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HomeMy WebLinkAbout8.2 SB 343r ~~ ~~' ~~ "^\^~/_ Y. i~ SB 343 Senate Bill 343 mandates supplemental materials that have been received by the Planning Department that relate to an agenda item after the agenda packets have been distributed to the Planning Commission be available to the public. This document is also available in the Planning Department and on the City's Website. The attached document was received in the Planning Department after distribution of the August 23, 2011 Planning Commission meeting agenda packet. Item 8.2 08-23-11 G:\CC-MTGS\FORMS\SB 343 Form Planning.doc Memorandum Date: August 22, 2011 To: City of Dublin Planning Commission From: Peter MacDonald, Counsel to All American Label Subject: Item 8.2 August 23, 2011 Agenda: Consistency of All American Label Site Plan with City's General Plan 1. The 1985 General Plan. Nobody, not even your Planning Staff, disputes that upon adoption of Dublin's first General Plan in 1985, the General Plan Industrial designation did not mandate a 40% floor area ratio. (Excerpt of 1985 General Plan attached). a. The language used in the 1985 General Plan was purely descriptive - not mandatory: "Business Park//ndustrial ...Maximum attainable ratios of floor area to site area (FAR) are controlled by parking and landscaping requirements and typically result in .35 to .40 FAR's. Examples: Clark Avenue, Sierra Court." b. These quoted words have continued without change to today's General Plan (Excerpt of 2011 General Plan attached). c. At the time of Dublin's incorporation in 1982 and adoption of its first General Plan in 1985, at least 17 properties on Sierra Court area exceeded 40% FAR, and they all still do. (See Sierra Court FAR map attached). d. At present, 17 of 27 properties in the Sierra Court area exceed 40% FAR. But, the overall FAR for the Sierra Court area is 35.6%, well within the vision of the 1985 General Plan. e. The 1985 City Council had no intention of making a majority of its industrial properties into non-conforming uses. The 8/23/2011 Staff Report for this item acknowledges that intent at p. 5 where it states: "This text existed in the General Plan land use category description prior to the 1992 amendment but could be interpreted as descriptive rather than mandatory." Memorandum to City of Dublin Planning Commission August 22, 2011 Page 2 2. The 1992 Amendments. The 8/23/2011 Staff Report then argues at p. 5 that 1992 General Plan amendments relabeling the Business Park/Industrial Designation created mandatory FAR standards on Sierra Court. The amendment consisted of: "Business ParWlndustrial (FAR: .30 to .40; employee density: 360-490 square feet per employee.) ..." (Prior explanatory sentence remained unchanged.) Underlining indicates 1992 amendment. a. It is obvious from the 1992 Staff Report that the Staff was not trying to add new mandates, or else they would have told the Planning Commission and City Council that. Instead, Discussion Part A at p. 2 of the 1992 Staff Report is labeled "Technical Revisions to the Plan" and reads in key part as follows: "As discussed above, language has been added to the Dublin General Plan that generally explains or clarifies certain sections of the plan. In some instances, information has been added that was previously lacking for specific areas, such as intensity standards for each commercial land use category. The additions are to bring the plan into better conformance with the 1990 State General Plan Guidelines. The changes da not affect the policy direction of the plan and it remains as adopted in 1985.... " P. 2. 9/14/1992 SR, underlining added. b. The 8/23/2011 Staff Report goes on to argue that if the 1992 Council and Planning Commission had just checked at p. 50 of the State General Plan Guidelines, they would have known that the new FAR wording was intended to be mandatory rather than descriptive) But, the 1992 Planning Commission and City Council were not even provided with that document. c. Moreover, had the 1992 policy makers checked out p. 50 of the General Plan Guidelines, there was language in that section. of the General Plan Guidelines which allowed flexibility, presumably including the flexible wording in Dublin's General Plan explaining that "Maximum attainable ratios of floor area to site area (FAR) are controlled by parking and landscaping requirements and typically result in .35 to .40 FAR's." The State does not require cities to make their General Plans into zoning ordinances, or even encourage that. d. None of the property owners on Sierra Court were given notice in 1992 that General Plan amendments were being adopted to restrict their maximum floor area to 40%, or that a majority of Sierra Court properties would thereby become non-conforming. Memorandum to City of Dublin Planning Commission August 22, 20l I Page 3 e. The City did not follow up the 1992 General Plan amendments with zoning amendments to make the zoning consistent with the supposed amendment to make FAR standards mandatory, which it had to do if that was the intent because Govt. Code Sec. 65860 requires that zoning be consistent with the General Plan. Imagine what would have happened had Staff initiated such a zoning amendment. f. Note