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HomeMy WebLinkAbout7.1 Preliminary Land Use E Dublin e AGENDA STATEMENT JOINT CITY COUNCIL/PLANNING COMMISSION STUDY SESSION DECEMBER 18 , 1990 SUBJECT: ��// Preliminary land use map for East Dublin REPORT PREPARED BY: 4 Brenda Gillarde , Project Coordinator ATTACHMENTS : 1 . Annexation agreement between the City of Dublin and Alameda County 2 . Articles on the Tri-Valley, Pedestrian Pockets and a Pedestrian Oriented Development in Pleasanton RECOMMENDATION: ��` Review staff report and select the preferred land use options for the East Dublin preliminary land use map FINANCIAL STATEMENT: None DESCRIPTION: I . BACKGROUND Two joint Planning Commission/City Council public workshops have been held in November and December to discuss land use issues for the East Dublin study area. The discussions focused on six major issues : 1 ) residential development ; 2 ) retail uses ; 3 ) office and business park development ; 4) transportation facilities ; 5 ) parks and community facilities ; and 6 ) conflicts with existing adjacent land uses . Comments from the public , the Commission and the Council were recorded for each issue. The next step in the process is to translate the input from the workshops into a preliminary land use map and through this process begin to identify and resolve remaining areas of disagreement . This staff report identifies the general areas of agreement and divergence for each of the six issue areas discussed during the workshops . It also presents various preliminary land use options that will be further discussed at the study session on December 18 . The graphic translation of the options posed for consideration will be available at the study session. II . ISSUES The following paragraphs distill the comments recorded at the two workshops on general plan land uses for East Dublin into two categories : areas of agreement and areas of divergence. The 1 areas of agreement represent those points where most Commission and Council members were in alignment with how a particular land use issue should be addressed in East Dublin. Areas of divergence represent those points where there were clear distinctions between Commission or Council comments on a particular land use issue . Preliminary land use options for certain issues are posed, where appropriate . These need to be considered by the Commission and Council at the December 18 session and direction given to the Consultant and Staff . It should be noted that the distillation of comments addresses general plan level land use issues only. Other issues raised during the workshops will be addressed in the general plan amendment , specific plan and/or the environmental impact report . 1 . Residential Development a. Areas of Agreement - a full range of housing types should be provided in East Dublin - densities should be mixed within a neighborhood - the ratio of single to multifamily units should create a character similar to existing Dublin - do not locate housing along major arterials b. Areas of Divergence No major areas identified. c . Land Use Options The flatter portions of East Dublin present the greatest options for residential uses since there are few development - constraints . Other locations for residential development include areas proximate to retail , office and employment-generating uses . Options that will be explored include : - mixing residential with office and retail - concentrating higher densities along the perimeter of retail areas and along the transit spine - creating districts/neighborhoods with a diverse cross- section of unit types and densities 2 . Retail Uses a. Areas of Agreement - everyday commercial needs should be accommodated in retail areas located close to home - capitalize on Dublin ' s existing market niche - take advantage of areas adjacent to the I-580 corridor for high profile commercial uses 2 b. Areas of Divergence - provide a cent-rally located, pedestrian accessible retail /commercial core area - locate - retail uses in "strip" development along major arterials c . Land Use Options To accommodate the areas of agreement , a range of retail uses will be considered in the land use plan :- - small neighborhood commercial centers throughout the residential areas - - regional retail uses such as major discount stores and an auto mall along I-580 - a concentration of community-serving retail The area of divergence regarding where the concentration of community-serving retail should be located suggests two different land use patterns that would dramatically affect the life style and community character in Dublin ' s eastern extension. Pattern 1 : Concentrating - retail uses along major thoroughfares This would establish linear retail areas that are geared towards convenience for automobile travelers and would be accessed primarily by auto traffic . Pedestrian activity in such areas is usually limited to the interior of individual shopping centers , rather than extending to adjoining areas . Pedestrian access between shopping areas would be impeded by the long walking distances associated with -linear - development pattern and the need to cross major arterials with high traffic volumes . The logical locations for this type of development would be along Dublin Boulevard, Tassajara Road and Fallon Road. Pattern 2 : A central retail area Provision of a centrally located retail area would promote pedestrian access while still providing access by auto. Mixed density residential neighborhoods could be located within walking distance to the retail area and major transit lines . This type of configuration could be located along the east side of Tassajara or extend perpendicular to Tassajara. Other possible locations would be between Tassajara and Fallon roads or at Fallon Road. 3 Pattern 3 : Several small retail centers This pattern could stand alone or be combined with the previous two - retail options . These small -retail - centers would be separated by residential or office uses , rather than located next to each- other as in Pattern 1 . Depending on how they are located, some pedestrian activity may occur between the retail center and adjacent uses . Typically uses -would be limited to smaller - convenience stores such as a deli , cleaners , video store or a small restaurant . 3 . Office and Business Park Development a. Areas of Agreement - if possible , commercial designations should be flexible enough enough -to accommodate the desire for other uses based on prevailing market conditions - provide some additional business park development outside the County' s land - - - combining office and retail is appropriate - utilize intersections/interchanges for high density/visibility uses (e .g. hotels , convention center ) - encourage a mix and location of uses that will keep office --areas "alive after 5" - - - some "clean" industry and light manufacturing is considered acceptable b. Areas of Divergence - No major areas identified. c. Land Use Options A mixed use designation that permits office , business park, retail and/or residential is an opt-ion which would provide maximum flexibility to respond to market demands as they change over time . However , density standards for residential development and - intensity standards for commercials and retail uses (-floor area ratios ) would have to be - established for the mixed use zone . Also for general planning and EIR purposes , assumptions about selected densities and intensities and ultimate development character at buildout would have to be determined. The drawback to utilizing a mixed use designation is lack of - clear direction on the type and amount of non-retail commercial uses the City desires in Dublin ' s eastern extension. The result could be uncoordinated, poorly designed development that could detract from the character of all of East Dublin. To avoid this situation, detailed development and design guidelines would need to be developed for this land use category. 4 To accommodate light manufacturing uses , a designation specific to this use should be used. 4 . Transportation Facilities a. Areas of Agreement - place emphasis on an efficient , interconnected - street system (e .g. - a grid) rather than a curvilinear , cul-du- sac street system - design arterials to carry sufficient traffic so that neighborhoods are not impacted by through traffic - create a transportation system that accommodates public transit , including the possibility for light rail , and bike lanes - coordinate needed capacities for arterials with adjacent communities b. Areas of Divergence No major areas identified. c . Land Use Options - Create a multi-modal transportation system that includes special transit corridors/rights-of-way. Such a system would accommodate the auto but -would facilitate the use of busses , van-pools , light rail , BART, bicycles and walking. Alternatively, - Create a - system that emphasizes the auto while providing some opportunity for the use of non-auto commute modes (primarily buses and bicycles ) . - Create a highly connected street system that d-istr-ibutes traffic throughout the area and provides multiple routes for getting from one place to the next . This reduces congestion at major intersections and minimizes overloading on major arterials . Alternatively, Create a street system that concentrates traffic on a few major roads and limits route options through the use of cul-du-sacs and curvilinear streets . The wider streets required to accommodate the higher traffic volumes would tend to create barriers/boundaries within the community. 