HomeMy WebLinkAbout7.1 Tri-Valley Planning Task Force Study Group CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
City .Council Meeting Date November 10, 1986
SUBJECT: Tri-Valley Planning Task Study Group - Final
Report
EXHIBITS ATTACHED: (Copies of the Final Report with Transmittal
Letter distributed under separate cover. )
RECOMMENDATION: Consider and forward recommendations to the
Alameda County Planning Staff.
FINANCIAL STATEMENT: None.
DESCRIPTION:
In February, 1986, the Tri-Valley Planning Task Study Group was formed
as an ad hoc committee to review major Tri-Valley area planning issues.
The Group has completed its Final Report and has requested the Planning
Commission to consider making recommendations to the City Council.
On October 20, 1986, Betty Croly, Alameda County Assistant Planning
Director, made a brief presentation of the policy recommendations to the
Planning Commission. The Planning Commission took the Report under
consideration, continued the matter, and -asked for Staff comments.
On November 3, 1986, the Planning Commission reviewed the Final Report
and .directed Staff to submit it along with Staff comments to the City
Council for informational purposes without a Planning Commission
recommendation.
Staff has provided comments on each group of Final Report Policy
Recommendations. Staff recommends that the City Council consider the Staff
comments and direct Staff to forward recommendations to the Alameda County
Planning Staff.
Group 1. Agency Roles and Responsibilities
STAFF COMMENTS: Consider.
Compatible goals and objectives, periodic joint studies, and a central
information clearinghouse may be desirable, but a lot of practical
mechanics would need to be worked out, such as:
- Who would determine whether the goals and objectives were
compatible?
- How would conflicts be resolved?
- How much would the studies and clearinghouse operation cost, and
who would pay?
Group 2. Population
STAFF COMMENTS: Recommend for inclusion in the County General Plan.
It would be appropriate for the County to request the State to
maintain employment data and to periodically update the County General
Plan. _
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ITEM NO. COPIES TO: Planning Department
Group 3. Housing Condition
STAFF COMMENTS: Recommend for inclusion in the County General
It would be appropriate for the County to encourage housing
maintenance as needed.
Group 4. Housing Opportunity
STAFF COMMENTS: Consider.
Encouraging commercial/industrial projects to participate in housing
programs, encouraging State and Federal infrastructure programs, educating
local residents and businesses regarding-infrastructure, and advanced
planning for multi-family and other uses may help expand housing
opportunities.
Many of the other policy recommendations are compatible with existing
Dublin General Plan policies.
Group 5. Employment Opportunities
STAFF COMMENTS: Consider.
Encouraging a variety of commercial/industrial/office uses, and
encouraging employment opportunities for all persons may be desirable.
Group 6. Commercial%Industrial/Office Development
STAFF COMMENTS: Consider.
Providing flexibility for a variety of commercial/industrial/office
uses may be desirable.
Group 7. Public Facilities and Services
STAFF COMMENTS: Consider.
Focusing on community-level parks, and suggesting that the regional
park district use existing parklands, may affect neighborhood parks and
have other implications.
The Dublin General Plan has a policy regarding additional sources of
water supply.
Group 8. Transportation
STAFF COMMENTS: Consider.
While Staff agrees that developments planned for the Tri-Valley will
have a significant impact on area transportation facilities, the creation
of a new entity might not be the most appropriate mechanism for addressing
the problem. A new entity would raise many questions, such as:
- Who would participate?
- How much would it cost and who would pay?
- What authority or regulatory powers would the new entity have?
- How would the new entity coordinate with the City, County and the
Metropolitan Transportation Commission (MTC)?
Perhaps alternative mechanisms should be explored, such as City and
County-elected officials in the Tri-Valley area forming a group to
cooperatively address the transportation problem.
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a
Group 9. Environmental Resources
STAFF COMMENTS: Consider.
Maintaining vineyards, reviewing agricultural policies, � and
establishing standards for quarry uses may be appropriate for the County
General Plan.
Group 10. Hazards/Public Health and Safety
STAFF COMMENTS: Recommend for inclusion in the County General Plan.
The policy recommendations are compatible with existing Dublin General
Plan policies regarding hazardous materials.
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ALAMEDA COUNTY. PLANNING DEPARTMENT.
