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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 3, 2009
SUBJECT: PA 08-049 -Request for Proposals to prepare a Specific Plan and
Environmental Impact Report for the Camp Parks (Dublin
Crossings) Project Area
Report Prepared by Kristi Bascom, Consulting Planner
ATTACHMENT: 1) Camp Parks Alternative 5 Land Use Plan.
2) Camp Parks Specific Plan Request for Proposals (without
attachments).
RECOMMENDATION: ~ 1) Receive Staff's presentation and authorize Staff to distribute
C~,,,,/ / ~ the Request for Proposals;
'~Y/ 2) Provide input as to whether a Task Force should be solicited
for the Specific Plan process; and
3) Select a City Council member to participate on the
Evaluation Committee that will evaluate the Proposals that
are submitted in response to the Request for Proposals and
direct Staff to work with the Planning Commission to
identify a Planning Commissioner to participate on the
Committee.
FINANCIAL STATEMENT: The cost to prepare a Specific Plan and accompanying
Environmental Impact Report will be paid through the Project
Applicant's (SunCal Companies) deposit account with the City.
There will be no direct costs to the City.
PROJECT DESCRIPTION:
Background
Since 2001, the City Council Goals and Objectives has included, as a high priority goal, the processing of
the Parks Reserve Forces Training Area (Camp Parks) General Plan and Specific Plan Amendment. A
General Plan Amendment Study was first requested by the U.S. Army Reserve in 2002, and on April 15,
2003, the City Council authorized the commencement of a General Plan Amendment Study for the Camp
Parks property. Once the General Plan Amendment Study was authorized, City Staff began regular
meetings with the U.S. Army Reserve and their representatives to begin considering potential land use
combinations for the property.
From these discussions, it was decided that the City would engage community members in a "Strategic
Visioning Process." Guided by a team of architects and planning consultants, the Community Group
COPIES TO: Applicants
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G '~P,d~ 120081PA 08-0~19 Camp Parks_Dvblin Crossfngi0?.03.09 C(' m~g~C'C S~uffRe~or1 RFP au~horiuuion.DOC
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participated in a design charette planning exercise, which helped the group examine the opportunities and
constraints of the site, solicit ideas, and create a cohesive vision for the future development of the site.
The Community Group consisted of elected and appointed members of Dublin's City boards, committees,
and commissions, as well as Board and Staff members from Dublin San Ramon Sexvices District and
Dublin Unified School District. The Community Group met over three days in August and October 2004
and developed five conceptual land use plans for the site. The five alternatives were then shared with the
City Council at meetings in February, March, and April 2005, and the City Council provided feedback on
the five plans. Both the Community Group and the City Council preferred Alternative 5 (Attachment 1)
in concept, with a slight modification to the land use densities from what was shown on the plan
(described in the table below as "Modified Alternative 5"). The City Council provided additional
direction to the U.S. Army Reserve on certain other aspects of the plan.
In summary, Alternative 5 includes the following land use mix:
Land Use Desi nation Original Alt. 5 Modified Alt. 5
Total Number of Residential Units 1,996 1,600
Single-family Residential (8 units/acre) 216 260
Multi-Family Residential (20 units/acre) 1,180 944
Multi-Family Residential (40 units/acre) 600 396
Retail (square feet) 196,000 300,000
General Office (square feet) 196,000 248,000
Public/Semi Public Uses (square feet) 117,000 100,000
Useable park space (acres) 50 acres 46 acres
Elementary School (square feet) 105,000 (8 acres) 105,000 (8 acres)
Following the design charette, the City hired landscape architect and park planning consultant Moore
Iacofano Goltsman (MIG) to conduct a study on some possible unique uses for the large central park space
in the middle of Alternative 5. The park study took place in 2005. It summarized uses that might be
desirable for a unique space as well as the amount of space (land and building, if appropriate) needed to
accommodate the use.
Based on the recommendations of the Staff Report, at its February 7, 2006 meeting, the City Council
discussed the different theme options and acreage requirements, and directed Staff to inform the U.S.
Army Reserve of the City Council's desire to have a 46-acre central park space developed for the site.
This acreage would be used to develop a public facility with a theme that centered on Arts, Culture, Food,
and Games, and would provide the unique amenities the City Council desired for the area. The City
Council specifically noted that the 46-acre park space would be in addition to the amount of parkland
required to serve the future residents of the project site. The City Council was aware at the time that this
amount of land was more than was allocated in some of the land use plans presented during the Strategic
Visioning Process (as noted in the above table), and City Staff expects that the appropriate solution to
modifying the land plan and land use mix will be developed through this Specific Plan process.
In the beginning of 2008, the U.S. Army Reserve prepared a Notice of Availability to solicit a master
developer for the Camp Parks Real Property Exchange/"Dublin Crossing" project area. Interested
developers submitted Proposals to the U.S. Army Reserve for consideration, and in October 2008, the
U.S. Army Reserve announced the selection of SunCal Companies as the master developer. SunCal is
now the authorized exchange partner with the U.S. Army Reserve for the purposes of developing this
portion of the Camp Parks property as a private mixed-use development.
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ANALYSIS:
In order to provide a framework to promote orderly growth and development of the area consistent with
the values, goals, and objectives of the community, City Staff is proposing to solicit Proposals from
qualified consultants to create a Specific Plan for the 187-acre project area. The consultant will also
complete the necessary California Environmental Quality Act (CEQA) documentation for the Specific
Plan and General Plan Amendment, which is assumed to be a full Environmental Impact Report.
