HomeMy WebLinkAboutItem 7.1 Preliminary Land Use E Dublin (2) 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
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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.
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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
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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.
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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
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PAGE.___0�.
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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
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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
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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
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(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
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• 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," ',•
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[ .'. .
:' '• • ,+
-,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
- •
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VIEW CORRIDORS \POSSIBLELINKAGE `{• /J
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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.
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, "4� ' Reducing Noise L-----__ ,
->� ``' 1° q ' "a' `` 'I High noise levels surround -
`". --'- - the site re uirin desi lan ,:`
4"' measures to minimize impacts.
I-680 Noise Buffer Treatment
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Parking Drainage Swale Valley Avenue I-680
Landscaping Extension R.O.W. R.O.W.
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For more information contact:
�� Office of the Mayor
'r ;€; 9 City and County of San Francisco
, r
1 = ' 2, (415) 923-2584
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�' � �_ 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