than when the City did intend its FAR ratio to be mandatory rather than descriptive, it said so in unambiguous words. Such as, the East Dublin Campus Industrial designation where it says: "Industrial Park (.35 Maximum Floor Area Ratio. See text below for exceptions). Warehousing uses may go as high as 0.50 FAR at the discretion of the City Council." So, once the mandatory FAR terminology was used, the City realized the maximum FAR did not work, and amended the East Dublin Industrial Park designation to allow 50% FAR for the type of use AAL proposes. But, why would the City thwart revitalization of Sierra Court, while applying a more lenient standard in East Dublin? If this City is actually pro-business, and not just pro-big- box, it needs to be supportive to existing businesses and industrial neighborhoods as well as to new businesses and areas. Conclusion: The key to rule of law is that even government abides by the laws it adopts. The Dublin General Plan has never mandated a maximum FAR of 40% on Sierra Court. In our view, the Planning Commission has the discretion, and thus an obligation to look at the actual Site Plan. Application proposed by All American Label, and determine if it meets other City requirements. Please review our proposed site plan for All American Label and work with us for the expansion of jobs and business in Dublin. Attachments: Excerpts from 1985 General Plan Excerpts from 2011 General Plan Floor Area Ratios on Sierra Court ~rcer~ r'~ir` 9~b ener3 1 1.8 GIIVERAL PLAN MAP • The General Plan Map for the Primary Planning Area proposes an arrangement of land uses and a circulation system to serve those uses at full development - expected to occur within 10 years. Because so little land remains uncommitted, boundaries between uses are exact. However, deviations in road alignments or open space configurations, and request for approval of churches or other semi-public facilities typically appropriate to the adjoining uses are not to be considered inconsistent with the General Plan. Both the map and the text should be consulted to determine consistency or inconsistency; the text shall govern. 1.8.1 Land Use Classification The .following descriptions are intended to aid interpretations of the General Plan map legends. Density Measurements Density measurements for general plan purposes are based upon gross residential acreage and is calculated as follows: Gross residential acreage (C.RA) shall be determined by calculating the area of the site and by adding one-half of the area of abutting streets, provided that the street width used for calculation shall not be less than 25 feet or more than 50 feet. Public or private streets within the boundaries of the site, as well as streets abutting the site, are calculated within the gross acreage total. Gross acreage, rather than net acreage, is used as a General Plan density measurement in order to account for situations in which larger multiple family and Planned Development residential projects include much vehicular circulation area that is not public right-of-way. In such cases, the project site area would be larger than on smaller, conventional sites that rely mainly on dedicated streets for access. If allowable densities were calculated on the site area or net acreage basis, the larger projects would have higher "effective" densities than the smaller sites. Example: Ponderosa Village General Plan designation = single-family residential (0.9 to 6.0 units per gross residential acre). 89 dwelling units (DU) 12.20 net acres {average lot size = 5,9?0 square feet) 3.13 street acres (20~ of gross residential area) 15.33 gross residential acres (C,RA) Project density = 5.8 Dt3/GRA Primary Planning Area Residential Residential: Single-family (0.9 to 6.0 units per gross residential acre). Detached and zero lot line (no side yard} units are within this density range. Assumed household size is 3.2 persons per unit. Examples are recent subdivisions in Dublin' western foothills at about 2.0 units per acre and Ponderosa Village at 5.8 units per acre. 4 • • Residential: Medium Density (6.1 to 14.0 units per grass residential acre). The range allows duplex, townhouse, and garden apartment development suitable for family living. Except where mixed dwelling types are designated,. unit types and densities may be similar or varied. Where the plan requires mixed dwelling types, listed policies specific to the site govern the location and distribution of dwelling types. Assumed household size is two persons-per unit. Recently reviewed projects in the medium density range include Parkway Terrace (7.8) and Amador Lakes west of the Dougherty Hills (13.5), Residential: Medium-High Density (14.1 to 25.0 units per gross residential acre). Projects at the upper end of this range normally will require some under-structure parking and will have three or more living levels in order to meet zoning ordinance open space requirements. Assumed household size is two persons per unit. Examples of medium-high density projects include The Springs (1?.8) and Greenwood Apartments (19.8). Commercial/Industrial Retail/Office. Shopping centers, stores, restaurants, business and professional offices, motels, service stations, and sale of auto parts