5 • 5 . Parks and Community Facilities a. Areas of Agreement - provide neighborhood active parkland in same ratio as currently exists in Dublin (presently there are 2 acres of neighborhood parks per 1 , 000 people ; the overall parkland dedication standard is 5 acres/1 , 000 people) - provide recreational facilities which will accommodate the demands of adult leisure time - design a super park ( i .e . community park) with a theme or unique feature such as a lake , theatre , museum, amphitheater in addition to play fields and other more typical facilities - consider providing a public or private golf course design a comprehensive trail system b. Areas of Divergence No major areas identified. c . Land Use Options - numerous neighborhood parks provided within each major neighborhood area ; or - larger , more centralized parks provided for neighborhood districts - "Super" parks require 50-100 acres of relatively flat land and are generally located along or near major arterials for easy access and minimal impact on residential areas . Possible locations are : - along Tassajara Creek - within the Airport Safety Zone - adjacent to the retail core - in the foothills - Depending on the size of the "super" park, a community park may also be needed. Based on an anticipated population in Dublin ' s eastern extension of 30 , 000 to 35 , 000 people , about 85 to 100 acres of community parks ( i .e . the "super" park and community parks combined) will be needed to serve East Dublin. Possible locations include : - the Tassajara Creek floodplain adjacent to I- 580 - Doolan Canyon - the Airport Safety Zone - the foothills 6 6 . Conflicts with Existing Adjacent Land Uses a. Areas of Agreement. Camp Parks/Santa Rita Jail - proposed county government/institutional uses are acceptable - no residential development adjacent to Camp Parks - no park along ,strip adjacent to jail BART - high density residential and/or high intensity office adjacent to BART with access by transit , walking or bikes Airport - light industrial or other low employment density uses b. Areas of Divergence None identified for Camp Parks/Santa Rita Jail or BART. • For Airport : - do not permit uses which are not in alignment with the airport ' s criteria - Dublin should not automatically restrict uses in the airport zone c. Land Use Options - do not locate parkland or residences in the small strip adjacent to the Santa Rita Jail . - locate high intensity uses near the future East Dublin BART station - locate only low occupancy non-residential uses in the airport zone; or - consider some low density residential and some higher occupancy non-residential uses within the zone III . CONCLUSION Discussion and selection of the preferred land use options will occur at the Study Session on December 18 . The purpose of this Staff Report is to identify some land use options to familiarize the Commission, Council and public with the general scope and content of the Study Session. Other options may evolve during the discussion at the Study Session. 7 i ,0 Or 414 46147 OFFICE OF TMF DATE: September 23, 1986 tI twK, •o•wo or ,u•twV110w1 City of Dublin - City Manager P 0 Box 2340 Dublin, CA 94568 RE: CONTRACT # C-86-394 :FILE tall_ (approved at 8/5/86 mtg) Gentlemen: , The Board of Supervisors, County of Alameda, State of California approved and executed the above numbered Contract on the above date. bc J We retained the original the Board's the applicable forwarded copies to th e Auditor—Controller a county department. • [ ] We retained the original Contract for the Board's file and forwarded one copy to the Auditor—Controller. All remaining copies are herewith returned to your Department for distribution. [ ] We retained the original Contract and are returning all remaining copies to you for distribution. [ ] We are returning all copies of the unsigned Contract to you. When the Contract is fully executed, please send the original to the Clerk, Board of Supervisors and one copy to the , Alameda County Auditor—Controller. • Very truly yours, • WILLIAM MEHRWEIN, Clerk WM/Yfc/cm Enclosure(s) cc: ',County Auditor—Controller Department/County Administrator 0959B • 1131 OAK 1Tw[ET• SUITE 111•O•KL•ND. CALITOIINI•14111•1411111 1114.••781 • PAGE.___0�. • ft AN AGREEMENT BETWEEN THE COUNTY SOFT S�AJDAARA AND PARRHANDZSANTA RITAIPROPP�RTI SG CAMP PARR , WHEREAS, the City of Dublin (hereinafter "City") has 1 a proposal pending before .LAFCO to annex some or all of the , �t properties described hereinafter , which properties are within the unincorporated territory of Alameda County but within the City' s Sphere of Influence and, to the extent permissible by law, the City desires to reach agreement with the County of Alameda (hereinafter "County") regarding the development of the properties and formulae for allocation of property tax and other revenues from the properties in advance of the -annexation; and WHEREAS, County is agreeable to the contemplated annexation and wishes similarly_ to arrive at an enforceable long* range agreement with City with respect _to development of the aforementioned properties and the allocation of property tax and other revenues attributable to the properties; and WHEREAS, properties consist of the following: (a) All that property described more particularly in Exhibit which ibit is made part hereof this reference, hereafter referredtoas "theCa pParksproperty" ; (b) All that property described more particularly in Exhibit "B" hereto, which exhibit is made a part hereof by this reference, hereafter referred to as "Tassajara Park"; and (c) All that property described more particularly in Exhibit "C" heretow=eferredltotass"theeSanParRitarpropertyhis reference, hereafter NOW, THEREFORE, County and City do agree as follows: 1. Upon annexation by Dublin of the Santa Rita property, County shall have the right to develop such property in accordance with City' s land use designation for the property as that designation is set forth in City' s general plan and City' s Ordinance No. 25-85 amending the Zoning Ordinance of the City of Dublin. Zoning established by City as of the date of this Abomeneffective set uponforth annexation City' s asOrdinance allowed byNo. Goverrnment shall become Code Section 65859 . Dublin Annexation Agreement " . 7/16/86 Page 1 PAGE.R OF 1 • K 2. Notwithstanding any rights and powers which it may possess as a California county, County agrees to be bound by the provisions of City Ordinance No. 25-85 in its development of the properties described herein. Accordingly, planned development rezoning and site development review will be processed in accordance with City zoning ordinance and tentative subdivision maps will be-processed in accordance with City's subdivision map ordinance. City agrees however that such processing will not be accomplished in a manner which will materially interfere with the development of . any of the property described herein for density and intensity as set forth in City' s Ordinance No. 25-85 , a copy of which is attached hereto as Exhibit "D", and incorporated herein by reference. City acknowledges that County enters this agr eement with the understanding and expectation that City does not intend to modify Ordinance .No. 25-85 or- any land use, planning, zoning, or building regulation in such a manner as to reduce permissible intensity, use and density standards to a level less than that presently in effect with Hacienda Business . . Park located in the City of Pleasanton. City agrees that such a reduction will constitute failure of a material condition precedent and constitute grounds for County's unilateral rescission of any and/or all executory provisions of. this agreement. 3 . City understands that County will seek out private development of all or parts of the property described herein through a ground lease or other arrangement with a major development company, which company will take the lead role in designing any project and obtaining necessary approvals for the development of any project. Accordingly, City agrees to work cooperatively with any such developer or developers. 4 . The parties hereto agree that they will enter into a development agreement of the sort authorized by and described in Government Code Section 65864 , et seq. , prior to any _ development of the Santa Rita property. Any such agreement shall include as a party any developer (s) who lease(s) the Santa Rita property or otherwise develops it with County. As used herein, "development" shall mean any "use" as defined in City' s zoning, ordinance with the exception of those uses defined as (1) temporary uses and for which an administrative conditional use permit has been secured; and (2) nonresidential governmental buildings or uses. The execution of such an agreement as to each portion of County property to be developed Dublin Annexation Agreement . 7/16/86 Page 2 PAGE OF ( ` is a condition material to this agreement. Failure of the parties to execute such an agreement for each piece of County property shall constitute a failure of condition and excuse performance of any remaining executory provisions of this contract. • 5. Pursuant to Revenue and Taxation Code Section 99, et seq. , the parties agree that upon annexation property tax, sales tax and other revenues will be divided between City and County as follows: - (a) Santa Rita Property: City will transfer to County on a quarterly basis all revenues attributable to the Santa Rita property._as such revenues are specified in Column (C) on Exhibit "E", which exhibit is made a part hereof by this reference. Such revenues and the transfers thereof shall not be deemed an appropriation subject to limitation by City for purposes of California Constitution Article XIIIB. (b) County and City will each retain those revenues as specified in Exhibit "E" . (c) County will remit to City on a quarterly basis an amount equal to all of City's costs for providing services to the Santa Rita property for that quarter, said costs to be determined in accordance with the formulae which are attached hereto as Exhibit "F", and made a part hereof by this reference. - (d) Auto Franchises: The parties agree that sales taxes attributable to auto franchises located within the City limits of City contribute materially to City's tax base. Notwithstanding paragraph 5 (a) , County agrees that should any auto franchise, whether currently located within City's existing - boundaries, or hereafter located within the City's existing boundaries, relocate to any County owned property described in Exhibit "C" to this agreement within twelve (12) months from the date the franchise ceased operating in the City, all sales tax attributable to the said facility shall be allocated to City as if the facility had remained in the City of Dublin. Should any auto franchise which was first located on the Santa Rita property thereafter relocate its facility within City's boundaries as they currently exist within twelve (12) months from the date the franchise ceased operating in the Santa Rita property, City agrees to remit to County on a quarterly basis all sales taxes attributable to such auto franchise. • Dublin Annexation Agreement 7/16/86 Page 3 • PAGE'OF • • 4 (e) City and County agree._that each entity's appropriation limit shall remain unchanged upon annexation of the • properties._ _ _ (f) Future Services: In the event that City determines that municipal services of any nature are required in the Santa Rita property area and the costs of said services will . exceed 50% of the revenue attributable to the Santa Rita property, City and County shall, in advance of the implementation of said services, reach agreement concerning the responsibility of City and County for the funding of the portion of the service costs which exceed 50% of the Santa Rita area revenues. 