HomeMy WebLinkAbout4.03 EastCntyAreaPlnRpt
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CITY OF DUBLIN
AGENDA STATEMENT
CITY COUNCIL MEETING DATE:
May 23, 1994
SUBJECT:
East County Area Plan (ECAP) update report
Laurence L. Tong, Planning Director J9r
REPORT PREPARED BY:
EXHIBITS ATTACHED:
Exhibit A: /
Excerpts from Alameda County
Board of Supervisors Staff
Report dated May 5, 1994
Eastern Dublin General Plan
Amendment Land Use Map
Exhibit B: /
RECOMMENDATION:
~AccePt update report
FINANCIAL STATEMENT:
None
DESCRIPTION:
On May 5, 1994, the Alameda County Board of supervisors held its
final public hearing on the East County Area Plan (ECAP). The Board
and County Staff clarified the ECAP policies that would apply to the
unincorporated areas included in the Eastern Dublin General Plan
Amendment and Specific Plan areas.
Regarding the urban policies, the County Staff clarified that the
County will support phased development and annexation in Eastern
Dublin. The urban designation is intended to be the same as that
shown in the Eastern Dublin Specific Plan. (Policy 13A; Policy 25)
Regarding the open space policies, the County Staff clarified
that the County will work with Dublin and the other East County cities
on a program to preserve open space outside the Urban Growth
Boundary/urban limit line. The County will encourage Dublin to
redesignate the Rural Residential/Agriculture areas in the Eastern
Dublin General Plan Amendment area generally east of Fallon Road and
the Doolan Canyon area as "Resource Management". (Policy 55A; Policy
60; POlicy 61; Policy 72; PROGRAM 21A)
At the conclusion of the pUblic hearing, the Board adopted the
ECAP. With the clarifications, Staff believes that the ECAP is
consistent with the Eastern Dublin General Plan Amendment and Specific
Plan.
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ITEM NO. 4.7
COPIES TO: Agenda File
General File (ECAP)
CITV CLERK
FILE ~
.' . ~~
ALAMEDA COUNTY PLANNING PARTMENT
. Dtvdopmtllt Planning . Housing & Communii)' DtYdoptnmt · PoIiL)' Planning & Rescm:h · Zoning AdministnUiDn & EnforcGrlrnl
399 Elmhurst Srreet, Hayward, CA 94544 (510) 670-5400 FAX (510) 785-8793
AGENDA ITEM NO.
May 5, 1994
Alameda County Board of Supervisors
Administration Building
1221 Oak Street
Oakland, CA 94612
Dear Board Members:
SUBJECT: Adoption of the East County Area Plan
RECOMMEND A TION: That the Board of Supervisors (1) certify the East County Area Plan
Final Environmental Impact Report, after considering the required findings and statement of
overridirig considerations; (2) amend the Alameda County General Plan and replace the
Livermore-Amador Valley Planning Unit General Plan (1977) by adopting the East County Area
Plan, comprised of the following: the Draft East County Area Plan, Volumes 1 and 2, February
1993; the Addendum: Draft East County Area Plan, January 3, 1994; revisions to policies and
programs detailed in Planning Commission Resolution 94-1A; and revisions to policies and
programs directed by the Board of Supervisors, April 7, 1994, and detailed in Exhibit "A" of
this staff report; and (3) amend the Alameda County General Plan as detailed in Exhibit "A"
of Planning Commission Resolution 94-1A to maintain consistency between the functional
elements of the plan and the East County Area Plan..
BACKGROUND: The East County Area Plan has evolved through five stages of policy
development beginning with the Draft Plan (February 1993), followed by the Draft
Environmental Impact Report (June 1993), Response to Comments (November 1993), and the
Planning Commission Resolution (January 1994), and culminating in the Board of Supervisors'
revisions to the plan presented here (May 1994). This process has included public comment at
each stage of plan development.