are included in this classification. Residential use is excluded except in the Downtown Intensification Area. Retail/Office and Automotive. This classification includes all retail/office uses and adds auto dealerships, auto body shops, and similar uses. Residential uses are not permitted. Business Park/Industrial. Uses are non-retail businesses (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 area to sit area (FAR) are controlled by parking and landscaping requirements and tvr~ically result in ,35 to ,40 FAR's. Exam les: Clark Avenue, Sierra Court. Business Park/Industrial: Outdoor Storage. In addition to the Business Park/Industrial uses described above, this classification includes retail and manufacturing activities conducted outdoors such as mobile home or construction materials storage. Example: Scarlett Court. Public/Semi-Public Public/Semi-Public Facilities. Uses other than parks owned by a public agency that are of sufficient size to warrant differentiation from adjoining uses are .labeled. Development of housing on a site designated on the General Plan as semi-public shall be considered consistent with the General Plan. Determination as to whether housing should be permitted on a specific semi-public site and the acceptable density and design will be through review of a Planned Unit Development proposal under the Zoning Ordinance. Examples: Public and private schools, churches. Parks/Public Recreation. Publicly owned parks and recreation facilities. Open Space. Included are areas dedicated as open space on subdivision maps, slopes greater than 30 percent, stream protection corridors, woodlands, and grazing lands. 5 Extended Planni Area Residential and Open Space See General Plan Map and Sections 2,1.4, 3,1, 3.2, and 3.3. Commercial/Industrial Business Park/Industrial: Low Coverage. 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. See General plan Map and Section 2.3.4. Business Park/Industrial. Same as in Primary Planning Area. Public Lands Large. holdings such as Parks RFTA, Santa Rita, and Tassajara Creek Regional Park. r~ U 6 ~ac~C~rounc~ Chapter i Primary Planning Area (West of Camp Parks -see Figure 1- laJ Residential (Note: Assumed residential household size is based on data contained in the 1990 Housing Element) .Residential: Low-Density Single-Family (0.5 to 3.8 units per gross residential acre). Detached units with assumed household size of 3.2 persons per unit. Residential: Single-Family (0.9 to 6.0 units per gross residential acre). This classification primarily accommodates detached and zero lot line (no side yard) units in the Primary Planning Area and the Eastern Extended Planning Area. Second attached or detached units on individual parcels are also included under the provisions of the Housing Element and the Eastern Dublin Specific Plan. Assumed household size is 3.2 persons per unit. Residential: Medium Density (6.1 to 14.0 units per gross residential acre). The range allows detached, zero-lot line, duplex, townhouse, and garden apartment development suitable forfamily living. Except where mixed dwelling types are designated, unit types and densities may be similar orvaried. Where the plan requires mixed dwelling types, listed policies specific to the site govern the location and distribution of dwelling types. Assumed household size is two persons per unit. Residential: Medium-High Density (14.1 to 25.0 units per gross residential acre). Units in this density range will all be attached. Development prototypes can include duplexes, tri-plexes, quadriplexes, townhouses, flats and garden apartments, and can be either rental or for sale units. Projects at the upper end of this range may require some under-structure parking and may have three or more living levels in order to meet zoning ordinance open space requirements. Assumed household size is two persons per unit. Combination classification: Medium-High Density Residential and Retail/Office (see Section 2.2.5 of Land Use and Circulation Chapter) Commercial/Industrial RetaiUOffice (FAR:.25 to .60; employee density: 200-450 square feet per employee). Shopping centers, stores, restaurants, business and professional offices, motels, service stations, and sale of auto parts are included in this classification. Residential use is excluded except in the Downtown Intensification Area described in Section 2.2.1.A. RetaillOffice and Automotive (FAR:.25 to .50; employee density. 220 to 490 square feet per employee). This classification includes all retailloffice uses and adds auto dealerships, auto body shops, and similar uses. Residential uses are not permitted. Campus Office (FAR:.25 to .80). This designation is intended to provide an attractive, campus-like setting for office and other non-retail commercial uses that do not generate nuisances related to emissions, noise, odors, or glare. Anticipated uses include, but are not limited to the following: professional and administrative offices; administrative headquarters; research and development; business and commercial services; limited light manufacturing; assembly and distribution activities. Ancillary uses which provide services to businesses and employees in the Campus Office area are permitted. These uses include restaurants, gas