The goal of this Specific Plan is to provide policy direction on how this area, which is adjacent to a
military facility, could be developed as a new neighborhood in the heart of Dublin, providing a mix of
residential, commercial, public, and open space uses. The Camp Parks property currently has a General
Plan land use designation of Public Lands.
The Draft Request for Proposals (Attachment 2) identified four work products to be developed as part of
the Camp Parks/Dublin Crossing Specific Plan project. The four deliverables include:
1. Background Analysis: Issues, Opportunities/Constraints, and Assumptions. At the initial stage
of the Specific Plan preparation, the consultant will be expected to prepare a report for the City
that is a preliminary survey or assessment of the issues, opportunities and constraints, and
assumptions associated with a plan to transform the 187-acre property into a vibrant mixed use
neighborhood. This report will be an objective analysis that identifies the challenges and
assumptions in planning for infill development within this area of Dublin.
2. Specific Plan. In addition to meeting the minimum requirements of State Law for the development
of Specific Plans, it is anticipated that the following components will be part of the Specific Plan:
a. Land Use Element
b. Infrastructure Element
i. Transportation/Circulationflan
ii. Streetscape/Landscape Plan
iii. Utilities and Public Services/Facilities Plan
iv. Wastewater, Flood Control, and Water Quality Plan
v. Parks, Open Space, and Public Facilities Plan
c. Implementation, Financing, and Phasing Element
i. Infrastructure Projects
ii. Funding and Financing Program (Infrastructure Financing and Maintenance
Funding)
iii. Phasing Program
d. Relationship of Specific Plan's CEQA Review to Subsequent Projects
e. Specific Plan Administration and Enforcement
3. Market Study and Fiscal Impact Analysis.
4. Environmental Review. It will be the consultant's responsibility to prepare a comprehensive
program-level Environmental Impact Report consistent with the State Guidelines for the California
Environmental Quality Act. The environment review must be conducted as an integral part of the
Specific Plan process.
It is expected that any proposing consultant will use this outline as a framework for their Proposals but
that the actual Proposals will be more tailored to their suggested approach to the project. While there are
four distinct work products to be completed in the overall project, Staff is requesting in the Request for
Proposals that consultants suggest the best approach and timing for each of these tasks.
Staff recommends that community input be a part of the process in preparing the Specific Plan. On Page
10 of the Request for Proposals, Staff has noted that the City Council will likely appoint a Task Force for
the Specific Plan process. Staff suggests that a Task Force be convened to meet on an as-needed basis to
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review and provide input to Staff and the consultant at key points through the development of the Specific
Plan.
If the City Council agrees with Staff's recommendation to form a Task Force for this Specific Plan
process, the formation of the Task Force can be discussed in greater detail once a Specific Plan consultant
has been selected and the proposed scope of work has been better defined.
Staff also recommends the formation of an Evaluation Committee to evaluate the proposals submitted in
response to the Request for Proposals. Staff recommends that the Evaluation Committee consist of one
City Council member, one Planning Commissioner, and Staff members from the Parks and Community
Services Department, Community Development Department, Public Works Department, and the City
Manager's Office. As part of Staff's recommendation, Staff is requesting the selection of one City
Council member to be a part of the Evaluation Committee to select a consultant for the project and
direction to have the Planning Commission appoint a member to also be a part of the Evaluation
Committee.
If the attached Request for Proposals is acceptable to the City Council, the Request for Proposals would
be distributed to a list of consultants immediately following the City Council meeting. The Specific Plan
Proposals would be due to the City no later than March 13, 2009. The Evaluation Committee would
conduct an assessment of the Proposals submitted in response to the Request for Proposals and conduct
interviews during the last week in March. Staff anticipates that a contract with a qualified consultant
could be before the City Council in May 2009. The Specific Plan and accompanying Environmental
Impact report are targeted to be completed by December 2010.
RECOMMENDATION:
Staff recommends that the City Council; 1) Receive the report and authorize Staff to distribute the
Request for Proposals; 2) Provide input as to whether a Task Force should be solicited for the Specific
Plan process, and 3) Select a City Council member to participate on the Evaluation Committee that will
evaluate the Proposals that are submitted in response to the Request for Proposals and direct Staff to work
with the Planning Commission to identify a Planning Commissioner to participate on the Evaluation
Committee.
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CITY OF DUBLIN
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100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.us
REQUEST FOR PROPOSALS
Date: February 10, 2009
Project Title: Camp Parks (Dublin Crossing) Specific Plan, General Plan Amendment, and CECW
documentation
Description: The project consists of the development of a Specific Plan for an approximately
187-acre area, a majority of which is part of a U.S. Army Reserve military facility
in the City of Dublin. The Army has selected a master developer (SunCal
Companies) who is processing an application for a General Plan Amendment,
and other related entitlements, through the City of Dublin, and the property will
eventually be detached from the military facility.
In order to provide a framework to promote orderly growth and development of
the area consistent with the values, goals, and objectives of the community, the
City is seeking a qualified consultant to create a Specific Plan for the project area.
The consultant will also complete the necessary CEClA documentation for the
Specific Plan and General Plan Amendment, which is assumed to be a full
Environmental Impact Report (EIR).