6. City and County agree that upon annexation City will receive 25.4% of the property and/or possessory interest taxes attributable to the property described in Exhibits "A" and "B" to this agreement. 7. Allocation of Revenues in the Event of Future Annexations: City and County agree that upon future annexations, City will receive 25.4% of the property and/or possessory interest taxes from any property lying to the east of City and within City' s present Sphere of Influence and not subject to this agreement. Allocation of revenues. for such properties according to the above percentage is a condition material to this agreement. In the event that County alters or modifies the resolution approving the property tax exchange for the properties in the City of Dublin Extended Planning Area east of Camp Parks, Tassajara Park and Santa Rita to' change the said 25.4% property tax/possessory interest tax split then: (1) the provisions of paragraph 5 (a) of this agreement shall be ineffective and shall be of no force or effect and City shall retain all revenues attributable to the Santa Rita property; (2) County shall pay to City an amount equivalent to 25.4% of the property tax and/or possessory interest tax from the Santa Rita property; and (3) the provisions of paragraph 5 (c) shall be ineffective. In the event that City alters or modifies the resolution approving the property tax exchange for the properties in the City of Dublin Extended Planning Area east of Camp Parks, Tassajara Park and Santa Rita to change the said 25.4% property tax/possessory interest tax split then: (1) City will remit Dublin Annexation Agreement 7/16/86 Page 4 PAGE 5 0F'?? t the 25.4% of property tax revenues attributable to the properties described in Exhibits "A" and "B" to County. t . Dated: ac,( c 5 /4 : :NTY , --Aei-277.747C Chairman, Board of Supervisors Approved A F rm: • - County Counse • Dated: CITY OF DUBLIN • • _ By: .Liter ' 1 _ — Attest: .L Q C A. \( . _ City Clerk \ Approved As To Form: .;,; . City Attorney I hereby certify under penalty of perjury that the Chairman of the Board of Supervisors was duly authorized to execute this document on cbeha�lf of and that of has been delivered majority t the Chairman Board on provided by Government Code that a copy has Section 25103. i Dated: WILLIAM MEHRWE N, Clerk Board of S •ervisors, County •g/ =ueda lg: eofjj ifo .ia S By 7 ' � �■IT--rA Deputy Dublin Annexation Agreement 7/16/86 Page 5 PAGE L OF2-3 • a. l• .• '•:• . -• . : .. `'.'••• -. -.4! • •c.x•.i. '■:- • •'• ::•••■ •. l';•-; • - -. •t-.!.;1 ..•:,*.,• ; •• ..- •.• : ;,' 7 = %: , !. 1• ,• L _.... .. ti -... ~f 's, J• ' •••-•, ,• .. •.•. .• i •- '. . --r.••• = 1 i,_ ` ''�•!r'/,- � Y a...F„a• ,; { yt,. "-��.�r�- ' '4'y '''.....-"....•'!.. � Y-., , ;F •f�. .. ,YiV',K , %•` •�• 5,:•i.yY.��•_K.F^•Sri 'ar�r1 . : : • - . . .. I . . ' •. •.• 1..• :•■.'• •:.••-.........,"..7'•.....:;%:'.1.1.•'.....,:;.:11;..i.:.;;;.•-•••••••.....:1t:,i.t.i.'•::••■••••::':i..i.'1::',..:.1:'''.:!.... 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Mop of the Property of the - • I •,V. •._. .. ., bp son, prom-. . ; Estate of E.A.Dougherty.-.(BAO ra75) • • 1•••••11 I•9•4 I I....••! • . a =tat tau . • m=sss= 1 Rancho Son Roman(J.MArnodor)trotter NMI tavnt arm - 7. • ' . I 9•••109••• Vat 9 ICA , %.4Ottt 1 i I Amended Mop of the Town of Dougherty • 111',rm... ow= .. ISelf• 311 V r" sa•ari u..1 • . A ppppp Bealll 11,7•C•el UZI •••• ' ea I. sn•SSI 1197 I" r • •r •Z. Igor • C• C!‘i'ill . i •'L •14. , : • • •T i 74 ' : CC!.1 t'. .'• SS 1.. : /, i ., '9,.. 1 • . "Ai ilt.: • • 00431••• i •• :2.. :::Z.:I e0'3'1" . n • " I • . :i....-.:f. :.:7,. ..,-..,;e: .,s,.... . ,,, ,,.,.,....i.N . ad..),•." r - .1 541 1 ...• I .4,0.1 * • . • ; • li.t0 . i ..... Ns . - • r .• • •...el Is17.1/3"ni • • IS •IT StS. s•S.e. i •••: ' ' . .. • • 2 t Z•2::•■ r,.n • - , , - • .• .. . . - : • . • e,i,.• •t:j,. , , ; • ml. •9r 9.••• IssSI • •.% 11' VIr•t•I nr. e .. so••••ss-1 .....1 fff.P.1As 1. lir ryt rolt • A. •I. 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' -. - .EXHIBIT C • *e e -,:::e:•''''','-,-.. ;".•:i..,if.-. •:.%: .. .. - I • EXH • - •.;. ,,,,f.4),„1,..:.A.,.............e.::,•„,:: • - • • . , • . .... : :......-zt:...,•--.:•••.•_,...,,,,-........:.. . . . . . . .. • • • • . . 1 -‘-‘i-i- r.c....:!. .,.......5,. ....•.: . . ,:.• • . . . . ... . . . .. - . 4 . ..: - .....,.._:>,13..,.i„.t.„, _ •-• • • . .‘ • I.- -, -•-ef •• 7-!...----:-,,,-...-p,.s.:.,-„•:„ , - - • ..• . . ..• • . .• . .. 1 • =,:!...-0,;‘• -.:•-••--.:..:.,...,..::•,: -.... -•••• • • • . . •• .: • • . _ • • .._ • ......,....,..:,• .•;,.:-.7::,-•:.-••.: :-...• ,.. •• -:. ,•, • ..-. . -II t,'"* • "t•:-.4.1::lt:11:77:. 1.761 .17 ":"1-,•: 7.=•:.:::.:. .'A.'"• • ........"•:..".. APN 946-015-2 , :..., ... , , , ..:,.....--stif.:1,z,_•• .., - • -..- • , . • •; • A . ...,•••:' .• .... . "...,.`• .. . .. ..•• ; . A, ,it'1,14k . • ..'- .. • . -4-lif...3....•$-;•.eyf•..,:• 4,.. .. , • ,_ .-• • il . i • ';'-.-. - -';:;‘.,- --•:::.:. 'c• N" •x-s,::‘..7,."'•%:-..s.v.' '...:...-• •• " N"I'.(..?. . ..,r ..........?..• , . ri„......_ .-•4• -•• • s N. • -•• .... 1 ---- - ';'...".01 ;••:.,.....•:•.:•.. .--1:•-:::::".;;- .._'''' 4'4,. ,.. •L-T.- LA"""'LH'''. "'••• '.. 1/4C-7)• •° •'•:• • I • INTER TTTTT Ale :::•.,:s .. ---- e.,!.. s;•,••,S,;•,i.":1•.;,■•••.:;.•..." . ' I• 40 4-* •*. . • : 1 D . •• • 0.1 .-AR..1.';i•:•?‹...".1 : '..",;• •••••"..:• • .•:.j ..:•:.4.'". 94./:K. ..,,„:-. . - " ---1--- 1 •1.-•-.:?:;:? 7%,,,..-::,•• 5'•:..-1,.:'.•:.,*:,i2,-;../..".4.„,. • •"..'•-• -•.:..•.:" ' . • 1 4.4 3iob \ 4 IMO . IIC ':-7.3t.:`".li:,;'••:; : CV...f.,.• •?..,;--*..•..V?, •.....,:, - '.•'Z'•....'" sv •:*; , • 6- . ..-1-41.1:L"2.".:.'f ,:: .. tst•;-,%:i'r.:".:;-•(''','Y:.4 .. ...N.;', -•, •■." ••• . ,'ri.-.I •.-• ; . .•• . • i'...Z./•••4,-.4.1 ....,;" $. A:.-1:'••"'''' • -"." •• • " • . •- • • . . ....,,,t, ...I.N.i..-...r•. t„ a •-,-.i 4 - • „...,..:.1-. P-XITIBIT C, Santa Rita Property, is defined as r •-. • 1.,. cl•:••••';.....,•,1....'. ••••• x r), '• • that area identified by Alameda County .1. s . .!..;.ri;•,•••' .......i..1.;?■...1...,1..■ Assessor Parcel Numbers 946-015-2 and .. t'...4;41•••"1.."-.:".."'"‘"`• 946-015-1-4 as of July 1986. • , . .. . . 1 . t . t- GE-f.i.-OF% • . . - • 1. ..f` :i, ,:,...,,• ....L•:,�:•■e-.�_. ,I::,...:•,...•• .. • • :.. • ..I./.- _ •-a.••'-.1.6 ::::...••••.::-; .r. ....._._...' _.._..i_.• . " . b . • ORDINANCE NO. 25 - 85 EXHIBIT AN ORDINANCE OP THE CITY OF DUBLIN AMENDING THE ZONING ORDINANCE TO PERMIT THE PREZONING OF REAL PROPERTY LOCATED TO • THE EAST OF THE EXISTING. CITY LIMITS • The City Council of the City of Dublin.does ordain as follows: Section 1: Chapter 2 of Title 8 of the Dublin Ordinance Code is hereby amended in the following manner': The Parks Reserve Forces Training Area. (Camp Parks) (APN 946-15- . • 1-5), the U.S. Department of Justice property and National _ Aeronautics and Space Administration property located within APN . 946-15-1-5, the U.S. Department of Air Force property (946-15-1- , 6), the East Bay Regional Park District property (946-15-1-7) and the northerly 320+ acres of the Alameda County property (946-15- 1-4) is hereby prezoned to an Agricultural District. The southern portion of Alameda County property and the D.S. Government parcel (946-15-2) are hereby prezoned to a PD/Business Park Industrial District (400+ acres) and a PD/Business Park Industrial: Low Coverage District (200+ acres). . Exhibit B, Findings and General Provisions concerning PA 85-018 on file in the Dublin Planning Department is hereby adopted as • the regulations for the use, improvement and maintenance of the . property within this District upon annexation to the City. . A map of the area is as follows: • o • • ol. Y h'. SL WW G«► •• • Lae;Ike • ••e • 1• i . i- sao • • {��„A Business renn,elaew:to.Cer rer • 1 1:.• e tr. ;.I Pubic Larch • .. •• • • Section 2s This ordinance shall take effect and be enforced (30) days from and after its passage. Before the • expiration of (15). days after its passage it.ahall be published e . :, • T. • •.rte ff :3•.' • ]Imo: C. A•°'r,•.4-.•v. . _\`.'�.",• �. .'.1;', '•i," ',• "4.' I. [ .'. . :' '• • ,+ -,Fac 1 - once with the names of the Councilmembers voting for and against the same and in the Tri-Valley Herald a newspaper published in Alameda County and available in the City of Dublin. , PASSED AND ADOPTED BY THE CITY COUNCIL OP THE CITY OF DUBLIN ON THIS 14• TH DAY OF Ocher , 1985.. AYES: 04uncil'^°'^bers H tY; Jeffery, Moffatt, Vcnheeder and Mayor Snyder NOES: time ABSENT: None or • . ATTEST: . •, • city C'etk • • 1 Y • • • • • v, •. P E it OF • :fit;, i'' .' (. I. • i.• � .. ... ;.. '�•. ;: RESC. JTION NO. 105-85 A RESOLUTION OF THE CITY COUNCIL •. OF THE CITY OF DUBLIN - APPROVING AND ESTABLISHING GENERAL PROVISIONS FOR PA 85-018 DUBLIN PUBLIC LANDS PREZONING AND ANNEXATION APPLICATION WHEREAS, the City Council on October 8, 1984 and March 11, 1985.initiated the prezoning and annexation of approximately 2700 acres of publicly-owned properties generally east of Dougherty Road and Southern Pacific Right of Way; west of Tassajara Road; north of I-580; and south of Contra Costa County line as described in PA 85-018 Dublin Public Lands Prezoning and • Annexation Application; and WHEREAS, the Planning Commission did hold a public hearing on said prezoning and annexation on June 17, 1985 and recommended approval and establishment of findings and general provisions concerning PA 85-018; and • WHEREAS, the City Council did hold a public hearing on •said application on September 23, 1985; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and • WHEREAS, a Staff report was submitted recommending specific prezoning designations; and • WHEREAS, the City Council did hear and consider all said reports, recommendations, and testimony as herein set forth; and • WOW, THEREFORE, BE IT RESOLVED THAT TEE Dublin Planning - • Commission does hereby find that: . 