercial center which mav include retail stores. offices. movie theaters and restaurants. among other uses. The proiect is located at the southeast corner of the intersection of Dublin Boulevard and Hacienda Drive. Cm. North opened the public hearing and asked for the staff report. Jeri Ram, Associate Planner, presented the staff report, indicating that Staff recommend approval of the Rezone and Mitigated Negative Declaration to rezone 75i:. acres from Planned Development - Business ParklIndustrial (low coverage) to a standard Planned Development. Ms. Ram indicated that Staff reconunend the Planning Conunission continue the Public Hearing to the January 3, 1995, meeting in order to review the public comments on the Mitigated Negative Declaration, and staffs responses to conunents prior to taking action on the Planned Development Rezone. At the January 3, 1995, meeting, Staff\viII be supplementing this staff report with additional information. Cm. Zika asked about the cost of infrastructure and how it would be paid. He also inquired about the amount which Santa Rita Commercial Center \vould have to pay for their part of the infrastructure. Ms. Ram indicated the City was preparing a Public Facilities Impact Fee Study that \\.ill address infrastructure needs to serve Eastem Dublin. In addition, a Traffic Impact Fee Study has been prepared to look at the actual roadway improvements that \vould be necessary in East Dublin and the costs to make those improvements. The Development Agreement that will come before the Planning Conunission on January 3, 1995, would contain provisions that the Applicant will be responsible to pay their proportionate share offees identified in those studies. Cm. North asked if the financial details \viIl be available by the January 3, 1995, Planning Commission Meeting. Ms. Ram indicated that the exact numbers \ViII not be available; howeyer, Staff would have an agreement from the Applicant to pay their fair share \\'hich \viII be identified in the studies. Cm. Zika asked if the applicant had any idea what that amount would be. Ms. Ram indicated that yes, they had a good idea because a draft Traffic Study was already out for review. Cm. North asked if the Planning Commission would know the anlount of the fees at the January 3, 1995, meeting. Laurence Tong, Planning Director, indicated that yes, the City should have some estimated fees. Regular Meeting [12-19min] PO.1-199.+-125 December 19. 199.+ Cm. North commented that the City has a 180 square foot parking standard that was not followed. Cm. North asked Mr. Tong if under item 5 of the staff report, where it states minor adjustments can be made through the Site Development Review Process to the 24 foot isle width, would those minor adjustments be made by the Director or brought before the Planning Commission. Mr. Tong indicated the minor adjustments would be made through the Site Development Review process through the Staff; however, the decision would be appealable to the Plalming Commission. Cm. North asked Staff that even though there is a Standard ofa 25 foot isle width, if the Applicant submits a Site Development Review \vith a 24 foot isle width, and it is considcred a minor adjustment, would Staff approve the 24 foot isle width. Mr. Tong indicated yes, that is what Staff was proposing. Cm. North asked why the City had a Standard if it is not followed. Mr. Tong indicated that the Standard was for all conventional projects and that this particular project was a Planned Development Rezoning and that due to the project's superior design refinements and with supplemental Staff review, there may be some instances where a minor adjustment may be warranted. In those cases where Staff can make those findings, Staff was reconunending that they have the ability to make the adjustment rather than taking it back to the Planning Commission. Cm. North expressed concem that the Standard had not been followed in 1994, thereby indicating that there had not been a conventional plan before the Planning Commission in 1994. Mr. Tong indicated that in all of the Site Development Reviews, the typical Standards have been followed. Cm. North had a question on Condition #31, Ex.hibit D, page 8 on the preconstruction survey. He asked if the preconstruction survey was to be submitted by January 27, 1995, but would not go before the City Council until January 27, 1995. Ms. Ram indicated that any time within a 60 day period of the start of construction, the Applicant could submit the Preconstruction Survey. Staff \\'ants a current study and not one that could be 6 months old. The survey would have to be submitted \\"ith enough time to allow Staff to review. Cm. Burnham concurred with Cm. North on the parking issue. He stated that it seems that the parking spaces are getting tighter as time goes on. and that we should keep an eye on new development as it related to parking space size as not everyone drives a conventional or compact car. Cm. North asked if anyone in the audience would like to speak. Glen Anderson, Development Director of Homart Conummity Centers. introduced the Homart Team; the Co-Applicant, Alameda County Surplus Property Authority, Adolph r.brtinelli: Don Casper. Director of Design and Construction; Brian Wolfe, i\l.P.R. Architects; David Gaks, Landscape Architect \\ith David Gates and Associates; Gary Black, Traffic Engineer with Barton Aschman; and Arthur Crackhour and Sandra Weck, Marketing Agents from CB Commercial. Mr. Anderson gave a briefhistory of Horn art Community Centers. He indicated that Homart was a subsidiary of Scars Roebuck Company and Homart Development was started in 1959 as the development arm for Sears. Its main purpose was to enable the ex.pansion of Sears stores on a nation-wide basis. In 1989 the Conumll1ity Centers Di\ision was formed, Regular Meeting [12-19min] PCM-199.