399 Elmhurst Street, Hayward, California 94544 (415) 881-6401
September 24, 1986
Chair and Members
City of Dublin Planning Commission
6500 Dublin Boulevard
Dublin, CA 94568
SUBJECT: Tri—Valley Planning Task Study Group Final Report
Dear Commissioners:
The Tri—Valley Planning Task Study Group was formed in February, 1986 on the
recommendation of planning commissioners from the cities of Livermore,
Pleasanton, Dublin, Danville, . San Ramon, and Alameda and Contra Costa
Counties. The Group met a number of times and has completed its Final Report
on major Tri—Valley area planning issues. A copy of the Report is included
j with this letter.
The Group requests that each planning commission review the Report and
consider recommendations to their city council or board of supervisors for
inclusion of the Report's goals, findings and policy recommendations in their
respective general plans. The Task Study Group Chair, Tuny Dunkley, Alameda
County Planning Commission, and Vice Chair, Tony Hurt, San Ramon Planning
Commission, and Alameda County Planning Department ' s taff will be available on
request to make presentations on the work of the Group and the Report to the
commissions, councils and boards. The Alameda County Planning Commission has
scheduled this matter for its October 20, 1986 meeting.
The group of diverse individuals, including seven planning commissioners, one
from each of the participating jurisdictions, seven citizen members, and seven
at—large members, had six meetings, including over fifteen hours of
discussion, through the Spring and Summer of this year, ultimately reaching
concensus on a number of important Valleywide issues, and on a set of policy
guidelines to deal with these. These support: improved coordination of
planning efforts and programs, and adoption of compatible plan goals ana
guidelines; periodic joint studies to monitor ongoing change in the Valley;
central clearinghouses to maintain up—to—date data bases; expanded efforts to
provide provide an adequate and varied housing supply; flexibility in local
plans and policies to deal with potential changes in commercial/industrial/
office market conditions; maintenance and expansion of local, regional, state
and federal programs to provide adequate utilities, facilities, and services
to serve planned development; and improved agency coordination to minimize
hazards associated with the use, storage and transport of hazardous materials.
Among the Group's major concerns is the need for a coordinated effort to
address and attempt to resolve the valley's serious transportation problems.
This top priority issue is addressed by the Policy 8.3.a in the Final Report.
Planning Commissioners
September 24, 1986
Page 2
The Group urges immediate implementation of this policy through formation of a
new Tri-Valley entity to develop a Valleywide transportation plan. Approval
of this policy and implementation of this recommendation should be discussed
by each planning commission and be also be included on the agenda of the
Tri-Valley Planning Commissions November meeting.
We have both appreciated the opportunity to participate in this important
study, and wish to thank your commission and representatives from your
jurisdiction for their support for such a cooperative, Valleywide, endeavor.
Very truly yours,
TunyWunkley, Chair���
-rONY.
Tony Hurt:, Vice Chair
TD/TH/BC
Enclosure
cc: City Council members
City staff representatives
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FINDINGS AND POLICY RECOMMENDATIONS
OF THE TRI-VALLEY PLANNING TASK STUDY GROUP
FINAL REPORT
August 28, 1986
f
TRI-VALLEY PLANNING TASK STUDY GROUP._:..
Planning Commissioners
Alameda County Tuny Dunkley, Chair
Danville John Wright
Dublin Brian Raley
Livermore James Perry
Pleasanton Larry Lindsey
San Ramon Tony Hurt, Vice Chair
San Ramon Valley Gayle Bishop
Planning Area
Citizen Representatives
Alameda County Pat Stillman
Danville Gene DeBolt
Dublin -Ed Chase
Livermore Darlene Excell
Pleasanton John Ferreri
San Ramon Jim Hanafee
San Ramon Valley Peter Oswald
Planning Area
At-Large Representatives
Paul Banke Alameda County Farm Bureau
Roy Bloss Association for Preservation of Danville Boulevard
Earnest Ellis Association for Retarded Citizens, Alameda County
Dagmar Fulton Amador-Livermore Valley Historical Society
Carolyn Hartshorn Women's Club, C.F.W.C.
Beverly Kent Dublin Businessperson
Chuck Wiedel Southern Alameda County Board of Realtors
STAFF
Alameda County Betty Croly, Assistant Planning Director
Bill Allin, Senior Planner
Contra Costa County James Cutler, Chief, Comprehensive Planning
Eric Parfrey, Senior Planner
Danville Joseph Calibrigo, Planning Director
Dublin Lawrence Tong, Planning Director
Livermore Robert Brown, Planning Director
Pleasanton Chandler Lee, Principal Planner
San Ramon Richard Bottarini, Planning Director
INTRODUCTION
MAJOR PLANNING GOALS
FINDINGS AND POLICY RECOMMENDATIONS
1. Agency Roles and Responsibilities
2. Population
3. Housing Condition
4. Housing Opportunity
5. Employment Opportunity
6. Commercial/Industrial/Office Development
7. Public Facilities and Services
8. Transportation
9. Environmental Resources
10. Hazards/Public Health and Safety
INTRODUCTION ..