1) the environmental documents prepared for the General Plan, along with the responses to comments on the environmental review for the prezoning and annexation, will adequately serve as the environmental documents for this project; and 2) The prezoning designations are consistent with the General . Plan; and - 3) The prezoning is appropriate for the subject properties in terms of being compatible to existing land uses in the area. • BE IT FURTHER RESOLVED that the City Council approves a) the prezoning. of the Public Lands area.identified in the General - Plan (approximately 2100 acres) to an A (Agricultural). District and b) the prezoning of the Business Park/Industrial and Business Park Industrial Low Coverage areas to a PD (Planned Development)- Industrial District. provisions:PD-Industrial area shall be governed by the following general . 1) All new development projects in the Business Park Industrial and Business Park Industrial; Low Coverage areas shall be • processed as a new PD rezoning. • I 2) In the Business Park/Industrial area (approximately 400 acres) new development shall conform to the General Plan • . description which states: - ■ *Uses are non-retail busineses (research, limited manufacturing and distribution activities, and administrative offices) that do not involve heavy trucking or generate nuisances due to emissions, noise, or open uses.., Residential uses are not permitted. • Maximum attainable ratios of floor l •. DP 83-20 . • X7,0{,7 -_ -,..,-e a .1,-..1: =.V :� AGE ��:`~ s'. •`��;.. �-.,�i�R•'�G% is ?;.:':.AA.�cc'r�.�S.'i'i.'��.�`f•f cu~•�• ?i3��'�.:�::iA'��i'�4:;, ,'"' wi; :,t•• . 1.•„: • : • •• • , i•%! yS• ';" ; '1.. • L. .r t• '�: tl. . v7.15:. . F , , area to site area (FAR) are contolled uy parking and landscaping requirements and typically result in .35 to .40 FAA's. Examples; Clark Avenue; Sierra Court.' . 3) In-the Business Park Industrial/Low Coverage area • • (approximately 200 acres) new development shall conform to the General Plan description which states: This classification is intended to provide a campus-like setting with open plazas and landscaped pedestrian amenities for the uses described in the Business Park/Industrial classification for the Primary Planning Area and to allow retail uses to serve businesses and residents. Maximum floor area ratio (building floor area as percent of lot area) to be determined by zoning regulations should be between .25 and .37.' • 4) In both Business Park Industrial areas, new public land . , uses shall require a Conditional Use Permit. . • PASSED, APPROVED AND ADOPTED this 23rd day of September , 1985. AYES: Qa'eilmembers Begaxty, Jeffery, Moffatt, Venhee5e and - !'Sayer Snyder NOES: Ncrle ABSENT: None ayor ATTEST: .� (161,--S. C City Clerk ' 1 • i ) • I I I • • • • - I V. • • •• • o D•P 83-20 - �. L • 5:.:. • -�'r-• ' - .• • �- r•-'4 1. r�>. *• T{fie' .�51". L• 1- n-.Ui'm:r "ci t •• ^ -' lnt:��Ltii(��� r! Y r�: 'AGi: rW tI1K =+► _• •Y:._^'• a��OF__ L • (A) (B) REVENUES - REVENUES County Collects & Keeps County Collects on Behalf • ' of City '& County Retains 1. Property taxes and/or 1. Real property transfer tax possessory interest tax (C) (D) REVENUES REVENUES City Collects & ' City Retains Remits to County • 1. Sales tax 1. Fees for services 2. Hotel tax 2 . Assessments (all types of assessment districts) 3. Franchise fees 3. Fines and forfeitures 4. State subventions (except 4 . Federal/State/County grants those restricted in use) which are restricted in use • 5. Federal/State/County 5 . State subventions which grants which are unrestricted are restricted in use as to use and legally may be transferred to the County • • PAGE LZ OF:- • DWIBIT F COST ALLOCAT ION FORJ4JLA ,PAGE L GE -5 C r EXHIBIT F Alameda County and City of Dublin • : ILLUSTRATIVE WORKSHEET FOR CALCULATING . COSTS ALLOCATABLE TO THE SANTA RITA DEVELOPMENT u .1 Direct Costs y(/////////////////////////////////////////////////////////////////1+T/////////////////////III/////////////////,//7/77/////////////l,////////// Number of Net Total Units in Alloce- Budgeted Revenues Service Divided Total Units Meirtalned Unit Santa Rite table Cost Component Cost Minus type Amount Equals Cost By Type u1umber - Cost Times Annexation Equals Cost Traffic Signal Veh. Code Traffic Si nets f X i f Maintenance S - Fines S - f g i Street Light- "7-. Street Lights X • - Inq Maint. - - - ■ Street Main- Street Miles X tenance - - - ■ Street Sweeping. - - - - r (urb b Mlles - X - Tub-total • Street Mainten• • ance & Street Gas N/A S Sweeping S - - Taxes ■ N/A 1 N/A N/A ■ WA N/A street tree — Street Trees ` X - _ Maintenance - - - ■ Street Land- -7- Niles of Median ■- X - _ scope Maint. - - - ■- % Current % Currpnt • Ping. Bud. Ping. Dud. Santa Rita Not Fee Divided Fpe Allocation Area Fee Supported By Supported Equals Factor Times Revenue . S Current P1nq. S - Fees S , = II - X • ` S Santa Rita Calls Divided Total Calls Allocation For Service BY For Service Equals Percent limes . Budgeted Cost Equals f • police Service /////////////// ////////////////////////////i///////////////////////////7// ////77////r//7/////7//////1//////// I TOTAL Cost of COSTS SAlloca- Ind -. Public Works Total Cost Total Allocated Total Cost Allocation Public Works Aoc Costs Alloce- of all P.W. Costs of P.M. Divided , of e ted to S.R. Services. Services BY Services Equals Factor Times Administrption1 Equals Cost • Type Mount ■ Public Works St. Main./ S S : S - X S I - f s Management St. Sweep. Tree Meln. I St. Land- scape Paint. Total S S l 1 . r0 • 1 7 -TI I • T r il 9...9 V--) • f, n i ( C 1 Field Maintenance Total Cost of Calculation C.dc.lation of Alloca- Costs Allocated to All Field Main- of Alloca- Net Engineering Allocation table Santa Rita tenance Services tion Factor Costs Times Factor Equals Cost Field Maint. Costs total Engineering .1 Engineering Type Amaint Services Street Main- Allocated to S. R. Costs tenance S Divided Minus - Street Sweep- By • lnq Fee Revenue `free Main- Total Field tenance Maint. Costs Street Land- scape Mtnce. Equals • w Equals rFeTtfic Sig- nal Mtnce. Allocation Net Engineering Street Light- Factor . % Costs X Z - Inc' Mtnce. • Total S Net Operating & Capital Budget Aiioca- Total Divided Total Overhead Allocation Total of All Costs table T Amount B Bud .t Minus Costs E.ual Net Cost E.uals Factor Times Allocated edhTo S.R. E.uals Cost pverhead • City Mgr. S • • Oi rest Direct Total Costs Legal Ser. S Finance -- - S - 3 X $ S $ Insurance , • ,Bidq. Mgmt - Total S 1 ////////////////////////////////////////////////////////////////////////////////////////////////////////// TOTAL ALLLIOCATABLESCSTS 3S . . A C, rn �1 UJ a EXHIBIT F _ INSTRUCTIONS FOR COMPLETING COST ALLOCATION FORMULA Step 1 : Contact- City Engineering Department/Public Works Department. Collect current information on the number of units under maintenance In incorporated Dublin including the Santa Rita development area and -the Santa Rita development area alone as follows: Item Total City Santa Rita Traffic Sianals Street Lights Street Miles Curb Miles of Street • Street Trees Miles of Landscaped Median Enter the results in the appropriate areas of the "Total Units Maintained" column. Step 2: Extract budgeted total cost data for each of the Field mainten- ance services from the approved budget and enter them next to the appropriate Field maintenance service in the "Budgeted Cost" column on the form. • Step 3: Check Budget for Traffic Signal Maintenance. Determine amount of Vehicle Code Fine revenue allocated to Traffic Signal Main- ., tenance. Enter in the "Revenue" column and deduct from total budgeted cost for Traffic Signal Maintenance, eentering the remainder in the "Net Total Service Cost" column. PAGED Of 1 • EXHIBIT F (2) Step 4: For each Field maintenance service,to e unit tcostsservMultiply _ by total units maintained t resulting unit costs by the number of units located within the Santa Rita development to calculate allocatable cost for each Field maintenance activity. Sub-total Street Maintenance and Street -Sweeping costs in the "allocatable cost" column and transfer the result to the 'Budgeted Cost" column opposite "Sub-total Street Maintenance & Street Sweeping". Step 5: Contact Department of Finance. Determine current per capita allocation amounts for Section 2106 and 2107 gas tax revenues. Contact Alameda County Sheriff's Department. Collect Average Daily Population for the Santa Rita Jail Facility for the last 12 months. Multiply result by the allocation amounts for Section 2106 and 2107 revenues and enter -the product in the "Revenue" column at the Gas Tax line. Deduct the amount frcm "Sub-total " Street Maintenance and Street Sweeping costs. Enter remainder in the "Net Total Service Cost" column. Extend result to Allocatable Cost column. Step 6: Review budget/contact Planning Director. Determine portion of Planning Budget allocated to "current planning". Enter result in "Budgeted Cost" column opposite Current Planning. Check budget and identify fee revenue budgeted to be generated by Planning. Enter in the Revenue column. Contact Planning Director: determine amount of fee revenue generated by Santa Rita located projects. Enter under the Santa Rita Area Fee Revenue column. Then accomplish the following calculations: • Divide fee revenue by the budgeted cost for current planning. Enter the resulting percentage under the "% Current Planning Budget Fee Supported" column. Subtract this percentage frcm 100. Enter the result under • the "% Current Planning Budget Not Fee Supported" column. • Divide the two percentages as shown in the form. Multiply the resulting "Allocation Factor" times the amount in the "Santa Rita Area Fee Revenue" column to calculate the portion of Current Planning cost not covered by fee revenue which is allocatable to Santa Rita. Step 7: Contact Police Chief. Determine total numbers of calls for • service (CFS) handled in all of Dublin including Santa Rita and the number generated at Santa Rita alone. Divide the number of CFS generated by total CFS and'enter the resulting PAGE ) CF: + • • EXHIBIT F (3) percent in the "Allocation Percent" column