+-126 December 19. 199.+ specializing in building Community Shopping Centers mostly in excess of 300,000 square feet. Mr. Anderson asked if the Planning Commissioners had any questions. Mr. Zika asked ifHomart had any projects in the Bay Area that are 10 years or older. Mr. Anderson indicated yes, Homart had built in the Bay Area; ho\\"cvcr, the Conununity Centers Division did not have a project similar to this project. The Homart Mall Development Division had built projects in the Bay Area. Cm. North asked if Homart plmmed on starting to build in April, 1995, and when they anticipated a finish date. Mr. Anderson_stated they would like to make buildings available to tenants to open after October 1, 1995. Cm. North asked if there were tenants signed up now. Mr. Anderson indicated there were tenants in various stages of negotiation and various stages of "Letter of Intent" commitments. Cm. North asked how many screens there would be in the movie theater. Mr. Anderson stated they were aiming to\\"ards 20 screens. Cm. Zika expressed concern over the competition for tenants in this type of development. He stated \\ith Wal-Mart and Cosco nearby, and Haciencb doing a 25-40 acre project. there comes a point when there are not enough customers to go around. Mr. Anderson indicated that the attraction to this project was the critical mass that it blings. The retailers were interested in the mass of the project and the draw from the rcgioml trade areas such as San Ramon, Pleasanton, Dublin and Livermore. Each tenant \\"ould benefit the other tenants in the project. Cm. Zika asked if Sears was planning on being a tenant. Mr. Anderson answered no. He stated that Sears \\"as traditionally a mall-type tenant and that this project is considered an Open Power Conununity Center and Sears typically does not occupy those types of Centers. Cm. North asked about the roads that surround the proposed Center and if there were plans to \\iden the roads prior to the finish of construction. Mr. Anderson indicated that there would be road improvements that will happen concurrently \\ith the construction oftlle project during the course of the year. . Cm. North asked Mr. Anderson to define road improvements. Mr. Anderson indicated there would be \\"idening of Hacienda and Dublin Boulevard and that both streets would be four lanes. He then asked Don Casper, Director of Design and Development to respond more specifically. Regular Meeting [12-19min] PCr.l-199.+-l27 December 19. 1994 Mr. Casper indicated that there had becn a site-specific traffic study that had been done for the project which outlined the requirements for current development as well as the year 2010 impacts. The long range impacts were addressed in the Traffic Impact Fee Study. The short range impacts, and potentially some additional improvements, would be done commensurate with the construction of the project such as when the Center was opened and that all issucs in the Traffic Impact Study \vould be addressed. The key roads would be widened appropriate to the traffic levels anticipated as a result ofthc Homart Project and all other projects in the area at the time. Cm. North agreed with Cm. Zika that there would be a lot of traffic in the area. He indicated that level F and level E grade of service were not the level of service the Commission would like to see. He asked if there were any type of mitigation planned to improve the level of service. Mr. Tong asked for a specific point of refcrence in the report. Cm. North indicated page 12 of the Traffic Impact Analysis where it talks about levels of service. Mr. Tong clarified some of the meanings of the conditions in the report. Cm. North asked what the existing conditions were \\ith the project. Gary Black, Traffic Engineer, indicated on page 21 of the report, there shows existing conditions of the project. Cm. North asked that when the study \vas made, if consideration was made to projected construction on the other side of 580 in Pleasallton and the BART station. Mr. Black indicated yes, the study included all approved developments in Pleasanton and also the completion of the BART station with 2,600 parking spaces, and that this project would not have a significant impact on traffic. Part of the access plan for the project would include the installation oftraffic signals at three locations initially, and t\\.o more locations in the futurc. Mr. Tong stated that the Traffic Study is best sunuTIarized on page 20 of the Study. On page 20 where it states "the intersection levels of servicc", the second paragraph indicates the criteria being used where a negative impact would result, where there \vas an increase in the volume to capacity ratio of .02 or greater or there is a degradation to the level of service from level service D or better to level service E or worse, based on that criteria, the traffic report indicates that this project will not result in a significant worsening of the traffic beyond that which would othcrwise exist without the project. Cm. Zika asked that with all the plmmed construction, if traffic scrvicc levels \\~1l not get worse than level of service D. Mr. Tong indicated that City arterials \vould not get worse than level of service Do. Cm. Zika asked if getting on and off the freeway, could traffic service levels drop to an E. Mr. Tong indicated that freeway intersections and interchanges have a level service E or worse standard. Those interchanges will at least work at b-d service E. Regular Meeting [12-19min] PCM-199-l-128 December 19, 199-l Mr. Black indicated freeway interchanges were analyzed and were shown on page 21 