Proposal Due: March 13, 2009
Interviews: Week of March 30, 2009 (Tentative Date)
Contract Awarded: May 5, 2009 (Tentative Date)
Project Timeline: Aim to complete by December 2010
Contact: Kristi Bascom, Project Planner
Community Development Department
925-833-6610, direct 925-872-6327
kristi@planbmc.com
Area Code (925) • City Manager 833-6650 • City Council 833-6650 • Personnel 833-6605 • Economic Development 833-6650
Finance 833-6640 • Public Works/Engineering 833-6630 • Parks & Community Services 833-6645 • Police 833-6670
Planning/Code Enforcement 833-6610 • Building Inspection 833-6620 • Fire Prevention Bureau 833-6606
ATTACHMENT 2
Introduction
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The City of Dublin is located at the intersection of Highways I-580 and I-680 in eastern Alameda
County. The City was incorporated in 1982 and has a current population of approximately 42,000
people. Over the past dozen years, Dublin has gone through a rapid growth cycle, with much of the
growth focused on the undeveloped land in eastern Dublin. The City is also experiencing
redevelopment/revitalization of existing developed areas and transit oriented development around the
existing Dublin/Pleasanton Bay Area Rapid Transit (BART) Station, and the future West Dublin BART
Station located in the downtown area. However, the City does not have a redevelopment agency.
Historically, the City has had tremendous residential activity. At this time the City is experiencing a
greater level of expressed interest for commercial development.
The City of Dublin is inviting proposals from qualified planning consultants (or consultant teams) with
significant experience in land planning, pedestrian-oriented neighborhood planning, park/trail
planning, civil and traffic engineering, public infrastructure, economic and fiscal analysis,
environmental impact analysis, and associated fields, in the development and preparation of both a
Specific Plan for an approximately 187-acre site and a related Environmental Impact Report. The City
of Dublin is interested in receiving proposals from planning consultants with demonstrated expertise
and experience in preparing a Specific Plan built upon broad community interest and involvement.
Consultant experience working within the framework of military base re-use and/or with the U.S. Army
will be viewed as very valuable, but not a prerequisite.
The goal of this Specific Plan is to provide policy direction on how this area, which would be adjacent to
a military facility, would be developed as a new neighborhood in the heart of Dublin, providing a mix of
residential, commercial, public, and open space uses. The project area is owned by three property
owners: Approximately 172 acres are owned by the U.S. Army, approximately 7 acres are owned by
NASA, and approximately 8.7 acres are owned by the Alameda County Surplus Property Authority.
There is also the possibility that 2-3 additional acres owned by the U.S. Army will be added to the
project area. The project area is bounded by the continued use by the U.S. Army of Camp Parks on the
north, Dublin Boulevard to the south, the future Scarlett Drive extension to the west, and the Arnold
Road to the east. The Camp Parks (Dublin Crossing) project area is shown in Attachment 1.
The project as described in this RFP is anticipated to take up to 24 months, including completion of the
Background Analysis, preparation of a Specific Plan, preparation of an accompanying Market Study and
Fiscal Impact Analysis, preparation of an Environmental Impact Report, and public hearings through
the Planning Commission and City Council.
Backeround
On April 15, 2003, the City Council authorized the commencement of a General Plan Amendment
(GPA) Study for the Camp Parks property based on a request from the Director of the Army Reserve
Division. Once the GPA Study was authorized, City Staff began regular meetings with the Army Reserve
and their representatives to begin considering potential land use combinations for the property. The
maximum development potential of the site is constrained by the City's transportation infrastructure
capacity, and a traffic study was completed to assess how much development the site could
accommodate given the physical constraints of the surrounding intersections and roadways.
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 2 of 15
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After a theoretical upper limit for the site was determined, it was decided that the City would engage
key community members in a "Strategic Visioning Process". Guided by a team of architects and
planning consultants, the community group participated in a design charette planning exercise, which
helped the group examine the opportunities and constraints of the site, solicit ideas, and create a
cohesive vision for the future development of the site.
The community group consisted of elected and appointed members of Dublin's various City boards,
committees, and commissions. The group met over two days in August 2004 and on one day in
October 2004 to develop five conceptual land use plans for the site. The five alternatives were then
shared with the City Council at meetings in February, March, and April 2005, and the City Council
provided feedback on the five plans. Both the Community Group and the City Council preferred
Alternative 5 in concept (Attachment 2), with a slight modification to the land use densities from what
was shown on the plan. The City Council provided additional direction to the Army on certain other
aspects of the plan.
In summary, (Modified) Alternative 5 includes the following land use mix on the 187-acre property:
Land Use Designation
Total Number of Residential Units 1,600
Single-family Residential (8 units/acre) 260
Multi-Family Residential (20 units/acre) 944
Multi-Family Residential (40 units/acre) 396
Retail (square feet) 300,000
General Office (square feet) 248,000
Public/Semi Public Uses (square feet) 100,000
Useable park space (acres) 46 acres
Elementary School (square feet) 105,000 (8 acres)
After the land use plans were developed, the City completed a park planning study in 2005 to
determine how a large public park space (as conceptually illustrated in the Alternative 5 plan) could be
utilized. The park study summarized a variety of uses that could be desirable for a unique, central
public space, as well as the amount of space (land and building, if appropriate) needed to
accommodate the uses. The results were presented to the City Council in early 2006.
Based on the recommendations of the report, the City Council concluded that the City would like to
have a 46-acre central park space developed for the site, which could be used to develop a public
facility with a theme that centered around Arts, Culture, Food, and Games, and would provide the
unique amenities the City Council so strongly desired for the area. It was specifically stated by the City
Council that the desired 46-acre park space would be in addition to the amount of parkland required to
serve the future residents of the project site. The City Council was aware that the 46-acre site, when
combined with the amount of land needing to be dedicated to for the purposes of serving the local
park needs, was more land for park uses than was allocated in Alternative 5 (i.e. more acreage for
useable park space than is shown in the table above).