stations, convenience shopping, copying services, branch banks, and other such services. Under special circumstances (e.g., where amixed-use development would decrease potential peak-hour traffic generation, meet a specific housing need, encourage pedestrian access to employment and shopping, or create an attractive, socially-interactive neighborhood environment), residential uses maybe permitted as part of a master planned mixed-use development. In such developments, the residential component would not be permitted to occupy more than 50% of the developed area. Page 7 Business Park/industrial FAR:.30 to .40; employee density: 360-490 square feet peremployee). Uses are non-retail businesses (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 area to site area FAR are controlled b arlcin and tandsca in requirements and typically result in .35 to .40 FAR's. Exam les: Clark Avenue Sierra Court. Business Park/lndustrial: Outdoor Storage (FAR:.25 to .40; employee density: 360-490 square feet per employee}. In addition to the Business Park/lndustrial uses described above, this classification includes retail and manufacturing activities conducted outdoors such as mobile home or construction materials storage. Example: Scarlett Court. Combination classification: Medium-High Density Residential and. Retail/Office (see Section 2.2.5 of Land Use and Circulation Chapter} Public/Semi-Public/Open Space PubliclSemi-Public Facilities (Maximum of .50 FAR; employee density: 590 square feet per employee) A combination land use category of Public Facilities land uses and Semi-Public Facilities land uses. Public Facilities are uses other than parks owned by a public agency or non profit entity that are of sufficient size to warrant differentiation from adjoining uses are labeled. Such uses include public schools, libraries; city office buildings; State, County and other public agency facilities; post offices; fire stations; utilities; and, Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, private schools, and otherfacilitiesthat provide cultural, educational, or other similar services and benefit the community. ASemi-Public Facility may be used for more than one such use. Development of housing on a site designated on the General Ptan as Semi-Public Facilities shall be considered consistent with the General Plan when it is developed by anon-profit entity and serves to meet affordable housing needs or the housing needs of an underserved economic segment of the community. Determination as to whether housing should be permitted on a specific Semi-Public Facilities site and the acceptable density and design will be through review of a Planned Development proposal under the Zoning Ordinance. Semi-Public Facilities. (Maximum of .50 FAR; employee density: 590 square feet per employee). Uses that are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, and other facilities that provide cultural, educational, or other similar services and benefit the community. ASemi-Public Facility maybe used for more than one such use. Parks/Public Recreation. Publicly owned parks and recreation facilities. Regional Parks Regional Parks are parklands of area wide value, usually held by a public agency such as the East Bay Regional Park District, with powers granted under the Public Resources Code (section 5500 et seq}. Open Space Included are areas dedicated as open space on subdivision maps, slopes greaterthan 30 percent, stream protection corridors, woodlands, and grazing lands. Page 8 Mixed Use Mixed Use (FAR .30 to 1.00 employee density 200 - 400 square feet per employee) Encourages the combination of medium to medium high density residential housing and at least one non-residential use, such as office or retail, included in this classification. Office or retail uses recommended are shopping center, stores, restaurants, business and professional offices, and entertainment facilities. A FAR of less than .30 is acceptable where existing tenancy conditions of site do not permit immediate conversion of the entire site but it is determined that the site in process of becoming a mixed use site. Eastern Extended Plannin4 Area (East of Camp Parks -- See Figure 7-1a)' Residential. Residential designations for the Single-Family, Medium-Density, and Medium High-Density categories in the Primary Planning Area are applicable in the Eastern Extended Planning Area. The following additional residential designations have been developed to respond specifically to conditions in the Eastern Extended Planning Area. Residential: Estate-Residential (0.01-0.8 units per gross residential acre). Typically ranchettes and estate homes are within this density range. Assumes household size of 3.2 person per unit. Residential: Single-Family (0.9 to 6.0 units per gross residential acre). This classification primarily accommodates detached and zero lot line (no side yard) units in the Primary Planning Area and the Eastern Extended Planning Area. Second attached or detached units on individual parcels are also included under the provisions of the Housing Element and the Eastem Dublin Specific Plan. Assumed household size is 3.2 persons per unit. Residential: Medium Density (6.1 to 14.0 units per gross residential acre). The range allows