on the Police Services - 1-ine. Extract the amount budgeted for total police services from the budget, multiply that amount by the "Allocation percent" to calculate police service costs allocatable to Santa Rita. Step 8: Total the following from the "Allocatable Cost" column and enter the result opposite "TOTAL DIRECT COSTS". Traffic Signal Maintenance Street Lighting Maintenance Sub-Total Street Maintenance & Street Sweeping Street Tree Maintenance -Street Landscape Maintenance Current Planning - Police Services Step 9: Allocate Public Works Management costs allocatable to the Santa Rita development by: (1 ) Totaling the following public works costs allocated to Santa Rita -- Tree Maintenance, Street Landscape Maintenance, and the sub-total Street Maintenance & Street Sweeping costs -- all extracted from the "Allocatable Cost" column at the top of the form; (2) Totaling "Budgeted" costs for the same services; (3) Dividing (1 ) by (2) ; and multiplying the resulting percentage times the budgeted cost of Public Works Administration (extracted from the budget). Step 10: Allocate Engineering costs by a comparable approach involving: (1 ) Totaling ail Field maintenance costs allocated to Santa Rita -- extracted from the "Allocatable Cost" column at the top of the form; (2) Totaling total budgeted costs for the same services -- extracted from the "Budgeted Cost" column at the top of the form; (3) Dividing (1) by (2) to calculate the allocation percent; (4) Extracting total budgeted cost and expected revenue data for Engineering Services from the budget and calculating the net cost of Engineering once revenue is deducted; and (5) Multiplying the result by the allocation factor to calculate portion of Engineering Service costs allocatable to Santa Rita. Step 11 : Allocate general Overhead costs by: (1) Extracting and totaling budgeting costs for City Manager, Legal Services, Finance, insur- ance, and Building Management; (2) Extracting total budgeted operating and capital project expenditures from he Budget, add- ing them together, and entering In the "Total Budget" column on the form; (3) Subtracting overhead costs (City Manager, et. al.) • from the amount in the "Total Budget" column to calculate "Net Cost"; (4) Dividing the total amount of overhea¢, (City Manager, • • . PAGE OFa-z) EXHIBIT F (4) et. al .) by the result in (3) to 'develop the allocation factor; (5) Totaling all direct and other indirect costs allocated to Santa Rita and extracted from the appropriate portions of the form (TOTAL DIRECT COSTS, allocated Public Works Management, and allocated Engineering Services costs) and multiplying them by the allocation factor calculated in (4) above to determine the portion of Overhead Costs, allocatable to Santa Rita. Step 12: Total direct and indirect costs to calculate total costs allocatable to Santa Rita. • The chart following this page illustrates how the cost allocation form is used to accomptish each of the steps described-above. • • • • • I PAGE L- .t (C. ' t ' • I Step A: Calculate unit coats and ■ultioly b Santa Rita unite. • Step ]: Enter revenue . Step 2: fatract budgeted cost •1 • I • Step I: Collect voluee data • !Tr flrld e.intenenct etrvicte. I� 1. M I.i.... 'I�. l.. Step A:•• 1 t I. :�.,�.� I I T„'? Total street saint �� -' ,0 and sweeping costs--tnnaler • ` 1 I',b; c;v. : - total to budgeted cost column. Step 5: I I i Calculate gas tax rave. _ •=1 .� .. �. i,,.•,I ..1 _. 1 . I.'.•°1 noes—deduct from =" - — .,.i t: :_Q I Step 6: n -' ! - I -!-•..:n. — a , `, lQ street eaccitt ee and ..1•. •n tf - I'• Calculate cost share aremplmg casts. I ..I . ..,I"-$ .1* ~ Step d: planning cost share -43.1"'1' >-r ---�^-" Add allocatable costs allocatable to "' .7.-•••••'.:1 I..•I'':- '• k.•. ., frog A. 6, C. D, E. F. and Santa Alta, i.eeaee�riap. • ••I — —'P '�' 1 • • • mmu '9 ,1?-_1:-L' 6—enter total direct costs '••-�I.:.,'••'I::...:7:7: �I'� ""•"" .....l allecatsble to Santa Rita Step 7: F...,•a... r?~~!rr'' fi-�• -.w�r• 1,1— o �° .. . vtn here. Calculate cc service "^'" r•'-'",•ryi� ... f ,..J�•table pollee serrlca ,costs. --':%T--1444,4J1-1 Step It 1 ..Tom': 1 I CalcrLte public works ��` — .._1......11.1•4r • management coats ., ,... E~, , .P," .,.I • allocatable to Santa ''•"'I.....I,.... 1 '1 Rita. :.1 •.r l .., 1 .._i,.._.. �,� Step IOC cow S..j I1 l • Calculate engldeerlmq I._ Iw ..i-. '"" !"".T e`°' 1 4. 1-. ... I� — *Ureic. costs alleca- •• - - r Step 12: . table to Santa Alta. '-"" °"' 6+ I I I I 1 I ► ;,,,�f•e; dd lines f, J, and R b `mlaml a+...+ ...I..r.r • ...r i.r....m I I..• I IV..ED Add ' total Indirect costs. .ur�l _ ,��_` Z1i 3=3 indirert costs is direct costa from line N is calcalata �. _ total allocatable costs. Step 11: Allocate g 1 o t. verhead costs. i G'3 i • . 13 . • . . !'fil M` W Alameda County and City of Dublin '•" !sue • P r.7,-% ILLUSTRATIVE WORKSHEET FOR CALCULATING FIRE SERVICE COSTS _,t ' I CALCULATION OF DIRECT COST (///////////1//////////////////////////////////////////////////////////////////!//////////////////////////////////////////// s„�•. Ste One: Calculated Allocation Factor Calls for Service Add ' Assessed Valuation of t • Generated at Santa Rita M Santa Rita Property Plus I Divided By -'•- . I 1 Total Calls for Service Total of Response District of _ Total Assessed Valuation • In Response District of Divided BY L� - Station Providing First Station Providing First 2 Response to Santa Rita Equals: Response to Santa Rl i:d � • • Equals Equals ■ B Allocation OFactor I _ l Step Two: Calculate Allocatable Direct Costs Equals Direct Costs �'.: Oirect Costs of Operating Station Times Allocation Factor Frog Allocatable to 0• Step One Santa Rita fv • /X • CALCULATION OF INDIRECT COST { / //////I//////////////// //////////////////////I////////// y z• Step Three: Calculate Allocation Factor I .`• Plans Checked Related to 0 I Fire Prevention Inspections at Santa Rita Add 0 Add 0 :;:: Santa Rite Construction _Divided BY Divided B,r PI us E PI us E , Tr: Total Total ,. . Total • Fin Prwention Inspections Total Plans Checked Divided By Divided By �;:.. ;.: a: 2 2 ( Equals r- Equals Equals Allocation Allocation _ Factor Factor ; E ac _ Step Four: Calculate Allocatable Costs ' �. Indirect Costs e� Olrect Fl re Prevention Unit Costs Times Allocation Step Three Equals t Al l ocetabi• to U, Santa Rite• II- X `.!': CALCU ATE TOT AL OCATAB E FIRE SERV ICE COSTS -t • • Equals Total Costs Direct Costs Frant Step Tro Plus Indirect Costs frcrn Step ! i M 1,1'\)3,1 *Fire Capital Costs - Funding of fire capital uco is related tatonthe provisions of the fi re sere ce the Santa Rita `� property will be as mutually g - IN THE TRI - VALLEY GAME , EVERYBODY WANTS TO BE A WINNER Where Do You Fit In ? wenty years ago, the Tri-Valley was a few quiet, suburban communities. Houses were moderately T priced, and most working residents commuted out of the valley to San Jose, Oakland or San Francisco. But today, all that has changed. The region bustles. For many, the news is great. Cq,°c'.� ter. . ? .....7_,...z 11 \-.....ji �`E� ' Take Sam,for example. In 1984, he wanted to buy a home and get a better 7.--- —1 rzi gi `►C3 job. Since the Tri-Valley has added three jobs for every one that existed in 4o0 O 1970, he's been able to find good work and buy a home in Tracy. �A M Charlotte is pleased as well. She and her family have lived in the Tri-Valle\ - "' Ow) 'Q 1l L. for twenty years. New jobs have filled the coffers of local government. So ' , (, C\ J n her town spends more on playgrounds and libraries than other cities •, . outside the Tri-Valley. Moreover, since the number of jobs have tripled C ,l " while population has only doubled, the value of her home has gone up faster than in many other parts of the Bay Area. C H A RLorrE l�� Max feels good too. The.company he manages has gone through some major restructuring in the last twenty years. Now he no longer commutes J• L fl[1 ,, into the City. Being in the Tri-Valley has given him access to a talented, satisfied labor force. His operation is going great guns. ___7:::32:e.: • J '' 4 ti Z41 /kicH\ Even Alice is happy.A city councilwoman since 1978,she was worried about the effects of Proposition 13. But by attracting so many jobs her I J� �"o town has been able to maintain and improve services without tax °0 0 o e� increases. /\ L I C BUT Is SOMETHING GOING WRONG? These Days Not Everyone is a Winner g°o e o�ol ° , �, 1 -o � -- -o r� ow, Sam's commute is slowing down. He's stuck in traffic more often and he spends \ / three hours a day in his car. He thinks wistfully of the days when his father . j 1 could walk to his Main Street store. Rising gas prices and the lack of a good transit alternative make Sam wonder if he made the right decisions after all. s q / C E.... i 0 V:t:(z O- ):^ 1 Charlotte says its harder and harder to get around town. Traffic on her city's 6\j.r > C` busy streets is so bad she worries about her youngest son riding his bike to school. Charlotte's campaigning now with her neighbors to limit new growth. L.' ( ,_ ✓'2* 3 ►l � � NAP�-off � (�"_'� i ..../(/\:-.2-- Ma x's company is still g rowin g, but he's having a harder and harder time t itil finding new workers. When he does, their long commute makes.them late, irritable,and unproductive. Something needs to change.Already he hears o rumors that his company may move out of the Bay Area altogether. r Ig ^'� aX s� wl �� ' GRow ç1 i Alice has nothing but headaches. Her 20 ear old daughter has a job, but can't ' \� !I � g Y g 1 l (� afford an apartment in the area, so she's living at home. The city needs more o oo` / - roads and housing for all these workers, but residents don't want to encourage 00 �� any more growth. Without more growth, the fiscal health of the city is in A (:. 1 question and more taxes may be necessary. SO WHAT'S To BE DONE? 75 000 - In 1980,the BACK TO THE FUTURE BEFORE 50000 Tn-Valley Began Creating IT S T 00 LATE. More Jobs Than 25.000 Homes The old real estate adage about "location, location, location" 0 • 1980-1990 is at the heart of what's going on in the Tri-Valley today. 