Described here is a brief summary of the direction provided by the City Council relating to the land plan
and park issues to date. There are obvious challenges ahead for the City and the consultant in
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 3 of 15
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resolving these issues to the satisfaction of all the stakeholders, and it is the City's expectation that the
appropriate solution to modifying the land plan and/or land use mix will be developed through this
Specific Plan process.
At the beginning of 2008, the Army prepared a Notice of Availability (NOA) to solicit a master
developer for the 180-acre portion of the project site that is owned by the U.S. Army and NASA
(referred to as the Camp Parks Real Property Exchange/"Dublin Crossing" project). In October 2008,
the Army announced the selection of SunCal Companies as the master developer. SunCa) has recently
begun meeting with the City to kick off the entitlement process, and the City is now seeking a
consultant to prepare a Specific Plan for the project site.
Goals for future development in the Specific Plan Area
In 2004, before the Strategic Visioning Process described above began, the City Council identified
several goals for any future development on the Camp Parks (Dublin Crossing) project site. The
consultant should keep these in mind as the plans and policies of the Specific Plan are developed to
ensure consistency between the goals and the final document.
The City Goals for Private Development at Camp Parks (Dublin Crossing) are as follows:
1. Plan should have a net positive fiscal impact on the City.
2. Plan should provide a strong connection between the eastern and western parts of the City
while also evaluating a "village" concept.
3. Plan should link to the Transit Center and BART.
4. Plan should provide a unique feature -either publicly or privately funded -which strengthens
the image of the City and further increases the quality of life for residents and/or strengthens
Dublin's position as a destination.
5. Plan should accommodate unmet public agency/public facility needs (i.e. school facility,
maintenance facility, park or community facility, etc.)
6. Analysis of the land use plan should look at the property itself as well as the impact of
developing the property on other parts on the City in relation to traffic, market demands, fiscal
impacts, and schools.
7. Plan should consider a new route between Dougherty and Arnold Roads to accommodate new
development.
8. Plan should provide an attractive transition between the continuing Camp Parks RFTA and
private development.
In addition to the above goals, the Specific Plan should also consider changes in the community since
2004 related to approved or built projects as well as any changing needs of the community.
Purpose and Intent of the Specific Plan
The purpose of the Specific Plan is to provide policy direction and guidance on how this 180-acre
property would transition from former military lands with a General Plan land use designation of
"Public Lands" into a new neighborhood with a mix of residential, commercial, public, and open space
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 4 of 15
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uses. The Specific Plan would not only provide the general vision and broad policy concepts to guide
development for a new neighborhood within the community, but also provide the details on the type,
location, and intensity of uses, define the capacity and design of needed public improvements and
infrastructure, and determine the resources necessary to finance and implement the public
improvements and infrastructure needed to support the vision.
There are several important and distinctive features of this Specific Plan that will need to be included
in the plan or addressed during plan development:
1. The Specific Plan should incorporate policies and implementation measures to insure the
creation of apedestrian-oriented neighborhood. The neighborhood should contain a variety of
public parks and open space connections that will provide convenient recreational
opportunities adjacent to residents and that link the various sections of the project area to one
another as well as to adjacent uses.
2. The Specific Plan should be highly graphic in nature, and should illustrate key design principles
through graphics, exhibits, and photographs.
3. The Specific Plan should be consistent with the Dublin General Plan, and specifically the newly-
adopted Community Design and Sustainability Element. The concepts of sustainability should
be woven throughout the plan and incorporated wherever logical and appropriate.
4. The Specific Plan should include policies and measures to ensure compliance with AB 32
(California Global Warming Solutions Act of 2006), SB 375, and other applicable climate
change/greenhouse gas-reducing legislation.
5. The Specific Plan should focus on water conservation and water quality control.
6. The Specific Plan should incorporate the elements illustrated in Alternative 5 (Attachment 2), as
well as the follow-up direction on the land use alternatives provided by the City Council. The
Plan should also consider the needs of SunCal Companies and what makes the project
financially feasible for the them.
7. The Specific Plan should address how to best accommodate the identified park and open space
needs of the community in compliance with the Park and Recreation Master Plan as well as the
expressed desire by the City Council for a central park space that will be used to create a public
facility which provides a unique amenity to the City.
Work Products/Deliverables
Background Analysis: Issues, Opportunities/Constraints, and Assumptions
At the initial stage of the Specific Plan preparation, the consultant will be expected to prepare a report
for the City that is a preliminary surveyor assessment of the issues, opportunities and constraints, and
assumptions associated with a plan to transform the 187-acre property into a vibrant mixed use
neighborhood. This report should be an objective analysis that identifies the challenges and
assumptions in planning for infill development within this area of Dublin.
Specific Plan
The preparation of the Specific Plan is expected to be an iterative process involving drafting and
refinement of the document based on public input and comment. The first step in Specific Plan
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 5 of 15
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preparation is the consultant's work in conjunction with City Staff to finalize an initial set of Specific
Plan objectives based on the goals indicated above. The previously identified Background Analysis, a
report which will identify issues, opportunities, constraints, and assumptions (e.g. land use scenarios),
along with input gathered through the public outreach process, will each be used in the setting of
Specific Plan objectives.
It is intended that the Specific Plan set development policies, land use regulations, design standards,
and a funding financing program, concisely within a single document.