The Board of Supervisors' plan includes new and modified policies and programs developed by
staff at the request of the Board of Supervisors at the Board hearing on the proposed East County
Area Plan on April 7, 1994. New and modified policies and programs directed by the Board,
contained in Exhibit" A" of this staff report, are part of and should be read in the context of the
entire East County Area Plan which consists of the Draft Plan (February 1993), as sequentially
modified by the Addendum (January 1994) and the Planning Commission Resolution (January
1994). A summary of changes to the plan by the Board are described later in this report and
are grouped as follows: Urban Policies, Open Space Policies, Agricultural Policies, and
Transportation Policies. "
ExlMk
BO~d of Supervisors - Ma-" 1994
East County Area Plan
Page 2
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The Board of Supervisors' plan revisions represent a further refinement of plan policies and
programs as modified up through the Planning Commission Resolution of January 1994. The
key features of the plan, as described in the plan summary (February 1993) and the EIR Project
Description (June 1993), are retained in the Board of Supervisors' plan.
This staff report also discusses the environmental effects of the Board's changes to the plan in
comparison to the analyses presented in the DEIR (June 1993) and the Response to Comments
document (November 1993). Staff concludes that new and modified 'poliCies and programs of
the Board of Supervisors' plan do not introduce new environmental impacts and do not change
the EIR conclusions with regard to the level of significance 'of potential impacts. Under the
Board of Supervisors' plan, policies and programs still mitigate, avoid, or lessen the severity
of impacts, and impacts identified in the EIR as significant and unavoidable remain so. For
these reasons, the plan need not be referred back to the Planning Commission and recirculation
of the EIR is not required.
After adoption of the plan by the Board, staff may make additional minor editorial changes as
necessary to ensure consistency between adopted policies and programs and other sections of the
plan.
SUMMARY OF CHANGES TO THE PLAN BY THE BOARD OF SUPERVISORS: The
summary of policy changes to the East County Area Plan directed by the Board of Supervisors
are listed below by Urban, Open Space, Agricultural, and Transportation policy categories.
1. Summary of Modifications to Urban Policies
(a) Lands north of May School Road in North Livermore have been redesignated on the
Land Use Diagram from urban uses to Large Parcel Agriculture with a 100 acre
minimum parcel size. [policy llB]
(b) The Urban Growth Boundary will remain as delineated in the Draft Plan (February 1993)
except in North Livermore where the line will be determined by the Board of Supervisors
within two years from adoption of the East County Area Plan. A recommendation to the
Board will follow a two-year planning process during which the County and the City of
Livermore and other East County cities will identify and evaluate open space strategies
for the permanent preservation in agriculture and/or open space of lands in North
Livermore north of May School Road. The recommended location for the Urban Growth
Boundary will be such that the lands north of the Urban Growth Boundary can be
preserved through the use of feasible financial mechanisms. {program lA]
(c) The planning period of the East County Area Plan has been changed from "sometime
past 2010" to 2010. Under the modified plan, the overall buildout holding capacity (Le.,
buildout of the Land Use I?iagram) has been reduced from a population of a,bout 280,000
to about 251,000; in North Livermore, the holding capacity has been reduced from about
Boar~ of Supervisors - May.1994
East County Area Plan
Page 3
(d)
(e)
~ (g)
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62,000 to about 33,000. Overall plan densities have been maintained. [policy lA, policy
9, policy 10, policy 11, policy 24, policy 25, policy 25A, policy 202]
Major New Urban Development in North Livermore will be jointly planned by the
County and the City of Livermore [policy 24, program 9B]
The County will participate with the City of Livermore in a comprehensive planning
effort to determine potential for inftll on incorporated land designated as Industrial and
unincorporated land designated as Urban Reserve in the vicinity of Greenville Road.
[policy 11A, program 9A]
(f)
The economic value to East County of the Livermore Laboratories is specifically
recognized and the planning effort in the vicinity of the Labs will help promote economic
development in East County. [program 9A, policy 52A]
The County will support phased development and annexation in Eastern Dublin. [policy
13A, policy 25J
2. Summary of Modifications to Open Space Policies
(a) Mechanisms to be explored for open space preservation have been broadened to include
the acquisition of easements through bond measures, density transfer and density bonus.
[policy 59, program 21A, program 38AJ
(b) The County will work with the East County cities to develop a comprehensive open space
program to permanently preserve a continuous open space system outside the Urban
Growth Boundary. Under this program, priority for permanent protection will be given
to the lands designated as Resource Management between Dublin and Livermore and the
area north of the Urban Growth Boundary in North Livermore as established in programs
lA and 21A. Previously, the plan required dedication of 4,200 acres in the Resource
Management area between Dublin and North Livermore by Major New Urban
Development in North Livermore. Now, all new dev~lopment will be required to
dedicate or acquire land and/or pay in-lieu fees for open space to the Alameda County
Open Space Land Trust. [policy 55A, policy 60, policy 61, policy 72, program 21A)
(c) East County cities will be strongly encouraged to participate in the development and
implementation of a comprehensive open space program for East County and to impose
open space requirements similar to those found in ECAP on development in incorporated
areas [policy 60, program 21AJ.