of the Traffic Study, and they would operate well within the standard level service C at all three interchanges which were Hopyard/Dougherty, Santa Ritaffassajara and Hacienda Drive with signals. Mr. Black showed several diagrams of the planned program providing access to the site. He outlined where the signals would go. Adolph Martinelli, Co-Applicant representing Alameda County Surplus Property Authority, indicated this is the first project in a large planning area where a specific plan bad been adopted. He further stated the County had participated with the City to diligently provide access to the area and that there was participation with North Pleasanton Improvement District to make sure there would be one full service interchange at Hacienda Drive and a full service interchange upgrade at Tassajara Road. Mr. Martinelli indicated that they have also acquired the right-of-way necessary to extend Dublin Boulevard from the current urbanized portion of Dublin, easterly to the emerging areas in East Dublin, approximately 12 acres. In addition, Mr. Martinelli stated, as part of their regional obligation in the Traffic Impact Fee Study, the County is discussing with the City the option of improving to nearly the ultimate standards the Hacienda extension to Dublin Boulevard and the Dublin Boulevard frontage along the Homart Property, such that it would have a divided multi-lane thoroughfare fronting the property on both sides. This is the first project in the area and its implications on traffic are extremely manageable, and they are interested in the overall development of East Dublin and want to make sure everything is in place in a logical progression and they are committed to working with the City to accomplish that goal. Cm. Zika expressed his concern in placing a four-lane road now, and in the future tearing it up and placing a six-lane road to accommodate the traffic caused by growth and development. Mr. Martinelli agreed with Cm. Zika and stated that they did not want to duplicate improvements. He indicated that there were utility extensions and other issues that must be considered now that would affect the widening of the roads, and they did not want to do things twice. Cm. Burnham asked if there were rough-in cables for the proposed signals. Mr. Martinelli answered that where there are signals installed, there are complete signals, where there are proposed signals, the conduit and control areas would be in place, and they may go beyond the rough-in stage. Cm. North asked the Applicant is they had any problems \vith the Conditions of Approval. Mr. Anderson answered no. Cm. North asked for a consensus by the Conunission to table the project until January 3, 1995. Mr. Tong indicated that there would be supplemental staff information and asked the Commissions to bring their packets back to the January 3, 1995, meeting. ************* NEW OR UNFINISHED BUSINESS None Regular Meeting [12-19min] PCM-1994-129 December 19, 1994 Regular Meeting - January 3, 1995 A regular meeting of the City of Dublin Planning Commission was held on January 3, 1995, in the Dublin Civic Center City Council Chambers. The meeting was called to order at 7:32 by Commissioner North. ********** ROLL CALL Present: Commissioners Zika, Burnham, Geist and North; Laurence 1. Tong, Planning Director; Dennis Carrington, Senior Planner and Gaylene Burkett, Recording Secretary. Absent: Commissioner Rafanelli ********* PLEDGE OF ALLEGIANCE TO THE FLAG Cm. North led the Commission, Staff, and those present in the pledge of allegiance to the flag. ********* ADDITIONS OR REVISIONS TO THE AGENDA The minutes of the December 19, 1994, meeting were approved as submitted. ********* ORAL COMMUNICATIONS SUBJECT: 6.1 Election of Officers (continued from 12-19-94 meeting) This item was continued to the January 17, 1995, meeting. ********** WRITIEN COMMUNICATIONS None ********** PUBLIC HEARING SUBJECT: 8.1 P A 94-001 Santa Rita Conunercial Center Rezone and proposed Negative Declaration request to rezone 75+ acres from Planned Development - Business ParklIndustrial (low coverage) to a standard Planned Development. This project has a Specific Plan Designation of General Commercial. The proposed Planned Development would allow for an 800.00O:t square foot commercial center which mav include retail stores. offices. movie theaters and restaurants. amonS?: other uses. The project is located at the southeast comer of the intersection of Dublin Boulevard and Hacienda Drive. (this item was continued from the December 19, 1994. Planning Commission Meeting.) Regular Meeting [1-3min] PCM-1995-1 January 3, 1995 Cm. North opened the public hearing and asked for the staff report. Dennis Carrington, Senior Planner, indicated that there would be a modification to the Public Hearing due to an omission. The Development Agreement was not included on the agenda for the January 3, 1995, meeting and staff recommended that the Planning Commission hear the staff presentation on the rezoning, take testimony from the Applicant and the public, question Staff and the public and then continue the item as a Public Hearing to January 17, 1995, to allow Staff to discuss and resolve details on the Planned Development Rezoning and the Development Agreement. Cm. North asked if this was based on input from last month's meeting. Mr. Carrington apologized and indicated that the Development Agreement did not make it on the agenda. Mr. Carrington then presented the staff report and indicated that it included a copy of the draft fiscal Impact Analysis, a report prepared by Economics Research Associates (ERA) for the City of Dublin. The questions that the Planning Commissioners had at the previous meeting were outlined in the staff