In addition to meeting the minimum statutory requirements of State Law (as provided for in
Government Code sections 65450-65457), it is anticipated that the following components will be part
of the development of the Specific Plan:
1. Land Use Element: The land use element defines the programmatic content of the Specific Plan
and includes those land use diagrams, maps, and/or other figures necessary to illustrate the
proposed land use plan. It should contain the following:
a. Identification of the range of housing units by density and type, streets, parks, open
space, and community facilities and/or public and semi-public uses to be located within
the plan.
b. Neighborhood commercial uses sufficient to serve the needs within the Specific Plan
area. Explore if potential opportunities for any desired regional serving retail and/or
office uses exist. Review and comment on the current and proposed retail uses in the
immediate area to mitigate any duplication of uses.
c. The type and location of research and development, office uses, and/or commercial
service uses that would be compatible and complementary with a new residential
neighborhood in the Project Area. Identification of strategies and approaches to
maintain a safe and healthy transition zone for the new neighborhoods from the
remaining military facility adjacent to the Project Area, recognizing that some portion of
the Project Area will be adjacent to military facility housing.
d. The location of, and general parameters for, land use, buildings, anct facilities and the
estimated range for population densities and building intensities. The consultant should
consider the merits and pitfalls of using a traditional zoning code or a form-based code.
e. Green Building and Sustainability policies. As well as incorporating the principles of
Sustainability throughout the document, the plan should also include specific policies to
encourage and promote green building principles in future construction, as well as
building operation and maintenance.
f. Identification of prohibited land uses that would be in conflict or incompatible with the
planning objectives of the Specific Plan.
g. Measures to preserve any desired natural/open space resources and amenities within
the Specific Plan Area.
h. Measures to ensure a highly walkable neighborhood that is focused on opportunities to
navigate the project area by means other than an automobile.
i. Public spaces which may include new community facilities to serve both new and
existing residents of the broader community.
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 6 of 15
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2. Infrastructure Element: The infrastructure element defines the physical plan for the Specific
Plan area and includes the following components:
a. Transportation/Circulation Plan:
^ Identification of all necessary transportation improvements inside and outside the
Specific Plan area that provides sufficient capacity to support the proposed land
uses. There are certain physical transportation infrastructure constraints that will
limit the maximum development potential of the site. The traffic study that will be
done for the Specific Plan will need to assess these limitations.
^ A roadway network plan that provides alignments for all interior, neighborhood,
collector, and arterial type roads within the Specific Plan area, which is consistent
with good civil and traffic engineering practices and consistent with the "complete
streets" concept (an emerging concept that recognize that streets function more
than vehicle moving purposes but are essential for pedestrian and bicycle travel, and
should be designed and maintained as a safe and attractive public spaces that
support walking, bicycling, and public transit).
The roadway network plan should consider the following direction from the City
Public Works Department:
1. The east-west connector street through the Dublin Crossing project should not be
designed to serve as a regional connector or bypass to Interstate-580.
2. The east-west connector would ideally tie into the existing Gleason Drive since Central
Parkway is more of a neighborhood collector.
3. This eastern connection at Arnold Drive may be offset with Gleason Drive and/or Central
Parkway.lf this is the case, the City would prefer that it intersect Ar-Hold as far north as
possible to encourage the use of Gleason Drive over Central Parkway. Also, the Central
Parkway connection into the project site should be designed with traffic calming
measures to make it less inviting to through traffic.
4. The standard signal space is 750-feet. If no back-to-back left turn pockets are needed,
signals closer than 750-feet would be considered.
5. The possibility of swinging the Alternative 5 east-west roadway north across the Camp
Parks property to get closer to the Gleason Drive connection should be explored
6. A future traffic signal is planned for Gleason Drive and is included in the City's TIF
program. The City would evaluate whether the Dublin Crossing project, including the
possible relocation of the RFTA driveway to Arnold Drive, would trigger the need for this
signal to be installed sooner.
7. Anew traffic signal would also be necessary at any new connection to Arnold Drive from
Dublin Crossing.
8. Various options have been looked at for the Scarlett Drive connection, and as part of the
Specific Plan studies, several should be examined and considered. The location of the
Camp Parks main gate would need to be factored into complete the analysis.
^ A pedestrian and bicycle network plan that links the new residential uses to parks,
schools, community facilities, regional trails, and provides direct physical links to the
Transit Center across Dublin Boulevard. The plan should be in conformance with the
City's Bikeways Master Plan.
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 7 of 15
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^ Opportunities for improved transit service for the Specific Plan area to reduc'e'
vehicular trips and to improve linkages within and connections to other communities
in the region.
^ Develop transportation/circulation diagrams and maps.
b. Streetscape/Landscape Plan: The streetscape/landscape plan should establish the
standards and location for landscaped medians, sidewalks, street furniture, and gateway
enhancements. This plan should be integrated with the roadway network and
pedestrian/bicycle network plans described above and should be in conformance with
the City's Streetscape Master Plan where appropriate.
c. Utilities and Public Services/Facilities Plan: The plan should define size and location of
utilities and public service facilities, and it should:
^ Analyze existing utility system (e.g. water, sewer, gas and electrical power, and
telecommunications) for future points of~connection and expansion.
^ Identify location and sizing of water and sewer facilities within the Specific Plan Area
based upon planned land uses.
^ Delineate amount of land needed for rights-of-way and easements for public
roadways and public infrastructure, including water, sewer, and storm drainage
facilities.