While sharing a common heritage and environment, each community in the
Tri-Valley area of Alameda and Contra Costa counties has developed
individual characteristics which should be preserved and enhanced.
Open hills, a view of Mt. Diablo, an equitable climate, are shared by
all, but each community has developed its own individual identity.
The Tri-Valley area is now and will continue to be subject to
significant pressures for growth and development. This growth has the
potential for significantly and further altering the area's basic
character, and generating impacts, both positive and adverse, that will
extend well beyond the limits of individual communities. Coordinated,
multi-jurisdictional efforts are therefore needed to assess the
Valleywide implications of current and anticipated growth, to identify
and define long-term and comprehensive goals and objectives for the
Valley, and to establish guidelines and programs to direct future
growth and development towards the achievement of these Valleywide
goals.
To these ends, planning commissioners from the cities of Livermore,
Pleasanton, Dublin, San Ramon, and Danville, and from Alameda and
Contra Costa Counties, at a meeting of the Tri-Valley Planning
Commissions on February 27, 1986, agreed to the formation' of a task
study group to review and prepare policy recommendations on Tri-Valley
area planning issues. Fourteen members of the group were named to
represent the participating counties and cities, each jurisdiction
appointing one planning commissioner and one community representative.
These fourteen in turn named seven members-at-large (except Dublin,
which appointed the at-large member).
The Tri-Valley Task Study Group held six meetings through the Spring
and Summer of 1986. It reviewed and then formulated findings and
policies pertaining to major planning issues of concern to the entire
Tri-Valley area, including the roles and responsibilities of area
agencies, population changes, housing needs, employment opportunities,
commercial/industrial/office development, provision of public
facilities and services, environmental resources, and public health and
safety. The Group's overall goals for the Tri-Valley, and its final
set of findings and recommendations, presented in the following
sections of this report, were approved on August 28, 1986.
This report will be referred to the seven planning commissions for
review and comment. It is recommended that each consider inclusion of
the findings and policies in their local general plans, and so
recommend to their respective city councils and boards of supervisors.
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MAJOR PLANNING GOALS ..
To minimize adverse and disruptive effects of growth and
development on environmental resources.
To minimize potentially adverse effects of environmental hazards.
To retain as much of the desirable character of the Tri—Valley
area and of its separate communities as responsible growth will
allow.
To ensure a supply of good quality housing for persons and
households of varying lifestyles, incomes, ages and abilities.
To promote a variety of employment opportunities.
To promote a balance between Tri—Valley area jobs and housing.
To ensure efficient provision of public facilities and services
to meet the needs of existing and future development. To provide
for the equitable distribution of public services and facilities
costs and benefits.
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FINDINGS AND POLICY RECOMMENDATIONS
Each of the following subsections includes: 1) a brief description of
each of the the planning issues considered by the Task Study Group; 2)
the Group's conclusions as to the status of each issue,. presented as
findings; and 3) the Group's proposals for dealing with each issue,
presented as policy recommendations.
1. Agency Roles and Responsibilities
1.1 Issues
Agency Coordination: Is the current arrangement among local, regional,
state and federal agencies acting in the Tri-Valley area acceptable and
adequate? If it is not, . how and to what extent can local planning
agencies encourage greater coordination?
City/County Planning Coordination: How might the cities within the
Tri-Valley area and the two counties better coordinate their short and
long-term planning efforts? To what extent should the cities and the
counties attempt to reach policy consensus on issues of mutual concern?
1.2 Findings
1.2.a There is a need for improved coordination among the various
public agencies and organizations acting within the Tri-Valley
area:
Decisions on development are typically made -autonomously,
based primarily on benefits to the decision-making
jurisdictions and communities. However, the aggregation of
these local decisions may have significant cumulative
effects on the Tri-Valley as a whole;
The plans, programs and projects of service and other
providing agencies are often developed without sufficient
consideration of the consistency of these with applicable
comprehensive city and county general plans; and
While coordination of the activities of public agencies and
organizations is currently undertaken in ways that are
consistent with legislative requirements and guidelines,
improved coordination is urgently needed to deal with the
cumulative effects of development, and with ongoing and
dynamic changes in social, economic, physical and political
conditions.