report and Mr. Carrington briefly went over each question and Staff's response. It was also pointed out that Staff received three comments from the public on the Mitigated Negative Declaration; a comment from CAL TRANS, a comment from Reynolds and Brown, and a 45 page comment from North Pleasanton Improvement District Property Owners. A Response to Comments was attached to the staff report as Exhibit C. em. Zika asked about the Traffic Impact Study and how the fees were based. He wanted to know at what occupancy rate were the fees based. Mehran Sepehri, Senior Civil Engineer, responded that the Traffic Impact Fees (TIF) were based on 100% occupancy conservatively for a worse case scenario. Cm. Zika asked what if the Project was occupied only 80%, then revenues would go down, how could that be conservative. Mr. Sepehri explained that for the design of the road system to see how big the roads should be, a 100% occupancy rate is used. Cm. Zika clarified he was concerned how much revenue the Center will generate in order to pay for itself, pay for the infrastructure, and the water lines and sewer lines. He indicated the Study says this Center ,,,ill generate $300 or $400 per square foot per year. Mr. Sepehri indicated he was able to answer TIF questions; however, other rates are different. Cm. Zika again asked at what rate of occupancy for the Center were the fees based. He stated that if the Study was based on 100% occupancy, then the revenue figures were low because not very many Centers can stay 100% occupied. Laurence Tong, Planning Director, asked if Cm. Zika's question was more focused on the Fiscal Analysis rather than the Tlf. Cm. Zika indicated yes. Regular Meeting [1-3min] PCM-1995-2 January 3,1995 Mr. Tong stated the Fiscal Analysis was prepared through the City Manager's Office; however, on page 9 and 10 of Attachment 1 in the packet, there was some discussion regarding the specific projections by fiscal year, as well as some of the considerations that the new Center will probably not be operating at full capacity and that there will be some fluctuation in terms of occupancy and absorption of the square footage. Cm. Zika asked if the information on page 9 and 10 was the amount of square footage that would be occupied. Mr. Tong said he believed that was correct. Cm. Zika asked if at some point in time they project 100% occupancy and if that was what the fee \vas based on. Richard Ambrose, City Manager, clarified that the amount per square foot is an average amount and that in order to calculate the fee, the consultants needed to estimate some amount per square foot. Cm. Zika asked if a less than 100% occupancy rate could have been used. Mr. Ambrose indicated that he would check \vith the consultants to find out what occupancy rate was used. The number they used was a composite number, not the highest. The Applicant felt the numberwould be higher. em. Zika asked what the occupancy rate was and what the basis was for establishing the occupancy rate for the model. Mr. Ambrose indicated that when they put the model together, the amount of square footage was based on analysis of retail trends, and the numbers that were used were somewhat less than what the Applicant \vas projecting in the way of sales for the Center. Mr. Ambrose stated he would find out what occupancy rate was used. Cm. Zika was concerned that a lot of the models were outdated and overly optimistic. Mr. Ambrose stated that the study included an up-to-date retail market analysis. They were not relying on old studies for this project. The Applicant paid an additional fee for an updated market analysis of the surrounding communities. Cm. North commented that on page four (Roman numeralll) of Attachment 1, they said it would be $300 per square foot per year; however, the amount was lower for Phase I and Phase n until after the year 1998 when they went up to full occupancy. Cm. Zika stated his concern was for the years after 1998, what occupancy \vas used as the basis for the $300 rate and that he would wait for Mr. Ambrose to come back with an answer. Cm. Zika then asked for an explanation for the $3,000 Noise Impact Fee. Mr. Tong explained that the Noise Impact Fee was part ofa requirement in the Specific Plan and the Environmental Impact Report (EIR). The EIR in particular indicated that the City needed to establish a Noise Impact Fee for noise generated primarily from traffic due to this project. As a separate action, the City Council was in the process of establishing an Ordinance. The actual fee amount is yet to be Regular Meeting [l-3min] PCM-1995-3 January 3,1995 determined. The $3,000 maximum was built into the project so that the City could comply \vith the implementation measures. The fee would not go into effect unless the City adopted an actual fee for the Noise Mitigation. Cm. Zika asked how the City could put a figure of ''Not to exceed $3,000" in the staff report. Mr. Tong indicated it was an estimated amount that the City had negotiated. The fee was based on the traffic generated by the project. Cm. Zika asked how the money would be used. Mr. Tong stated the money would be used for actual noise mitigation measures such as replacing ",indows \vith double-insulated glass, better sound insulating windows, or building berms to reduce noise. The money would not be used for landscaping. Cm. Zika indicated that he felt there could not be much anticipation of noise since the $3,000 would not cover the cost of much. Cm. Geist asked about the time table for Phase I and Phase II. Specifically, she asked if the improvements in Phase II to the east of the Center will not take place until Phase II was actually developed. Mr. Tong indicated that yes, Phase I \\'ould include road