100,000 In the Next Workers who can't find housing near their jobs have to Air Fifteen Years, 75,000 the Trend Will commute from the Central Valley, Brentwood and Fremont. Accelerate 50 000 Two-income families drive one direction to take their kids to 25 000 daycare or school, then head another direction to get to 0 • work. At lunch time, workers swarm into their cars to drive 1990-2005 125,000 to shopping centers and restaurants. And every extra mile If Cities Stick to Their Present we drive is like adding another car to the road. 100,000 j Plans,Job Creation Will • 75,000 Eventually Overwhelm the What we need is a return to the towns of old. Main streets . Housing Market 50,000 and neighborhoods with jobs, housing and schools all 25000 centrally located. Transit systems that are easy to hop on I and off. 0 Aher 2005 j j New jobholders living in the Tri-Valley WM New jobs in the Tri Valley BUT Is THIS POSSIBLE -WITHOUT Source:ABAG,Projections 90;Economic and Planning Systems;Bay Area Council STARTING OVER? YES. In the next few years Tri-Valley residents will make a number of important decisions that will affect the area's future. The most important of these will refer to where new housing, jobs, daycare facilities and stores are located. Clearly it's time for smart planning. Thirty years ago, households were larger, most moms stayed home and had the time to chauffeur kids all over town, and dads all went to work in the big city. But today our world is different. We need convenience more than ever. We won't sacrifice character or good design. And we don't have to. In fact, we can make our communities more relaxed and more hospitable. We can create towns within towns, services within walking distance, and in the process protect open space and air quality, cutting down traffic and creating housing opportunities for all. The map on the following page offers some guidelines. A Tn -Valley Where Everyone Wins , , - D - „y f ----' L 680 tk �1 �.) ,, DowowN �t, �� SAN �MoN & D� � U6N jY Ea A 411.41kS0-461. )1tErk 11, IP\ /C--- , 'IL , ISho 14, a � pU�l�N/PLEASANTON ., .., �,.. 0i ,,, —NORTH 0 O (\ 11 U /,,I I4S LIVERMORE ./- G----- C3 bQ 0 0 °. 'i\ �• 58DA\. er,140� ` �•ar AR ia�ng ii•iii■/.,0(�■mom■Q►-.�_s7`--.�:�:�sir, /►_A-1�. _ eigh '411117 -441,1/4 pt ASAN 7 oN LIVERKORE r- \- Fivo.kk,t WAZ LAN \ '---- O� Q�WI�� j]// In, `°�oo g�n o ate - bDu L.....,Li ,,i., E5 v. ---- \ %,. .;44. dI t. ,..ara d ......._________ ,,,,..• ,rce44.Stieeiti 2 Ne" 0 ..,,,0.6 F, -, 5 n n\,, „,,e,A 1'4 -, ---- V / i •"cc7')() iN) -- .— ',)./f _..,6 OVAVD /Pr • ' ‘6.\-1 -(.-- ;I OE< J �j / D •,,i KEY Open Space: I`+�/ =o Q �1 _ �� :4 %owing and pork land purchases should protect u permanent greenbelt that is rosily accessible to the rull�� v g11� Q c�tj residents.A network of trails,grrrnwuyx and parks.. �nild CO .... ` New ng iousing n oode: link the greenbelt with neighborhoods and provide pockets of o space even within high-density areas. Already slated for development,these areas offer the Tri- Pen P F Y D Valley a chance to reduce in commuting and meet the ill ` ;banging ho sing needs of local residents and workers for Existing Urban Area: `` the next fifty years.Planning should make transit easy to With neighborhoods ranging from one to forty years old, e.housing should be of all types,including a range of to- the housing fabric of the Tri-Valley reflects traditional rent and to-own units for a variety of households and patterns of suburban development emphasizing the use of income levels. "_ the automobile.Where opportunities arise,new housing should be built in character with existing neighborh Is; A Return to Neighborhoods and Main Street: Community Cores: especially near major transportation routes,in-fill Well-planned pockets of mixed housing and services should development should be considered to make convenient Think of a small town in the Midwest or Europe.Above the shops on Main Street nrhur more traditional suburban neighborhoods, transit more viable for new and existing residents. increasing potential housing opportunities significantly. apartments look out over the street activity below.Within walking distance of the These community cores should emulate the varied pattern BART Extension: town center and the train station,a variety of homes line the street or face a of turn-of-the-century town centers including single-family With construction due to begin this year on a BART neighborhood park,housing the rich diversity of the community's population, homes with in-law units,duplexes,townhouses and low- extension to Pleasanton and Dublin,planning should focus rise apartments combined with retail and office activity. on development that will maximize ridership and relieve regardless of age or economic status.Most children can bicycle to nearby schools. traffic congestion in the valley. Working parents take the train to work. Transit Hub: At the center of these neighborhoods,within walking Potential Transit Lines: I s this a vision of the past?Perhaps.But it could also be a picture of tomorrow 0 distance of transit,develop for higher densities,mixing New development should he coordinated with the extension retail shops and public condominiums, specific routes and modes are if we find a new way to integrate housing,transit and retail activity to enhance an puc services w conums of transit services.Whatever s f apartments,and townhomes.In some areas,these transit chosen,housing and development patterns should our quality of life.All we need to do is reconsider our assumptions about how we hubs may resemble urban downtown centers,while in maximize transit's ability to provide convenient service. plan communities. others the feel may he more like Main Street in a small Studies have shown that transit works best when town.The point is to give residents the opportunity to walk passengers can minimize transfers and walk to their to restaurants,shops,public buildings and transit. destination from the transit stop. a -........0) ( ); Sam's commute is slowing down. He's stuck in traffic more often and he spends three hours a day in his car. He thinks wistfully of the days when his father �_�j could walk to his Main Street store. Rising gas prices and the lack of a good `_` /// �___._ transit alternative make Sam wonder if he made the right decisions after all. s At / r C E.... , O ��.• O c I Charlotte says its harder and harder to get around town. Traffic on her city's ell - / $ ct•':(*) busy streets is so bad she worries about her youngest son riding his bike to �. school. Charlotte's campaigning now with her neighbors to limit new growth. i —c„. I w)'' `° D 4 3 ? 2 /\ cN aPLO �� J 1 .( . } . �\ Max's company is g an i still growing, but he's having a harder and harder time L .1 ...._:....." P g g finding new workers. When he does, their long commute makes them late, irritable, and unproductive. Something needs to change.Already he hears t rumors that his company may move out of the Bay Area altogether. l r MAx 4 4, 64J,,,,,,,� _ ç1 Alice has nothing but headaches. Her 20-year old daughter has a job, ' ' `� �) � g y g � b, but can't � afford an apartment in the area, so she's living at home. The city needs more d o0 o oo ' / roads and housing for all these workers, but residents don't want to encourage any more growth. Without more growth, the fiscal health of the city is in t4 L C E question and more taxes may be necessary. So WHAT'S To BE DONE? 75,000 Air In 1980,the BACK TO THE FUTURE BEFORE 50,000 Tri-Valley I Began Creating IT'S Too LATE. More Jobs Than 25,000 Homes The old real estate adage about "location, location, location" • 19801990 is at the heart of what's-going on in the Tri-Valley today. 100,000 In the Next Workers who can't find housing near their jobs have to - --- Fifteen Years, 75,000 the Trend Will commute from the Central Valley, Brentwood and Fremont. accelerate 50000 I Two-income families drive one direction to take their kids to 25,000 • daycare or school, then head another direction to get to 0 work. At lunch time, workers swarm into their cars to drive 1990-2005 to shopping centers and restaurants. And every extra mile 125,000 ice' If Cities Stick to Their Present we drive is like adding another car to the road. 100,000 Plans,Job Creation Will . 75,000 Eventually Overwhelm the What we need is a return to the towns of old. Main streets Housing Market 50,000 I and neighborhoods with jobs, housing and schools all 25,000 centrally located. Transit systems that are easy to hop on I and off. After 2005 I I New jobholders living in the Tri-Valley I ! New jobs in the Tri Valley BUT IS THIS POSSIBLE WITHOUT Source:ABAG,Projections 90;Economic and Planning Systems;Bay Area Council STARTING OVER? YES. In the next few years Tri-Valley residents will make a number of important decisions that will affect the area's future. The most important of these will refer to where new housing, jobs, daycare facilities and stores are located. Clearly it's time for smart planning. Thirty years ago, households were larger, most moms stayed home and had the time to chauffeur kids all over town, and dads all went to work in the big city. But today our world is different. We need convenience more than ever. We won't sacrifice character or good design. And we don't have to. In fact, we can make our communities more relaxed and more hospitable. We can create towns within towns, services within walking distance, and in the process protect open space and air quality, cutting down traffic and creating housing opportunities for all. The map on the following page offers some guidelines. ry- t,1-1-. J-1117,,ii-7 vlrit,T. .: °° A1i:l. PEDESTRIAN E liRf ti mun'umnO a,,m,i�� POCKETS a,.l' -...tx-: 4. lEL to�Q• o'er EI a ,11i i a+= ® E�E,,�n, <i 440:4 1'iIIl l!P'1{�'' -"Nsue !1 UI l AI E NININNNNWNNINNNIN *0,1 '~MN ilo MI Mil„rms..ININ o; ro'`l 1,,e,mild %�.MOM m l% �1„ Yti ri” �s �ti � �vc n�NN l��'E 1fir' •• Isiiiip is _1 -(Haul nmu rummuuIci1 '7 x�C_ Cjj :� iC_ C a jmle 9 2� mac 4Nsum wow. , .L' iwii, IM rand' New Strategies for Suburban Growth ft Our current round of suburban growth is generating a crisis of many facets: mounting traffic congestion,diminishing affordable housing,receding open space,and stressful social patterns. The truth is we are using planning strategies which are 40 years old and relevant to a different culture;our household makeup has changed dramatically,the workplace and workforce has been transformed,real wealth is shrinking,and environmental concerns have surfaced. But we are still building World War II suburbs as if families were large and had only one breadwinner,as if all the jobs were downtown,as if land and energy were endless,and as if another lane on the freeway would end traffic. There are alternatives to sprawl:a regional planning strategy that clusters development at transit stations in a mixed use environment designed for the pedestrian as well as the car. Marin has the opportunity to lead the country with planning which reinforces transit,saves open space, and balances new jobs with affordable housing. It's time to rethink our assumptions and redirect our future." — Peter Caithorpe,AM ________ � ri„.".r.... -- PEDESTRIAN ,_ POCKETS r= wy - ,_ _z:::,,_....