(d) The County, the City of Livermore, and other East County cities will identify and
evaluate feasible open space strategies for the permanent preservation in agriculture
and/or open space of the lands in North Livermore north of May School Road. The open
Bo~d of Supervisors - May' 1994
East County Area Plan
Page 4
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space program for this area will be consistent with the comprehensive open space
program described in policy 55A and will be coordinated with the planning process for
Major New Urban Development in North Livermore. [program lA, policy 55A}
3. Summary of Modifications to Agricultural Policies
(a) A new agricultural .zoning district (" A-320") will be created that requires a minimum
parcel size of 320 acres [program 39A}. The new district would apply to lands that are
generally steep, with poor agricultural soils, located within a public watershed, and/or
more prone to wildfire risk due to slope and difficult access. The new district would
cover the following areas:
the area shown as having slopes of 50 percent and over on the "Generalized Land
Slope Pattern" map in Volume 2 - East County Area Plan located generally south
of Tesla Road, south of the southern boundary of the South Livermore Valley
subarea, and south of Vallecitos Road (except lands westerly of San Antonio
Reservoir including Sunol Valley);
San Francisco Water District watershed lands and East Bay Regional Park District
lands (except lands westerly of San Antonio Reservoir including Sunol Valley);
and,
the sites of existing solid waste disposal facilities.
As an option, the Board of Supervisors may elect to also include the Wind Resource
Area in the "A-320" District.
The same uses and development standards will apply to both the "A-loo" and "A-320"
Districts [policies 81A, 94. 95, 100. 101A and programs 30, 33-35. 40-43. 45, 46A} ,
however program 36 (clustering of agricultural parcels) will not apply to the" A-320"
District.
Precise boundaries of the "A-320" District will be determined through the rezoning
process.
(b) The program enabling clustering of agricultural parcels has been changed from requiring
a permanent easement on the remainder parcel to requiring one of the following options,
to be selected by the landowner: 1) the dedication of a twenty-year easement on the
remainder parcel, or 2) the dedication of a permanent easement; if this option is selected,
a density bonus of one additional parcel for every 200 acres will be given. Approval for
clustering will still require compliance with standards listed in Table 9. [program 36}
Boar~ of Supervisors - May'l994
East County Area Plan
Page 5
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(c) Agricultural subdivision standards have been further strengthened to ensure continued
agricultural viability, environmental protections, and to avoid incompatibilities between
residences and wind turbines in the Wind Resource Area. Standards will also apply to
siting of two-acre building envelopes for existing parcels of record. [Table 9J
(d) A study will be undertaken to determine additional agricultural areas in the County where
agricultural preservation aJ1d enhancement policies, such as those of the South Livermore
Valley Area Plan, may be appropriate to allow for 20-acre parcels, in exchange for a
long-term commitment to agriculture. [program 44AJ
4. Summary of Modifications to Transportation Policies
(a) A "gateway" policy has been added that:
assigns funding priority to arterial and transit improvements that would improve
local circulation, and to improvements that would facilitate movement of
commercial goods;
states that improvements that would expand the capacity of the Altamont Pass and
Vasco Road gateways leading into the planning area would be considered
inconsistent with plan policies; and,
states that the policy will not preclude the County from supporting or approving
any rail projects or improvements required for roadway safety.
[policy 164A, policy 178, program 77J
DISCUSSION OF ENVIR01\TMENTAL EFFECTS UNDER THE BOARD OF
SUPERVISORS' PLAN: Changes in the plan's geographical extent of urban uses, buildout
holding capacity, open space protection strategies, and agricultural protection strategies are
discussed below in terms of their environmental effects.
New and modified policies and programs of the Board of Supervisors' plan do not introduce new
environmental impacts and do not change the EIR conclusions reached with regard to the level
of significance of potential impacts. Under the Board of Supervisors' plan, policies and
programs still mitigate, avoid, or lessen the severity of impacts, and impacts identified in the
EIR as significant and unavoidable remain so. For these reasons, recirculation of the EIR is not
required.