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Improved coordination of planning efforts and programs is
also important at this time, in that most communities are
undertaking reviews of plan policies and proposals in
response to these changing conditions.
1.3 Policy Recommendations
1.3.a The counties and cities of the Tri-Valley area should adopt
compatible sets of goals and objectives to serve as guidelines
to these and other agencies and organizations in the
formulation and implementation of plans, programs and projects.
1.3.b The counties and cities of the Tri-Valley area, in coordination
with other agencies and organizations, should periodically
undertake joint studies to assess and ' make policy
recommendations on the cumulative and regional impacts on
infrastructure, environmental quality, etc. , of adopted and
alternative plans, policies, programs and projects. Existing
and potential spheres of influence should be periodically_
reviewed by the County and affected city to ensure compatible
plan development policies.
1.3.c Alameda and Contra Costa Counties should maintain central
clearinghouses to improve the dissemination of information
among agencies acting in the Tri-Valley area. The
clearinghouses should serve to: maintain records and
periodically prepare summary reports on major projects, studies
and reports, plan amendments, legislation, etc. , of local,
regional, state and federal agencies; and monitor and
periodically report on changes within the Tri-Valley in land
use, infrastructure, population, housing, employment, and
environmental quality.
1.3.d The counties and cities of the Tri-Valley area should jointly,
or through central clearinghouses, prepare, adopt and maintain
common sets of basic data, assumptions and projections to be
used by these and other agencies.
2. Population
2.1 Issue
Population Change: How should the cities and the counties deal with
potential quantitative and qualitative changes in population and
employment, and with uncertainties and differences in opinion regarding
estimates and projections of these?
2.2 Findings
2.2.a There is inadequate information on the characteristics of the
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existing Tri-Valley population.
2.2.b A wide variety of often-conflicting data and assumptions are
currently used in planning studies and project reviews in the
Tri-Valley.
2.2.c Dynamic changes in population, in employment, and in land use,
transportation, traffic, etc. , warrant frequent and periodic
reviews of local general plan policies and proposals.
2.3 Policy Recommendations
2.3.a The State (Employment Development Department) should be
requested to maintain and, in conjunction with regional and
local agencies, periodically udpate employment data for
communities in the Tri-Valley area.
2.3.b Local planning agencies should regularly review and modify
their general plans to ensure that these reflect significant
ongoing changes in conditions (e.g. , population, employment,
traffic, transportation and infrastructure constraints, and
environmental 'quality).
3. Housing Condition
3.1 Issue
Housing Condition: Are local policies and programs adequate to ensure
that the existing-housing stock is adequately maintained?
3.2 Finding
3.2:a Existing city and county programs and regulations are adequate
to ensure the maintenance of the existing housing stock.
3.3 Policy Recommendation
3.3.a Local jurisdictions should continue to implement existing
housing maintenance programs and requirements.
4. Housing Opportunity
4.1 Issue
Housing Constraints: What are the key constraints to new residential
development, and to the development of housing which is affordable to
all income groups? To what extent can or should local jurisdictions
act to minimize housing constraints?
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4.2 Findings
4.2.a Principal constraints to residential develoment, and to the
development of "affordable" housing include:
Community and neighborhood opposition to certain
residential projects, particularly those proposed within or
proximate to established residential areas which differ
significantly, in terms of type, density and value, from
existing.
Community opposition based on concerns regarding potential
impacts of projects on the "quality of life" (e.g.,
transportation facilities, schools, parks, and other
infrastructure; air and water quality).
Community and neighborhood opposition reflecting concerns
regarding the "quality". of new residents.
A lack of community understanding of fundamental housing
issues and long-term needs and objectives.
Constraints due to limited capacity in infrastructure
(e.g. , schools, parks and recreation, streets and highways,
water supply, sewage treatment/disposal).
Community opposition to funding timely improvements to
infrastructure needed to serve new residential development.
Adopted general plan policies and zoning which restrict the
location, density, and phasing of residential development.
The cost of money, for financing housing construction and
purchases, reflecting national economic conditions and
economic policies.
Cutbacks in federal and state funding assistance for
-� housing, particularly that serving very low and low income
households, and other housing needs groups (e.g.,' young,
elderly, disabled).
The lack of and/or high cost of land for residential
development. The limited ability of residential developers
to effectively compete with commercial/industrial .
developers for available land. City and county policies
restricting the amounts of land available for residential
development.