inlprovements along Hacienda Drive and along Dublin Boulevard (indicating a certain portion on a map), and would taper down to conform to the existing roadway. The improvements on the roadway adjacent to Phase II would not take place until Phase II \vas being developed. Cm. Geist asked if there would be two left turn lanes on Tassajara Drive in Phase I onto the single westbound lane on Dublin Boulevard. Mr. Sepehri indicated that the Developer may improve n\'o left turn lanes on Tassajara Drive, then Dublin Boulevard would be \videned to acconunodate the two left turn lanes as part of Phase II. Mr. Sepehri indicated on the map a private driveway just north of the off ramp that may change the two left turn lanes into one if the owners approved of some changes. Cm. North asked if the Applicant was present. Don Casper, Homart Development Co., addressed the Commission. He handed out a Homart Community Centers Division Profile and a 1994 Portfolio of Projects for Homart Development Company, to the Commissioners and Staff. Mr. Casper gaye a brief presentation on the background for Homart Development. Cm. North asked ifHomart Company was paid when the Mall is built and 100% occupied or does Homart build the Mall and some other company take over the responsibility of obtaining tenants. Mr. Casper indicated that Homart developed, marketed and owned their projects and ,vas solely responsible for a project's success. Homart was self-funded on their projects, which meant the money was coming out of their pockets and they wanted to make sure that their projects were filled and stayed filled. The Homart Board of Directors made the decision to sell a project, and if that happened, they typically sold to an institutional type investor, meaning a retirement fund or someone looking for a long term investment. Regular Meeting [1-3min] PCM-1995-l January 3, 1995 Cm. North asked ifHomart still owned New Park Mall. Mr. Casper stated specifically he did not have a lot of information on the Malls. Mr. Casper was \\1th the Community Centers Division, which currently O\\ned nine Centers, bad directly developed twelve Centers and had been in joint venture with an additional six Centers. Of the Centers that they had been directly involved with, they had retained a large percentage of those projects. Mr. Casper pointed out that on page 2 that the Chairman referred to earlier, the $300 per square foot when discounted down to $225 per square foot related to approximately 75% occupancy. The 75% percent occupancy was far lower than they anticipated when they built a project, and that figure was slightly conservative. Mr. Casper asked if the Commission was looking for revenue projections past fiscal year 1998-1999. Cm. Zika stated he thought that the 1997-1998 projection of $300 per square fOQt revenues was based on 100% occupancy, or pretty close to that. Mr. Casper indicated that the anticipation of revenues was based on what they felt could be brought in on a per square foot basis; in other words, they had already discounted it 75% and they came to the tax revenue based on that discounted number. Cm. Zika asked that even in the out years, if the estinlate was only being estimated at 75% occupancy. Mr. Casper referenced page 2 of Attachment l;m the various fiscal years, the amount increased per square foot. Mr. Casper explained that they were not involved in preparing the report; however, they were very interested in what was contained in the report. What the report was saying was that in fiscal year 1996- 1997, they would have a $225 per square foot rate, which was approximately 75% and then in 1997-1998 fiscal year, they anticipated that to grow to $250 per square foot, and subsequent years were $300 per square foot which would equate to 100% occupancy, although industry standard would be some\vhat less than that. The study was based on what was actually seen in returns and tax revenue in other jurisdictions, and the sales the retail Center would generate. In essence, they were saying 100%, but by industry standards, none of them were actually based on a true 100% occupancy. He indicated that they felt the report was done very well, and the projection of costs were slightly conservative, but that the report must be conservative. Cm. Zika indicated he had used some of ERA's studies before and did not have a problem with the company as a whole, but he felt that he should ask about the occupancy rate. He asked if Arden Fair was developed from ground zero or did Homart buy it and remodel. Mr. Casper was not sure, he thought it was from ground zero; however, it had been up there a long time and precedes his involvement with Homart. Generally, they were involved in the Mall projects very early on, if not at the very beginning. Cm. North asked the Applicant if they had a problem \\ith the TIF if the project ended up with only 50% occupancy even though the TIF was based on 100% occupancy. Mr. Casper indicated that the Development Agreement, which would be discussed at the next meeting, provided for a scaled down project with flexibility in the fee. However, if the permits were pulled for the total existing square footage, they would not have a problem paying the fee. Regular Meeting [l-3min] PCM-1995-5 January 3, 1995 Marvin Vitz, Advanced Planning Director for the East Bay Regional Park District, indicated that they were looking for a linkage between the Tassajara Valley Trail and the Iron Horse Trail and BART Station. They believe the linkage was important as a way of providing good access within the Eastern Dublin area, both to BART as a regional transit center and to the residential employment and commercial areas that were planned, including the Homart project. At present the