detached, zero-lot line, duplex, townhouse, and garden apartment development suitable forfamily living. Except where mixed dwelling types are designated, unit types and densities may be similar or varied. Where the plan requires mixed dwelling types, listed policies specific to the site govern the location and distribution of dwelling types. Assumed household size is two persons per unit. Residential: Medium-High Density (14.1 to 25.0 units per gross residential acre). Units in this density range will all be attached. Development prototypes can include duplexes, tri-plexes, quadriplexes, townhouses, flats and garden apartments, and can be either rental or for sale units. Projects at the upper end of this range may require some under-structure parking and may have three or more living levels in order to meet zoning ordinance open space requirements. Assumed household size is two persons per unit. Combination classification: Medium-High Density Residential and Retail/Office (see Section 2.2.5 of Land Use and Circulation Chapter) Residential: High Density (25.1 units and above per gross residential acre). Residential units in this density range will be all attached. Housing types include condominiums, townhouses, apartments, and flats, and can be either for-sale or rental. These projects typically incorporate tuck-under or under-structure parking and may have three or more living levels. Assumed household size is two persons per unit. Residential: Rural Residential/Agriculture (1 unit per 100 gross residential acres). Accommodates agricultural activities and other open space uses, such as range and watershed management, consistent with the site conditions and plan policies. This classification includes privately held lands, as well as public ownerships not otherwise. designated in the plan for Parks, Open Space, or Public/Semi-public uses. Assumed household size is 3.2 persons per unit. Figure 1-1a is the General Plan Land Use Map. In the Eastern Dublin Specific Plan GPA the map was referred to as Figure "26". The Eastem Extended Planning Area Land Use Map was combined with the Primary Planning Area Land Use and Circulation Map to create the General Plan Land Use Map, Figure 1-1a. Page 9 Commercial/Industrial General Commercial. (FAR:.20 to .60). This designation accommodates a range of regional- and community-serving retail, service, and office uses. Uses anticipated in this designation include, but are not limited to: retail uses, including major commu nity-serving uses (e.g., supermarkets, drug stores, hardware stores, apparel stores, etc.) and regionally-oriented retail uses (e.g., high- volumeretail uses such as discount centers, promotional centers, home improvement centers, furniture outlets, and auto malls); all office uses; hotels; banks; service uses; and restaurants and other eating and drinking establishments. Mixed use projects incorporating retail, service, and/or office uses are encouraged, with residential uses also allowed as part of the mix when location and design ensure compatibility. Neighborhood Commercial (FAR:.25 to .60). This designation provides for the creation ofcommunity- and neighborhood-oriented commercial centers that serve the retail, service, and entertainment needs of the community. Uses anticipated within this designation include, but are not limited to: office uses which provide neighborhood and citywide services such as real estate, accounting, legal, etc.; local-serving commercial services such as laundries, dry cleaners, beauty salons, finance, video rentals, etc.; all local and community serving retail (but not regionally-oriented, high volume retail sales establishments); restaurants and bars; hotels and bed-and-breakfast inns which are consistent with the scale and character of the commercial street; and entertainment and cultural facilities. Mixed-use projects incorporating combinations of commercial, service, office, and/or residential uses are strongly encouraged. Campus Office (FAR:.25 to .80, see text below for FAR near BART). This designation is intended to provide an attractive, campus-like setting for office and other non-retail commercial .uses that do not generate nuisances related to emissions, noise, odors, or glare. Anticipated uses include, but are not limited to the following: professional and administrative offices; administrative headquarters; research and development; business and commercial services, and limited light manufacturing, assembly and distribution activities. Ancillary uses which provide services to businesses and employees in the Campus Office area are permitted. These uses include restaurants, gas stations, convenience shopping, copying services, branch banks, and other such services. Under special circumstances (e.g., where amixed-use development would decrease potential peak-hour traffic generation, meet a specific housing need, encourage pedestrian access to employment and shopping, or create an attractive, socially-interactive neighborhood environment), residential uses may be permitted as part of a master planned mixed use development. In such developments, the residential component would not be permitted to occupy more than 50% of the developed area. A floor area ratio of up to 1.2 may be granted for land adjacent to the Eastern Dublin BART station at the discretion of the City Council. Note.