-- ,. ,.,....._-_.,-....„: -sit — - t .. ii 1).-4;t•lit',..--!!S . SA -1.C.7-S%--- %.%';:;':--- - The Pedestrian Pocket is a balanced,mixed- use area within a quarter mile walking radius `�% °. R of a transit station which mixes auto,rail and ,�;7 _ '+�?,e- J "A•�- /,r pedestrian access to home and work. The �,, ;� d'c , °- AN ` �� �� goal is to create an environment in which the --'cc,,,,„.----. ,y+ .-1 ,{�' •+"' convenience of the car and the opportunity to ,---.0-,.,--,..,...,(2:-.' _, �, walk would be blended;in which the eco- -/✓y � .`.A , ? '_ nomic engine of new growth,the back office, `f� `#' �� r `mil. w, would be balanced with affordable housing r '' ,it , ^ y„.„7 4 ,-,„,,,,w and service retail. These pockets would be implanted into an existing suburban fabric by �\ ,,�'r'/ °' GROWTH AND ,- 3%_, 7.-"z r i, the creation of light rail lines and a clustering 4 j ,; of new development at each of its stations. PRESERVATION CY`J , 1: e` 1” a h Balancing and clustering jobs, ? °r Sze ;ce The increments are small,from 50 to 100 housing,shopping,recreation zs`l , \ > `,,• ff'� acres,but the whole system accommodates and childcare,the Pedestrian ( ✓'3 ,V-• , ,14 y Pocket uses 116 the land area of 2 /. .., �,, d _ .1/,I/, • projected growth with a minimal environ- typical suburban development. 1 �� � c);s,"�pS ,�.- mental impact;less land consumed,less Opens pace and precious i,., �,o " ��,�' ,�!.;, agricultural land could be F, - .- traffic generated,less pollution produced. preserved along with a region's 13 ✓ • .'\ growth. 7 ,'�J 9 A lightrail line within a ly' /e.x comfortable walking distance of `"3 all development connects several Pockets with local towns and cities to provide an alternative to freeway congestion. ,ff. ' /1 ''. VILLAGE CENTER �i '+11.! I '' �N The lightrail station area would Ir be bordered by ground floor •�y�f 1 "f''^ ;'ar retail and neighborhood I : f' { -: '.' - o `' . `�\ -) . ° �2,,3 _ _ , en 2!7 .„...--------. '7// -,e'...afrlf"'','-' 011 TO. ,.,,,,--11,P.A..- ..jz 4,- .44. c�,; `"', f4:1tA et!,.„. INCREMENTAL GROWTH -� .s�s `io"'`";: �� 4 '''• I�tN114i Architectural diversity and•�- �' '� t dig err`"+ ;``, l ..` •����� interest in the Pedestrian i /� „ � .e o Pocket would be insured by .7— /, �"/� ,, ' ,Wh• x t having different developers for t1,:r; �' i �// �% / ;i �' each section of the site Town- e, ' /�' `��(P /� ;'//�/i� �' /, e .---, , `4�_ ' house lots could be built by ?j i, // ,..•,:;.10.1..ili �1 ��/ individuals and clusters by = /,!'± .r �I housing co-ops. Different �' ~ � Nee r',1'`�* � commercial parcels would be ��� "4� I I developed incrementally in 3y� �j3;,�► \� �.� balance with housing and demand. ,1 z-w � • 7,i,. ,. qr.*, ---,,,.._ ......_%,)„,-- '/„fig r i..,,,,-et ,4,/_,,,i,,,„ .4N-tat,',1,,-.1<1,,4'3 kl/Li N { \"� ±fir — �;�\`; 1 ry �I—'I .t • yi,fit,e ' • rt6 I7l/d/� y .t�'" / •0 0 ���\� �t i y yyr /,ill � mU,li l' >S �" Diverse open space would be /// �.'I�`'' V .e3, .■ r I , ",`}{{{re a fr IS.' provided in the Pedestrian gift:- ' 0I I$i,n.�' 2#��/l " * ie 4 ey b,;111 Pocket; private yards for the ' .i . - - • !_`•"s,�,',,/°S Y families;cluster open space for s .-." 1J,, By,F-4 ,'; a group of houses;central parks �,"\: • Ai 1• to be used by all;courtyards 7 " 1: and a "main street"shopping AFFORDABLE HOUSING The Pedestrian Pocket would y1'i area around the station at the Family housing would cluster provide for many types of °"' l7'/ center. Walking paths connect around a large common open housing needs;elderly clusters the whole site without crossing space connected to the central are an easy stroll to park, any streets. green,daycare and store. Each services,and trolley line;two townhouse would have a story townhouses with private yard area and an attached garages and private attached garage. Children yards provide for families; would have free access to three story apartments provide common openspace,daycare, affordable housing for singles and central facilities. and childless couples. c 4';% y.��"_•i� j." 'j.-k,.' COMMUNITY GREEN %' /" " ..._ ..�? �G Housing and commercial space're �- `,,i-. - . . '�• Ni ' v% ' r.1.= would border a central green /�/�. 'rVii//,., < - ���;.' s' ^r +a =� leading to the lightrail station. „�'' y./ Ii V; .".' :',�'•'-,t •;29i ,. .//,: ,. ,ti.,,, The green would combine 91,0+A,''ii, ; ,t r ;y t r ' ':i" .� iF1,"'''— facilities for all age groups and 'PI �,4,,id/ is y' ." 421545 ;:%" r f'�r f,// 4' �ji� '' ,- would double as an auto free / ,i ` � -„z7 •-- d� —1�f%i, !.// ,f' � ,,.(i.e :. path to the station. h•i` , ' T ,,ri �/ a ,o,;,i �)-,-'.. )r''. `", _ " jl The green is a lunch place for _ ,t:r%�1,•mi p , 1.� workers,an afternoon .rte%L, i t playground for kids out of ':.?`•I� school,a site for shared • daycare,and an evening focus for the whole community. An example of Pedestrian NAL Pocket growth projected for Marin County. The map shows an abandoned railroad ='"'f � (� .r.,J+ right-of-way which could be * . 33 "' converted into et the ' rI PLANNING growth with existing major . towns and a ferry to San Francisco. The four Pockets shown to scale would �� accommodate fifteen years of the , �t county's projected growth. • ,\ Marin and Sonoma combined are to grow by '' "'�-� about 88,000 new jobs and about 63,000 new x�: households in the next fifteen years. With , ,:'"i standard planning techniques,this growth would consume massive quantities of open space and necessitate a major expansion of the freeway system. The result would still 1 involve frustrating traffic jams and an ' ` environment more like Los Angeles than the north bay. .,, � Twenty Pedestrian Pockets along a new light s ' rail line from Larkspur to Santa Rosa would - accommodate this office growth with matching '.'' °� ° '`' �` , retail,support business and affordable homes.This clustered development would - , '-- ',- € save five acres of land for open space for every acre developed. Over half the area's housing demand could be met while linking the counties'main cities with a viable mass transit system. The Northwestern Pacific Railroad abandoned right-of-way connect- -. ' '' d - M_. ing the Larkspur ferry terminal to the north- '' ' u ernmost county seat could form the spine for , r�w i• 1< "47,,, `,a= . 1 such a new pattern of growth. Pedestrian Pockets should vary F in use and size. Each Pocket -1 r7 is located about one mile from 1r _ BACK OFFICE CENTER the next. Park f�Ride Pockets I \ would provide access to the MIXED USE POCKET althor e line for the commuters. I � , sociates PARK AND RIDE POCKET \1 r , 246 First Street,p400 SHOPPING CENTER WITH HOUSING \ San Francisco /_� California 94105 �7[ 415 777-0181 / / f: • . 1.111• "•1.11.1.1• �•e ..•.. :::::'.':::::::•::':' :': • Trunk Line ;i!••••i:•. - j\'' 1171110::•:+::3:1'11111 :•- :::�/ . �■. Urban TOD � :Park& Ride• •Nei hborhood T D ::0.11••1•••••.,.•• , •rte/ 'W,•::::.•'.•; Transit Stop .: &Ride Secondary Area F...� -41. . :.:. x.1.11• :.�•., .111.`•11•':::: • ' ♦•111..1••• ::..: / •1.11.11 - Park & Ride .i::*/ . Feeder Bus Line .. • . :11 ... / ".) 'MVO'VC. • Other Uses `•Y !••O::::; TRANSIT ORIENTED DEVELOPMENT DESIGN GUIDELINES SACRAMENTO COUNTY GENERAL PLAN UPDATE SACRAMENTO, CALIFORNIA Sacramento County, California is using Transit Oriented Developments (TODs), a concept developed by Calthorpe Associates, as a mechanism to implement their updated General Plan. Devised as a strategy to curb urban sprawl and create communities that meet the needs of an increasingly diverse population, TODs are mixed use neighborhoods, between 20 and 160 acres in size, which are developed within an average 1/4 mile walking distance of a central transit stop and core commercial area. The design, configuration, and mix of uses provides an alternative to traditional suburban development patterns by emphasizing a pedestrian-oriented environment and the use of public transportation. TODs mix residential, retail, office, open space, and public uses, encouraging residents and employees to travel by transit, bicycle or foot. Prepared in collaboration with Mintier Associates, this ground-breaking effort is the first in the nation to prepare detailed design guidelines for site selection and development of communities that encourage alternative mode of travel. 'r. ■sal for Cimmuniy Devipmt San Francisco Lands in • the Cityof San Francisco's lands at the western gateway to the City of Pleasanton are intended to be developed as a primarily residential community with a mix of other uses. This comprehensive proposal for community development offers both cities a continuing partnership in a dramatic, unique, new neighborhood form for future Pleasanton growth. Land History to provide land for the new middle officials since the early stages to The City of San Francisco has school. assess the City of Pleasanton's owned this 550-acre land parcel in Planning Process concerns and desires. The pro- the City of Pleasanton since 1930. In June of 1988, the City re- posed Master Plan for community Originally acquired as a well field tained a planning consultant team development fully represents the to provide water for San Francisco, to initiate a comprehensive Master results of this cooperation. the old wells have been gradually Plan program including environ- Next Steps phased out over the years. mental, land use, economic, and The Master Plan now initi- Although these lands are within urban design studies. The team ates a citizen review phase. Based the built-up urban area and adja- worked with City staff and elected on open public discussion of these cent to Pleasanton's City it, ; - -"i - proposals, a formal Specific Hall and downtown area ® t S �` � _ , ,4 Plan and Environmental - *VIP 1%4' they have remained unde- '�► g°a Impact Report will be sub- veloped and used only for mitted in draft form to the raising hay and various / ' City to initiate formal pub- truck crops. In 1988, at sV`' lic hearings and review b C; \t4'� '� ti g Y the beginning of the 4�°' , the City of Pleasanton i Specific Plan program, ap- � Planning Commission and proximately 30 acres were \ 1 Affirm City Council. A final sold to the School District ; ` Specific Plan will be adopt- • ed by the City Council. Rati.n Golf Curs- ' ., i an Ginter A Golf Course in Town includes paired fairways in the 4P400.10W(� The need for golf facilities central Lakes Course and link- .