Specific Plan did not show a pedestrian link through this area, nor did the recently approved Park and Recreation Master Plan, so they were trying to see if they could get something to fit in with the plans. The East Bay Regional Park District had met with City staff before Christmas, and raised and discussed some of the issues, but they had not had a chance to review the Development Agreement. Their concerns were to insure that the Development Agreement did not preclude the opportunity to make a connection through the area, so as to provide both a transportation and recreation- benefit they felt the trail link could provide for Eastern Dublin and the whole system. Mr. Vitz indicated that they would be putting some comments together for the next Planning Conunission meeting, and were available to work with City and County staff over the next several days. Cm. Zika indicated that this project had been in progress for 7 or 8 years, and was East Bay Regional Park District aware of what was happening with the Homart project. Mr. Vitz stated they had been involved in reviewing the Eastern Dublin Plan and various aspects; however, their concern was when they got down to the detailed development plans for the area that there be a means of making a trail connection. Cm. Zika asked if Mr. Vitz would have a wTItten proposal for the next Planning Commission meeting.;;. Mr. Vitz indicated they would be discussing \\ith Staff and would try to work something out by the next meeting that can be mutually agreed upon. If so, they would make their recommendation based upon that. Cm. North stated that the East Bay Regional Park District had been updating their Master Plan for over a year, and asked Mr. Vitz ifhe knew when the Plan would be done. Mr. Vitz said he hoped to be done within the next six months to a year. Over the last six months, they were working on comments and questions raised by the Park Advisory Committee on the process they were using, that they had made changes in the process over the last six months, and were still resolving some of those issues. He indicated it was a full two-County Plan \'Yith all 50 of their facilities and all of the trials, so it was not a small scale plan, it was a major effort. Cm. North indicated Staffhad always worked \vith the Park District in the past and was sure they would in the future; however, the faster the Master Plan was completed, the better Staff could work \\ith them. Cm. North asked if anyone else would like to speak. John DiManto, Dublin Land Company and San Jose Construction Company, asked the Commission if under their rules of order, ifhe was entitled to any rebuttals by the Applicant or anyone in the audience. Cm. North asked Mr. DiManto to define what he meant by "rebuttal". Mr. DiManto stated he meant his right to defend any comment that needs to be answered if there was something that might be misstated. Regular Meeting [l-3min] PCM-1995-6 January 3, 1995 Cm. North indicated that Mr. DiManto had a right as a citizen to speak before the Planning Commission for a limited amount of time, usually five minutes; however, the Conunission was flexible on the time limit. He further indicated that if Mr. DiManto were to get into a discussion with someone in particular, he felt that would not be appropriate. He was free to make any comments he wanted to make. Mr. DiManto indicated he had heard Chairpersons at other meetings ask the Applicant or a person speaking against or in favor of a project, to come back up to clarify a matter, and that was all he was referring to. Cm. North stated that if the Commission felt the need for anything to be to clarified or if Mr. DiManto wanted to clarify anything, he could always ask. Mr. DiManto-verified that the Planning Conunission meeting would be continued to January 17, 1995, and asked if it would be wise to reserve his comments until that time. Cm. North indicated that ifMr. DiManto had comments on things that have already been discussed up to now, he should feel free to make them; however, the Development Agreement could not be discussed because it was not on the agenda, but if there were other things he wanted to discuss, he should feel free to discuss them. Mr. DiManto indicated he would proceed. He stated that under the plan as submitted, he was opposed to it for various reasons. Number one, he was opposed to the size of the project due to its financial impacts to existing merchants to the west, whom he had not heard from; .he was opposed to itS size because of the impact it would have on the Eastern Dublin Plan, east of Tassajara Road and how much it would delay that development. He appreciated the necessity for Dublin to have a very fine retail project of this magnitude and its importance and how crucial it would be for competing fairly with Pleasanton., who would be asking Dublin to share in a lot of debt for the road system. Mr. DiManto stated he had been to meetings for the last 7 1/2 years, and during the last 6 months, he had met \vith a County Official and asked him about the size of the project. Mr. DiManto indicated that he was told there would be two or three fairly good size buildings, a few pads, but nothing that \\'ould impact Mr. DiManto's property to the east, specifically his 82 acres on the northeast comer of Tassajara and 580. He indicated that in the 7 1/2 years of meetings, they were targeted towards architectural profile, creating identity for Dublin, and going through guideline hearings for architecture and how appealing a project Dublin would want in all of East Dublin, especially with the last remaining 580 quarter. He was surprised that this was the kind of project that would be permitted along 580. And when compared architecturally with