4.2.b Community and neighborhood opposition to higher density
residential projects, and to other residential projects which
differ from the "norm", may be reduced if the appropriateness
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of these projects, in terms of long-term community objectives,
is adequately demonstrated.
4.2.c Within the Tri-Valley area as a whole, there is a good mix of
housing, varied as to tYPe,. size, and tenure. However, the
cost of most housing is beyond the means of many households
(e.g. , entry level, elderly, disabled) wishing to live in the
area.
4.2.d At the community level, this mix is less varied.
4.2.e Major commercial and industrial development in the Tri-Valley
area is expected to add substantially to the demand for housing
here, which demand may be in excess of the housing supply
currently planned.
4.3 Policy Recommendations
4.3.a All communities should endeavor to provide a variety of
housing, including housing affordable to all income groups.
4.3.b Adequate and- appropriate housing opportunities should be
encouraged- for population groups and persons with special
housing needs.
4.3.c The cities should offer incentives to projects providing
housing to lower income households and to households with
special housing needs - e.g. , the elderly, disabled.
4.3.d Major commercial/industrial projects should be encouraged to
participate in programs to provide housing, particularly
housing that will be affordable to new employees.
4.3.e Where appropriate, surplus commercial/industrial land should be
redesignated for residential uses.
4.3.f All communities should encourage the continuation of state and
federal housing assistance programs.
4.3.g All communities should encourage the expansion of state and
federal programs assisting development of infrastructure
required to serve planned development in the Tri-Valley area.
4.3.h All communities should endeavor to educate local residents and
businesses to the need for local funding of infrastructure
required to serve planned development.
4.3.1 To the extent possible, higher density residential uses, and
those differing from the community norm, should be planned as
far in advance of anticipated development as possible in order
to let existing and prospective residents in adjoining areas
know what is planned.
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5. Employment Opportunity
5.1 Issue
Job Needs: Will employment in the -Tri-Valley area provide jobs suited
to the needs of the local labor force, and to the needs of the
unemployed and underemployed? Can or should local jurisdictions try
to encourage commercial/industrial/office uses that will match local
employment needs?
5.2 Finding
5.2.a Many major businesses have located in the Tri-Valley area to
take advantage of the existing labor market. These businesses
are providing a number of new entry-level jobs, improving
employment opportunities to many unemployed and underemployed
Tri-Valley residents.
5.3 Policy Recommendations
5.3.a Local communities should continue to encourage a variety of
commercial/industrial/office uses so as to further diversify
employment opportunities for area residents.
5.3.b Local communities should encourage businesses to participate in
programs improving employment opportunities for all persons,
including those with physical and mental disabilities.
6. Commercial/Industrial/Office Development
6.1 Issue
What if? Should local jurisdictions have contingency plans if
projected commercial/industrial/office growth does not occur in the
amounts, types or rates currently forecast?
6.2 Finding
6.2.a The successful implementation of local plans and capital
improvement programs is dependent upon the continued
development of major commercial/industrial/office projects,
which development will be affected by unforeseen regional and
national changes in market and economic conditions.
6.3 Policy Recommendations
6.3.a Local plans and policies should be sufficiently flexible to
accommodate a variety of commercial/industrial/office uses, and
potential changes in the demand for sites and building space
for these uses.
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6.3.b Where appropriate, surplus commercial/industrial land should be
redesignated for residential use.
7. Public Facilities and Services
7.1 Issues
Adequacy: Will . existing or programmed infrastructure be adequate to
meet current and short term needs of residential and
commercial/industrial/ office development?
Valleywide/Regional Impacts of -Development: To what extent does
development in one part of the Tri-Valley area impact infrastructure
elsewhere in the Tri-Valley and region? What, if any, responsibility
should local developments/communities have for improving infrastructure
elsewhere?
7.2 Findings
7.2.a Most existing infrastructure (e.g. , schools, parks, police and
fire protection, wastewater treatment/disposal, streets and
highways, transit) will not be adequate to serve projected
needs over the next fifteen years.
7.2.b Community-level park and recreation facilities and programs are
limited, and are not expected to meet the full range of
recreation needs (both active and passive).
7.2.c Too much emphasis has been placed on land acquisition by the
East Bay Regional Park District.
7.2.d Local communities face uncertainties regarding provision of
future federal and state assistance for local improvements to
infrastructure.
7.2.e Developments in one part of the Tri-Valley area have and will
continue to impact infrastructure elsewhere in the Tri-Valley.
7.2.f Communities face uncertainties regarding future water supplies.