^ Provide analysis and estimate of the costs to construct and maintain components of
the public infrastructure within the Specific Plan Study Area.
d. Wastewater, Flood Control, and Water Quality Plan:
^ Analyze existing flood control and drainage system for future points of connection
and expansion.
^ Identify location and sizing of existing flood control and drainage facilities within the
Specific Plan Area based upon planned land uses and determine any augmentation
needed.
^ Delineate amount of land needed for rights-of-way and easements for flood control,
water quality control, and drainage facilities.
^ Provide analysis and estimate of the costs to construct and maintain flood control,
water quality control, and drainage facilities within the Specific Plan Study Area.
e. Parks, Open Space, and Public Facilities Plan: The plan should define the size and
location of public facilities within the Specific Plan Study Area in conformance with the
Parks and Recreation Master Plan. Public facilities include trails, parks, semi-public
facilities, open spaces, etc. The Plan should:
^ Identify location and sizing of desired public facilities within the Specific Plan Area
based upon planned land uses and the City's standards. The plan should also
delineate amount of land needed for desired public facilities. When considering the
size and location of future parks and public facilities in the Specific Plan, the
following direction from the City's Parks and Community Services Department
should also betaken into account:
1. The Specific Plan should include neighborhood parks at a ratio of 1.5 acres per 1,000
residents and community parks at a ratio of 3.5 acres per 1,000 residents. These park
amenities were to be provided within the Camp Parks project site (now referred to as
RFP for a Specific Plan/General Plan Amendment and
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Dublin Crossing). In addition, the City Council has provided direction to include a central
community park in the range of 46+/- acres in addition to the parkland required to serve
the future development. The specifics of the central park space need to be determined.
2. The Parks and Recreation Master Plan is based on the assumption that the City of Dublin
does not wish to be required to utilize school property to achieve the minimum park
acreage standards in the eastern and western growth areas. In eastern Dublin, there
are several examples of parks adjacent to schools. However, the park and school
grounds have remained independent of each other and the minimum acreage
requirements for parks and schools have been met. Reducing the neighborhood park
acreage requirement by relying on the school grounds would be a City Council decision.
The factors that would need to be considered would be the School District policy of
fencing schools (if the park and the school grounds were to be contiguous and in fact
function as one, a fence down the middle would not be acceptable.) The other factor is
access to the property when school is in session. Amenities such as play areas which are
used by the public during times when school is in session would need to be designed on
"city park property" whereas fields which would have shared use could be on "school
property". Rather than the City reducing the size of required parkland, an alternative
might be to discuss with the School District reducing the size of the school grounds and
locating a City park adjacent to the school. If the City worked collaboratively with the
School District on the design, use and the maintenance of this City park, a reduction in
the size of the school grounds might be palatable to the School District.
3. The Parks and Recreation Master Plan includes standards for neighborhood parks (5-7
net acres minimum) and neighborhood squares (2 net acres minimum). The proposed
project can include a mix of park sizes keeping in mind that parks should be in proximity
to the neighborhoods in which the serve.
4. The recently completed Parks and Community Services Needs Assessment placed a high
priority on open space and trails. Consequently, it is recommended that an
interconnected trail system through the neighborhoods to the parks be incorporated
into the project.
Provide analysis and estimate of the costs to construct and maintain public facilities
within the Specific Plan Area.
3. Implementation, Financing, and Phasing Element:
a. Infrastructure Projects:
^ Estimate the cost of infrastructure projects identified in the Infrastructure Element;
^ Define measures by which each infrastructure project will be financed;
^ Identify the parties responsible for completing infrastructure improvements.
b. Funding and Financing Program (Infrastructure Financing and Maintenance Funding):
^ List and describe the infrastructure improvement projects needing financing;
^ Develop cost estimates for maintenance of infrastructure improvement projects and
explore the development of Maintenance Assessment Districts (i.e. Landscape and
Lighting Districts) to fund ongoing maintenance;
^ Define potential measures for the financing of infrastructure improvement projects
and ongoing maintenance of these facilities.
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Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 9 of 15
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^ Examine the feasibility, opportunities, and constraints of creating Commun
Financing, Districts Assessment Districts, or other suitable forms of public or public
private financing to fund needed improvements.
c. Phasing Pro>;ram
^ Prepare a plan for phasing that links the land use development with infrastructure
improvements in both table and map diagram formats.
4. Relationship of Specific Plan's CECW Review to Subsequent Projects
a. Projects that will be exempt from additional CEC2A review based on Specific Plan EIR.
b. Projects that will require additional environmental review.
5. Specific Plan Administration and Enforcement
a. Specific Plan Amendment procedures
b. Listing and description of City Departments and Other Agencies with responsibilities for
implementation and enforcement of the Specific Plan.
It is anticipated that the City Council will appoint a Citizen Task Force for the Specific Plan process. The
Task Force is expected to meet on an as-needed basis to review and provide input to Staff and the
consultant at key points through the development of the Specific Plan. The Task Force is intended to
serve as a public venue for regular planning updates and as a sounding board for new plan concepts.
The consultant's proposal should contain recommendations on how and when to involve the Task
Force and other key stakeholders in the Specific Plan process. The City will maintain a collaborative
working relationship with SunCal Companies throughout the Specific Plan process and will take the
lead in ensuring coordinated efforts between the two parties.
Market Study and Fiscal Impact Analysis
The consultant shall provide a Market Study to guide the potential land use mix developed for the
Specific Plan and also a Fiscal Impact Analysis on the land use plan that is eventually developed. It is a
goal of the City that the eventual development project have a net positive fiscal impact on the City, and
SunCal Companies will want to ensure that the proposed plan is economically viable.