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Bo~d of Supervisors - Ma~ 1994
East County Area Plan
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lt91g~{:::t~!~: The County shall designaJe the area north of May School Road in North Livermore
as Large Parcel Agriculture (see Land Use Diagram). Accommodation of future growth past
2010 in this area shall be considered only for that portion of the area that has been located
within the Urban Growth Boundary as drawn pursuant to program lA and only if the following
conditions can be met: 1) infrastructure and service standards as defined by ECAP can be
achieved; 2) federal air quality standards can be met; and, 3) the need for additional
development can be established through thefollowing criteria: (a) at least 80 percent of the land
designated for the proposed use within the Urban Growth Boundary has been committed to that
use, (b) density and infill goals of the plan have been or are being implemented in a satisfactory
manner. Conversion to urban uses for lands that meet the above conditions could occur only
after 2010 and would require a general plan amendment.
? !!r!1~~~;h?j7?~;r:~:~~J/i::e::;;;;~~:~7~{:;;:~f:5:Ji::
? of development.
gQ!r~li~: The County shall support d:c1,'ewp1"l1e1tt of a Major New Urban Development in North
Livennore with a holding capacity of approximately 12,500 23, 000 housing units with the precise
number of units to be detennined when derailed development and open space plans are
formulated (see program 9B) BJ:Id approximately 8,000 jobs. The Major New Urban
Development in North Livermore shall be designed to be a self-sufficient, transit- and
pedestrian-oriented, compact community that includes major open space and other public
amenities and that will not impose a fiscal burden on the County or cities, The County shall
work with the City to consider the annexation of the North Livermore Major New Urban
Development to the City ofLivennore subject to the City's commitment to the timely and efficient
development of this area, including any necessary actions to provide long-term commitments in
light of the City's housing implementation program and other land use policies.
.........."r..~..-....,
E9U~l't7?: The County shall support dcvelopmeRt of a Major New Urban Development in
Eastern'''Dublin with a holding capacity of approximately 14,OCXJ 16,OOO housing units ftftd
appre.imatcly 2~ ~~ j: consistent with the Ilfaft Eastern Dublin Specific Plan as
adopted May 10, 1993. . is proposoo to be ffiedifioo by this East C0\:lf~ty Area Pla:n.
The County shall support phased annexation of the Eastern Dublin Specific Plan area to the City
of Dublin.
gfm?!fit2~: The County shall suppon job creation in Major New Urban Developments that
reflects realistic absorption projections based on incommute constraints and that achieves a
subregional housing balance (see Table 5).
.,....--..._.re......~..+......,..._-_.........._-.
gr,9g~m:~~: The County shall support and participate in a comprehensive planning effort by
...,/....--.....-.~.,..~....--......
the City of Livennore for the area surrounding the Uvermore Labs west and east of Greenville
Road now designated as Urban Reserve and Industrial. The County supports the consideration
of this area for its urban potential because of its negligible agricultural value, proximity to
,
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Board of Supervisors - May 5, 1994
East County Area Plan
Page 13
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g9n~y~':~$.!: The County shall work with East County cities to preserve a continuous open space
system outside the Urban Growth Boundary with priority given to the permanent protection of
the Resource Management area between Dublin and North Livermore and the area north of the
Urban Growth Boundary in North Livermore, as established through programs lA and 21A.
cgR!Isy::i;~x~: The County shall use zoning and explore the use of other mechanisms such as
zoning, purchase or dedication of easements through density transfer or density bonuses and fee
purchase, density traflsfer, Md easemeats to preserve open space outside the Urban Growth
Boundary. .
g:2nFXf:Qq: The County shall require all new developments, including those resulting from
conversion of Urban Reserve, to dedicate or acquire land and/or pay equivalent in-lieu fees to
the Alameda County Open Space Land Trust and shall encourage the cities to impose similar
open space requirements on development in incorporated areas. for the previsien ef &pen space
in East Ceunty for reseurec protection Open space lands may be aeq\:lirea thI'eugn the use of
density transfer or purchase USiflg ifllieu fees. Detailed development plans (e.g., specific plans)
required for each phase of Major New Urban Developments shall include a detailed open space
program.ensuring the acquisition preservation of land forpttbfle open space use, sufficient funds
to manage open space land, and the fair compensation of property owners. The Count)' shall
::: :: ~~tiOll or .equiswoft of "l'Pfo~imately 4.2~ ~.:~ ~~ = "=
~~:~f~: ";,,:':~;~~1.;:r~~~r=fV~~D::;:t,~'::- ';;;:"7:
;::=~o: ~; ~ ~~;:;;;;.~;s open sp.ee system e.tside the Urban Gr:;: =::.
