HomeMy WebLinkAbout8.4 Future Land Use Entitlements CITY OF DUBLIN
AGENDA STATEMENT
City Council Meeting Date: December 14, 1992
SUBJECT: Agreement by Jurisdictions in Tri-Valley Area Addressing
Future Land Use Entitlements in the Tri-Valley Area
Report by: Public Works Director Lee Thompson
EXHIBITS ATTACHED: 1) Letter from Contra Costa County
2) Draft letter to the Tri-Valley Transportation Council
(TVTC)
RECOMMENDATION: ,7 Direct Staff to send a response letter to TVTC, as attached
kpr as amended
FINANCIAL STATEMENT: No additional cost at this time
DESCRIPTION: For the past several months, representatives from the
Contra Costa County Board of Supervisors and the City Councils of Dublin, Danville
and San Ramon have been discussing the impacts of the Dougherty Valley Specific
Plan. This ad hoc committee directed Contra Costa County's staff to draft a
conceptual agreement for resolving the regional transportation impacts of all major
land use proposals under consideration in the Tri-Valley Area. Contra Costa County
staff prepared the attached draft principles of agreement and presented it to the
Tri-Valley Transportation Council (TVTC) for review and comment. The TVTC
recommended, in turn, that each agency's staff present the proposed draft to their
respective governing bodies for review and comment.
This agreement would require the cities and counties who are signatories to the
agreement to condition new development to conform to the recommendation of the
future Tri-Valley Transportation Plan (TVTP) , including land use and their fair
share of the traffic impact fees for regional improvements required because of these
new developments.
Barton-Aschman Associates has been hired by the TVTC to develop a plan which
would incorporate transportation needs, as well as suggested methods of financing
improvements. This plan is anticipated to take another 8 to 12 months to complete.
The agreement seems onerous in that the agencies would be agreeing to change local
rules and ordinances to conform with as yet unknown "recommendations of the TVTP."
However, this TVTP can only be adopted through a unanimous vote of the seven
agencies, and if any agency disagrees with the Plan, it need only vote against it.
The Tri-Valley Transportation Council had a concern that if the cities or counties
should wait for the TVTP's recommendation for 8 to 12 months, some major
developments in the Tri-Valley area could be approved (Dougherty Valley, East
Dublin, North Livermore, etc. ) without agreeing to participate in the TVTP. This
concern could be addressed in one of two ways: (1) Put conditions on developers
that they may agree to the TVTP's recommendations; or (2) postpone approval of any
major .developments until the the TVTP has been approved by all Tri-Valley area
jurisdictions.
Staff has some concern with the reference in the draft agreement principles to
future adjustment to land use densities of new land use entitlements. This would
seem to open the door on some type of prorated density reductions. It would seem
more reasonable that densities should be reduced to the inverse of the distance to
jobs, shopping, freeways, and mass transportation.
Staff recommends that the City Council recommend the following comments be
incorporated into the language of the proposed agreement:
1. Each jurisdiction be the final authority in approving land use within their
own planning areas.
CITY CLERK
-------------------------------------------------------- -FIL-E-
ITEM NO. * COPIES TO: Steven L. Goetz, Tri-Valley Transportation
Council Technical Advisory Committee
2. In the definition of the TVTC model, the most recently adopted ABAG land use
plan (1992) be used as a basis for land use modeling and the Plan as it more
closely follows Dublin's study plan for Eastern Dublin.
3. Traffic impact fees be competitive with traffic impact fees outside of the
Tri-Valley area and recognize impacts from developments outside the Tri-Valley
area.
4. Each jurisdiction have the right to use other methods to obtain funds to
subsidize traffic impact fees in their own jurisdiction, if they so choose.
5. The TVTP needs to predetermine who will have authority over traffic impact
funds and how decisions will be made regarding the order in which projects are
financed.
6. Participation in the agreement not be limited to future developers, but to all
existing developers who have received approval from local jurisdictions but
have not completely developed (Hacienda, Bishop Ranch, etc. ) , in which case
credits could be given for already-constructed regional transportation
contributions.
7. Transportation mitigation be approved by the affected jurisdictions and/or be
consistent with their General Plans.
8. The condition on developers require mitigation of traffic impacts to include,
at a minimum, future regional and local transportation impact fees such as may
be developed in the TVTC.
9. The title of the agreement not include the term "Future Land Use
Entitlements." A possible alternative is "Principles of Agreement Addressing
and Resolving the Regional Transportation and Land Use Impact in the Tri-
Valley Area."
Staff recommends that City Council review the attached letter, make any necessary
changes, and direct Staff to transmit it to the Tri-Valley Transportation Council.
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CONTRA COSTA COUNTY
COMMUNITY DEVELOPMENT DEPARTMENT
DATE: November 19, 1992
TO: Tri Valley Council
FROM: Steven L. Goetz, Tri Valle Transportation Council
Technical Advisory Committee
SUBJECT: Agreement of Future Land Use rntitlements for the Tri
Valley Area
During the past several months, representatives from Contra Costa
County, San Ramon, Danville, and Dublin have been discussing
impacts of the Dougherty Valley Specific Plan. They directed staff
to work with the Tri Valley Transportation Council to outline a
contractual agreement that would condition future land use
entitlements currently under consideration in the Tri Valley area
to comply with the recommendations of the Tri Valley Transportation
Plan. This request was generated by a concern that approval of any
major land use entitlement prior to completion of the Tri Valley
Transportation Plan would diminish the effectiveness of the Plan.
At its November 18 meeting, the Tri Valley Transportation Council
requested that an outline of such an agreement be presented to the
Tri Valley Council in conjunction with the presentation of the
initial travel forecasts of the Tri Valley Transportation Plan.