Environmental Review
It will be the consultant's responsibility to prepare a comprehensive program-level Environmental
Impact Report consistent with the State Guidelines for the California Environmental Quality Act
(CEQA). The environment review must be conducted as integral part of the Specific Plan process.
Timing for preparation of the Specific Plan and EIR must be overlapping so that the preparation of both
documents will be parallel and iterative and the information collection and analysis can be used for
both documents. Development of mitigation measures shall be an iterative process concurrent with
the development of the Specific Plan such that the mitigation measures can be converted, where
appropriate, to Specific Plan goals, policies, and implementation measures.
The consultant shall demonstrate to the City that they, or members of the consultant team, possess
expertise in CEQA, and that they have a working knowledge of planning regulations and the application
of the planning process at the local level. The EIR shall reflect a complete understanding of the City's
development entitlement process. The EIR shall be written to allow the City to easily implement the
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 10 of 15
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Specific Plan and to enable the City to subsequently streamline project-level CEC2A reviews that are
consistent with the Specific Plan. The consultant will be responsible for preparing an Administrative
Draft EIR, a Draft EIR to be circulated for public review and comment, and the Final EIR.
The CECW documentation/EIR component of the project will entail a full range of technical studies,
including:
^ Traffic Analysis
^ Geological Study
^ Biological Assessment
^ Hazardous Materials Assessment
^ Cultural and Archeological Resource Assessment
^ Other studies determined to be appropriate
The consultant should note that an Environmental Impact Statement (EIS) was recently completed for
the Camp Parks Base Master Plan. The EIS assumed a certain level of private development on the 180-
acre Project Site, and the EIS should be consulted to determine what (if any) background information
and/or studies may be useful in the preparation of the EIR.
Additionally, SunCal Companies has also completed due diligence and background studies on the
property which may also be of value to the consultant. As the Specific Plan is developed, these
technical reports will be made available to the consultant for their review and use as appropriate.
For the Environmental Review portion of the project, the consultant should include all tasks necessary
and identify the associated cost and timeframe.
Organization of Proposal
The organization of the proposal is described in this section of the RFP. This format must be followed
by all potential consultants.
1. Introduction
A general introduction and description of the proposed approach and methodology shall be provided.
The format of the introduction and description of the approach is at the discretion of the consultant,
but it should include a short discussion of the intended approach to the project which succinctly
demonstrates the consultant's understanding of the purpose of the Specific Plan, the key issues and
tasks for Specific Plan preparation, and the consultant's ability to address them.
2. Scope of Work
Describe the work program to accomplish the approach described above. The work program should
address the issues identified in the Work Product sections of this RFP and shall provide a detailed
description of the work to be accomplished. The organization of the specific work activities in the plan
of study should be as follows:
TASK: An overview of a related group of subtasks or activities. Normally one or two
sentences.
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SUBTASK: A detailed description of the work, including the methodology to be performed.
Generally one to five paragraphs depending upon the complexity of the activities
described in the subtask.
OUTPUT: A description of what the result of this particular activity or subtask is. Generally
one sentence.
SCHEDULE: A delivery date for this particular activity or subtask.
COST: Cost to obtain identified output.
SUPPORT: Identification of any information, data, and/or assistance required from City Staff to
accomplish the task.
The task, subtask, output, cost format should be repeated throughout the scope of work until all of the
proposed work has been described in detail.
~ ~rharliila
Describe the time schedule for each proposed task and subtask described in the Scope of Work above.
Proposed work periods and completion dates, as well as the anticipated meeting dates should also be
identified. The proposed project schedule should be provided in a timeline chart.
The proposal should contain recommendations on how and when to involve the Task Force and other
key stakeholders in the Specific Plan process and the schedule should highlight all anticipated public
meetings and public hearing dates.
4. Personnel. Equipment and Facilities -
If desired, the respondent to this RFP may assemble a consultant team under one primary consultant
with sub-consultant(s) in different areas of expertise. List all sub-consultants proposed for this project.
Include their qualifications and specific responsibilities. Due to the highly specialized nature of the
work, it is anticipated that there would one or more sub-consultants for the Market Study, the Fiscal
Impact Analysis, and the Infrastructure Financing and Maintenance Funding Program (Section 3b of the
Specific Plan outline).
Describe the activities of the designated Project Manager, and lead and supporting personnel. Provide
resumes for those named, including their qualifications (education and experience), and their
relationship and cost to the proposed project activities. If there is a team of consultants, the lead
consultant should be clearly designated and the Project Manager within that lead firm clearly
identified. All sub-consultants shall be billed through the lead consultant. The City will require that no
personnel changes be made during the project without prior City approval.
5. Qualifications and References
Provide a description of your project team's qualifications, alist of similar completed projects and
examples of such completed projects. Include a list of references.
6. Cost Schedule
All consultants who respond to this RFP should propose a "Not to Exceed" maximum dollar amount
which will be the maximum cost to complete the project scope including expenses and sub-consultant
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 12 of 15
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work. The cost schedule should list the cost associated with each task and list the sub-consultant that
is assigned to the project.
7. Statement of Offer and Signature
The proposal shall be signed by an individual authorized to bind the consultant, shall contain a
statement to the effect that the proposal is a firm offer fora 60-day period, and shall contain a
statement that the proposed work will be performed at the "not-to-exceed" price.