;gg!!'~it~:t.: The County shall encourage the Alameda County Open Space Land Trust (see
program 23 see definition in Table 1) to acquire fee title or easements on strategic parcels that
would pennanently secure the Urban Growth Boundary and complete the continuous ptibHe open
space system surrounding Eastern Dublin, North Livermore, South Livermore, and the existing
cities of Pleasanton, Dublin and Livermore. Plcasantoa RiElgelaR8s in order to permaneRtly
secure the Urban Growth Boundarf.
!!.R!gy;:ili:i~: The County shall designate approximately 3,200 aeres in Eastern DueliR and
=~1;"~~ ~,"~ -:: ~ North Livermore as "R~~: ~~===:: '~~ :,ni:i:: ~:
1 T 'ft e: c e 'sh;';~~ ;i~ eOAtiAuous OpeA SfJ8;CC system in EaS~ Cotlnt)'. Te iliis
end, the County shall: 1. Eencourage the City of Dublin:
1. to redesignate in the Eastern Dublin Specific Plan and General Plan
Amendment all Rural Residential (RR) land east of Fallon Road, as well as
Doolan Canyon as "Re~ource Management, .. consistent with the East County Area
Plan. Allowable uses may include agriculture, grazing, recreational, and open
space uses.
2. Encourage tHe City ef Dublin to work with the Alameda County Open Space
Land Trust to acquire parcels designated "Rural Residential" in Eastern Dublin,
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Board of Supervisors - May 5, 1994
East Counry Area Plan
Page 14
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through purchase of fee title or easements with open space fees, by means of
dedication and/or through density transfer or other funding mechanisms.
3. to rRequire that land use activities conducted within this area adhere to
management guidelines developed for the protection of biological resources.
pjigg'flUi,l1;'gJ':8: The County shall work with East County cities to: l)develop a comprehensive
opeii"space"preservation programfor laruls outside the Urban Growth Boundary, including land
nonh of Nonh Livennore as established through program lA, 2) establish priorities and identify
feasible mechanisms for acquisition or dedication of land in open space areas identified in policy
55A, and 3) assign responsibility to Major New Urban Developments and other development in
the East County for open space preservation. In addition to impact fees on new urban
development, the program should consider other land acquisition techniques including dedication
of easements in return for development rights and/or bonuses, transfer of development credits,
and bonds or other fees/funds for land acquisition.
IT9~I\E~: The County shall work with cities to establish a non-profit Alameda County
Open Space Land Trust to acquire frfld convey lands within the East Couruj J'OOHe open space
system to other public agencies and, where appropriale, convey title or easements to other public
agencies. The Land Trust can use developer dedication, fee purchase, open space or access
easements, and other mechanisms to acquire and permanently preserve a continuous open space
system outside the Urban Growth Boundary. The Ceunty shall cAeourage the Alameda CO\:1Aty
Opcn sp;ace Land Trust to purchase strategie parcels which wSl:lld eo~r~et~ ~ e~tiffi:l=~ epeH
spnee >y;A~,,;";rr~~diftg _Eastern DllllliA. ~lortft Li"Cflllore. ..d ~ ~!~~~. The. =~nly
aJ.se. shaH- eReetlrage tfie Alameda CO\;1Aty O~eA Spaee LaRa Trust to aCq1:llfe -parcels Ifl--etftef
porti6fts of East C01mty 8:fl6 COA\'CY them Parcels for which fee title has been acquired should
be conve:yed to the appropriate public agency to expand water management (see definition in
Table lO) or regional park lands, when necessary to achieve the open space and resource
management objectives of the East County Area Plan. In the event that a County Open Space
Land Trust and a South Livermore Valley Agricultural Land Trust are both formed,
administrative and other functions may be shared by the two trusts in order to reduce costs.
(deleted language moved to policy 61)
,.,.-.....~....,.--..,.,......
l!&~rti.,,~;;~-~: The County shall investigate thefeasibiliry of the transfer afdevelopment rights
as a mechanism to preserve agriculture and open space.
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