The Tri Valley Transportation Council is requesting each city/town
council and Board of Supervisors review this outline and submit
comments for the Tri Valley Transportation Council for
consideration at their next meeting, scheduled for December 16,
1992.
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PRINCIPLES OF AGREEMENT
ADDRESSING FUTURE LAND USE ENTITLEMENTS IN TRI VALLEY AREA
Parties:-
- Alameda County - Contra Costa County
- Dublin - Danville
- Livermore - San Ramon
- Pleasanton
Purpose
To ensure that any future land use entitlements granted before
completion of the Tri Valley Transportation Plan (TVTP) will be
required to comply with the recommendations of that plan.
Provisions
1. Require local jurisdictions to evaluate the transportation
impacts of development projects using the TVTP transportation
model.
2 . Require future adjustments to the land use densities of new
land use entitlements, if needed to meet the "traffic service
objectives" (performance standards) of the regional
transportation system as defined in the TVTP.
3. Require sponsors of development projects to participate in the
proposed TVTP regional fee program to ensure they pay their
fair share of the regional transportation improvements
required to serve such projects.
Term
To sunset when each jurisdiction incorporates the recommendations
of the TVTP in appropriate General Plan policies and local
ordinances, which probably won't occur until the end of 1993.
J I
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COMPONENTS OF THE TRI VALLEY TRANSPORTATION PLAN
1. "Routes of Regional Significance. "
- I-580
- I-680
- Alcosta Boulevard (portion)
- Bollinger Canyon (portion)
- Camino Tassajara/Tassajara Road/Santa Rita Road
- Crow Canyon Road
- Danville Boulevard/San Ramon Valley Boulevard/San Ramon
Road/Foothill Road
- Dougherty Road (portion)/Hopyard Road
- Dublin Boulevard (including extension)
- Stoneridge Drive/Jack London Boulevard
- Sycamore Valley Road
2 . "Traffic Service Objectives" for Routes of Regional
Significance.
3 . Preferred Actions for the Tri Valley Transportation Plan.
a. Land use types and densities;
b. Roadway expansion;
c. Carpool, bus, rail improvements; and
d. Trip reduction or travel demand management strategies.
4. Finance Plan for Preferred Actions.
5. Procedures to analyze the impacts of development projects on
Routes of Regional Significance:
a. Computerized transportation model and database to
evaluate the transportation impacts of new development;
b. Local requirement for a finding of consistency with
Traffic Service Objectives, which must be adopted
concurrently with approval of development projects; and
c. Local capital improvement programs which include the
projects necessary to meet or maintain * the Traffic
Service Objectives.
6. Annual monitoring and reporting by local jurisdictions on
compliance with performance standards;
7. Procedures to revise the TVTP to mitigate the impacts of land
use decisions found to be inconsistent with the TVTP (e.g.
preparation of CMP Deficiency Plans, or Measure C-1988 Action
Plan amendments) .
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DRAFT
DATE: December 15, 1992
TO: Tri-Valley Transportation Council
FROM: Richard C. Ambrose, Dublin City Manager
SUBJECT: Conceptual Agreement Addressing Future Land
Use Entitlements in the Tri-Valley Area
The City of Dublin City Council has received and reviewed the conceptual agreement
for resolving the regional transportation impacts of all major land use proposals
under consideration in the Tri-Valley area.
Since the Tri-Valley Transportation Plan (TVTP) is not ready yet, it is too early
for the cities and counties in the Tri-Valley area to change their local rules and
ordinances to conform with the unknown TVTP's recommendation. However, the City of
Dublin recognizes that some major developments in the Tri-Valley area are in the
process of getting approval from their appropriate jurisdictions and could diminish
the TVTP. Therefore, the City of Dublin recommends that all jurisdictions in this
area agree to put suggested conditions on their proposed developments: "The
developer shall participate in a Tri-Valley Transportation Plan's recommendation
which has been approved by its appropriate jurisdiction."
The City of Dublin offers the following additional comments regarding this
agreement:
1. Each jurisdiction be the final authority in approving land use within their
own planning areas.
2. In the definition of the TVTC model, the most recently adopted ABAG land use
plan (1992) be used as a basis for land use modeling and the Plan as it more
closely follows Dublin's study plan for Eastern Dublin.
3. Traffic impact fees be competitive with traffic impact fees outside of the
Tri-Valley area and recognize impacts from developments outside the Tri-Valley
area.
4. Each jurisdiction have the right to use other methods to obtain funds to
subsidize traffic impact fees in their own jurisdiction, if they so choose.
5. The TVTP needs to predetermine who will have authority over traffic impact
funds and how decisions will be made regarding the order in which projects are
financed.
6. Participation in the agreement not be limited to future developers, but to all
existing developers who have received approval from local jurisdictions but
have not completely developed (Hacienda, Bishop Ranch, etc. ) , in which case
credits could be given for already-constructed regional transportation
contributions.
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7. Transportation mitigation be approved by the affected jurisdictions and/or be
consistent with their General Plans.
8. The condition on developers require mitigation of traffic impacts to include,
at a minimum, future regional and local transportation impact fees such as may
be developed in the TVTC.
9. The title of the agreement not include the term "Future Land Use
Entitlements." A possible alternative is "Principles of Agreement Addressing
and Resolving the Regional Transportation and Land Use Impact in the Tri-
Valley Area."
RCA/gr
cc: Bill Van Gelder, City of Pleasanton Traffic Engineer/
Chairperson of Tri-Valley Transportation
Council Technical Advisory committee
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