�. available to local residents has style fairways in the Arroyo been a community issue for many Course section. The clubhouse o 1 years. The General Plan requires complex may include pool, tennis �� � � �'► i a golf course at this site. The plan and similar facilities for members, !Is,.L ' 'f', \;, � `i offers residents an exciting, well- as well as a dining/banquet "' ���;/ '1 designed, 18-hole course of approx- facility for weddings and other = =') imately 6,250 yards, which public events. `7'Q . ( Iii all t Ti ,f:;-' �� i 7i / qtr r � • . .2it atia.- �� I.? �, /T .10.„ 1 .... cy anibil 1;70) ''CI liNtit* -.''4 -' 4110"atilip 1r Iiiiiiii.Itif fil 4 ii. - y � APT'Y r ...„...M s s �‘� yr 41°6 444" . 1(114, -v-?fAliel"...416"1" Aro iiii.....„ r. i .....?,...,,-,z..1 .:, -- . '''''..‘:-_,-:`,,--.-.:.-5„,1, _:., , gi 41,110411M............. , t tar ‘- ,,g . ... ..1: v P- It4 A ,- - jilii Jig' Alnim MINIM •--7 1 Neighborhood Parks and 116441010011 1 f Recreation Community Open Space i� Active recreation for all age A balanced system of park- ' groups will include play facilities land facilities including green- ----- for tots and youth, formal and ways,water amenities, and informal turf and field sports, natural areas is planned to serve and court games, such as tennis, , Agog the many recreational needs of an basketball and sand volleyball. active neighborhood community. 111 irillt,.. e I II 111.0 lit Parks = p' A range of park activities are ���0�'�, 'i_•. '';` located throughout the neighbor- . r A .11 hoods on sites connected to a trail %II '- • • , b'•, system. These include private mini-parks from 1 to 2 acres, and • ` R public parks of 5 acres in size. <:= linP1.111PPIPIPII Community Open Space IThe native woodland and ' ' ` TJ " t.L ,*g r oat';, y'4 �'f 4-01 streamway of Arroyo de la Laguna Piller4 ���,�., will be accessible for public use a; 41 ■ -� _ and enjoyment. 4111110k IIIIIOIPII A �lli 'i4�1 Trailways -•r; Pedestrian,jogging and Ins► bicycle trailways will wind along adjacent to a landscaped drainage swale system connecting all sub- areas. Pedestrian streetways will L._ ___________ connect to the Village Center. Community Development ,47.. .........„ ,111 _ _., , ,,, •r::, / 1 li 1 ts TO it illptcli- /// liffir" _ a1r 4 . ,4gd \ Ar„1:74r I _...... .4.,4 firr-7 Plikv.,..m-tf , , Ili— or-. . .,. . , N■ , 4,14Ailli tri il ,-. Lig! -m oila-.' A IA 1M- I ,o.. -_____ -14. --..■ 111-1 -0- .1‘11,. t 41 iiii l'' ,./INEAliii r;pf,k1 .--- it 1Ii!kt fib,,,-.04,11_ 'i iq� w_ illy s - i \'. op iint AI :Pito milip. ---74" . ----.4 armour- 1 Wale&II 1-,7-,%Allid■-I PIM& irialkft- 11-11.ft n 17441 iptk;;;;;:wiiviL'italkrt il 'T irt '41 ad linn.."- Vm,,,, la r,i ---..._.- t it I 1p .11..1 71 IW- ''I.` T i IllptA Eriarij kv A41,1:-. 1-1115414.41 �.�.� .+- V Nih; The Village Center Mixed Land Use A compact commercial center serving neigh- Creative land use developments combining borhood shopping needs is envisioned which is commercial, professional office, and multi- family complementary to, and not in competition with, housing are at the vanguard of building in the Bay Area today. Opportunities for this development ' -' _ 0 I f r - ' are proposed east of Interstate 680 bordering the t n z: 't ' T 4' r IX t` 1 f central golf course. Here, the land use mix will :`' u . ud . . _ g K C=� f help to buffer residential use from freeway noise '" ::. ;` b.i and will provide ready freeway access to these Y more intense uses. Proximity to the Village T Center is also an advantage. the Downtown. A mix of local retail, convenience goods and personal services, anchored by a super- market and drugstore, are typical commercial uses. Professional office space would be available _ 1 on the second floor. Some housing, especially for nA seniors, may be possible. A pedestrian core with _ i a central plaza would lead to the golf clubhouse --- - and adjacent areas. ,, "lik‘ el o fWI" ., „- 'I 01 f A,r - Ir. llitik, 4z7' p4P-414 6- "t":' - q ....tfol) Ir.4 .., ,, 'W..,.• r ... ..., . ,,,, _ , ..„ . „....,..„,,,,,,,_ „ , ...,,, ,,, ,,61,5,94-2„a, g*Ic' ,',:aft_41:. Armitt 1 keilletaS r , 1110. 1 •frAbAllitit: All fr f)/ tol i- 41,,APV, NV/ . 4,.', .,,. :-,,,,ir$e<0-pl atik'7ir7v oh :a._ I - may' ` ' •4. . ,�I`��. / l ,c1 `_t�7_ 0t 1 +,,3y ..lot •ri *MA pl Will T Fi4 � _✓-4'��11L "� f.l! IIIII 1II!'111 1 Al 6�r 7� .p 7 T_ "r'^. w�� %al Km% / 0 Ir...._.... . .. .... ,,,, (,,,,,,,,, 1 i sid.s............N-E--- - -Firlm.„,,,,,,- —1.4 I. iii,„,,„.. 141, ' ',i -Inall ,-1,: , ., _,,, , ie, ... .„. ..‘,..„T 1 . . .... ,, . :. -_., 0______---- --9.06,.._ ._ _ ,___,...._z_.4„., _ Multi-Family Residential Single-Family Residential A mix of multi-family residential building Traditional single-family housing and two types will expand rental housing opportunities of and three-unit paired homes will occupy selected the City, offering more choice and affordability. sites. Golf course single family residential will Densities may range from 16 to 26 dwelling units - f , , r per acre. These self-contained neighborhoods , , 't°K .ice :.ac 3, ._ _ tea.. :: would be located close to the Village Center I r within convenient arterial roadway access. -=y ....�`'-' ''', N -® _, ! ^� w T I 0 , u a I s ' i align the fairways west of Interstate 680 in the Arroyo area. Densities may range from 4 to 12 units per acre. Environmental Concerns _ _ E - • 9f \'N". INTEPORSCIHBL A 0 _yR� - 1 Y A ` 200' J ONf `- 'ZEf la_ZONE NE / I EXP ANSION AC EVE % / ZO^` ' 1� V1; / / / 300 I --\ ` // s /i" . / �J i s J (t 1 1:.-ARC_HEOLOGICAL \! / i /• / :y /j a }, Y ;{I EST SITES ' \.� / ;� / Gi / a - • 135,ZONE 2rZ % '"t W -s+q;3. F - .-` ` i .. f(. SOILS '�� / / !r�• O' l' } • \ ..� 300 ZONE Jim , �\ -_/ rp*A y ��fa HERITAGE TREES ,,` �•� u /' - / /jam •.. L lI1i 3 r� a ' 'C5 - e EXISTING ` . y, U £ SLUDGE AR `� ( Gi. , ��x;/ 71 _. `, l�r ESTABLISH `6 NK - `�j - -- _ - -=) VIEW CORRIDORS \POSSIBLELINKAGE `{• /J V \BY Uj{DERPASS �a o �j. EX7E.VD i• .. �"#1 � \ : -, / VALLEY AVE-it i ='/ �• \ 1 i- KNOLL r j Saving Arroyo >> \ _ � de la Laguna `\ _' .'RIPARIAN OPEN ir ,. PACE CORRIDOR , The natural arroyo wood- 4 / I I land and stream habitat will be retained as open space through ��\r_ � ° �'' complementary site design. A Saving Water Traffic Capacity 100-year flood flow bypass to Measures include drought- Road and traffic improve- route excessive storm flows to a tolerant landscaping, possible use ments will be provided to retain channel along the freeway may of treated wastewater irrigation, acceptable traffic levels. be needed. and stormwater runoff through ( R, IS'.,�landscaped drainage swales for 1 ;r - :!,. .4 possible recharge. _ y-' gY , "4� ' Reducing Noise L-----__ , ->� ``' 1° q ' "a' `` 'I High noise levels surround - `". --'- - the site re uirin desi lan ,:` 4"' measures to minimize impacts. 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I Ai' .i1., ,f, (' ' 4 M., 4.41.7."1, , j $,stirs. r`? a ti; .,_..S"7.:,i i WI 4` 13 / , 1 tf'l' c _ ,_ T: ,,,,,,,.-7,?„2/ N'i , k f ' . 2i: , ' I ' ,.- 1 E ' i iste: 3-) 1 .4,4-' .51 � 11 . ►dl dj ,�I (L r' J ®ry .,.i Y - Ni; ®. ��� J kw 1 I ,0 - __)_,.co,.2.1 - LI.' - e -) ,f, di: 5 f { • \_,- • ye, Inc. Together With: '' ••omic .rid Planning Systems, Inc. • F.E. Jordan Associates, Inc. Geo/Resource Consultan Do , i i: As iates • Mason Tillman Associates, Ltd.• McDonald Associates • TJKM Transpc .1,st.! to,o,f.' 4,44,,-, i; ., - / Vi tr■ia ^-1. "' -, ,' Atelle a, w••• 3. ,,,, el,,,,,' -, ' . - 4 ar :3,4 oif er.,' 4 *. rrk triT7M-110.4104- -. Lirowqrwom ',:,, .1. r: 9 q M ...Jr/ i 4IP ..10 Olf 1 t.._ i ' ii `.. ''',...' lzir,,,,, _et-:,e....: ....: - .7.•-•. ,„ , e.:.--.....,-.6„--,-.i: ,-,1,:,- ISA.4,- P''''4 le iAS 4.'"a ' p .11, 4,1da kite $ VI : — :.-et•- , yi,,,N--.7„... . irgINfe , I a g=e _am 1,X. 6 ' i OlUttftlf■ ..ir '1. a.4 '.• e. kale 4 Multi-Family Single-Family Single-Family &nit iirS, dk , Paired IV '''3' i4 / ■.....m. Mixed Use ,---- .11, 16 r:1 iii al q i-i i. >-4)7,44d 1 Mit 1 . ill ii'Spr - d till 1-77--11lit! ' ) ' 4...ji / Predominantly Mixed Retail/ Predominantly ..,, Residential Residential Commercial Office Commercial and Office ,1% • ,, IIIII ve / / ,' , , ..... Village Center 0 Community Facilities , — 1 till NP. — • I , , m• '1 ,1 . _ , ii 11‘17/1' r — r 'Ii.,_JI),?..,,Ili Elementary Parks ajnunior High Open Fire Station SchObl School Space ool ‘6'o c9 '7-- '6■AAlr'.)---'.- Va ' '' ' %AI '-' - • - N• , . - t') PL. 14._t,,74C, T31 ' L■471V---1–•••JIII C;-..I -11 11 r.= 21 i----- --1 1 ----'-' ...1- ------r 411101111 ___ 3 . Golf Course Clubhouse Neighborhood Recreation Area Parks&Parklets 7-,Fro....■ 41P16 ,,,,,,.,47,• fri ..• Baseli - Environm:n al Cons 1,'n 2 Trailways and Community Field Sports Park on Consult. i s • Julie , s chi a De- •11 Greenways Open Space 1? 14 1 cP .i `/ 1l1 j \ San FranciscoLands •` � In ; `; rg s� the i o Pleasanton ,�,; :„.., ,. ., , ' t ,... ,, ,,, t ---,- .----.N . _......_o ......- _,I,. . ,. .., . _ ....„,==......,,_ ....•_.„. _ ,.,.. ,,„„ ,_ ,... ....z,. _ 5,,, N....,.. ... ._. .„.....,0, fly \1- +, b� �.... . ,,, r t 'N—e-A1 M ' - ` 1/-‘1�'t l7i, cam" o n>y, 14 il'ain j1.411111-':-111 - — 0111 -...L_ __='"--co 6."•.17*;TIA,41/41•••••7411-1311itill111"-■461-N ..cgo`" "s'7. oar.ttof ir ' - Lt,,, • Atio ."...-.4o41, ItIrt,,,-4-1116--, 14161/4 .0 , ,,:_ - oVideir4i .r.._ '61 -'46,14. - -- 1 f - \--- '' r .'-. re Aili -41%'•-,,,LN.- 4114ko __ ..,,Z,,..,0 .....,..,../ _...... 4 6/ ,,: 100e1 Nitt' cZn' 4111 1 �49 CO . �0 For more information contact: �� Office of the Mayor 'r ;€; 9 City and County of San Francisco , r 1 = ' 2, (415) 923-2584 -_t,►j :: �' � �_ j_47=::::4;,-li . Department of Planning and \}+ : '1 ' =f a Community Development Consultants: O 7) City of Pleasanton The Planning Collabo: •6'• '•�-0�5 (415) 484-8023