Criteria for Proposal Acceptance
The City of Dublin desires to retain the services of a firm that is well versed in the preparation of
Specific Plans, associated environmental review, and CEC1A documentation. Experience working with
military base reuse and/or base closure processes valuable for this project, but not apre-requisite.
Primary consideration will be given to the general appropriateness of the proposal for the project, the
technical competence and creative ability of the consultants (as described in the proposal), the
experience of the consultant in projects of a similar nature, references, and the firm's willingness to
work closely with City Staff. The City reserves the right to reject all proposals that are inappropriate or
inadequate.
The City reserves the right to invite the top candidate(s) for an oral interview, or to request additional
clarifying information. The highest rated firm may be invited to negotiate a final agreement. If an
agreement is not reached, negotiations may be terminated and commenced with the next most
qualified firm. The recommendation of the Planning Division will be submitted by the City Council for
award of contract.
Limitations
- All reports and pertinent data or materials shall be the sole property of the City of Dublin, and may
not be used or reproduced in any form without the explicit written permission of the City.
- The City reserves the right to extend the time allotted for the proposal, to examine verbally the
bidder in person, request copies of previous work prepared by the consultant and to request a best
and final offer, should the City deem that it is in its best interests to do so.
- This RFP does not commit the City to award a contract, or to pay any costs incurred in the
preparation of the proposal. The City reserves the right to accept or reject any or all proposals
received as a result of this request, to negotiate with any qualified consultant, or to cancel this
request in part or in its entirety. The City may require the selected consultant to participate in
negotiations and to submit such technical, price, or other revisions of their proposals as may result
from negotiations.
Submittal Deadline
Please submit seven (7) copies, one photo ready copy, and one Adobe PDF file of your proposal by no
later than 5:00 p.m. on Friday, March 13, 2009. The consultant that is selected for this contract will be
required to submit 25 copies of the proposal prior to the City Council Meeting to award the contract. If
there are any questions about this RFP, please contact Kristi Bascom, Project Planner, at 925-872-6327.
RFP for a Specific Plan/General Plan Amendment and
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Please note that there are many relevant background documents for the project site and the planning
work completed to date on the City's website. The specific website address can be found at the end of
this document.
Enclosed is a copy of the City's Standard Consultant Services Agreement for your reference and review
(Attachment 3).
Please note: In accordance with California Public Code section 20103.6, potential responders are
notified that the contract that will be awarded to the successful responder will include the following
provision: Consultant shall indemnify, defend with counsel selected by the City, and hold harmless the
City and its officials, officers, employees, agents, and volunteers from and against any and all losses,
liability, claims, suits, actions, damages, and causes of action arising out of any personal injury, bodily
injury, loss of life, or damage to property, or any violation of any federal, state, or municipal law or
ordinance, to the extent caused, in whole or in part, by the willful misconduct or negligent acts or
omissions of Consultant or its employees, subcontractors, or agents, by acts for which they could be
held strictly liable, or by the quality or character of their work. The foregoing obligation of Consultant
shall not apply when (1) the injury, loss of life, damage to property, or violation of law arises wholly
from the negligence or willful misconduct of the City or its officers, employees, agents, or volunteers
and (2) the actions of Consultant or its employees, subcontractor, or agents have contributed in no
part to the injury, loss of life, damage to property, or violation of law. It is understood that the duty of
Consultant to indemnify and hold harmless includes the duty to defend as set forth in Section 2778 of
the California Civil Code. Acceptance by City of insurance certificates and endorsements required
under this Agreement does not relieve Consultant from liability under this indemnification and hold
harmless clause. This indemnification and hold harmless clause shall apply to any damages or claims
for damages whether or not such insurance policies shall have been determined to apply. By execution
of this Agreement, Consultant acknowledges and agrees to the provisions of this Section and that it is a
material element of consideration.
Notwithstanding the foregoing, to the extent that this Agreement is a "construction contract" as
defined in California Civil Code section 2783, as amended from time to time, such duty to indemnify
shall not apply when to do so would be prohibited by California Code section 2782.
In the event that Consultant or any employee, agent, or subcontractor of Consultant providing services
under this Agreement is determined by a court of competent jurisdiction or the California Public
Employees Retirement System (PERS) to be eligible for enrollment in PERS as an employee of City,
Consultant shall indemnify, defend, and hold harmless City for the payment of any employee and/or
employer contributions for PERS benefits on behalf of Consultant or its employees, agents, or
subcontractors, as well as for the payment of any penalties and interest on such contributions, which
would otherwise be the responsibility of City.
The City of Dublin may reject any and all proposals.
Attachments:
1. Vicinity Map for the Camp Parks (Dublin Crossing) Project Area
2. (Modified) Land Use Alternative 5 (with revised square footage and unit counts)
3. City's Standard Consulting Services Agreement
RFP for a Specific Plan/General Plan Amendment and
Environmental Impact Report (EIR) for the Camp Parks (Dublin Crossing) Project Area 14 of 15
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Other Resources:
Main City of Dublin website: http://www.ci.dublin.ca.us
City of Dublin website related to the Camp Parks (Dublin Crossing) planning process (with links to many
related and relevant documents): http://www.dublincrossingatcampparks.com
City of Dublin Community Design and Sustainability Element:
http://www.ci.dublin.ca.us/pdf/planning/CDE Final 11.12.08.pdf
G:\PAq\2008\PA 08-049 Camp Parks_Dublin Crossing\02.03.09 CC mtg\RFP Specific Plan and EIR - Final.doc
RFP for a Specific Plan/General Plan Amendment and
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