7.3 Policy Recommendations
7.3.a All communities should encourage the maintenance and expansion
of local, state and federal programs assisting development of
infrastructure required to serve planned development in the
Tri-Valley area.
7.3.b Communities should explore additional sources of water supply,
and should implement programs to encourage water conservation.
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7.3.c All communities should endeavor to educate local residents and '
businesses to the need for local funding of infrastructure
required to serve planned development.
7.3.d Community efforts, in conjunction with those of regional, state
and federal agencies, should be focused towards the development
of community-level park facilities and programs.
7.3.e The Regional Park District should endeavor to make maximum
feasible use of existing parklands before purchasing additional
lands.
8. Transportation
8.1 Issues
Development/Facilities and Services Coordination: _Can or should local
jurisdictions coordinate residential and commercial/industrial/office
development with the improvements to transportation facilities and
services?
Rights of Way: Should a number of alternative rights-of-way for
possible future roadway and transit facilities be purchased or
otherwise protected?
8.2 Findings
8.2.a Planned development in the Tri-Valley area is projected to have
significant impacts on the area's transportation facilities.
These impacts can be mitigated through facility improvements
and through .improved management of the use of - the
transportation system.
8.2.b Planned development in the Tri-Valley area will require a
number of new facility improvements, many within new or
expanded rights-of-way.
8.3 Policy Recommendations
8.3.a As a top priority for the Tri-Valley, a new entity should be
formed to develop a plan for Valleywide transportation
facilities and services needed to serve planned development.
8.3.b Local jurisdictions should consider adopting performance
standards for major developments, setting limits on the impacts
that these may have on local and regional traffic conditions.
8.3.c Local jurisdictions should adopt policies and requirements for
transportation system management for major developments and
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employers, encouraging such measures as car and van-pooling,
use of public transit, flexible work hours, etc.
8.3.d Tri-Valley communities should develop coordinated traffic
monitoring to measure ongoing_.changes in traffic conditions.
8.3.e. Rights-of-way of planned transportation facilities should be
preserved and protected.
8.3.f Surplus railroad rights-of-way in urban areas should be
protected. Studies should be undertaken to consider the
feasibility of utilizing these for public transit, roadway,
trailway, and other alternative uses.
9. Environmental Resources
9.1 Issues
Agricultural Lands: Can or should local general plans and zoning be
changed to protect agricultural lands? How might local policies be
changed to minimize disruption to agricultural production as lands are
converted to urban uses?
Vineyards: To what extent should local policies and programs be changed
to protect and allow expansion of the vineyards?
Sand and Gravel Resources: What can or should be done to protect
current and future sand and gravel operations against encroachment by
incompatible land uses?
9.2 Findings
9.2.a Almost all "prime agricultural" land in the area has been
developed or is planned for development with urban uses or for
sand and gravel extraction.
9.2.b Many farmers and ranchers in the remaining 'agricultural areas
are experiencing economic difficulties. Many desire to divide
their properties into units smaller than currently required.
9.2.c The vineyards in the Live rmore-Amador Valley provide cultural
and environmental benefits to the entire area.
9.2.d Quarries have been designated as regionally significant and
should be protected.
9.3 Policy Recommendations
9.3.a The counties and the cities should coordinate their planning
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for agricultural areas at the periphery of existing urban
development.
9.3.b Communities in the Livermore-Amador Valley should pursue
measures which will help to maintain and improve the vineyards.
9.3:c Alameda County should review its Plan policies and zoning
requirements for agricultural areas.
9.3.d Alameda County and the cities should continue to establish
standards and requirements to minimize conflicts between sand
and gravel quarry uses and urban uses, including performance
standards and buffer zones.
10. Hazards/Public Health and Safety
10.1 Issue
Program Adequacy: Are existing regulations and programs adequate to
minimize hazards?
10.2 Finding
10.2.a Existing regulations, controls and programs are adequate to
deal with most environmental hazards. An exception is the
management of the storage and transport of hazardous materials,
requiring coordination of local, state and federal agencies,
and fire protection services in some unincorporated areas.
10.3 Policy Recommendations
10.3.a Local jurisdictions should develop programs to minimize hazards
associated with the use of hazardous materials in industrial
developments. These programs should be coordinated with the
efforts of other responsible county, regional, state and
federal agencies.
10.3.b Communities should endeavor to improve coordination of
protection services, particularly to deal with changing needs
and with specific problems such as hazardous materials.
10.3.c Communities should seek improved coordination at the local,
state and federal level with agencies responsible for
regulation/control of the transport of hazardous materials.
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