• There are two areas indicated on the land use map that could develop with either general commercial or campus office uses. This flexibility has been provided in these key areas to respond to changing market conditions that may occur in the future. The shift from campus office (the underlying land use designation) to general commercial would only be permitted if the established traffic levels of service are not exceeded. Appropriate traffic studies may need to be conducted in order for the City to make the proper determination regarding traffic levels of service. General Commercial/Campus Office (FAR:.20 to .80}. Combined land use district. Mixed Use (FAR:.30 to 1.00). This designation provides for the combination of medium to medium high density residential housing and at least one non-residential use, such as office or retail. Office or retail uses could include uses such as stores, restaurants business and professional offices, and entertainment facilities. The floor area ratio is for the combined commercial and residential uses. Page 10 Industrial Park .35 Maximum Floor Area Ratio. See text below for exec tions . This designation accommodates a wide variety ofminimum-impact, light industrial uses. Uses anticipated within this designation include, but are not limited to the following: manufacturing, processing, assembly, fabrication, research and development, printing, warehouse and distribution, wholesale and heavy commercial uses, provided the activities do not have significant external effects in the form of noise, dust, glare, or odor. Uses requiring outdoor storage and service yards are permitted in this designation as long as they do not have adverse effects on surrounding uses. Residential uses are not permitted within this designation. 0.50 FAR at the discretion of the Ci Council. Industrial Park/Campus Office. Combined land use district. Public /Semi-Public /Open Space Public/Semi-Public Facilities (Maximum of .50 FAR; employee density: 590 square feet per employee) A combination land use category of Public Facilities land uses and Semi-Public Facilities land uses. Public Facilities are uses other than parks owned by a public agency or non profit entity that are of sufficient size to warrant differentiation from adjoining uses are labeled. Such uses include public schools, libraries; city office buildings; State, County and other public agency facilities; post offices; fire stations; utilities; and, Civic Center. Semi-Public Facilities uses are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions; clubhouses, community centers, community theatres, hospitals, private schools, and otherfacilities that provide cultural, educational, orother similarservices and benefit the community. A Semi-Public Facility may be used for more than one such use. Development of housing on a site designated on the General Plan as Semi-Public Facilities shall be considered consistent with the General Plan when it is developed by anon-profit entity and serves to meet affordable housing needs or the housing needs of an underserved economic segment of the community. Determination as to whether housing should be permitted on a specific Semi-Public Facilities site and the acceptable density and design will be through review of a Planned Development proposal under the Zoning Ordinance. Ancillary retail and service uses which provide services to transit patrons may be permitted as a ground floor use in or adjacent to the Eastern Dublin BART station parking garage. Semi-Public Facilities (Maximum of .50 FAR; employee density: 590 square feet per employee). Uses that are quasi-public uses, such as child care centers, youth centers, senior centers, special needs program facilities, religious institutions, clubhouses, community centers, community theatres, hospitals, and otherfacilities that provide cultural, educational orothersimilarservicesand benefitthecommunity. ASemi-Public Facility may be used for more than one such use. Parks /Public Recreation. Publicly-owned parks and recreation facilities. Regional Parks Regional Parks are parklands of area wide value, usually held by a public agency, such as the East Bay Regional Park District, with powers granted under the Public Resources Code (section 5500 et seq}. Open Space. Open space lands are those areas shown as open space on the land use map (Figure 1-1a} and other areas dedicated to the City as open space on subdivision maps. The intent of this designation is to ensure the protection of those areas with special significance such as areas with slopes over 30 percent; stream and drainage way protection corridors; woodlands; and visually-sensitive ridgelands. The City may allow only open space uses on this land. Equestrian, riding, and hiking trails will be encouraged. Othertypes of recreational uses, agriculture and grazing may be permitted where appropriate. Page 11 ~s3~~~ ~ ~ ~ , .4s ~ ~jY W ~ _ l `~' a~' l~: ,.,ti~ ` ~~~`i`s4.. ~ ~~ ~' b! 1= ~ ~ _. m A) O Cn ~~ ~""° C Cn -n lR .S~ c CC. J C3't C3a b O "O t~ ... h~4 !~ va A O 0 a1a' S vo d o' c V/ VI V/ °] VI VI VI VI V~ V~ V/ VI ~ V/ V/ V! 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