the Arden Mall or the Fremont Center, he felt that it was not a fair comparison. He felt the comparison should be made against the Macarthy Ranch project in Milpitas, the Las Animas Center in Gilroy, and possibly a few things in Vacaville, at the Nut Tree, and that they were more this type of project, a high volume, low cost project with lots of revenue. The project would architecturally set the tone and quality for whatever else happened in the East Dublin Plan. He also stated that the 18 landol"ners were shackled \vith Specific Plan design guidelines and landscaping guidelines. He felt in terms of architecture, the Commission and Council should ask for a scale model, rather than the rendering which did not do the project justice. He felt there should be guidelines for the facades of the building. With no discredit to the architectural firm, when you walked up to the rendering of the project, there left a lot to be desired. Regular Meeting [1-3min] PCM-1995-7 January 3, 1995 Mr. DiManto stated in terms of devastation to East Dublin, if this was built-out in the next 5 years or so, you could forget about East Dublin and the revenue producing land for probably 10 years. He felt there would probably be several land owners back in the next year asking for rezoning with a high density multi- family housing project and abandon the retail-commercial. He felt Cm. Zika and Cm. North asked very good questions at the last meeting about what was happening in Livermore in regards to occupancy rates. When you have these competing Centers, he felt you should ask for studies and projections of how long they would set back the East Dublin Plan. He felt that he, and many land owners, would be asked to join in many layers of assessment districts without the ability to create the revenues to debt-service them. That would be a devastating effect. This was a matter that went back to the size of the project, the phasing of the project, the impact to the existing Dublin merchants, who had not been present, they may worry about going broke. How would they be taken care of and what benefits would they get out of the project. He felt there should be a provision for that. The matter may be an issue on the June ballot if it was not handled cautiously, incrementally with built-in safeguards in the Development Agreement that were in the Specific Plan and all the architectural guidelines that the landowners were shackled with. There was no reason why Homart, with their size and financial ability, should be able to come in and build that facility \\ithout having gone through all the things the landowners have gone through. It was very unfair. Mr. DiManto asked Mr. Tong if there had been any economic studies done for the merchants in West Dublin and if there were any profiles on how long if would take to absorb this amount of footage, and how many years it would set back East Dublin, east ofTassajara. He felt that maybe at the next meeting, that information would be available because it would be crucial and critical. Also, he suggested that the Merchants Association be part of a public meeting and have a chance for input on the impacts of this project. Mr. DiManto stated in terms of infrastructure, and what this project would do for other land o\\ners, he indicated he had talked with a County Official who had told him that if this project did not go, then East Dublin would not be built, and that the County was going to extend and oversize utility pipes, sewer and water, and major infrastructures. He felt that was nonsense. Any project that goes first must provide and size all utilities and all the land o\\'ners would be asked and forced under Development Agreements, to pay their fair share. He asked what they were getting that they were not paying for. Really nothing. But what was missing was they would be charged the debt without the ability to debt-service the layers of assessments that would be placed upon the land owners' properties. In conclusion, the project was oversized, poorly planned and an architectural plain-Jane box with little vinyettes in some towers. He felt the Commission, and eventually City Council, needed to identify a list of infrastructure needs that this project should bear and pay for early on through the Development Agreement, and the forms of repayment to its neighboring land owners who would be impacted. Cm. North asked if Mr. DiManto had read the Economic Research Associates report on the project. Mr. DiManto indicated yes, and he felt some were outdated, some were overstated, some were under rated and some were unreliable and you couldn't take them to the bank. Cm. North asked if Mr. DiManto had made his comments in writing to Staff so that they could study them in depth. Mr. DiManto indicated he had been asked to do that before, and had done it and he not received an answer, nor had his conunents been brought out in the following meetings, so he felt it had been an effort in futility. He felt the Commission had asked very smart questions and were very thorough. He felt that once it got to Council, it was at a political level that was very s\\'ift and he appreciated all the Commissioner's conunents Regular Meeting [1-3min] PCM-1995-& January 3,1995 and piercing of the project. He felt the citizens and property owners were better represented at the Planning Commission level, than at a higher level. Cm. North ask Mr. DiManto to put his comments and concerns in writing to the Commission. Mr. DiManto indicated that he would. Cm. Zika asked Mr. DiManto ifhe was indicating that if this 75 acres goes through, then his 82 acres of retail/commercial would not be developed for another 10 or 20 years. The other side of the coin was, that if they let Mr. DiManto do a retail/commercial project then the 75 acres would not be developed for 10 or 20 years. What was the difference. Mr. DiManto answered that he had spoken with Mr. Ambrose, Council members and Mr. Adolph Martinelli and that he indicated that Dublin has got to have some turns and felt that Pleasanton had gotten all of the retail and they refer to this side of the freeway as Dublin paddling the canoe, while Pleasanton was the ocean liner and bathing in lots of money and it was our turn. He felt that when a 7 1/2 year plan was implemented, the County, as a developer and land owner, needed to take 25 acres and scale down the project. He felt that the initial project would then carry a certain amount of infrastructure cost and then encompass all of East Dublin, not just his 82 acres, but 500 acres and say how we begin to build Dublin Boulevard to El Charro and build a network and relief-for-traffic model. He felt that some Commercial was needed; enough to start debt-servicing the ~~fe~t the landowners wo~dd be require? to take on from the first pulling of permits. If this was 30 acres-anlthe east of Tassajara had 20 acres arid theLin Family had 20 acres, it began to get the project going on an even basis. Cm. North thanked Mr. DiManto for his comments. Adolph Martinelli, Alameda County, indicated that he had spoken \vith Mr. DiManto for the past 7 1/2 years and that there was a clear distinguishing between the properties east of Tassajara Road and the Santa Rita property. The Santa Rita property had been in the City of Dublin since 1986 and subject to an Annexation Agreement which discussed uses. The Annexation Agreement had been revised to discuss mixed uses. Mr. DiManto's property and the properties to the east were not yet in the City of Dublin, and were to be reconsidered by LAFCo this month. Mr. Martinelli indicated that Alameda County had conscientiously worked in cooperation \vith the East Dublin land owners. They had reserved the development of the area until the East Dublin Plan was adopted. They had fronted money for the Master Plan for sewer and water development for all of the East Dublin area. They had provided the land for the extension of Dublin Boulevard from the former City limits across the Camp Parks property to Tassajara Road. They had participated in interchange inlprovements at Tassajara Road and Hacienda Drive. They were working on a recycled water facility that would serve Eastern Dublin; were working on the specific design of a sewer trunk line that would serve East Dublin; and had committed themselves, as had Homart, to abide by all the design criteria that had been established in the Eastern Dublin Specific Plan and planning process. They had consultants under contract, including the consultant that prepared the City's Park Master Plan that looked at the aesthetics of the area, the trail system along Tassajara Creek, and were looking at a means of enhancing the creek much beyond what was the typical type of development in an urban setting. He felt the County had conscientiously met the commitments that had been made over time and had been out front in a lot of the inlprovements. Mr. Martinelli indicated that it was not realistic to believe that hundreds of millions of dollars in infrastructure would be in place all at once. There had to be a logical staging of development. The commercial project that was proposed was really the engine that \vould allow the movement into the residential phase in Eastern Dublin. Dublin had used justification in the annexation, saying that there was at least fiscal neutrality. The County was very proud of the design Regular Meeting [1-3minJ PCM-1995-9 January 3, 1995 efforts that had gone into the project. The Site Development architectural drawings were being refined and would again come back to the City at a later stage. This was not an outlet market or development, but a major Center that included retail uses and entertainment uses and restaurants and would be something he felt would be a great addition to Dublin. Mr. Martinelli stated that he was always available to speak with Mr. DiManto and the other property owners. He always felt that they were in this together ''lith the East Dublin Property Owners. They had supported the efforts in East Dublin and the annexation and hopefully, they would work closely together in the future. Cm. North asked if there was anyone else in the audience that would like to speak. Cm. Zika asked if there was anybody representing the East Dublin Property owners, North Pleasanton Improvement District or Reynolds and Brown. There was no response from the audience. Cm. Zika asked Mr. Tong if the Commission would be approving any architectural concepts or building designs in this phase. Mr. Tong indicated the architectural detailing would come at the Site Development Review stage. What they saw before them were conceptual site plans. Cm. Zika asked if the plans were not necessarily what the project would look like. Mr. Tong indicated that was correct. Cm. Zika stated that was what he thought, that he just wanted to make sure. Cm. North continued the public hearing until the next meeting on January 17, 1995. -- Cm. North thanke embers of the audience for coming. He indicated what the Commission did affected the City; however, e felt it worked a lot better if there were' ut from different people and urged the audience to come more ofte . Cm. No . cated that he spoke with the City Clerk, and that nobody applying for lanning Co ssion or other Commission would go before the City Council. The Mayor would inte . w some eople, and then make his decision on the appointments and the appointments to the Planning Co ion Regular Meeting [l-3min] PCM-1995-1O January 3,1995